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HomeMy WebLinkAboutLUA 09-033_Talbot Ridge Estates_Misc) -- .. .._ ... • .... ) TYPES 3 and 4 LOG SHEET (lFormat Plat, Rezone, Special Use, Shoreline Redesignation) FILE NUMBER: L05P0007 HEARING DATE(SJ: I j ao /a"¥= PLAT/PROJECT NAME: TALBOT RIDGE ESTATES CONTINUANCE HEARING DATE(S) ____ _ PLANNER: Trishah Bull PROPOSED ORDINANCE NO.: JJ,)!') -00$0 ENGINEER: Bruce Whittaker RELATED APPLICATION & FILE NO. APPLICATION FILED (date): 03/24/05 EXAMINER DECISION/REC: .;)j/) I /0"] ~ ; COMPLETE APPLICATION (date): .t/,.?/,d.S--APPEAL FILED: f NO D YES date: _____ _ A. COUNCIL ACTION: ________ ORDINANCE NO.: _ _____.,_ EFFECTIVE DATE: _____ _ HEARING DATE(S) _____________________________ _ 1. D NOTICE OF APPEAL 2. D APPEAL ARGUMENTS HEARING EXAMINER'S ACTIONS 1. D ?REHEARING CONF. NOTICE ~ )iJ_ HEARING NOTICE 3 D PREHEARING ORDER 0 6 7. D CONTINUATION l/'J REPORT D RECONSIDERATION D APPEAL SUMMARY G DDES STAFF ACTIONS date(s): -~--+-- date(s): I ! l lef J cJ] ( date(s): ____ _ date(s): ____ _ date(s): ;//a I I (Y] r I date(s): ____ _ date(s): ____ _ 1. D CONTINUATION NOTICE date mailed: ---~-- date mailed: / / 11..,;,/0'7: ~ ~REPORT 3. D ADDENDUM REPORT date mailed: ------ © rfo._ TRANSMITTAL TO EXAMINER (POR's/DOCS/STUDIES) date sent: ~·~ROPOSED ORDINANCE NUMBER EMAIL TO THE KC CLERKS OFFICE ~ SEPA REQUIREMENTS THRESHOLD DETERMINATION: ])},IS J?ATE ISSUED: I \Id= \c")\-:\, DATE 500' RADIUS/AGENCIES/PORS/STAFF SENT: __ ..,_l---1\----'\..,';)aL-\j_,_('),._~.:+c------------ 3. APPEAL FILED: D YES D NO \ I a. APPELLANTS: -------------- b. APPEAL ARGUMENTS: ----------- date received: -------- date received: -------- date received: _______ _ date received: _______ _ date received: -------- date received: -------- . ·--· L05P0007 ~ PUBLIC NOTICE REQUIREMENT a) AFFIDAVITOFPOSTING/POSTINGPACKAGESENT 6/,;,ftj;L REC'D J_ ~ Q_~ (22. NOTICE OF APPLICATION ~ ~ '-.....J b) LEGAL AD SEATTLE TIMES date(s) sent: ~ /rz?f/{)S-date published: 4 ~ IS- LOCALS date(s) sent: ~/,,;.P t0 r date published: ____,7.~0_.~'--'~'-'~=Sc.. __ _ --._ c) 500' RADIUS/AGENCIES/POR's/STAFF date(s) sent: 7 //,,? 4J.S- ~ APPLICATION Date received: March 24, 2005 l. ~INTAKE CHECKLIST . 2. [i(APPLICATION FEE 3. if ~LICANT DESIGNATION FORM 4. 1!3"1.EGAL DESCRIPTION 5. ~EssoR'SMAPs, s~~1f.z3-s l11v8«-~3.s:/N& 1,.-,,.,.sh!tv672-?.,S-- 6. ifcERTIFICA TE OF WATER AVAILABILITY 7. ~ERTIFICATE OF SEWER AVAILABILITY 8. D PRELIMINARY HEALTH APPROVAL 9. D 9lRTIFICATE OF FUTURE CONNECTION 10. 12( j;:!RE DISTRICT RECEIPT 11. !if ~E PLAN/PLAT MAP 12. i1f'Y3GALLOTPROOF 13. i;{ ~NSITIVE AREA AFFIDAVIT 14. !if ~VIRONMENTAL CHECKLIST 15. !3"3JMNSPORTATION CONCURRENCY p fl L_,1 , 16. i:.f"LEVELONEDRAINAGEANALYSIS Rev,~ Jt,~~Wtl\.8 I':' 05" 17. !34'.)THER Uff ,1F IE»/JJ,{)6 t!a7Jfio9-T2:,S/ c5C!.,lld)L5, /JeA}$17Y f?IJ/(3 5 18. D WAIVER(S) ____________ _ c§) ADDITIONAL PLANS/MAPS DATES RECEIVED: l. CONCEPTUAL DRAINAGE PLAN 2. WETLAND MITIGATION PLAN ,/ REVISION NO. 1 4. REVISION NO. 2 5. ·REVISION NO. 3 6. REVISION NO. 4 ....;r.' e), _______________ _,_ __ !) _________________ _ ,,-..... L05P0007 ~PECIAL STUDIES DATES RECEIVED 1. WETLAND/STREAM REPORT ~ GEOTECHNICAL REPORT c.--3. TRAFFIC STUDY 4. WILDLIFE STUDY \..Y" OTHER(documenttitle) '.\l.¢.. ~0..'{ \().Dl~ L~c:;vo®>lo 9/ ~,) c::ilc 8. 9. 10. 11. £,S 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. 35. ' WArf1-033 MINUTES OF THE JANUARY 30, 2007, PUBLIC HEARING ON DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES FILE NO. L05P0007. Peter T. Donahue was the Hearing Examiner in this matter. Participating in the hearing were Trishah Bull, Bruce Whittaker and Kristen Langley representing the Department; Cliff Williams and Robert Stevenson representing the Applicant, and Robert Burton. The following Exhibits were offered and entered into the record: -rxliibit No. I' Department of Development and Environmental Services file no. L05P0007 "1',xhibit No. 20 Department of Development and Environmental Services Preliminary Report, dated ""1':xhibit No. 3• -t':xhibit No. 4~ ~hibit No. 5 1 January 30, 2007 Application for Land Use Permits received March 24, 2005 SEPA Environmental checklist received March 24, 2004 SEPA Determination ofNon-Significance issued January 12, 2007 -t'!xhibit No. 6" Affidavit of Posting indicating a posting date of July 12, 2005; received by DDES on ~ibitNo. 71 -t'!xhibit No. &<> July 13, 2005 Preliminary plat map received August 24, 2005 (revised) Preliminary Storm Drainage Calculations and Level I Drainage Analysis by Core Design, received August 24, 2005 (revised) ~ibit No. 9• Preliminary Road & Grading Plan received August 24, 2005 (revised) c.,Exhibit No. I OAI Traffic Impact Analysis by Mirai Traffic Engineering & Planning, received March 24, 2005, "'!'OB~ Traffic Analysis Addendum, received August 24, 2005 Y,Xhibit No. 111 Geotechnical Engineering Study by GEO Group Northwest, Inc., received March 24, 2005 ~ibit No. 12• Approved KCSWDM Adjustment L05V0061 dated November 17, 2005 ..J,,chibit No. 13• Approved KCRS Variance L05V0066 dated September 21, 2006 ~hibit No. 14• Reviscd·Fire Engineering Conditions for File no. L05P0007 dated 1/25/07 --1,wthibit No. 15 • Additional recommendation no. 21 .. ·. _Denis Law Mayor Department of Commu·nity and Economic Development · Alex Pietsch, Administrator . June 17, 2010 Cliff Williams, PE Developme·nt Management Engineers, LLC 5326 SW Manning Street · Seattle, WA 98116. . ' . . . SUBJECT:. Request for Extensi_on of Project's Period of Validity Talbot Ridge Estates'/ City of Renton File LUAOS-150, FF! . Dear Mr, Williams: . This letter is seritin response to your June 16, 2010 requesffor a:n extension ofthe above-referenced project's approved period of validity. · · State Senate Bill 6544 as mentioned in your letter, extends the period of validity time- . frame for approved "preliminary plats ... H'owever, it does not extend the period of . vaiidity of approved, but not recorded final plats. As you ·indicated in your letter,' this . _· preliminary plat was approved in Ki rig County·. Following the annexation to the City of . Renton, this same prelimin~ry plat was approved as a final plat (City of Renton file #LUA08-150i but hot recorded due to.your failure to pay the impact fees. Therefore, we are unabi!'!. to extend its pehod cifvalidity as a final plat: .·. · · · · . However, our records indicatethat the Talb_bt Ridge Preliminary Plat (KC file #L05P0007) .· was apprpved by the county on February 21, 2007and_ would typicallYexpire five (5) years from the date of approval. According to SSB 6544, you are entitled tci an . additional two (2) years for your approved preliminary plat, therefore, you now have. , until February 21, 2014 to resubmit your final plat for approvaland subsequently file for recprd with the county a_uditor. • .•_ You sh~uld, ~e aware this is a one-time only extension and if you have not submitted the final plat by the new expiration date and not filed for record by the Senate Bill sunset · ·date of December 31, 2014, the preliminary plat will. also become null and void and will no longer be vested to the King County regulations.' . . . Renton City Hall ,• 1 ass South Grady Way o. Renton, Washington 98057, •· reritonw~.gov . .. Cliff Williams Page 2 of 2 · . June.17, 2010 I hope this extension meets you; needs and that your project ·can· be completed, You may call Laureen Nicolay at {425) 430-7294 if you have any further questions. C.E. "Chip''. Vincent .Planning Director. .· · cc: John O'.Neil -Talbot Ridge Estates, LLC / Own~;(s) · · Cit'y Of Re~ton File No:LUAOS-150, FP· · · · · · J~nnifer Henning; Current.Planning Manager · · Ja~ -lliia'.n, Plan Reviewer · Development Mmilllf6Illent Engineers, LLC The Developers Engineering Advoaate June 16, 2010 Mr. Chip Vincent Planning Director City of Renton 1055 South Grady Way Renton, WA 98055 RE: Dear Chip REQUEST FOR PRELIMINARY PLAT EXTENSION TALBOT RIDGE ESTATES PLAT LUA 08-150 FP ~~ ~ MEMBER The Talbot Ridge Estates project is a 22-lot single family residential development located in the SW corner of the intersection of SE 192°• St and 102°• Ave SE. The Preliminary Plat was approved by King County on February 21, 2007. The property is part of the Benson Hill Communities area which was annexation into the City of Renton effective March 1, 2008. The project is in the Final Plat process at the City of Renton awaiting payment of the extensive impact fees which we understand, are due at recording. The current economic downturn makes the timing for house construction uncertain. We believe a delay in impact fee payment is prudent considering that when the actual impacts will come into play and when recovery can be anticipated is unkown. We request that the approval period for the Talbot Ridge Estate plat be extended to February 21, 2014 in accordance with the new state legislation SSB 6544 (copy attached). We anticipate this extension will provide the flexibility needed during these tough economic times to effectively manage the project to final completion. If you have any questions, please contact me. I would be happy to meet with you. Yours truly, ~i;;J· CliffW~s. PE CC John O'Neil, Talbot Ridge Estates, LLC Jan Illian, Planning 5326 SW Manning Street. Seattle WA 98116 www.sitedme.com ('..ell Phone: 206 714-7161 Fa;x; 206 933-1049 email: cliff@sitedme.com ,, 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 February 21, 2007 REPORT AND DECISION SUBJECT: Department of Development and Environmental Services File No. L05P0007 Proposed Ordinance No. 2007-0050 Location: Applicant: TALBOT RIDGE ESTATES Preliminary Plat Application At the southwestern comer of the I 02nd Avenue Southeast and Southeast 192nd Street intersection, Renton Belmont Homes, Inc. represented by Cliff Williams P.O. Box 2401 Kirkland, Washington 98083-2401 Telephone: (425) 893-8478 King County: Department of Development and Environmental Services (DOES) represented by Trisbab Bull 900 Oakesdale Avenue Southwest Renton, Washington 98055 Telephone: (206) 296-6758 Facsimile: (206) 296-7051 SUMMARY OF RECOMMENDATIONS/DECISION: Department's Preliminary Recommendation: Department's Final Recommendation: Examiner's Decision: EXAMINER PROCEEDINGS: Hearing Opened: Hearing Closed: Approve subject to conditions Approve subject to revised conditions Approve subject to revised conditions January 30, 2007 January 30, 2007 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. L05P0007 -Talbot Ridge Estates Page 2 of 12 FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. General Information: Owner/Developer: Engineer: STR: Location: Zoning: Acreage: Number of Lots: Density: Lot Size: Proposed Use: Sewage Disposal: Water Supply: Fire District: School District: Robert Wenzl Belmont Homes, Inc. PO Box 2401 Kirkland, WA 98083-2401 425-893-8478 Core Design 14711 NE 29"' Place, #IOI Bellevue, WA 98007 425-885-7877 NW 5-22-5 The property is located at the southwest comer of the I 02"" Avenue SE and SE 192nd Street intersection. R-6-SO 4.36 27 6.2 units per acre Ranges from approximately 3,200 to 5,850 square feet Single-family detached dwelJings Soos Creek Water and Sewer District Soos Creek Water and Sewer District King County District No. 3 7 Kent School District No. 415 Application completeness date: March 24, 2005 2. Except as modified herein, the facts set forth in the DDES reports to the Examiner and the DOES and King County Department of Transportation (KCDOT) testimony are found to be correct and are incorporated herein by reference. 3. The subject property is a near-rectangular parcel, 4.3 acres in area, located in the unincorporated County just south of the Renton city limits, in the southwest comer of the intersection of I 02nd Avenue Southeast and Southeast 192nd Street (aka South 55th Street in the City of Renton street grid system). The property is located in the Springbrook Creek tributary area of the Black River sub-basin of the Lower Green River basin. The site terrain consists of a descent to the west from the I 02nd Avenue Southeast frontage; the descent begins with gentle grades and becomes increasingly steep toward the west property line, although in the northwest comer of the site the '• L05P0007 -Talbot Ridge Estates Page 3 of 12 slopes remain moderate. The site is mostly wooded with a second and third-growth mix of coniferous and deciduous trees native to the Pacific Northwest. Second-story vegetation and groundcover consists of typical Northwest native species. No defined critical areas such as streams, wetlands, and landslide or erosion hazard areas are found on the site or in close proximity. The property is undeveloped structurally. The surroundings of the site are developed with single-family residences. 4. Applicant Belmont Homes, Inc., proposed subdivision of the property into 27 lots for detached single-family dwellings, as well as separate tracts for recreation/open space and drainage detention, and for three private lot access tracts. The development will provide onsite recreation facilities consisting of a recreation area with a tot lot, sport court and play equipment, and pedestrian trails. Public road access would be provided by the extension of a cul-de-sac road due westerly from I 02nd Avenue Southeast to terminate in the west central portion of the site with an offset bulb. No direct vehicular access would be provided to fronting roads; the King County Road Standards (KCRS) require that lot access be taken from the most minor road frontages of a lot, which in this case will require that access for Lots I, 18 and 24-27 be taken from either the internal cul-de-sac road or the pertinent private road access tract, not directly from 102nd A venue Southeast or Southeast 192nd Street. 5. The lot density would be approximately 6.2 units per acre, slightly above the basic six units per acre norrnally perrnitted under the assigned R-6 zoning of the property through the authorized use of two dwelling unit density credits transferred pursuant to the Transfer of Development Rights (TDR) provisions of Chapter 21A.37 KCC. 6. The current property drainage consists of sheetflow overland to the west boundary, downslope from the property's road frontage on 102nd Avenue Southeast. The proposed storrnwater management plan is to collect the sheetflow and divert it from its natural outlets toward Southeast 192nd Street to a drainage detention vault in the northwest comer of the site. The release from the detention vault will be subject to the Conservation flow control limits and Basic water quality requirements of the 2005 King County Surface Water Design Manual (KCSWDM), and will be conveyed in roadside ditching westerly along Southeast 192nd Street down to Springbrook Creek. A storrnwater adjustment has been granted under file L05V006 l for the drainage diversion from its natural sheetflow off the property. 7. Due to the onsite soils, the development will be subject to stringent geotechnical review conditions. 8. Traffic impacts of the proposed development will be adequately mitigated under applicable County code requirements as proposed. The development has been granted a traffic Certificate of Concurrency under Chapter 14.70 KCC. The development is also subject to the standard collection of MPS mitigation fee payments under Chapter 14.75 KCC, which apply to each dwelling unit. No intersection-standard mitigation under Chapter 14.80 KCC is required given the traffic levels generated by the development and the absence of High Accident Locations (HAL) affected by the development's traffic. Sight distance improvements are needed for the intersection of Southeast 192nd Street and I 02nd Avenue Southeast, affected by the development's traffic. A road standards variance has been granted under file L05V0066 for the intersection, which variance still requires significant frontage improvements along Southeast 192nd Street beyond the standard curb, gutter and sidewalk improvements, including road • L05P0007 -Talbot Ridge Estates Page 4 of 12 widening and reconfiguration of the road geometry, including lowering of the road surface and superelevation of the curvature to better meet the design speed standards for the roadway. 9. The development's resident public schoolchildren will be bused to their respective schools from a bus stop at the southeast corner of the Southeast 192nd Street/102nd Avenue Southeast intersection. The internal road/walkway improvements and the frontage improvements on I 02nd Avenue Southeast will provide safe walking conditions to the bus stop area, which is graveled and sufficient for pedestrian safety while children wait for their school buses. I 0. The King County Fire Marshal has recently instituted a more assertive program of fire suppression rules applied to development, wherein if road widths are provided as narrow as the 1993 KCRS permit as minimums, then individual structures may be subject to individual fire sprinkling requirements at the residential building permit stage. The matter is therefore left to post-preliminary plat consideration by the Applicant in deliberating the relative viability of those alternatives, and any agreements which may ensue from discussions with the appropriate fire officials. The Applicant in this case is contemplating providing increased road widths, which can be accommodated within the development without significant changes to the basic lot layouts. 11. Former Chapter 21A.38 KCC's special overlay requirement S0-220 (Significant Tree Overlay) applies to the property. The Significant Tree Overlay standards require the development to retain a percentage of the significant trees onsite. To implement former KCC 21A.38.230, a detailed tree retention plan must be submitted with the engineering plans for the subdivision. 12. Neighboring and nearby property owners expressed concern about the legitimacy of the established R-6 zoning of the area. The Examiner is without authority to revisit the zoning, which apparently was imposed on a legislative basis in the mid-1990's to implement the Growth Management Act (GMA) when the subject area was included within the Urban Growth Area {UGA). (Despite an assertion that the subject area is a "rural" area, it is within an area undergoing urbanization within the UGA pursuant to the GMA.) Concern was also expressed regarding the maintenance of wildlife travel corridors in the area and the potential for urban development to block off such travel corridors, limiting wildlife choices and diverting wildlife travel down into the erosion-sensitive Springbrook Creek corridor. The subject property is not designated as significant wildlife habitat or a wildlife migration corridor, and there is no regulatory means of preserving any wildlife corridor onsite. The Examiner notes, however, that the western 20 percent of the site, approximately, will be preserved as unfenced open space through which wildlife could travel. 13. The City of Renton requests that the development be required to be improved under City of Renton development standards, given the potential for the property's annexation into the City. Given the absence of a pertinent Interlocal Agreement (ILA) which calls for the County to do so, the County is without authority to impose City of Renton development standards in the instant case. L05P0007 -Talbot Ridge Estates Page 5 of 12 CONCLUSIONS: I. The proposed subdivision, as conditioned below, would conform to applicable land use controls. In particular, the proposed type of development and overall density are specifically permitted under the R-6-SO zone. 2. If approved subject to the conditions below, the proposed subdivision will make appropriate provisions for the topical items enumerated within RCW 58.17.110, and will serve the public health, safety and welfare, and the public use and interest. 3. The conditions for final plat approval set forth below are reasonable requirements and in the public interest. 4. The dedications of land or easements within and adjacent to the proposed plat, as shown on the revised preliminary plat submitted on August 24, 2005, or as required for final plat approval, are reasonable and necessary as a direct result of the development of this proposed plat, and are proportionate to the impacts of the development. DECISION: The preliminary plat of the Talbot Ridge Estates subdivision, as revised and received August 24, 2005, is approved subject to the following conditions of approval: I. Compliance with all platting provisions of Title 19A of the King County Code. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication which includes the language set forth in King County Council Motion No. 5952. 3. The plat shall comply with the density requirements of the R-6-SO zone classification. All lots shall meet the minimum dimensional requirements of the R-6-SO zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environmental Services. 4. The applicant shall provide the TOR certificate with the submittal of the engineering plans and the final plat. If the TOR certificate cannot be obtained, the applicant shall redesign the number oflots based upon the allowable density. This will result in the reconfiguration and loss oflots. 5. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). 6. The applicant shall obtain documentation by the King County Fire Protection Engineer certifying compliance with the fire flow standards of Chapter 17.08 of the King County Code. L05P0007 -Talbot Ridge Estates Page 6 of 12 7. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as shown on the approved preliminary plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other applicable requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 King County Surface Water Design Manual and applicable updates adopted by King County. ODES approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by ODES Engineering Review, shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings # on file with ODES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." d. The stormwater facilities for this site shall be designed to meet at a minimum the Conservation Flow Control and Basic Water Quality requirements in the 2005 King County Surface Water Design Manual (KCSWDM). A Surface Water Drainage Adjustment (L05V0061) is approved for this site. All conditions of approval for this adjustment shall be met prior to approval of the engineering plans. e. To implement the required Best Management Practices (BMP's) for treatment of storm water, the final engineering plans and technical information report (TIR) shall clearly demonstrate compliance with all applicable design standards. The requirements for best management practices are outlined in Chapter 5 of the 2005 KCSWDM. The design engineer shall address the applicable requirements on the final engineering plans and provide all necessary documents for implementation. The final recorded plat shall include all required covenants, easements, notes, and other details to implement the required BMP's for site development. 8. The applicant's geotechnical engineer shall provide recommendations for the design and construction of the road, onsite grading and compaction, drainage detention vault, and any required retaining walls. The geotechnical recommendations shall be included in the TIR and incorporated into the design with submittal of the engineering plans. L05P0007 -Talbot Ridge Estates Page 7 of 12 9. Special geotechnical construction inspection of the road improvements, onsite grading and compaction, drainage detention vault, and any required retaining walls is required to ensure compliance with the geotechnical recommendations. Daily inspection reports shall be submitted to the assigned Land Use Inspector during the construction phases of those facilities. A final construction report shall be submitted verifying compliance with the geotechnical recommendations. Notes requiring the above shall be shown on the engineering plans. 10. Geotechnical engineer review of the future home foundation construction is required. Notes to this effect shall be shown on the engineering plans and the final plat. 11. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: a. Road A shall be improved at a minimum to the urban subaccess street standard, with a cul-de-sac at the west end. If Road A is improved with only a 24-foot roadway width, then it shall be signed "No Parking" on both sides of the road. b. FRONTAGE: The frontage along 102"" Ave SE shall be improved at a minimum to the urban neighborhood collector street standard (west side). The design shall require compliance with Section 4.0l(f) of the KCRS; asphalt overlay when widening. c. FRONT AGE: The frontage along SE 192"• Street shall be widened and lowered, as approved by DDES and in compliance with the conditions of approval for Road Variance L05V0066. The frontage shall be widened to the urban neighborhood collector standard on the south side. The road lowering is required to improve the entering and stopping sight distance at the SE 192"• Street/102"" Ave SE intersection. Details of this improvement shall be shown on the engineering plans and routed to KCDOT for approval. d. The proposed private access tract and joint use driveways shall comply with Sections 2.09 and 3.01 of the KCRS, unless otherwise approved by DDES. These tracts shall be owned and maintained by the lot owners served. Notes to this effect shall be showed on the engineering plans and the final plat. e. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. 12. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. 13. The applicant or subsequent owner shall comply with King County Code 14.75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either: (I) pay the MPS fee at final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, . Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. • L05P0007 -Talbot Ridge Estates Page 8 of 12 14. Lots within this subdivision are subject to King County Code 21A.43, which imposes impact fees to fund school system improvements needed to serve new development. As a condition of final approval, fifty percent (50%) of the impact fees due for the plat shall be assessed and collected immediately prior to recording, using the fee schedules in effect when the plat receives final approval. The balance of the assessed fee shall be allocated evenly to the dwelling units in the plat and shall be collected prior to building permit issuance. 15. The planter islands (if any) within the cul-de-sacs shall be maintained by the abutting lot owners or homeowners association. This shall be stated on the face of the final plat. 16. Suitable recreation space shall be provided consistent with the requirements ofKCC 21A.14.180 and KCC 21 A.14.190 (i.e., sport court[ s ], children's play equipment, picnic table[ s ], benches, etc.). a. A detailed recreation space plan (i.e., area calculations, dimensions, landscape specifications, equipment specifications, etc.) shall be submitted for review and approval by DDES and King County Parks prior to or concurrent with the submittal of the engineering plan. This plan must not conflict with the Significant Tree Inventory & Mitigation Plan. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. 17. A homeowners' association or other workable organization shall be established to the satisfaction ofDDES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). 18. Street trees shall be provided as follows (per KCRS 5.03 and KCC 21A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. c. If King County determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right-of-way line. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the County has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. e. The species of trees shall be approved by DOES iflocated within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any L05P0007 -Talbot Ridge Estates Page 9 of 12 other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DDES prior to engineering plan approval. g. The applicant shall contact Metro Service Planning at 684-1622 to determine if SE 192nd Street and/or 102"" Avenue SE are on a bus route. IfSE 192"• Street and/or 102"" Avenue SE are a bus route, the street tree plan shall also be reviewed by Metro. h. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DDES has completed a second inspection and determined that the trees have been kept healthy and thriving. 1. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current County fees. 19. To implement S0-220 pursuant to former KCC 2 IA.38.230, a detailed tree retention plan shall be submitted with the engineering plans for the subject plat. The tree retention and engineering plans shall be consistent with the requirements ofS0-220. No clearing of the site is permitted until the tree retention plan is approved by DDES. Flagging and temporary fencing of trees to be retained shall be provided, consistent with S0-220. The placement of impervious surfaces, fill material, excavation work, or the storage of construction materials is prohibited with the fenced areas around preserved trees, except as may be permitted under the provisions of S0-220. A note shall be placed on the final plat indicating that the trees shown to be retained on the tree retention plan shall be maintained by the future owners of the proposed lots, consistent with KCC 2 IA.38.230(B)(6). The tree retention plan shall be included as part of the final engineering plans for the subject plat. 20. In the event that any archaeological objects are uncovered on the site, the applicant shall comply with RCW Chapter 27.53, Archaeological Sites and Resources. Inunediate notification and consultation with the State Office of Archaeology and Historical Preservation, King County Office of Cultural Resources and relevant tribes (including the Suquamish, Puyallup and Muckleshoot tribes) is required if discovered materials are prehistoric and a site is present. 21. All future residences constructed within this subdivision are required to be sprinkled NFP A l3D unless the requirement is removed by the King County Fire Marshal or his/her designee. The Fire Code requires all portions of the exterior walls of structures to be within 150 feet (as a person would walk via an approved route around the building) from a minimum 20-foot wide, unobstructed driving surface. To qualify for removal of the sprinkler requirement driving surfaces between curbs must be a minimum of 28 feet in width when parking is allowed on one side of the roadway, and at least 36 feet in width when parking is permitted on both sides. • L05P0007 -Talbot Ridge Estates Page JO of 12 Additionally, minimum 20-foot wide driving surfaces must be provided on Tracts A and B, and the driveway serving Lot 11; or residences constructed on Lot 11, and Lots 16 through 19 and 23 through 26 will have to be sprinkled. ORDERED February 21, 2007. ·- Peter T. Donahue King County Hearing Examiner TRANSMITTED February 21, 2007 to the following parties and interested persons of record: Robert E. Burton City of Renton Core Design 19226 -I 02nd Ave. SE Attn: Rebecca Lind Attn: Robert Stevens Renton WA 98055 I 055 S. Grady Way 14711 NE 29th Pl., #JOI Renton WA 98057 Bellevue WA 98007 Kathy Doman Patrick M. Hanis John Hicks 22724 -156th Ave. SE Hanis Greaney PLLC I 0313 SE 192nd St. Kent WA 98042 6703 S 234th St., #300 Renton WA 98055 Kent WA 98032-2900 Belmont Homes, Inc. Lozier Homes, Corp. Roger & Linda McDonald Attn: CliffWilliams Attn: Jennifer McCall 10033 SE 192nd St. P.O. Box 2401 1203 -I 14th Ave. SE Renton WA 98055 Kirkland WA 98083-240 I Bellevue WA 98004 Lt. Larry Rabel John W. Ruth Jerry Schmelzer Fire District. #37 19406-102nd Ave. SE 19218 -102nd Ave. SE 24611 -I 16th Ave. SE Renton WA 98055 Renton WA 98055 Kent WA 98030 Harchand Raur Angrej Singh Mark Tullis Wayne & Jane Uyeta 19225 -I 02nd Ave. SE 10215 SE 192nd St. 19220 -I 02nd Ave. SE Renton WA 98055 Renton WA 98055 Renton WA 98055 Bob Wenzl Virginia Zemeck Trishah Bull Belmont Homes 19250 99th Pl. S DDES/LUSD P.O. Box 2401 Renton WA 98055 MS OAK-DE-0100 Kirkland WA 98083 Kim Claussen Lisa Dinsmore Nick Gillen DDES/LUSD DDES/LUSD DDES/LUSD MS OAK-DE-0100 MS OAK-DE-0100 MS OAK-DE-0100 ' L05P0007 -Talbot Ridge Estates Page 11 of 12 Steve Townsend Shirley Goll DDES/LUSD Kristen Langley DDES/LUSD DDES/LUSD MS OAK-DE-0100 MS OAK-DE-0100 MS OAK-DE-0100 Larry West DDES/LUSD Bruce Whittaker DDES/LUSD MS OAK-DE-0100 MS OAK-DE-0100 NOTICE OF RIGHT TO APPEAL ht 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 March 7, 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 Clerk of the King County Council on or before March 14, 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 I 025, King County Courthouse, 516 3nl Avenue, Seattle, Washington 98104, prior to the close of business (4:30 p.m.) on the date due. Prior mailing is not sufficient if actual receipt by the Clerk does not occur within the applicable time period. The Examiner does not have authority to extend the time period unless the Office of the Clerk is not open on the specified closing date, in which event delivery prior to the close of business on the next business day is sufficient to meet the filing requirement. If a written notice of appeal and filing fee are not filed within fourteen (14) calendar days of the date of this report, or ifa written appeal statement and argument are not filed within twenty-one (21) calendar days of the date of this report, the decision of the hearing examiner contained herein shall be the final decision of King County without the need for further action by the Council. MINUTES OF THE JANUARY 30, 2007, PUBLIC HEARING ON DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES FILE NO. L05P0007. Peter T. Donahue was the Hearing Examiner in this matter. Participating in the hearing were Trishah Bull, Bruce Whittaker and Kristen Langley representing the Department; Cliff Williams and Robert Stevenson representing the Applicant, and Robert Burton. The following Exhibits were offered and entered into the record: Exhibit No. I Exhibit No. 2 Exhibit No. 3 Exhibit No. 4 Exhibit No. 5 Department of Development and Environmental Services file no. L05P0007 Department of Development and Environmental Services Preliminary Report, dated January 30, 2007 Application for Land Use Permits received March 24, 2005 SEPA Environmental checklist received March 24, 2004 SEPA Determination of Non-Significance issued January 12, 2007 • • L05P0007 -Talbot Ridge Estates Page 12 of 12 Exhibit No. 6 Exhibit No. 7 Exhibit No. 8 Exhibit No. 9 Exhibit No. 1 OA JOB Exhibit No. 11 Exhibit No. 12 Exhibit No. 13 Exhibit No. 14 Exhibit No. 15 PTD:ms L05P0007 RPT Affidavit of Posting indicating a posting date of July 12, 2005; received by ODES on July 13, 2005 Preliminary plat map received August 24, 2005 (revised) Preliminary Storm Drainage Calculations and Level 1 Drainage Analysis by Core Design, received August 24, 2005 (revised) Preliminary Road & Grading Plan received August 24, 2005 (revised) Traffic Impact Analysis by Mirai Traffic Engineering & Planning, received March 24, 2005, Traffic Analysis Addendum, received August 24, 2005 Geotechnical Engineering Study by GEO Group Northwest, Inc., received March 24, 2005 Approved KCSWDM Adjustment L05V0061 dated November 17, 2005 Approved KCRS Variance L05V0066 dated September 21, 2006 Revised Fire Engineering Conditions for File no. L05P0007 dated 1/25/07 Additional recommendation no. 21 , CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: November 19, 2009 To: City Clerk's Office From: City Of Renton Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Talbot Ridge Estates I LUA (file) Number: LUA-09-033, ECF, PP II Cross-References: King Co. File #L05P0007; Talbot Ridge Final Plat LUAOB-150 'i AKA's: J Project Manager: I Acceptance Date: April 21, 2005 ' I Applicant: Cliff Williams, Belmont Homes, Inc. I Owner: Same as applicant Contact: Core Design I PIO Number: 0522059045 ' I ERC Decision Date: January 12, 2007 ERC Appeal Date: January 29, 2007 I, I Administrative Denial: Appeal Period Ends: Public Hearing Date: January 30, 2007 Date Appealed to HEX: By Whom: HEX Decision: Approved with conditions Date: February 21, 2007 Date Appealed to Council: By Whom: Council Decision: Date: ·I Mylar Recording Number: Project Description: Subdivision of 4.36 acres into 27 lots for the development of single-family detached dwellings in the R-6-SO Zone. I 11 Location: Southwest corner of the 102nd Avenue SE and SE 192nd Street intersection Comments: I I I I I .. ~ , :t,r , ·' ,, . ' January 16, 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 NOTICE OF HEARING SUBJECT: Department of Development and Environmental Services File No. LOSP0007 Proposed Ordinance No. 2007-0050 Location: TALBOT RIDGE ESTATES Preliminary Plat Application At the southwestern comer of the I 02nd Avenue Southeast and · Southeast 192nd Street intersection, Renton Applicant: Belmont Homes, Inc. P.O. Box 2401 Kirkland, Washington 98083-240! Telephone: (425) 893-8478 King County: Department of Development and Environmental Services (ODES) represented by Trishah Bull 900 Oakesdale Avenue Southwest Renton, Washington 98055 Telephone: (206) 296-6758 Facsimile: (206) 296-7051 A public hearing has been scheduled on these proposals for 9:30 a.m. on January 30, 2007, in the Department of Development and Environmental Services Hearing Room, 900 Oakesdale Avenue SW, Renton, Washington. Any primary party wishing to reschedule the hearing for a different time or location must make a request in writing to that effect and must obtain the written concurrence of all other primary parties, which shall be submitted to the Hearing Examiner's Office at the above address within seven (7) days of the date of this notice. Primary parties include the applicant, property owner, and responsible County agency. (Other persons likely to be directly and substantially affected by County action on this proposal may request "party" status by submitting an intervenor petition to the Hearing Examiner.) Agreement to reschedule this proceeding shall constitute waiver by the parties of procedural time limits for its occurrence. A pre-hearing conference may be requested by any primary party prior to January 22, 2007. Hearing Examiner Rule Vill, which is included with this notice, governs pre-hearing conferences. If you are a party to this proceeding and believe a pre-hearing conference should be held prior to the public hearing, submit your written request with specific reasons in support thereof to the King County Hearing Examiner. I 0 • L05P0007 -Talbot Ridge Estates Page 2 of3 To promote efficiency in the conduct of hearings and to eliminate surprise, pre-hearing exchange of information is encouraged by the Rules of Procedure. Any person is entitled to receive, at cost, copies of documents in the County file. Application may also be made to the Examiner to direct exchange of oth_er . significant information by any person or agency. Mediation of disputes is available pursuant to King County Code Section 20.24.330 and Rules of Mediation. Please contact the Office of the Hearing Examiner if you need a copy of the Rules of Procedure or Rules of Mediation, or obtain the Rules by visiting our web site at www.metrokc.gov/mkcc/hearingexaminer. ORDERED January 16, 2007. Peter T. Donahue King County Hearing Examiner TRANSMITTED January 16, 2007, to the following parties and interested persons: Robert E. Burton City of Renton Core Design 19226 -102nd Ave. SE Attn: Rebecca Lind Attn: Robert Stevens Renton WA 98055 1055 S. Grady Way 14711 NE 29th Pl., #101 Renton WA 98057 Bellevue WA 98007 Kathy Doman Patrick M. Hanis John Hicks 22724 -156th Ave. SE Hanis Greaney PLLC 10313 SE 192nd St. Kent WA 98042 6703 S 234th St., #300 Renton WA 98055 Kent WA 98032-2900 Lozier Homes, Corp. Roger & Linda McDonald Lt. Larry Rabel Attn: Jennifer McCall I 0033 SE 192nd St. Fire District. #37 1203 -I 14th Ave. SE Renton WA 98055 24611 -I 16th Ave. SE Bellevue WA 98004 Kent WA 98030 John W.Ruth Jerry Schmelzer Harchand Raur Angrej Singh 19406 -I 02nd Ave. SE 19218 -102nd Ave. SE 19225 -102nd Ave. SE Renton WA 98055 Renton WA 98055 Renton WA 98055 Mark Tullis Wayne & Jane Uyeta Bob Wenzl 10215 SE 192nd St. 19220 -102nd Ave. SE Belmont Homes Renton WA 98055 Renton WA 98055 P.O. Box 2401 Kirkland WA 98083 Virginia Zemeck Trishah Bull Kim Claussen 19250 99th Pl. S DDES/LUSD DDES/LUSD Renton WA 98055 MS OAK-DE-0100 MS OAK-DE-0100 Lisa Dinsmore Nick Gillen Shirley Goll DDES/LUSD DDES/LUSD DDES/LUSD MS OAK-DE-0100 MS OAK-DE-0100 MS OAK-DE-0100 I L05P0007 -Talbot Ridge Estates Kristen Langley DDES/LUSD Steve Townsend DDES/LUSD Larry West DDES/LUSD Page 3 of3 MS OAK-DE-0100 MS OAK-DE-0100 MS OAK-DE-0100 Bruce Whittaker DDES/LUSD MS OAK-DE-0100 NOTE: If the Renton School District announces a district-wide school closure due to adverse weather conditions or similar area emergency, the proceeding on this matter will be postponed. Parties of record will be notified of the time and date of the reschednled proceeding. Any questions regarding postponements and reschednling can be directed to the Hearing Examiner's Office at (206) 296-4660. Sign langnage and communication material in alternate formats can be arranged given sufficient notice at PTD:ms L05P0007 NOT Attachment 296-1000 (TDD number 296-1024). ~ BGUJCIO GDlitO a.::.:,.o • RULES OF PROCEDURE OF lHE KING COUNTY HEARING EXAMINER Rule VIII. PRE-HEARING CONFERENCES A. Pmpose and Initiation Pre-hearing conferences promote efficient case management by providing an informal process for early identification of issues and resolution of procedural matters in complex cases. Evidence generally will not be received at a pre-hearing conference, except when required in order for the examiner to rule on a motion. (Pre-marking and introduction of exhibits to which there is no objection may occur at the discretion of the examiner.) The examiner, on motion of any party or upon his/her own motion, may convene a pre-hearing conference to: I. Identify, clarify, limit or simplify issues. 2. Hear and consider pre-hearing motions. 3. Schedule hearings, identify parties and witnesses, determine the order of and limits upon testimony, obtain stipulations as to facts and law, identify and admit exhibits, order discovery, and consider and act upon any other matter which may aid in the efficient disposition of the hearing. B. Requests for Conference A motion to convene a pre-hearing conference shall be made to the examiner as soon as the need for a conference is recognized by the moving party ( at least 21 days prior to the scheduled hearing date), and shall state the reasons for the request, including any motions to be presented. For good cause stated in the motion, the examiner may consider a request that fails to meet the 21-day requirement. For hearings authorized under KCC 20.24.080, a motion by any party for a pre-hearing conference shall be granted if timely. However, unless consented to by all parties or otherwise ordered for good cause by the examiner, no pre-hearing conference on an appeal can be convened later than 45 days after receipt of the statement of appeal by the hearing examiner's office. C. Proceedings at Conference A party who has received timely notice of a pre-hearing conference shall identify at the conference any pre-hearing motions not previously made which he/she intends to make. Parties or interested persons may also file timely written pre-hearing motions for consideration at the pre-hearing conference. Failure to make or disclose a motion which was available to the party at the time of the conference may be grounds for its denial if subsequently made. D. Pre-hearing Order Following a pre-hearing conference, the examiner shall issue an order specifying all items determined at the conference. The order shall be binding upon all parties and interested persons who received timely notice of the conference. Revised March 31, 1995 ' ;. DIRECTIONS TO DOES HEARING ROOM 900 OAKESDALE AVE SW, RENTON SOUTHBOUND (-5 SOUTHBOUND l-405 EXIT 157 -Martin Luther King Way Tum RIGHT onto 68"' Ave. S. 68'• Ave. S. becomes MONSTER RD. SW Monster Rd. turns into OAKESDALE AVE SW DDES is on your left (building 900) NORTHBOUND l-5 EXIT 154 to 1-405/WA-518/Burien/Renton Stay right to 1-405/Renton/Bellevue 1-405 EXIT I to WA-181/W. Valley Hwy. LEFT onto W. Valley Hwy/SR 181 RIGITT onto East Grady Way LEFT onto Oakesdale Ave. SW DDES is on your right (building 900) NORTHBOUND SR 167 EXIT 2 to WA-167/Aubum/Rainier Ave. Follow to SR-167 (Valley Fwy.) north LEFT onto SW Grady Way RIGHT onto Oakesdale Ave. SW DOES is on your right (building 900) NORTHBOUND (-405 EXIT I to Interurban Ave. S/West Valley Hwy LEFT at light at ramp bottom (north under 1-405) • RIGITT onto SW Grady Way LEFT onto Oakesdale Ave. SW ODES is on your right (building 900) SW 7"' STREET 3' ~ w Northbound under the 1-405 overpass LEFT at SW 7"' St. (2"' light) LEFT onto Oakesdale Ave. SW DOES is on your left (building 900) ~ Doi sWGRADYWAY. -E ·, .:.-:1:-,•~·-=:r,::: . .1.:';;/< ··:>,.· s '' ·-~.;.·.~.".' ·; ';: (..c-•-• G:\working\Misc\Hex\DDES directions.doc .. .. ® DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES LAND USE SERVICES DIVISION KING COUNTY, WASHINGTON PRELIMINARY REPORT TO THE HEARING EXAMINER January 30, 2007 -PUBLIC HEARING AT 9:30AM DOES Hearing Room 900 Oakesdale Avenue Southwest Renton, WA 98057-5212 Phone: (206) 296-6600 PROPOSED PLAT OF TALBOT RIDGE ESTA TES FILE NO: L05P0007 PROPOSED ORDINANCE NO: 2007-0050 A. SUMMARY OF PROPOSED ACTION: B. This is a request for a subdivision of 4.36 acres into 27 lots for the development of single-family detached dwellings in the R-6-SO zone. The proposed density is approximately 6.2 dwelling units per acre. The proposed lots range in size from approximately 3,200 to 5,850 square feet. Of the 27 lots, 2 lots are proposed under King County Code 21A.37, Transfer of Development Rights. See Attachment 1 for a copy of the proposed plat map. GENERAL INFORMATION: Owner/Developer: Robert Wenzl Belmont Homes, Inc. PO Box 2401 Engineer: STR: Kirkland, WA 98083-240 I 425-893-84 78 Core Design 14711 NE 29 1h Place, #101 Bellevue, WA 98007 425-885-7877 NW 5-22-5 Location: The property is located at the southwest corner of the 102"d Avenue SE and SE 192nd Street intersection. Zoning: Acreage: Number of Lots: Density: Lot Size: Proposed Use: Sewage Disposal: Water Supply: Fire District: School District: R-6-SO 4.36 27 6.2 units per acre Ranges from approximately 3,200 to 5,850 square feet Single-family detached dwellings Soos Creek Water and Sewer District Soos Creek Water and Sewer District King County District #37 Kent School District #415 Exhibit No. ------- Item ND.------- Complete Application Date: March 24, 2005 Received _______ _ King County Hearing Examiner ~AIWI fUlf. ir;©\?~ Staffrpt/rnasters/PLATFMT.Oct 1997 C. HISTORY/BACKGROUND: The Subdivision Technical Committee (STC) of King County has conducted an on-site examination of the subject property. The STC has discussed the proposed development with the applicant to clarify technical details of the application, and to determine the compatibility of this project with applicable King County plans, codes, and other official documents regulating this development. As a result of preliminary discussions, the applicant presented the Technical Committee with a revised plat on August 24, 2005. The primary modifications include providing additional detail regarding the roads and grading of the site. D. THRESHOLD DETERMINATION OF ENVIRONMENTAL SIGNIFICANCE: Pursuant to the State Environmental Policy Act (SEPA), RCW 43.21C, the responsible official of the Land Use Services Division (LUSD) issued a threshold determination of non-significance (DNS) for the proposed development on January 12, 2007. This determination was based on the review of the environmental checklist and other pertinent documents, resulting in the conclusion that the proposal would not cause probable significant adverse impacts on the environment. Therefore, an environmental impact statement (EIS) was not required prior to proceeding with the review process. Agencies, affected Native American tribes and the public were offered the opportunity to comment on or appeal the determination for 14 days. The DNS appeal deadline is January 29, 2007. E. AGENCIES CONTACTED: 1. King County Department of Natural Resources: No response. 2. King County Parks Department: No response. 3. King County Fire Protection Engineer: Fire protection engineering preliminary approval has been granted. 4. Kent School District #415: The comments from this district have been incorporated into this report. 5. Soos Creek Water & Sewer District (Sewer & Water): The comments from this district have been incorporated into this report. 6. Washington State Department of Ecology: No response. 7. Washington State Department of Fish and Wildlife: No response. 8. Washington State Department of Natural Resources: No response. 9. Washington State Department of Transportation: No response. I 0. . METRO: No response. 11. City of Renton: A letter from the City of Renton dated July 20, 2005 was received at ODES on July 25, 2005. The letter requests that improvements be installed to the City of Renton standards. F. NATURAL ENVIRONMENT: 1. Topography: The site consists of gentle to steep west-facing slopes. The elevation ranges from approximately 408 feet at the east property line to 326 feet at the west property line. Moderate slopes are located at the northwestern comer of the site. Staffrpt/masters/PLATFMT.Nov99.doc ll/10/99 -2 - .. .. 2. Soils: One surface soil is found on this site per King County Soil Survey, 1973. AgC -Alderwood gravely, sandy loam; 6-15% slopes. Runoff is slow to medium and the hazard of erosion is moderate. This soil has a moderate limitation for foundations, due to a seasonally high water table and slope. It has a severe limitation for septic tank filter fields due to very slow permeability in the substratum. 3. Wetland/streams: There were not any wetlands or streams found on the site. The Talbot Ridge subdivision is located in the Springbrook Creek tributary area, Black River subbasin of the Lower Green River basin. 4. Vegetation: This site is wooded with a second and third-growth mixture of coniferous and broad-leafed trees native to the Pacific Northwest. Second-story vegetation and groundcover consists of Northwest native species including salal, sword fem, berry vines, and grasses. 5. Wildlife: Small birds and animals undoubtedly inhabit this site; however, their population and species are limited due to nearby development. G. NEIGHBORHOOD CHARACTERISTICS: The property is bounded to the north by single-family residences and SE 192"d Street, 102"d Avenue SE to the east, a single-family residence to the south, and single-family residences in the Plat of High Park Tracts to the west. The site is currently undeveloped. H. SUBDIVISION DESIGN FEATURES: I. Lot Pattern and Density: The zoning of the subject property is R-6-SO. The proposed subdivision appears to meet the density requirements, minimum lot width, and minimum lot area requirements of the R-6-SO zone. Of the 27 lots, 2 lots are proposed under KCC 21A.37, Transfer of Development Rights. The maximum density allowed for the R-6 zone, per KCC 2 IA.12.030, is 9 dwelling units per acre. This density may be achieved through the application of residential density incentives in KCC 21A.34 or transfer of development rights in 21A.37. As stated previously, the applicant is proposing 2 lots of the 27 lot proposal under KCC 2IA.37. The proposal meets the requirements ofKCC 21A.37 because it is located in the R-6 zone and complies with the subject zoning code provisions, including dimensional and density requirements, of the R-6 zone. 2. Internal Circulation: The proposal will be served by an internal cul-de-sac, Road A, which will gain access off of I 02"ct Avenue SE. Road A shall be improved at a minimum to the urban subaccess street standard, with a cul-de-sac at the west end. 3. Drainage: The Talbot Ridge subdivision is located in the Springbrook Creek tributary area, Black River subbasin of the Lower Green River basin. The site is subject to the Conservation (Level Two) flow control and Basic water quality requirements of the 2005 KCSWDM. The east-west oriented rectangular site slopes moderately from east to west. The western edge of the site contains slopes steep enough to prevent development. Sheetflow from the site then enters the backyards of the lots on the east side of 99th Place South, migrates through the lots and ends up on 99th Place South. The 99th Place South drainage system directs flows south and enters the Springbrook Park watershed area characterized by very steep slopes and designated landslide and erosion hazard areas. Flow continues west through the watershed area until passing west via culvert under Talbot Road South. Flow continues northwest through the Springbrook Trout Farm, a designated wetland area and then crosses north under South 55th Street (the City ofRenton's designation for SE I 92"d Street) and turns west to pass under Highway 167. Very little upstream flow enters the site. Staffrpt/masters/PLATFMT.Nov99.doc clc 11/10/99 -3 - The proposal is to collect most runoff from the project site and direct it to a single detention and water quality facility located near the northwest comer of the site just shy (east) of the steep slope area. The allowed release would then be conveyed to the western property line that abuts the right-of-way and outlet to an open ditch. Flow would then enter a catch basin on the south side of SE 192"<l Street and be diverted from its natural discharge location by crossing to the north side of the road. Drainage adjustment L05V00061 is approved to for the diversion. Drainage would continue west along the north side of SE 192nd Street. After crossing Talbot Road South, the diverted downstream path would realign with the original downstream path before reaching Highway 167. Nuisance flows to the abutting lots on the western property line would see sheetflow significantly reduced. There would be a reduction in flows through the landslide and erosion hazard areas of the Springbrook watershed. The Level One Drainage Analysis identified no restrictions or problems associated with the proposed discharge location. In fact, it is the natural discharge location that has experienced drainage complaints. Where flows enter the watershed area at the southern end of 99th Place South erosion has been reported. In addition, the downstream Trout Farm has experienced erosion problems from suspended sediments during new construction. The diverted path would help to reduce these occurrences. I. TRANSPORTATION PLANS: I. Transportation Plans: The subject subdivision is not in conflict with the King County Transportation Plan, Regional Trail Plan, or Nonmotorized Transportation Plan 2. Subdivision Access: The subdivision will be served by an internal cul-de-sac which gains access off of I 02"<l Avenue SE. 3. Traffic Generation: It is expected that approximately 270 vehicle trips per day will be generated with full development of the proposed subdivision. This calculation includes service vehicles (i.e., mail delivery, garbage pick-up, school bus) which may currently serve this neighborhood, as well as work trips, shopping, etc. 4. Adequacy of Arterial Roads: This proposal has been reviewed under the criteria in King County Code 14. 70, Transportation Concurrency Management; 14.80, Intersection Standards; and King County Code 14.75; Mitigation Payment System. a. King County Code 14. 70 -Transportation Concurrency Management: The Transportation Certificate of Concurrency dated January 12, 2005, indicates that transportation improvements or strategies will be in place at the time of development, or that a financial commitment is in place to complete the improvements or strategies within six (6) years, according to RCW 36. 70A.070(6). b. King County Code 14.80 -Intersection Standards: The existing arterial system will accommodate the increased traffic volume generated by this proposal. c. King County Code 14.75 -Mitigation Payment System: King County Code 14.75, Mitigation Payment System (MPS), requires the payment ofa traffic impact mitigation fee (MPS fee) and an administration fee for each single family residential lot or unit created. MPS fees are determined by the zone in which the site is located. This site is in Zone 343 per the MPS/Quartersection list. MPS fees may be paid at the time of final plat recording, or deferred until building permits are issued. The amount of the fee will be determined by the applicable fee ordinance at the time the fee is collected. J. PUBLIC SERVICES: I. Schools: This proposal has been reviewed under RCW 58.17.110 and King County Code 21 A.28 (School Adequacy). Staffrpt/masters/PLATFMT.Nov99.doc c ~~/10/99 -4 - .. a. School Facilities: The subject subdivision will be served by Springbrook Elementary, Meeker Junior High, and Meeker Senior High Schools, all located within the Kent School District. b. School Capacity: The Kent School Board has adopted capacity figures which indicate their ability to accommodate additional students. c. School Impact Fees: Lots within this subdivision are subject to King County code 21 A.43, which imposes impact fees to fund school system improvements needed to serve new development. The current fee payment per lot is $4,775 per lot (per 2006 School Impact Fees). As a condition of final approval, fifty percent (50%) of the impact fees due for the plat shall be assessed and collected immediately prior to recording, using the fee schedules in effect when the plat receives final approval. The balance of the assessed fee shall be allocated evenly to the dwelling units in the plat and shall be collected prior to building permit issuance. d. School Access: The District has indicated that the future students from this subdivision will be bussed to Springbrook Elementary, Meeker Junior High, and Kentridge Senior High Schools. The bus stop for all schools is located at the southeast corner of I 02"d Avenue SE and SE 192nd Street, across the street from the proposed development. Walkway conditions to the bus stop consist of sidewalks, within the proposed development and across the frontage, and gravel shoulders. 2. Parks and Recreation Space: The nearest public park is Boulevard Lane Park, located at SE 192nd Street and 124 1h Avenue SE. KCC 21A.14 requires subdivisions in the UR and R zone classifications to either provide on-site recreation space or pay a fee to the Parks Division for establishment and maintenance of neighborhood parks. At this time, the applicant is proposing to provide suitable recreation space. The Subdivision Technical Committee concurs with the applicant's proposal. KCC 21A.14.190 requires subdivisions to provide tot/children play areas within the recreation space on-site. The proposal includes a play area, with a sport court and play equipment, and trails. The recreation space tract for this subdivision is combined with the drainage tract. Per KCC, 390 square feet of recreation space is required for each proposed lot, thus I 0,530 square feet are required for this proposal. The combined drainage and recreation tract is 42,164 square feet in size, half of which may be credited for recreation space credit per KCC 21.14.180. The recreation area is therefore adequate in size per code requirements. 3. Fire Protection: The Certificate of Water Availability from Soos Creek Water and Sewer District indicates that water is presently available to the site in sufficient quantity to satisfy King County Fire Flow Standards. Prior to final recording of the plat, the water service facilities must be reviewed and approved per King County Fire Flow Standards. This proposal is consistent with KCC 21 A.28.130 standards for adequate fire protection. This project is located within the urban growth area. In accordance with KCC 20.44.080, no unusual circumstances related to the site or proposal have been found that result in adverse environmental impacts relating to fire protection that are not addressed by applicable regulations. The project will provide a road system or fire lane that provides life safety/rescue access, and other fire protection requirements for buildings as required by KCC Title 17, Fire Code, and KCC Title 16, Building and Construction Standards. K. UTILITIES: I. Sewage Disposal: The applicant proposes to serve the subject subdivision by means of a public sewer system managed by Soos Creek Water and Sewer District. A Certificate of Sewer Availability, dated March 22, 2005, indicates this sewer district's capability to serve the proposed development. Staffrpt/mastera/PLATFMT.Nov99.doc clc 11/10/99 -5 - 2. Water Supply: The applicant proposes to serve the subject subdivision with a public water supply and distribution system managed by Soos Creek Water and Sewer District. A Certificate of Water Availability, dated March 22, 2005, indicates this district's capability to serve the proposed development. L. COMPREHENSIVE AND COMMUNITY PLAN: M. N. I. Comprehensive Plan: This proposal is governed by the 2004 King County Comprehensive Plan which designates this area as Urban. 2. Community Plans: The subject subdivision is located in the Soos Creek Community Plan Area. CONCLUSIONS: The subject subdivision will comply with the goals and objectives of the King County Comprehensive Plan and will comply with the requirements of the Subdivision and Zoning Codes and other official land use controls of King County, based on the conditions for final plat approval. RECOMMENDATIONS: It is recommended that the subject subdivision, revised and received August 24, 2005, be granted preliminary approval subject to the following conditions of final approval: I. Compliance with all platting provisions of Title 19A of the King County Code. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication which includes the language set forth in King County Council Motion No. 5952. 3. The plat shall comply with the density requirements of the R-6-SO zone classification. All lots shall meet the minimum dimensional requirements of the R-6-SO zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environmental Services. 4. The applicant shall provide the TDR certificate with the submittal of the engineering plans and the final plat. If the TDR certificate cannot be obtained, the applicant shall redesign the number oflots based upon the allowable density. This will result in the reconfiguration and loss oflots. 5. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). 6. The applicant must obtain the approval of the King County Fire Protection Engineer for the adequacy of the fire hydrant, water main, and fire flow standards of Chapter 17.08 of the King County Code. 7. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location oflots as shown on the preliminary approved plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other applicable requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 King County Surface Water Design Manual and applicable updates adopted by King County. DOES approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by ODES Engineering Review, shall be shown on the engineering plans. Staffrpt/masters/PLATFMT.Nov99.doc 1/10/99 -6 - .. .. c. The following note shall be shown on the final recorded plat: All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings# on file with DDES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." d. The stormwater facilities for this site shall be designed to meet at a minimum the Conservation Flow Control and Basic Water Quality requirements in the 2005 King County Surface Water Design Manual (KCSWDM). A Surface Water Drainage Adjustment (L05V0061) is approved for this site. All conditions of approval for this adjustment shall be met prior to approval of the engineering plans. e. To implement the required Best Management Practices (BMP's) for treatment of storm water, the final engineering plans and technical information report (TIR) shall clearly demonstrate compliance with all applicable design standards. The requirements for best management practices are outlined in Chapter 5 of the 2005 KCSWDM. The design engineer shall address the applicable requirements on the final engineering plans and provide all necessary documents for implementation. The final recorded plat shall include all required covenants, easements, notes, and other details to implement the required BMP's for site development. 8. The applicant geotechnical engineer shall provide recommendations for the design and construction of the road, onsite grading and compaction, drainage detention vault, and any required retaining walls. The geotechnical recommendations shall be included in the T.l.R. and incorporated into the design with submittal of the engineering plans. 9. Special geotechnical construction inspection of the road improvements, onsite grading and compaction, drainage detention vault, and any required retaining walls is required. Special construction inspection of the above construction elements is required to ensure compliance with the geotechnical recommendations. Daily inspection reports shall be submitted to the assigned Land Use Inspector during the construction phases of those facilities. A final construction report shall be submitted verifying compliance with the geotechnical recommendations. Notes requiring the above shall be shown on the engineering plans. I 0. Geotechnical engineer review of the future home foundation construction is required. Notes to this effect shall be shown on the engineering plans and the final plat. 11. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: a. Road A shall be improved at a minimum to the urban subaccess street standard, with a cul-de-sac at the west end. b. FRONTAGE: The frontage along 102"d Ave SE shall be improved at a minimum to the urban neighborhood collector street standard (west side). The design shall require compliance with Section 4.0l(f) of the KCRS; asphalt overlay when widening. c. FRONT AGE: The frontage along SE 192nd Street shall be widened and lowered, as approved by DDES and in compliance with the conditions of approval for Road Variance L05V0066. The frontage shall be widened to the urban neighborhood collector standard on the south side. The road lowering is required to improve the entering and stopping sight distance at the SE 192"d Street/I 02"" Ave SE Staffrpt/masters/PLATFMT.Nov99.doc clc 11/10/99 -7 - intersection. Details of this improvement shall be shown on the engineering plans and routed to KCDOT for approval. d. The proposed private access tract and joint use driveways shall comply with Sections 2.09 and 3.01 of the KCRS. These tracts shall be owned and maintained by the lot owners served. Notes to this effect shall be showed on the engineering plans and the final plat. e. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. 12. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. 13. The applicant or subsequent owner shall comply with King County Code 14.75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either: (1) pay the MPS fee at final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. 14. Lots within this subdivision are subject to King County Code 21A.43, which imposes impact fees to fund school system improvements needed to serve new development. As a condition of final approval, fifty percent (50%) of the impact fees due for the plat shall be assessed and collected immediately prior to recording, using the fee schedules in effect when the plat receives final approval. The balance of the assessed fee shall be allocated evenly to the dwelling units in the plat and shall be collected prior to building permit issuance. 15. The planter islands (if any) within the cul-de-sacs shall be maintained by the abutting lot owners or homeowners association. This shall be stated on the face of the final plat. 16. Suitable recreation space shall be provided consistent with the requirements of KCC 2 IA.14.180 and KCC 21A.14. l 90 (i.e., sport court[s], children's play equipment, picnic table[s], benches, etc.). a. A detailed recreation space plan (i.e. area calculations, dimensions, landscape specifications, equipment specifications, etc.) shall be submitted for review and approval by DDES and King County Parks prior to or concurrent with the submittal of the engineering plan. This plan must not conflict with the Significant Tree Inventory & Mitigation Plan. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. 17. A homeowners' association or other workable organization shall be established to the satisfaction ofDDES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). 18. Street trees shall be provided as follows (per KCRS 5.03 and KCC 21 A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. Staffrpt/masters/PLATFMT.Nov99.doc 11/10/99 -8 - 0. C. d. e. f. g. h. 1. If King County determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right-of-way line. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the County has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. The species of trees shall be approved by DDES if located within the right-of- way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or stonn sewers, or that is not compatible with overhead utility lines. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DDES prior to engineering plan approval. · The applicant shall contact Metro Service Planning at 684-1622 to determine if SE 192nd Street and/or 102"d Avenue SE are on a bus route. IfSE 192nd Street and/or I 02"d Avenue SE are a bus route, the street tree plan shall also be reviewed by Metro. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, 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. 19. To implement S0-220, which applies to the site, a detailed tree retention plan shall be submitted with the engineering plans for the subject plat. The tree retention and engineering plans shall be consistent with the requirements of S0-220. No clearing of the site is permitted until the tree retention plan is approved by DDES. Flagging and temporary fencing of trees to be retained shall be provided, consistent with S0-220. The placement of impervious surfaces, fill material, excavation work, or the storage of construction materials is prohibited with the fenced areas around preserved trees, except as may be permitted under the provisions of S0-220. A note shall be placed on the final plat indicating that the trees shown to be retained on the tree retention plan shall be maintained by the future owners of the proposed lots, consistent with KCC 2IA.38.230B6. The tree retention plan shall be included as part of the final engineering plans for the subject plat. 20. In the event that any archaeological objects are uncovered on the site, the applicant shall comply with RCW Chapter 27.53, Archaeological Sites and Resources. Immediate notification and consultation with the State Office of Archaeology and Historical Preservation, King County Office of Cultural Resources and relevant tribes (including the Suquamish, Puyallup and Muckleshoot tribes) is required if discovered materials are prehistoric and a site is present. OTHER CONSIDERATIONS: I. The subdivision shall conform to KCC 16.82 relating to grading on private property. 2. Development of the subject property may require registration with the Washington State Department of Licensing, Real Estate Division. Staffrpt/masters/PLATFMT.Nov99.doc clc 11/10/99 -9 - 3. Preliminary approval of this application does not limit the applicant's responsibility to obtain any required permit or license from the State or other regulatory body. This may include, but is not limited to the following: a. Forest Practice Permit from the Washington State Dept. of Natural Resources. b. National Pollutant Discharge Elimination System (NPDES) Permit from WSDOE. c. Water Quality Modification Permit from WSDOE. d. Water Quality Certification (401) Permit from U.S. Army Corps of Engineers TRANSMITTED TO PARTIES LISTED HEREAFTER: King County Hearing Examiner BURTON ROBERT E 19226 102ND AVE SE RENTON WA 98055 CITY OF RENTON REBECCA LIND EDNSP DEPT. 1055 S. GRADY WAY RENTON WA 98055 CORE DESIGN INC. ROBERT STEVENS 14711 NE 29TH PL. SUITE #101 BELLEVUE, WA 98007 DOMAN KA THY 22724 156TH A VE SE KENT WA 98042 HANIS., PATRICK HANIS GREANEY PLLC 6703 S 234TH ST, STE 300 KENT WA 98032-2900 HICKS, JOHN 10313 SE 192ND ST RENTON WA 98055 KENT FIRE DISTRICT #37 LARRY RABEL 24611 116TH AVE SE KENT WA 98030 LOZIER HOMES CORPORATION JENNIFER MCCALL 1203 114TH AVE SE BELLEVUE WA 98004 MCDONALD ROGER & LINDA 10033 SE 192ND ST. RENTON WA 98055 RUTH JOHN W. 19406 102ND AVE SE RENTON WA 98055 SCHMELZER JERRY 19218 102No AVE SE RENTON WA 98055 SINGH HARCHAND RAUR ANGREJ 19225 102ND AVE SE RENTON WA 98055 TULLIS, MARK L. 10215 SE 192ND ST. RENTON WA 98055 UYETA WAYNE & JANE 19220 102ND A VE SE RENTON WA 98055 WENZL, ROBERT BELMONT HOMES PO BOX 2401 KIRKLAND, WA 98083-2401 ZEMECK, MS. VIRGINIA M. 19250 99TH PLACE SOUTH RENTON WA 98055-6334 BULL, TRISHAH PROJECT MANAGER II DDES/LUSD CLAUSSEN, KIM PROGRAM MANAGER 1Il DDES/LUSD DINSMORE, LISA CURRENT PLANNING SUPERVISOR DDES/LUSD GILLEN, NICK WETLAND REVIEW DDES/LUSD GOLL, SHIRLEY ASII DDES/LUSD LANGLEY, KRIS TRAFFIC ENGINEER DDES/LUSD ROGERS, CAROL CURRENT PLANNING SECTION DDES/LUSD TOWNSEND, STEVE LAND USE INSPECTIONS DDES / LUSD WEST, LARRY GEO REVIEW DDES/LUSD WHITING, KELLY KC DOT ROAD SERVICES DIVISION WHITT AKER, BRUCE SR. ENGINEER DDES/LUSD Staffrpt/maeters/PLATFMT.Nov99.doc 11/10/99 -IO - r; Z;,;; )> CJ- cZ C CJ) G) Ci') mc, ....., cnO -me ,..., :oz c::, <-i = fi-< r..n m ~ ~ ~ ,Fg ~ ~ 0 ~ J ~ Dit,,TE AIARCH ~ ., -< DRAWN M. J. Sr1:WART ;o 1"11 0 rr1 -< fT1 0 I ~ k. l;i OtSIGNtO II. CHEN j M>PROIIED II. CHCN ~ k. ~ R. H. Sltl!CNS. P.£ ~~O,oECT M"N"'-"~ .. = • ' PREl.lMINARY PLAT TALBOT RIDGE ESTATES EIELIVIONT HO/VIES P.Q BOX 2401 KIRl<LAND. WASHINGTON 98()8J-2401 I PAGE .. -~ M~ a~ • l • ~ h •• ' ~ . •. .. ' • ~ t" • ,{IS ' ' ' I I I 1------- 1 I fNOINffllNG , , ANNING, SIIIVIYING I PAGE / -- 102ND AYE. 5.E. Goll, Shirley From: Allende, Angel Sent: Friday, January 12, 2007 2:50 PM Goll, Shirley To: Subject: RE: Request for Ordinance# for the Plat of Talbot Ridge Estates L05P0007 The proposed ordinance number us 2007-0050. I'll take an introslip up next week. Have a great weekend! Angel -----Original Message----- From: Goll, Shirley Sent: Friday, January 12, 2007 12:58 PM To: Council, Clerk Cc: Bull, Trishah Subject: Request for Ordinance # for the Plat of Talbot Ridge Estates LOSP0007 Please have the attached ordinance introduced. Your office does not need to do a legal ad. Please call me if you have any questions, and please let me know what the number will be « File: Talbot Ridge Estates Subdivision Agenda.doc » « File: Talbot Ridge Estates Subdivision cover memo.doc » « File: Talbot Ridge Estates Subdivision Ord.doc » Thanks, Shirley 1 .. .. Goll, Shirley From: Sent: To: Cc: Subject: Attachments: Goll, Shirley Friday, January 12, 2007 12:58 PM Council, Clerk Bull, Trishah Request for Ordinance# for the Plat of Talbot Ridge Estates L05P0007 Talbot Ridge Estates Subdivision Agenda.doc; Talbot Ridge Estates Subdivision cover memo.doc; Talbot Ridge Estates Subdivision Ord.doc Please have the attached ordinance introduced. Your office does not need to do a legal ad. Please call me if you have any questions, and please let me know what the number will be ~ ~ ~ Talbot Ridge Talbot Ridge Talbot Ridge Estates Subdivisi ... Estates Subdivisi ... Estates Subdivisi ... Thanks, Shirley I ., ® King County . Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton WA 98057-5212 PRELIMINARY PLAT AGENDA HEARING EXAMINER FOR METROPOLITAN-KING COUNTY COUNCIL LAND USE SERVICES DIVISION, BLACKRIVER CORPORATE PARK KING COUNTY DOES HEARING ROOM 900 OAKESDALE AVE SW, RENTON WA January 30, 2007 -PUBLIC HEARING 9:30 a.m. or as soon thereafter as possible FILE NO. L05P0007 TALBOT RIDGE ESTATES SUBDIVISION PRELIMINARY PLAT REQUEST Owner: Belmont Homes, Robert Wenzl Address/Phone: STR: Location: P.O. Box 2401 Kirkland, WA 98083-2401 Phone: 425-893-8478 NW 5-22-5 Located at the southwest corner of the 102nd Avenue SE and SE 192'd Street intersection. Postal City of Renton Land Measurement: 4.36 acres Proposed Use: Fire District: School District: To subdivide into 27 lots for the development of single family detached residences in the R-6-SO zone. Of the 27 lots, 2 lots are proposed under King County Code 21A.37, Transfer of Development Rights. No. 0037 #415 Kent ® King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton WA 98057-5219 DATE: TO: FM: RE: January 12, 2007 Anne Noris, Clerk of the Council King County Council Lisa Dinsmore, Planning Supervisor Land Use Services Division Introductory Ordinances for Preliminary Plats Attached are Introductory Ordinance(s) for the Hearing Examiner's agenda scheduled for public hearing, as follows: File No. L05P0007 -TALBOT RIDGE ESTATES SUBDIVISION scheduled to be heard on January 30, 2007 A copy of the hearing agenda for each item is also attached for your information. If you have any questions or need additional information, please contact me at 296-7171. Attachments .. title .. body AN ORDINANCE authorizing a subdivision on certain property located at the southwest corner of the 102nd Avenue SE and SE 192nd Street intersection, postal city of Renton, at the request of Belmont Homes, department of development and environmental services file no. L05P0007 / Page I of I . ,,.. fi?j UNITEQSTlJTES POSTlJL SE/NICE, USPS Hom._e_ I FAQs ·------------------ Find a City by ZIP Code™ Results You Gave Us 98055 Do Another Lookup ~ Cities in a ZIP Code may be referred to by more than one name or spelling. These results indicate the ~ actual city name. Actual City name in 98055 RENTON, WA Related Links Calculate Postage Calculate postage for your letter or package online! Bate_C_'ll_cuJaJor Print Shipping Labels Print shipping labels from your desktop and pay online. Click-N-Ship..@ Other Postage Business or Residence Lookup y_ellow_l:.age» Find a business nationwide. 1/Vhit~;iges Find a residence nationwide. pt;wrotlW by S.witchboard NationaL&l'remil!I' Acc.o.unts Copyright© 1999-2005 USPS. All Rights Reserved. Terms of Use Privacy Policy NoFEAR Act EEO Data AA f:_ostaUnsp_ecto{s ~ lnspec;toLGeneral W" Pre_s~rvin_g the Trus_t ~) Pro_mgJ!.QgJDJ~ty ,. ') @) King County DDES Parcel Information Report -Change ReP-ort- This report was generated: 1/12/2007 12:46:36 PM Parcel Number: 0522059045 (Print,?~ 8 Base Info Parcel Number: 0522059045 Tax Payer: JWO LLC Annexation: N/ A Jurisdiction: King County Situs Address: Zip Code: 98055 Postal City 8 Reference Info Plat Name: N/A Plat Recording Date: N/A Plat Lot: N/A Plat Block: N/A Kroll Page: 609 Thomas Brothers Page: 686 1/4-S-T-R: NW-5-22-5 . Lot Area: 189,921 SqFt. (4.36 Acres) 8 Planning Info Zoning: R-6 Comprehensive Land Use: um Assessor's Open Space: N/A Commercial Use: N/A Number of Units: N/A • Page I of2 J"he Information included in this report has been compiled by King County s • 'from a,·variety of sources and is subject to change without notice. King Cou makes no representations or warranties, express or implied, as to the accur, completeness, timeliness, or rights to the use of such information. King Cou shall not be liable for any general, special, indirect, incidental, or consequer damages including, but not limited to, lost revenues or lost profits resull from the use or misuse of the information contained in this report. Any sah this report or information on this report Is prohibited except by writ permission of King County. Appraised Land Value: 2005 -$297,000, 2006 -$1,360,000 Appraised Improvements Value: 2005 -$0, 2006 -$0 El Administrative District Info Community Plan Area: Soos Creek Unincorporated Area Council: N/ A School District: Kent School District 415 Fire District: 0037 Roads MPS Zone: 343 ($1,246) Roads Transportation Concurrency Mitigation Zone: 803, 795 Waterfront: No Water System: WATER DISTRICT Water Service Planning Area: Soos Creek Water and Sewer District Sewer System: PUBLIC Airport Noise Remedy Program: N/A Bald Eagle Flag: N/ A Council District: 5 Julia Patterson Drainage Basin: Black River: WRIA 9 • • Police Jurisdiction: King County Police Precinct: 3 Police District: F4 Snowload Zone: Standard Agricultural Production District: N Forest Production District: N Rural Forest Focus Area: N Transfer Development Rights Type: N/A Transfer Development Rights Status: N/A Transfer Development Rights Permit Number: N/A G Inspection Area Info Building Inspection Area: S-6 Clearing Inspection Area: Jim Ballweber Code Enforcement Inspection Area: Bill Turner ESA Inspection Area: Kathy Newborn Grading Inspection Area: Ramon Locsin Land Use Inspection Area: Tim Cheatum 8 Sensitive/Critical Area Info Sensitive Areas Notice(s) on Title: None Sensitive Historic Site: None Aquatic Areas Buffer: N Basin Condition: Low Flow Control Area: Conservation Flow Water Quality: Basic Water Quality Treatment Critical Aquifer Recharge Area: None Area of Potential Wetland Influence: N Page 2 of2 .. • ® TO: FAX NO.: PHONE NO.: King County Dept. of Development and Environmental Services Land Use Services Division · 900 Oakesdale Avenue Southwest Renton, Washington 98057-5212 Fax No. 206-296-6613 or 206-296-7051 FAX COVER SHEET Ginger/ Marka 206-296-1654 206-296-4660 Total numbers of pages including this cover sheet: 4 Date: 1/12/2007 From: Shirley Goll Sender's Name Time: 2:20 PM Phone: 206-296-6796 Sender's Phone Permit Name/Number: L05P0007 -Talbot Ridge Estates Parties of Record list. applicant name & address. property location. COMMENTS: Hearing date is set for January 30. 2007. SEPA appeal period will end on January 29. 2007. PROPOSED ORDINANCE NUMBER·# 2007-? don't know yet WIADN IFIL/E copy ExaminerFaxCover.doc TRANSMITTED TO THE FOLLOWfNG PARTIES OF RECORD FOR L05P0007: BULL, TRISI-IAH PROJECT MANAGER II MS: OAK -DE-0100 DDES/LUSD BURTON ROBERT E I 9226 102ND AVE SE RENTON WA 98055 CITY OF RENTON REBECCA LfND EDNSP DEPT. 1055 S. GRADY WAY RENTON WA 98055 CLAUSSEN, KIM PROGRAM MANAGER III MS: OAK -DE-0100 DDES/LUSD CORE DESIGN fNC. ROBERT STEVENS 14711 NE 29TH PL. SUITE #101 BELLEVUE, WA 98007 DfNSMORE, LISA CURRENT PLANNING SECTION MS: OAK -DE-0100 DDES/LUSD DOMAN KATHY 22724 156TH A VE SE KENT WA 98042 GILLEN, NICK WETLAND REVIEW MS: OAK-DE -0100 DDES/LUSD GOLL, SHIRLEY CURRENT PLANNING SECTION MS: OAK-DE-0100 DDES/LUSD HANIS, PATRICK HANIS GREANEY PLLC 6703 S 234TH ST, STE 300 KENT WA 98032-2900 HICKS,JOHN 103 I 3 SE 192ND ST RENTON WA 98055 KENT FIRE DISTRICT #37 LARRY RABEL 24611 116TH AVE SE KENT WA 98030 LANGLEY, KRIS TRAFFIC REVIEW MS: OAK-DE-0100 DDES/LUSD LOZIER HOMES CORPORATION JENNIFER MCCALL 1203 114 TH A VE SE BELLEVUE WA 98004 MCDONALD ROGER & LINDA 10033 SE 192ND ST. RENTON WA 98055 RUTHJOHNW. 19406 102ND A VE SE RENTON WA 98055 SCHMELZER JERRY 19218 102ND A VE SE RENTON WA 98055 SINGH HARCHAND RAUR ANGREJ 19225 102ND A VE SE RENTON WA 98055 TOWNSEND, STEVE LAND USE INSPECTIONS MS: OAK-DE-0100 DOES I LUSD TULLIS, MARK L. 10215 SE 192ND ST. RENTON WA 98055 UYETA WAYNE&JANE 19220 102ND AVE SE RENTON WA 98055 WENZL, ROBERT BELMONT HOMES PO BOX 240 I KIRKLAND, WA 98083-2401 WEST, LARRY GEO REVIEW MS: OAK-DE-'0100 DDES/LUSD WHITTAKER, BRUCE SR. ENGINEER DDES/LUSD MS: OAK-DE-0100 ZEMECK, MS. VIRGINIA M. 19250 99TH PLACE SOUTH RENTON WA 98055-6334 , ®' Aotice of Decision- Department of Development and Environmental Services Land Use Services Division SEPA Threshold Determination and Notice of Recommendation & Hearing 900 Oakesdale Avenue Southwest Renton, Washington 98057·5212 File No.: L05P0007 Project Name: Talbot Ridge Estates ODES Project Manager: Trishah Bull Telephone No.: 206-296-6758 Applicant: Project Location: Project Description: Permits Requested: Robert Wenzl Belmont Homes, Inc. PO Box 2401 Kirkland, WA 98083-2401 425-893-8478 The site is located at the southwestern corner of the 102"d Avenue SE and SE 192°d Street intersection. The postal city is Renton. Subdivision of approximately 4.36 acres into 27 lots for the development of single family detached residences in the R-6-SO zone. The proposed lots range in size from approximately 3,200 to 5,850 square feet. Of the 27 lots, 2 lots are proposed under King County Code 21A.37, Transfer of Development Rights. Formal Subdivision Department Recommendation to the Hearing Examiner: Approve, subject to conditions Date of Public Hearing: January 30, 2007, 9:30 am ODES Hearing Room -first floor 900 Oakesdale Ave SW Renton, WA 98057-5212 SEPA Threshold Determination: Determination of Non-Significance (DNS) Issued January 12, 2007 The Department of Development and Environmental Services (ODES) will issue a written report and recommendation to the Hearing Examiner two weeks prior to the scheduled public hearing. Persons wishing to receive a copy of the report should contact ODES at the address listed below. Following the close of the public hearing, the Hearing Examiner will issue a written decision which may be appealed to the Metropolitan-King County Council. Appeal procedures will be stated in the Examiner's written decision. Any person wishing additional information on this proposed project should contact the Project Manager at the phone number listed above. Written comments may also be submitted to ODES. A public hearing as required by law will be held to consider the approval of this application. If the Renton School District announces a district-wide school closure due to adverse weather conditions or similar area emergency, the public hearing on this matter will be postponed. Interested parties will be notified of the time and date of the rescheduled hearing. Any questions regarding postponements and rescheduling can be directed to the Hearing Examiner's Office at (206) 296-4660. Comment/Appeal Procedure on SEPA Threshold Determination: Comments on this SEPA determination are welcome. This SEPA determination may also be appealed in writing to the King County Hearing Examiner. A notice of appeal must be filed with the Land Use Services Division at the address listed below prior to 4:30 p.m. on January 29, 2007, and be accompanied with a filing fee of $250.00 payable to the King County Office of Finance. If a timely Notice of Appeal has been filed, the appellant shall also file a Statement of Appeal with the Land Use Services Division at the address listed below prior to 4:30 p.m. on February 5, 2007. The Statement of Appeal'sb_<j[V identify the decision being appealed (including the file number) and the alleged errors in that decision. Further, the Statement of Appeal shall state: 1) specific reasons why the decision should be reversed or modified; and 2) the harm suffered or anticipated by the appellant, and the relief sought. The scope of an appeal shall be based on matters or issues raised in the Statement of Appeal. Failure to timely file a Notice of Appeal, appeal fee or Statement· of Appeal, deprives the Hearing Examiner of jurisdiction to consider the appeal. Appeals must be submitted to the Department of Development and Environmental Services (DOES) at the following address: Date Mailed: January 12, 2007 DDES--Land Use Services Division Attn: Permit Center 900 Oakesdale Avenue Southwest Renton, Washington 98057-5212 If you have any questions regarding the appeal procedures, please contact the Planner at the phone number listed above. If you require this material in braille, audio cassette, or large print, call (206) 296-6600 (voice) or (206) 296-7217 {TTY). ® IDng County Department of Development and Environmental Services Date of Issuance: Project: Location: State Environmental Policy Act (SIEPA) Determination of Non-Significance for LOSP0007 -Talbot Ridge Estates January 12, 2007 Subdivision of 4.36 acres into 27 lots for the development of single family detached residences in the R-6-SO zone. The proposed lots range in size from approximately 3,200 to5,850 square feet. Of the 27 lots, 2 lots are proposed under King County Code 21A.37, Transfer of Development Rights. The property is located at the southwest comer of the I 02"d A venue SE and SE 192nd Street intersection. King County Permits: Formal Plat (DDES File No. L05P0007) Trishah Bull, Planner SEPA Contact: Proponent: Zoning: Community Plan: Drainage Basin: Section/Township/Range: Notes: (206) 296-6758 Robert Wenzl Belmont Homes, Inc. PO Box 2401 Kirkland, WA 98083-2401 ( 425) 893-84 78 R-6-SO Soos Creek Black River NW-5-22-5 A. This finding is based on review of the project site plan received August 24, 2005 (revised), environmental checklist received March 24, 2005, Level I Downstream Drainage Analysis received August 24, 2005 (revised), Traffic Impact Analysis received March 24, 2005 and Addendum received August 24, 2005, Geotechnical Engineering Study received March 24, 2005, approved Road Variance L05V0066, approved drainage adjustment L05V006I,and ' i ' other documents in the file.· . · · B. Issuance of this threshold determination does not constitute approval of the permit. This proposal will be reviewed for compliance with all applicable King County codes which regulate development activities, including the Uniform Fire and Building Codes, Road Standards, Surface Water Design Manual, and the Critical Areas Regulations. Exhibit No. ~-5-=----- ltem No. Lo5Pe)l;)'o'.3 Received I·~~~ 03 / ,...,0 King County Hearing Examiner \9 ~ L05P0007 -Talbot Ridge Esta. January 12, 2007 Page 2 Threshold Determination • The responsible official finds that the above described proposal does not pose a probable significant adverse impact to the environment. This finding is made pursuant to RCW 43 .21 C, KCC 20.44 and WAC 197-11 after reviewing the environmental checklist and other information on file with the lead agency and considering mitigation measures which the agency or the applicant will implement as part of the proposal. The responsible official finds this infomrntion reasonably sufficient to evaluate the environmental impact of this proposal. The lead agency has determined that the requirements for environmental analysis, protection, and mitigation measures have been adequately addressed in the development regulations and comprehensive plan .adopted under chapter 36. 70A RCW, and in other applicable local, state, or federal laws or rules, as provided by RCW 43.21 C.240 and WAC 197-11-158. Our agency will not require any additional mitigation measures under SEPA. Comments and Appeals Written comments or any appeal of this threshold determination must be received by King County's Land Use Services Division prior to 4:30 PM on January 29, 2007. Appeals must be accompanied by a nonrefundable filing fee. Please reference the file numbers when corresponding. Appeals must be in writing and state the perceived errors in the threshold determination, specific reasons why the determination should be reversed or modified, the harm the appellant will suffer if the threshold determination remains unchanged, and the desired outcome of the appeal. If the appellant is a group, the harm to any one or more members must be stated. Failure to meet these requirements may result in dismissal of the appeal. Comment/appeal deadline: Appeal filing fee: Address for comment/appeal: Responsible Official: 11~,?;t~,p~iso, Current Planning Section Land Use Services Division Date Mailed: January 12, 2007 SEPA Determination.doc 7/27/99 clc 4:30 PM on January 29, 2007 $250 check or money order made out to the King County Office of Finance King County Land Use Services Division ATTN: Current Planning Section 900 Oakesdale Avenue SW Renton, WA 98057-5212 ~\2~ \\,2DD1 Date Signed ® A Notice of Decisiona Department of Development and Environmental Services Land Use Services Division SEPA Threshold Determination and Notice of Recommendation & Hearing 900 Oakesdale Avenue Southwest Renton, Washington 98057-5212 File No.: L05P0007 Project Name: Talbot Ridge Estates DOES Project Manager: Trishah Bull Telephone No.: 206-296-6758 Applicant: Project Location: Project Description: Permits Requested: Robert Wenzl Belmont Homes, Inc. PO Box 2401 Kirkland, WA 98083-2401 425-893-8478 The site is located at the southwestern corner of the 102"d Avenue SE and SE 192"d Street intersection. The postal city is Renton. Subdivision of approximately 4.36 acres into 27 lots for the development of single family detached residences in the R-6-SO zone. The proposed lots range in size from approximately 3,200 to 5,850 square feet. Of the 27 lots, 2 lots are proposed under King County Code 21A.37, Transfer of Development Rights. Formal Subdivision Department Recommendation to the Hearing Examiner: Approve, subject to conditions Date of Public Hearing: January 30, 2007, 9:30 am DDES Hearing Room -first floor 900 Oakesdale Ave SW Renton, WA 98057-5212 SEPA Threshold Determination: Determination of Non-Significance (DNS) Issued January 12, 2007 The Department of Development and Environmental Services (DOES) will issue a written report and recommendation to the Hearing Examiner two weeks prior to the scheduled public hearing. Persons wishing to receive a copy of the report should contact ODES at the address listed below. Following the close of the public hearing, the Hearing Examiner will issue a written decision which may be appealed to the Metropolitan-King County Council. Appeal procedures will be stated in the Examiner's written decision. Any person wishing additional information on this proposed project should contact the Project Manager at the phone number listed above. Written comments may also be submitted to ODES. A public hearing as required by law will be held to consider the approval of this application. If the Renton School District announces a district-wide school closure due to adverse weather conditions or similar area emergency, the public hearing on this matter will be postponed. Interested parties will be notified of the time and date of the rescheduled hearing. Any questions regarding postponements and rescheduling can be directed to the Hearing Examiner's Office at (206) 296-4660. Comment/Appeal Procedure on SEPA Threshold Determination: Comments on this SEPA determination are welcome. This SEPA determination may also be appealed in writing to the King County Hearing Examiner. A notice of appeal must be filed with the Land Use Services Division at the address listed below prior to 4:30 p.m. on January 29, 2007, and be accompanied with a filing fee of $250.00 payable to the King County Office of Finance. If a timely Notice of Appeal has been filed, the appellant shall also file a Statement of Appeal with the Land Use Services Division at the address listed below prior to 4:30 p.m. on February 5, 2007. The Statement of Appeal shall identify the decision being appealed (including the file number) and the alleged errors in that decision. Further, the Statement of Appeal shall state: 1) specific reasons why the decision should be reversed or modified; and 2) the harm suffered or anticipated by the appellant, and the relief sought. The scope of an appeal shall be based on matters or issues raised in the Statement of Appeal. Failure to timely file a Notice of Appeal, appeal fee or Statement of Appeal, deprives the Hearing Examiner of jurisdiction to consider the appeal. Appeals must be submitted to the Department of Development and Environmental Services (ODES) at the following address: DDES--Land Use Services Division Attn: Permit Center 900 Oakesdale Avenue Southwest Renton, Washington 98057-5212 Date Mailed: January 12, 2007 If you have any questions regarding the appeal procedures, please contact the Planner at the phone number listed ab~7~~ If you require this material in braille, audio cassette, or large print, call (206) 296-6600 (voice) or (206) 296-7217 (TTY)(Z;