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HomeMy WebLinkAboutLUA-08-127_Report 01_Report 2® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 April 8, 2005 Don Dawes Barghausen Consulting Engineers, Inc. 18215 72"ct Avenue South Kent, WA 98032 RE: Recreation/Landscape Activity No. L04MI074 Plat of Petro Vista, KC File No. L02P0012 Dear Mr. Dawes: I have reviewed the final recreation and landscape plan dated December 17, 2004 for the above referred project. The plan meets the condition of the preliminary approval and hereby is approved with the following conditions: 1. The equipment (structures, benches, picnic table, etc.) shall meet at a minimum, Consumer Product Safety Standards and be appropriately anchored. 2. Walkways shall be constructed of a material and grade that is Americans with Disabilities Act (ADA) accessible. 3. Street trees and plantings associated with the drainage facilities shall be reviewed with the engineering plans and are not part of this approval. The landscaping and recreation space improvements (i.e. play structures) must be installed and inspected or a performance bond posted, prior to plat recording. The amount of the performance bond has been established at $63,509.00 This includes landscaping, equipment, surfacing materials, etc. The bond amount also includes a thirty-percent contingency. An inspection fee is also due prior to recording. This fee covers the cost of inspections. The amount of the inspection deposit will be determined.by the Land Use Inspection Section (LUIS). If a performance financial guarantee is posted, the improvements must be installed within two year's from the date of recording. The Land Use Services Division will conduct an inspection one year after the recording date. The applicant may request in writing, an earlier inspection date if the improvements are fully installed prior to one year anniversary of recording. Enclosed is a copy of the approved plans for your records. If you have any questions, please call me at (206) 296-7173. If you have questions regarding the financial guarantee please contact Stacy Graves, Financial Guarantee Management Unit at (206) 296"7009. Questions MAUN IFllE COPY regarding the inspection process may be directed to the Land Use Inspection Section (206) 296-6642. Sincerely, ---+~~ \ )...4\6t--+t. Fereshteh Dehkordi, Project Manager Current Planning Section, LUSD Cc: Joanne Carlson, ASII, Engineering Review Section, LUSD w/encs Steve Townsend, Supervising Engineer, Land Use Inspection Section, LUSD w/encs Ray Miller, Engineer, Land Use Inspection w/encs Stacy Graves, FGMU w/encs File w/encs ------------~------------------------------------- ® Kl~g COuntyr Oeve lopment and Environmental Services 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 206-296-6600 TTY 206-296-7217 For alternate formats, call 206-296-6600. PROJECT NAME: ODES PROJECT NO: ADDRESS: PREPARED BY: Tract "A" Recreation Area -Petro Vista L02PD012 S.E. 176th Court BARGHAUSEN CONSULTING ENGINEERS, INC. Arthur M. Seidel, RLA NO. 706 D ~@~~w~ DEC 1 7 2004 K.C. D.D.E.S. PHONE: (425) 251-6222 Bonds are based upon required landscaping only and will be posted for performance and/or maintenance. Required landscaping includes perimeter landscaping, surtacing parking area landscaping, (KCC 21A.16) and any landscaping required by SEPA environmental review. The maintenance period Is for the Ille of the project, however, after posting for maintenance, the pertormance bond will be reduced to 30% ($1,000.00 minimum) and be held for a two year period. Upon re-inspection of the site the bond will be released if the site has been properly maintained (21A.16.180). A landscape maintenance lnsepctlon deposit Is required prior to permit Issuance to cover the costs of the 2· · year maintenance Inspection. Landscape Inspections are billed at the current hourly rate once the lnltlal deposit Is exhausted. If Iha project has not been maintained and there are dead trees, shrubs, ground cover, or other deficiencies noted in the required landscaping, the bond will be held until the deficiences are corrected. ',j'i ,,,;'(~w~-q: 'ie}i/ .'jll'·tk-' ·!m!'~':;·,~11,,·,.:''j •IP'i!l/ ·r,:u: !L',,:•, ;,:;·, "it'• .Tit(; tijl ~i'fllf If Hl,l'i1",:1,.i':ttJ.:;Jt':if~1-,,,.,...,;;~iv1·,·"fr:r '.i'i~ '','iJ; ~)ff,i;•·;;, ·, '. .• ~'k '1 h:;;: -~.;-.. ' ,;; 1'.:-PI->Ni;t ;l.-t £,· •. , ··' ',,._.. ,:,r,.,,:,,_44,·,~"" .''.· L: ;:·,,;,, ,Jt •sii"UNIT;PRICE ,, , .. ,. · .,,,,,,•:UNIT1TYPE'''.,' ,: ·· !:· .. ·, :: QUANTITif , , ·.,, '.PRICE,,•.'· °2',1':~ ''• '·"i'J !i :;,,r -~11'· '.;l,)'.' ·~..:r:t-rJ.#l\r1~~~-)'1\},~ "fo1r.S,-f,.~ii)rJ\ r;,i,, ,t~;., "''~ ', t V ,!' .J. :. ·f, 1.-:~ 1--~1.\,J:. :· ,,,, ... :) ·: .. A~1t:.-ri:~-14i~/l'~~-•rffl" "\ 11; Nu· ,-' i.·' :;1· ', ,4i;,\tH 1 'I. _. __ .'/ ' .-~ ._-,, ,' }, HYDROSEEDING SOIL PREPARATION e.. TOPSQ[1;_(4 JNC!J_ES DEEP) 8. MULCH (2 INCHES DEEP) c. FERTILIZER PLANT MATERIALS A. EVERGREEN TREES 3-INCH CALIPER B. SHRUBS c. GROUNDCOVER I MISCELLANEOUS TREE STAKES FENCING SOLID WOOD CEDAR IRRIGATION LandscapeBondOuantity $50.00 MSF (1,000 SQ. FT.) 8 $400.0( $25,00 CY (~UBIC YARD) 146 $3,65_()_.0C $30.00 SF (SQUARE FOOT) 22 $660.0 $6.67 SF (SQUARE FOOT) 2 $13.()( $250.00 EACH COST&LABOR 12 $3,000.0C $35.00 EACH COST&LABOR 134 $4,690.0C $4.00 EACH COST&LABOR 800 $3,200.0C SUBTOTAL COST ESTIMATE! $15,613.~ $2.65 EACH PER STAKE & LABOR $28.50 LINEAR FOOT (INCLUDES LABOR) $0.80 SQUARE FOOT Check out the ODES Web site at www.metrokc.gov/ddes b-wks-landscapebq.pdf 12-17-2003 24 $64.0 84 $2,394.0C 11,850 $9,480.0< Page 1 of 2 11011.006.xls [AMS/dmj DDITIONAL ITEMS: ONSITE RECREATION FACILITIES ICNICTABLE BENCH PLAY EQUIPMENT PLAY ELEMENT BASKETBALL SET ADA PLAY SURFACING TIMBER CURB CONCRETE PAVING A.C. PAVING L.andscapeBondQuantity $900.00 EACH $700.00 EACH $7,900.00 EACH I $I,I00.00 EACH 2 $510.00 EACH $2.80 SQUARE FOOT 831 $5.00 LINEAR FOOT 51 $2.50 SQUARE FOOT 540 $2.00 SQUARE FOOT 2,580 SUBTOTAL BOND AMOUNT Add 30% of the Bond Sub· Total for Contingency in Accordanc with Financial Guarantee Ordinance 120220, Section 13 TOTAL BOND PRICE $63,508.9 Check out the ODES Web site at www.metrokc.gov/ddes b·wks-landscapebq.pdf 12-17 ·2003 Page 2 of 2 11011.006.xls [AMS/dm) e e Double Shifter MSP7030P The Double Shifter expands upon the Single Shifter's abstract design to include a clim~ing ramp, a lounging section and a table with scoop for extended play opportunities . The circular openings in each section connects the children playing on the Double Shifter and encourages interaction between them all. Triple Shifter· M 7021P The Triple Shifter will intrigue children For hours . It combines manipulatives such as the rattling antenna and 3 climbing challenges including a rope ladder, climbing wall with grips, and a panel with holes designed For getting to the top . With circular openings on every panel, children can crawl around the Triple Shifter making their way to each unique section, and make new friends along the way. If all these activities were not enough , the floor is slightly slanted to further challenge everyone's balance. . .. . . . ..... . : ... : . . . . . . . . . . ................... . . . . . . . . . . . . . . . KOMPAN"f.- a I am In ts Red Ye II ow The Racer is a new development within spring riders . Because of the Racer's rounded and comfortable body, the child con lean from side to side as if racing around corners. Stable footrests and graspable handholds ore supplied for this active ploy. Due to its abstract form , the Racer can take on any role in the play -racing on a horse , on a motorbike, or even a space scooter. ~IPE&,41~ 'W~-·---MEMBER Yellow ICOMPAN"f- e I em 1 n ts Red The Stinger will bring a buzz and plenty of smiles os children mount the curved form of the pod and hold on for a rocking fun time. Leaning from one side to the other will be a breeze when they place feet on the sturdy footrest and hands on the controls, imagining intergalactic choses and zipping around corners . The antenna of the bock is o great manipulative toil that rattles with each movement and wags with each lunge. ~ te!E !Y.I.A 'W ••••1•t.HHH HIHIIIIIM MEMBER I ~ 1(1 --- urability -· 2004 Pl as t i sol Co a ted Furniture Catalog 10 Day Quick Ship Program See Pages~ and 9 SIGNATURE SERIES •) SG2 I S(P) -Basic Frame SG226(P) -Superior Frame SG247(D) -Premium Frame Patented CONTEMPORARY SERIES .. CN420(D) CN4 I O(P) w/CN4 I I (P) -w/MC I 03 (Sold Separately) CN425(P) ® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 March 17, 2005 Don Dawes • Barghausen Consulting Engineers, Inc. 18215 72nd Avenue South Kent, WA 98032 RE: Petro Vista Recreation Plan. KC File No. L04MI074 Subdivision File No. L02P0012 Dear Mr. Dawes: • I have reviewed the recreation plan submitted December 17, 2004 for the above referred subdivision. It appears that the proposal has changed from what was proposed and approved by the King County Examiner on April 30, 2004. The proposed revision such as reduction of number of lots and shifting the lot lines constitute a minor change which will not require ' opening of the public hearing records. However it requires a subdivision revision approval which must be reviewed and approved by the King County LUSD. Please submit five copies of a subdivision revision with appropriate fee (see attached). The review of the recreation plan will be "on hold" pending the approval of the revision. If you have any questions regarding this letter, please call me at (206) 296-7173. Sincerely, Fereshteh Dehkordi, Project/Program Manager Current Planning Section Enclosure Cc: Kim Claussen, Project Manger III Mark Follmer, Engineer, Engineering.Review Section M~iM IFRI\.IE COPY DDES 2005 Fee Estimate Detail -DDES, King County Washington t Ci> King County .J I//IIJJ!!!/!lll 414tlA4W .M#h§,M P,lpc:1rrt~nt of Qev,t,ppmeo~ Qn<fi en,"'lir@ omen1~ll $,~i:Mlc::et;, • DOES Homepage Summary of Estimated. Permit Fees , Effective January 1, 2005 Plat Revision Revisions made to preliminary plat approval Go to Index POTENTIAL PROCESSING FEE DETAIL: Attention: The following sample fees for 2005 are examples only. Actual fees depend upon services required and length of review. Current hourly. charges are $144.90/hour. Sample fees may be rciunded to the nearest dollar. This permit/review process may be subject to Project Management. Average: Small to medium-scale project with limited revisions which involves standard review by multiple staff and typically requires staff to review critical areas or other special studies. Large/Complex: A difficult or large project with one or more substantive issues to be resolved involving multiple staff; may require review of critical area and/or other special or technical studies; and, may require legal research. Service Counter Service Fee (fixed) Land Use/Planning Review (hourly) Engineering Review (hourly) Estimated Total Updated: December 31, 2004 Average $103 $1,449 $725 $2,277 Large/Com.plex $103 $2,898 $1,450 $4,451· Top of Page King County I DOES I News I Services I Comments I Search Links to external sites do not constitute endorsements by King County. By visiting this and other King County Web pages, you expressly agree to be bound by terms and conditions of the site. The details. http://appsOl.metrokc.gov/www/ddes/scripts/fee2004-2.cfin ?key_ val= 15 Page 1 of 1 03/16/2005 ~----------------------------------------- soc DOES King County Department of Development and Environmental Services 900 Oakesdale Ave SW Renton, Washington 98055-1219 December 20, 2004 Summar of Char Applicant: BARGHAUSEN ENGINEERS, INC 18215 72ND AVES KENT WA 98032 2516222 Description Counter Service Fees Deposit Based on Est Hrs Totals By Category: Total Fees: lication Activity Number: Project Number: Development Number: Permit Type: Status: Due At Application $102.64 $579.60 $682.24 Page 1 of 1 L04MI074 L02POOJ2 L-MISC PENDING Due At Settlement $0.00 $682.24 The fees shown above represent current charges as of this date and are an estimate based on the information provided to DOES at the time of application. For services that are rendered on an hourly basis, the cost of those services will be based on the actual hours worked. Hourly fees are charged at the rate in effect at the time of service, and will be billed monthly, along with any other outstanding fees. Fees that have been posted prior to permit issuance will be collected at that time. Fees subsequently posted will be billed to the a licant. All fees must be paid in full before DDES issues Final Approval, T.C.O. or C.O. L02POO 12-Petro Vista 8 the engineering plans for DOES review and approval. This mitigation is intended to reduce disturbance within the protective buffer and associated wetland. 2) All existing structures and other debris shall be removed from the sensitive area tracts and the area shall be restored in accordance with KCC 2!A.24. n. The following note shall be shown on the final engineering plan and recorded plat: RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial interest in the land within the tract/sensitive area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the King County Department of Development and Environmental Services or its successor agency, unless otherwise provided by law. The common boundary between the tract/sensitive area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, grading, building construction or other development activity on a lot subject to the sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required 15-foot building setback line, unless otherwise provided by law. 16. The proposal is to combine the recreation and drainage tracts. A suitable recreation space shall be provided within the combined tract consistent with the requirements of KCC 21A.14.180 and KCC 21A.14.190 (i.e., sport court[s], children's play equipment, picnic table[s], benches, etc.). a. An overall conceptual recreation space plan shall be submitted for review and approval by ODES, with the submittal of the engineering plans. This plan shall include location, area calculations, dimensions, and general improvements and landscaping. The approved engineering plans shall be consistent with the overall conceptual plan. b. A detailed recreation space plan (i.e., landscape specs, equipment specs, etc.) consistent with the overall conceptual plan, and KCC 21A.16 (landscaping code) as detailed in item , a., shall be submitted for review and approval by DOES and King County Parks prior to or concurrent with the submittal of the final plat documents. c. A performance bond for recreation space improvements shall be posted prior to recording of the plat. ® King County Department of Development and Environmental Services 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 Application Acknowledgement 12-20-2004 This letter is to acknowledge that an application has been received for the following work: Application Number: L04MI074 Application Date: 12/20/2004 Applicant: BARGHAUSEN ENGINEERS, INC Location: Final Recreation Plan for Petro Vista (L Site Address: Parcel: 619660-0381 Permit Type: L-MISC Subtype: MISC-OTH Title: REC PLAN FOR L02P0012 , Description: Final Recreation Plan for Petro Vista (L02P0012) Questions about this application and it's status should be directed to the permit service center at: 206-296-6600. LU_APP _ACK 05-16-03 December 15, 2004 COURIBR DELNERY ~ ~O: ~ID:!,~@ Kim Claussen King County Department of Development and Environmental Services 900 Oakesdale Avenue S.W. Renton, WA 98055-1219 K.C. D.D.E.S. RE: Submittal of Final Landscape/ Recreation Space Plans for Plat of Petro Vista King County Project No. L02P0012 / Parcel No. 619660-0381 Our Job No. 11011 Dear Kim: On behalf of our client, Bennett Sherman, LLC, we are submitting the detailed final landscape/recreation space plans for the project referenced above to satisfy preliminary plat approval' Condition No. 16b. Enclosed are the following documents for your review and approval: I. Original completed Certification of Applicant Status form 2. One check payable to King County Finance in the amount of $1,842.00 3. One copy of preliminary plat approval Condition No. 16b 4. Eight sets of the final landscape plans 5. Two copies of the landscape bond quantity worksheet 6. Eight copies of the play structure specifications and catalog cut sheets Please review and approve the enclosed at your earliest convenience. If you have any questions or need additional information, please contact me at this office. Thank you. DD/kn enc: As Noted Respectfully, '-i ~ ~~-M- Don Dawes Cb Project Engineer cc: Sharon Claussen, King County Parks (w/enc) Bill Sherman, Bennett Sherman, LLC (w/enc) Bob Ehrlichman, Bennett Sherman, LLC (w/enc) Todd Sherman, Bennett Sherman, LLC (w/enc) Fred Herber, Bennett Sherman, LLC (w/enc) Hal P. Grubb, Barghausen Consulting Engineers, Inc. 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251 ·6222 (425) 251-8782 FAX BRANCH OFFICES • OLYMPIA, WA • TEMECULA, CA • WALNUT CREEK, CA www.barghausen.com <® Kl~g Countyr Development and Environmental Services 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 206-296-6600 TTY 206-296-7217 For alternate formats, call 206-296-6600_ PROJECT NAME: ODES PROJECT NO: ADDRESS: PREPARED BY: Tract "A" Recreation Area -Petro Vista L02P0012 S.E, 176th Court BARGHAUSEN CONSULTING ENGINEERS, INC. Arthur M. Seidel, RLA NO. 706 DEC 1 7. 200~ PHONE: (42~9r-Bz:P·E.S. Bonds are based upon required landscaping only and will be posted for performance and/or maintenance. Required landscaping includes perimeter landscaping, surfacing parking area landscaping, (KCC 21A.16) and any landscaping required by SEPA environmental review. The maintenance period Is for the Ille of the project, however, after posting for maintenance, the performance bond will be reduced to 30% ($1,000.00 minimum) and be held for a two year period. Upon re-inspection of the site the bond will be released if the site has been properly maintained (21 A.16.180). A landscape maintenance lnsepctlon deposit Is required prior to permit Issuance to cover the costs of the 2· · year maintenance Inspection. Landscape Inspections are billed at the current hourly rate once the Initial deposit Is exhausted. If the project has not been maintained and there are dead trees, shrubs, ground cover, or other deficiencies noted in the required landscaping, the bond will be held until the deficiences are corrected. :f:,,,i;i,}, 1\'!t?J .. ·.,~"~;irFP,/.:Z t', ·, ··1~, y .:,:;Jtufitl 1p4i,j 'f/!UNIT::P,RICEltl W/1'1,/frll:,{t,1}_!/,liUNIT!,Ti)'PE,1f!f,~1)li1,IJ;ifi[rx,:./" //!1,iQUANTIT.Y.·1ir'J, t~\1 'i'iPRICEf,1/),' I ,l.'i/' __ ~~-iJ: '. J~~l.'1_•,h.':C:..'!,(1'.,Jd/},1i_'.!l:i:·1,d;1'J'.i.,l);:,l,J;;!tftffi,ii"ffe!i/1,I J/r,;r!i,r/!i.',ii, C,r11;f,_n;!fiJ,,,;,,Ji/fc>lfk'J.'1 19,'1.;J,',I ii lJ,.;ti:'[1; ',~,.;, 't;;l,,:1 , , --:,::.', '" ; . .':, ."·;;;;_ ,~,:~ .:" ·' r ' '1:/; ,,,·. '. ·r:·· . .";" ·; ." ''.' :/1 ,i,!J/~, ".1,,11,f11· r\w .'I..·: ,,it,., :!fii.J HYDROSEEDING SOIL PREPARATION A. T9PSOIL (4 INCHES DEEP) B. MULCH (2 INCHES DEEP) c. FERTILIZER PLANT MATERIALS A. EVERGREEN TREES 3-INCH CALIPER B. SHRUBS C. GROUNDCOVER I MISCELLANEOUS TREE STAKES FENCING SOLID WOOD CEDAR IRRIGATION LandscapeBondQuantlty $50.00 MSF (1,000 SQ. Ff.) 8 $400.0( $25.00 CY (CUBIC YARD) 146 $3,650.0 $30.00 SF (SQUARE FOOT) 22 $660.0C $6.67 SF (SQUARE FOOT) 2 $13.0C $250.00 EACH COST&LABOR 12 $3,000.0C $35.00 EACH COST&LABOR 134 $4,690.0C $4.00 EACH COST&LABOR 800 $3,200.0C SUBTOTAL COST ESTIMATE! $[5,613.0~ $2.65 EACH PER STAKE & LABOR $28.50 LINEAR FOOT (INCLUDES LABOR) $0.80 SQUARE FOOT Check out the ODES Web site at www.metrokc.gov/ddes b-wks-landscapebq.pdf 12-17-2003 24 $64.0( 84 $2,394.0( 11,850 $9,480.()( Page 1 of 2 11011.006.xls [AMS/dm] ' J , ·iW;i~~~tti(I'i'.lli~iji~;;i~:i;1i:,:~~~:~1~1:~;m 1 '11,1;: !ffil ./!!,,,:, ,,f,,I!) '!lll!r.,~,i,J,1,t1r:niil,'.itillli,,,H:i iiiim,!ii1i!ilfilf:i;,,im ,DT: DDITIONAL ITEMS: ONSITE RECREATION FACILITIES PICNIC TABLE BENCH PLAY EQUIPMENT PLAY ELEMENT BASKETBALL SET ADA PLAY SURFACING IMBER CURB CONCRETE PA YING A.C. PAVING $900.00 EACH $700.00 EACH $7,900.00 EACH $1,100.00 EACH 2 $510.00 EACH $2.80 SQUARE FOOT 831 $5.00 LINEAR FOOT 51 $2.50 SQUARE FOOT 540 $2.00 SQUARE FOOT 2,580 SUBTOTAL BOND AMOUNT Add 30% of the Bond Sub-Total for Contingency in Accordanc with Financial Guarantee Ordinance 120220, Section 13 TOTAL BOND PRIC Check out the ODES Web site at www.metrokc.gov/ddes Page 2 of 2 11011.006.xls IAMS/dm] LandscapeBondQuantity b·wks-landscapebq.pdf 12-17-2003 I • '• e e Double Shifter MSP7030P The Double Shifter expands upon the Sing le Shifter's abstract design to include a climbing romp, a lounging section and a table with scoop for extended ploy opportunities . The circular openings in each section connects the children playing on the Double Shifter and encourages interaction between them all . Triple Shifter · M 7021P The Triple Shifter will intrigue children for hou r s. It combines manipulotives such as the rattling antenna and 3 climbing cha ll enges including a rope ladder, climbing wall with grips, and a panel with holes designed for getting to the top . With circular openings on every panel , children con crawl around the Triple Shifter making their way to each unique section , and make new friends along the way. If all these activities were not enough, the floor is slightly slanted to further challenge everyone's balance . . .. : : : . : : .. · ......... · ........ ................... . . . . ... . . . KOMPANf.. elemen t s Red Yellow The Racer is a new development within spring riders . Because of the Racer's rounded and comfortable body, the child can lean from side to side as if racing around corners. Stable footrests and graspable handholds are supplied for this active play. Due to its abstract form , the Racer can take on any role in the play -racing on a horse , on a motorbike , or even a space scooter. ~IPEMA' -........ .. ... =::::u ... ,_ ... MEMBER Ye II ow KOMPANf- eleme n ts Red The Stinger will bring a buzz and plenty of smiles as children mount the curved form of the pod and hold on for a rocking fun time. Leaning from one side to the other will be a breeze when they place feet on the sturdy footrest and hands on the controls , imagining intergalactic chases and zipping around corners . The antenna at the back is a great manipulative fail that rattles with each movement and wags with each lunge. ~IPEMA: ••1 •uo_,.....,, _ _.. ....... I Hl.l .tUlMlll.t• MEMBER )\ urability 2 004 Plastisol Coated Fu r ni t ur e C a t al og -10 Day Quick Ship Program See Page s ~ and 9 SIGNATURE SERIES SG2 I S(P) -Basic Frame SG226(P) -Superior Frame I SG247(D) -Premium Frame Patented t J )1 CONTEMPORARY SERIES • CN420(D) CN4 I O(P) w/CN4 I I (P) -w/MC I 03 (Sold Separate ly) CN42S(P) From: Sent: To: Cc: Subject: Fereshteh: Ballweber, Jim Wed~uar~5. 2005 4:54 PM c.:: Deh~or I, Fer~~ 09e-, 13ete RE: Petro Vista, L04Ml074 I have reviewed the plans you provided. I have estimated that the area of the Tract B wetland/buffer is approximately 0.72 acres, and the area of the Tract C wetland/buffer is approximately 0.80 acres, for a total of 1.52 acres, or approximately 40% of the gross area of the project. Since >25% of the gross project area will be set aside in these wetland/buffer tracts, the project is exempt from significant tree retention, per KCC 21 A.38.230.B.1.h. I am returning the plans to you, with my red-lines. Jim Ballweber Site Development Specialist II/Forester King County DOES 206/296-6779 -----Original Message----- From: Dehkordi, Fereshteh Sent: Thursday, December 23, 2004 9:46 AM To: Ballweber, Jim Subject: Petro Vista, L04Ml074 Jim: l will drop off a copy of landscape plan for this preliminary approved plat. The site is subject to the sig tree retention. However approximately 25% of the site appears within a SA tract and could be exempt from the sig tree requirement. Please forward any comments that you might have by January 5th if possible. Thanks and happy holidays! Fereshteh ® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 April 8, 2005 Don Dawes Barghausen Consulting Engineers, Inc. 18215 72"d Avenue South Kent, WA 98032 RE: Recreation/Landscape Activity No. L04MI074 Plat of Petro Vista, KC File No. L02P0012 Dear Mr. Dawes: I have reviewed the final recreation and landscape plan dated December 17, 2004 for the above referred project. The plan meets the condition of the preliminary approval and hereby is approved with the following conditions: 1. The equipment (structures, benches, picnic table, etc.) shall meet at a minimum, Consumer Product Safety Standards and be appropriately anchored. 2. Walkways shall be constructed of a material and grade that is Americans with Disabilities Act (ADA) accessible. 3. Street trees and plantings associated with the drainage facilities shall be reviewed with the engineering plans and are not part of this approval. The landscaping and recreation space improvements (i.e. play structures) must be installed and inspected or a performance bond posted, prior to plat recording. The amount of the performance bond has been established at $63,509.00 This includes landscaping, equipment, S\,lrfacing materials, etc. The bond amount also includes a thirty-percent contingency. An inspection fee is also due prior to recording. This fee covers the cost of inspections. The amount of the inspection deposit will be determined by the Land Use Inspection Section (LUIS). If a performance financial guarantee is posted, the improvements must be installed within two year's from the date of recording. The Land Use Services Division will conduct an inspection one year after the recording date. The applicant may request in writing, an earlier inspection date if the improvements are fully installed prior to one year anniversary of recording. Enclosed is a copy of the approved plans for your records. If you have any questions, please call me at (206) 296-7173. If you have questions regarding the financial guarantee please contact Stacy Graves, Financial Guarantee Management Unit at (206) 296-7009. Questions regarding the inspection process may be directed to the Land Use Inspection Section (206) 296-6642. Sincerely, -+-~~ \)~~"'+t· Fereshteh Dehkordi, Project Manager Current Planning Section, LUso· Cc: Joanne Carlson, ASII, Engineering Review Section, LUSD w/encs Steve Townsend, Supervising Engineer, Land Use Inspection Section, LUSD w/encs Ray Miller, Engineer, Land Use Inspection w/encs Stacy Graves, FGMU w/encs File w/encs tQ King County Department of Development and Environmental Services 900 Oakesdale Avenue Southwest Renton, WA 98057-5212 206-296-6600 TTY 206-296-7217 www.metrokc.gov June 7, 2007 Mr. Karl Best c/o K Best Construction, Inc. PO Box!790 Snohomish, WA 98291-1790 RE: Subject: Financial Guarantee Activity Number A04BN493 -L05GJ088 Sensitive Area Mitigation -Monitoring Reports Dear Mr. Best: This is a fonn letter reminder that the Sensitive Area Mitigation financial guarantee associated with permit L02P0012 requires monitoring. Our records show that annual ·monitoring report 2006 (due Oct 31) was not received. These annual reports are crucial information to track and ensure that your mitigation monitoring project remains in compliance and continues to progress toward final release. If you have prepared and submitted a report, we did not get it for some reason. Please resubmit one copy to Lisa Brandt at the contact information above. We encourage you to be thorough in presenting the current site conditions as it relates to the permit conditions and standards of success (i.e. percent survival, cover of planted plants, invasive species percent cover, maintenance, site description etc.). If you have not gathered field data or prepared a monitoring report by this time, it will be necessary to contact me directly at 206-296-6764 or Lisa.Brandt@metrokc.gov . We can discuss the site conditions and the submittals necessary to maintain monitoring status of the project. If we do not hear from you within 60 days, it may be necessary for me to inspect the site to determine the project status. There will be a fee of$140.00 per hour for the time required to do the site inspection. We look forward to hearing from you in the near future. Sincerely, Lisa Brandt Environmental Scientist 11 Critical Areas Section cc: File I ® King County Department of Development and Environmental Services 900 Oaksdale A venue SW Renton, WA 98055-1219 April 25, 2005 Sherman Bennett LLC 2100 -l 24ili Avenue NE, Suite I 00 Bellevue, WA 98005 RE: Subject: Financial Guarantee Activity Number A04BN493 (L05GI088) Sensitive Area Mitigation To Whom It May Concern: As you may know, there is a Sensitive Area Mitigation financial guarantee associated with permit L02P0012, which requires monitoring. Prior to initial monitoring, the financial guarantee must be posted with the Department. If you have not already done so, please contact Stacy Graves (206-296-7009) at your earliest convenience. The purpose of this letter is to provide you with information about the monitoring process, a county monitoring staff contact, and to inform you of King County hourly fees associated with the monitoring activity. Permit conditions required that the mitigation area satisfy approved plan performance goals and standards of success by the end of the monitoring period. Monitoring and maintenance will need to be performed on this site throughout the monitoring period to comply with permit conditions. Typically you can expect an installation inspection, follow-up reviews of the monitoring report and site visits if questions arise and a final inspection at the end ofthernonitoring period. Attached is a copy of the bond monitoring guidelines to further explain the process. Typically, such maintenance includes watering and control of invasive, non-native, brush and weeds. All documents and future monitoring reports should be submitted under the bond number (above) to enable us to monitor the progress of your project and ensure approval of the release of your financial guarantee at or before the end of the performance monitoring period. An activity has been established to track the monitoring activities. Monitoring and maintenance verification inspections will be conducted on an as needed/annual basis by the Department of Development and Environmental Section (DOES) staff to ensure your project is progressing toward satisfying the success criteria. Fees will be charged at the annual current billing rate (2004+ rate is $144.90 per hour) for staff time associated with all work done in conjunction' with monitoring, inspection, permit compliance, and release of financial guarantees. Please reference your activity number and provide a copy of this correspondence when remitting payment to our finance office located in the main reception area on the first floor at DDES. These fees must be paid before the release of the financial guarantee. Bennett Shennan LLC April 25, 2005 Page2 If you have any questions regarding this process please contact me within (30) thirty days at 206-296-6764 or lisa.brandt@metrokc.gov. Sincerely, ~P~- Lisa Brandt Environmental Scientist II Critical Areas Section Enclosure cc: File BOND REQUIREMENT NOTIFICATION Date: / 2./ 21 / t>'i. TO: Financial Guarantees Management Unit FM: Critical Areas Section RE: Activity/Project# L o4 $ R O 7'{ 1-..0~?00/;). The application referenced above has been approved. The bonds listed below are required. for this project. Applicant rlcNl'lfiiTC 5Ub/?f'18:t'!; l.,t,.(., Phone#. _______ _ . s 4-.L. /2()1/ ·N.c;. I -S:~·. 5 -,Z..D I Bond Type ~/Streams/Geology/Wildlife) # Years Monitoring __ 6"=-----'---~ Initial Bond Fee -~J./'-'-'{i"'-'-(-=·[.,'----- Bond Amount FGMU Bond Activity·# __________ _ .Please return this notification with the appropriate copies of the bond forms and initial bond fee amount that was sent the applicant, to Critical Areas Section. cc: File ® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 April 8, 2005 Ivana Harversen Barghausen Consulting Engineers, Inc. 18215 72nd Avenue South Kent, WA 98032 RE: Petro Vista Revision. KC File L05RE015 Plat File, L02P0012 Dear Ms. Halversen: This is in response to your request for approval of a revision to the approved plat of Petro Vista. You have requested to reduce the total number of lots from 23 to 18. Additionally the combined drainage and recreation tract has been enlarged and a slope tract (Tract D) is being proposed at the back of lots I thru 7. We have reviewed your request and approve the proposed revision received May 28, 2005. This revision is subject to all conditions of approval dated April 29 2004 and the following new condition: • Tract D shall not be bisected by lot lines. The proposed rockery within the tract shall meet KCC21A.12.170.F.1. and KCC21A.14.220 (see attached). The homeowners Association shall be responsible for ownership and maintenance of Tract D. Enclosed is a copy of the approved revision plan for your records. If you have any questions, please call me at (206) 296-7173. Sincerely, - ~---~\;~~~ Fereshteh Dehkordi, Project Manager Current planning Section Enclosure CC: Kim Claussen, Senior Planner, Current Planning Section Pete Dye, Senior Engineer, Engineering Review Section, w/enc. Joanne Carlson, Engineering Review Section w/enc. Main File w/enc. Project Name: Petro Vista Project Number: L02P0012 SE of Southeast 118th Str~~t and Petrovltsky Road Location: Contact: Bob Ehrlllchma1 Address: Bennett Sherman 2100 124th Ave. NE, Suite 100 Bellevue, WA 98005 bond worksheeLllOll.xls 677 .00 132.20 541.60 338 .50 All plant prices are from Storm Lake Growers, Wabash Natives, Fourth Comer, and Sound Native Plants (conta iners); and from Frosty Hollow and Abundant life (seeds). SUBTOTAL (SUM ALL PAGES): 30% CONTINGENCY & MOBILIZATION : TOTAL : Sensitive Areas Bond Quantity Worksheet $ 15,691.09 $ 4 ,707.33 $20,398.42 r-:D ~ C :Z:::;,r;;: II" m 0-z -0 ~s .... ""o -;;:, m u,,O --m e= < ::m;2 r,.; ~~ C: m ("), c::: rn .... C V1 Page 1 12/1/2004 Project Name: Petro Vista Project Number: L02P0012 Location: SE of Southeast 118th Street and Petrovits~ Road Contact: Bob Ehrllichmat. AddresstBennett Sherman 2100 124th Ave. NE, Suite 100 Bellevue, WA 98005 Siems. sensitive area bounda NOTE: All plant prices are from Storm Lake Growers, Wabash Natives, Fourth Comer, and Sound Native Plants (containers); and from Frosty Hollow and Abundant Life (seeds). bond worksheet....11011.xls SUBTOTAL (SUM ALL PAGES): 30% CONTINGENCY&. MOBILIZATION : TOTAL : Sensitive Areas Bond Quantity Worksheet $15,691.09 $ 4 ,707.33 $20,398.42 Page 1 12/1/2004 ,-··" CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES Fereshteh Dehkordi King County Department of Development and Environmental Services 900 Oakesdale Avenue S.W. Renton, WA 98055-1219 RE: Minor Preliminary Plat Revision Petro Vista Preliminary Plat King County File No. L02P0012 Our Job No. 11011 Dear Fereshteh: March 28, 2005 COURIER DELIVERY On behalf of Bennett Sherman, LLC, Barghausen Consulting Engineers, Inc. is formally requesting a minor preliminary plat revision to the Petro Vista Preliminary Plat. Enclosed for your review are the following items: 1. One (I) check from Bennett Sherman, LLC in the amount of $2,277 for the required submittal fee 2. Ten (10) copies of the revised preliminary plat map 3. One copy of the Subdivision Density and Calculations Worksheet 4. One (1) copy of the approved preliminary plat map received by King County Department of Development and Environmental Services on February 26, 2004 5. One (I) copy of the Hearing Examiner report dated April 29, 2004 6. One (I) copy of your letter dated March I 7, 2005 requesting the minor revision We have made the following changes to the approved layout based on conditions outlined in the Hearings Examiner report as well as client requested changes to the lot configuration. The following outline summarizes the changes that have been made to the preliminary plat map. On one of the enclosed copies the changes have been highlighted for easy identification. I. The overall lot count has been reduced from 23 lots to 18 lots. The requirements for J minimum density are satisfied as a significant portion of the site is constrained with wetland buffers. 2. The slight bend of SE 176th Court around the wetland buffer has been removed to straighten the roadway; wetland buffer averaging is proposed in this area. J j L05RE015 IDl ~©~DW[§I[)' lnJ MAR 2 8 2005 ~ 3. S.E. 176th Court is identified as an urban subaccess street. 18215 72ND AVENUE SOUTH KENT. WA 98032 (425) 251-6222 (425) 251-8782 FAX K C Q Q E S BRANCH OFFICES + OLYMPIA, WA + TEMECULA, CA + WALNUT CREEK, CA • • . ' · · www.barghausen.com Fereshteh Dehkordi King County Department of Development and Environmental Services -2-March 28, 2005 4. A 25-foot radius has been provided at the intersection of I 18th Avenue S.E. and S.E. Petrovitsky Road. 5. Lots 19-23 have been eliminated, now Lot 18 will be the sole lot accessing directly onto I 18th Avenue S.E. in accordance 'with condition # B, I~ / 6. Lots 19-23 on the approved plan have been reconfigured and are now Lots 15-18. 7. Only 13 lots are proposed along the south property line instead of 16 as previously j proposed. The lot widths have been increased from 30 feet to 40 feet. 8. Lot 14 has replaced lots 17 and 18 and the combined park/drainage facility tract has been / enlarged. 9. Wetland buffer averaging i~ll proposed, although in a modified manner. reductions of no more tha~ercent are proposed in some areas. Buffer width Please review the changes noted herein and issue an approval for the minor preliminary plat revision. If you have any questions or need additional information regarding this matter, please contact me at this office. Respectfully, /"}VtuA..tc ~ Ivana Halvorsen Senior Planner IH/pj 1101 lc.013.doc enc: As Noted cc: Bob Ehrlichman, Bennett Sherman, LLC ( w/enc) Hal P. Grubb, Barghausen Consulting Engineers, Inc. ~ [g@[gOW~ IQ\ MAR 2 8 2005 ~ L05RE015 K.C. D.D.E.S ,, CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES Fereshteh Dehkordi King County Department of Development and Environmental Services 900 Oakesdale Avenue S.W. Renton, WA 98055-1219 RE: Minor Preliminary Plat Revision Petro Vista Preliminary Plat King County File No. L02POO 12 Our Job No. 11011 Dear Fereshteh: March 28, 2005 COURIER DELIVERY On behalf of Bennett Sherman, LLC, Barghausen Consulting Engineers, Inc. is formally requesting a minor preliminary plat revision to the Petro Vista Preliminary Plat. Enclosed for your review are the following items: l. One (I) check from Bennett Sherman, LLC in the amount of $2,277 for the required submittal fee 2. Ten (10) copies of the revised preliminary plat map 3. One copy of the Subdivision Density and Calculations Worksheet 4. One (1) copy of the approved preliminary plat map received by King County Department of Development and Environmental Services on February 26, 2004 5. One (I) copy of the Hearing Examiner report dated April 29, 2004 6. One ( 1) copy of your Jett.er dated March I 7, 2005 requesting the minor revision We have made the following changes to the approved layout based on conditions outlined in the Hearings Examiner report as well as client requested changes to the lot configuration. The following outline summarizes the changes that have been made to the preliminary plat map. On one of the enclosed copies the changes have been highlighted for easy identification. 1. The overall lot count has been reduced from 23 lots to 18 lots. The requirements for minimum density are satisfied as a significant portion of the site is constrained with wetland buffers. 2. The slight bend of SE 176th Court around the wetland buffer has been removed to straighten the roadway; wetland buffer averaging is proposed in this area. 3. S.E. 176th Court is identified as an urban subaccess street. L05RE015 ~~©~DW@[Q) MAR 2 8 2005 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX K C D D E S BRANCH OFFICES + OLYMPIA, WA + TEMECULA, CA + WALNUT CREEK, CA . ' · · • · www.barghausen.com Fereshteh Dehkordi King County Department of Development and Environmental Services -2-March 28, 2005 4. A 25-foot radius has been provided at the intersection of I 18th Avenue S.E. and S.E. Petrovitsky Road. 5. Lots 19-23 have been eliminated, now Lot 18 will be the sole lot accessing directly onto 118th Avenue S.E. in accordance with condition# 13. 6. Lots 19-23 on the approved plan have been reconfigured and are now Lots 15-18. 7. Only 13 lots are proposed along the south property line instead of 16 as previously proposed. The lot widths have been increased from 30 feet to 40 feet. 8. Lot 14 has replaced lots 17 and 18 and the combined park/drainage facility tract has been enlarged. 9. Wetland buffer averaging is still proposed, although in a modified manner. Buffer width reductions ofno more than 35 percent are proposed in some areas. Please review the changes noted herein and issue an approval for the minor preliminary plat revision. If you have any questions or need additional information regarding this matter, please contact me at this office. Respectfully, . ,:/).r,t,{A.tt ~ Ivana Halvorsen Senior Planner IH/pj 1101 lc.0!3.doc enc: As Noted cc: Bob Ehrlichman, Bennett Sherman, LLC (w/enc) Hal P. Grubb, Barghausen Consulting Engineers, Inc. ~ [g@[gOW~ IQ' MAR 2 8 2005 ~ L05RE015 K.C. D.D.E.S OFFICE OF THE HEARING EXAMINER KING COUNTY, WASIDNGTON 400 Yesler Way, Room 404 Seattle, Washington 98104 Telephone (206) 296-4660 Facsimile (206) 296-1654 April 29, 2004 REPORT AND DECISION SUBJECT: Department of Development and Environmental Services File No. L02P0012 Proposed Ordinance No. 2004-0143 Location: Applicant: King County: PETRO VISTA Preliminary Plat Application Approximately on the southeast comer of the intersection of I 18th Avenue Southeast and Southeast Petrovitsky Road Leroy Surveyors & Engineers Inc., represented by Paul Green Leroy Surveyors & Engineers, Inc. 1103 Shaw Road Puyallup, Washington 98372 Telephone: (253) 848-6608 Department of Development and Environmental Services, represented by Fereshteh Dehkordi 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 Telephone: (206) 296-7173 Facsimile: (206) 296-6613 SUMMARY OF DECISION/RECOMMENDATION: Department's Preliminary Recommendation: Department's Final Recommendation: Examiner's Decision: · L05RE015 Approve, subject to conditions Approve, subject to conditions Approve, subject to conditions ID) [§ © [§ 0 \Y7 [§ [g) Ln) MAR 2 8 2005 K.C. D.D.E.S. L02POOJ2-Petro Vista EXAMINER PROCEEDINGS: Hearing Opened: Hearing Closed: 2 April 27, 2004 April 27, 2004 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. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. General Information: Owner/Developer: Consulting Engineer: STR: Location: Zoning: Acreage: Number of Lots: Density: Lot Size: Proposed Use: Sewage Disposal: Water Supply: Fire District: School District: Dale V anDerschelden 21308 Snag Island Drive East Sumner, WA 98390 (253) 891-1442 LeRoy Surveyors & Engineers, Inc. 1103 Shaw Road Puyallup, WA 983 72 (253) 848-6608 NW 1/., 33-23-05 Approximately, Southeast comer of the intersection of I 18th Avenue SE and SE Petrovitsky Road R-6-SO 3.83 acres 23 6 du/acre 3,450 square feet average Detached and attached residential dwellings Soos Creek Water & Sewer District Soos Creek Water & Sewer District King County Fire District 40 Renton School District Complete Application Date: September 16, 2002 2. Except as modified herein, the facts set forth in the King County Land Use Services Division's preliminary report to the King County Hearing Examiner for the April 27, 2004 public hearing are found to be correct and are incorporated herein by reference. The LUSD staff recommends approval of the application, subject to conditions. The SEPA MONS condition as described within the staff report should be corrected so that the word "derbies" reads "debris" . ... ~ .. L02P0012-Petro Vista 3 3. Dale VanDerschelden has filed a preliminary plat application to subdivide 3.83 acres into 23 Jots for single-family residential development. Many of the small R-6 zoned lots will be constructed · with attached residential structures. The property is within a rapidly urbanizing area located south of Petrovitsky Road about 1 mile east of its intersection with the Benson Highway. 4. The major complications with respect to this plat application relate to wetland issues. The tract B onsite wetland functions as a closed depression and overflows Petrovitsky Road to its north during major storm events. As a consequence, most site drainage will be rerouted to a detention tract located directly to the wetland's east, with the wetland itself only receiving a reduced flow sufficient to maintain its hydrology. Since the wetland will no longer be allowed to overflow, existing problems relating to drainage backup on properties to the south should also be resolved. 5. An offsite wetland to the east and its outlet stream have been identified by DOES staff as part of the Soos Creek headwaters system and assigned a class 1 wetland rating and a class 2 S stream category respectively. Accordingly, the eastern flank of the Petro Vista plat will be constrained by sensitive areas buffers. Moreover, DOES has determined that the offsite stream is in hydraulic continuity with a downstream bog, and the plat will be required to provide enhanced water quality treatment of site runoff. 6. Students from Petro Vista will talk to Renton School District schools, including Benson Elementary located at 116th Avenue Southeast and Southeast 186th Street. There are no shoulders or sidewalks along I 18th Avenue Southeast south of the plat, but the roadway only carries a moderate amount of traffic. An alternative route further west via Petrovitsky Road and I 16th Avenue Southeast provides better walking facilities but is characterized by more traffic. In view of the small size of the plat in the context of an area-wide lack of walking facilities, it is not appropriate to require the Applicant to cure this neighborhood deficiency. CONCLUSIONS: 1. If approved subject to the conditions imposed below, the proposed subdivision makes appropriate provision for the public health, safety and welfare; serves the public use and interest; and meets the requirements ofRCW 58.17.110. 2. The conditions of approval imposed herein, including dedications and easements, will provide improvements that promote legitimate public purposes, are necessary to serve the subdivision and are proportional to its impacts; are required to make the proposed plat reasonably compatible with the environment; and will carry out applicable state Jaws and regulations and the Jaws, policies and objectives of King County. DECISION: The preliminary plat application for Petro Vista, as revised and received on February 26, 2004, is APPROVED, subject to the following conditions of final plat approval: 1. Compliance with all platting provisions of Title 19 of the King County Code. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication that includes the language set forth in King County Council Motion No. 5952. L02P0012-Petro Vista 4 3. The plat shall comply with the base density (and minimum density) requirements of the R-6-SO zone classification. All lots shall meet the minimum dimensional requirements of the R-6 zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environmental Services. ' 4. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). 5. The Applicant must obtain the approval of the King County Fire Protection Engineer certifying the adequacy of the fire hydrant, water main, and fire flow to meet the standards of Chapter 17 .08 of the King County Code. ' 6. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as shown on the preliminary approved plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other applicable requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 King County Surface Water Design Manual and applicable updates adopted by King County. DDES approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by DDES Engineering Review, shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings# on file with DDES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." d. Storm water facilities shall be designed using the KCRTS Level One Flow Control standard. Water quality facilities shall also be provided using the Sphagnum bog protection menu. As shown on the conceptual drainage plan, the outlet of the detention pond and water quality facility will connect to the existing conveyance system along Petrovitsky Road and small areas of undetained flows will be used to maintain wetland hydrology within Tract B. Based upon the final drainage analysis, the size of the proposed drainage tracts may have to increase to accommodate the required detention storage volumes and water quality facilities. All runoff control facilities shall be located in a separate tract and dedicated to King County, unless portions of the drainage tract are used for recreation space in accordance with KCC 2 lA.14.180. L02P0012-Petro Vista 5 e. The final drainage analysis shall evaluate the requirements for off-site bypass as outlined in the drainage manual on page 1-36. As noted in the design criteria, the contribution of flows to an onsite wetland must be maintained and the natural attenuation of flows under pre-developed conditions must also remain. The design engineer shall evaluate all areas which may contribute offsite flows including the ditch along I 18th Avenue SE. As noted in the applicants Level One Offsite analysis dated May 15, 2003, during major storm events the onsite wetland fills up and overtops to Petrovitsky Road and also backs up water across the south property line. The design engh1eer shall evaluate any potential flooding issues and provide drainage designs which adequately prevent potential drainage problems. As shown on the preliminary plat, an interceptor swale is proposed along the south property line of lots IO and 11. f. The final drainage plans and technical reports shall evaluate all applicable design criteria for onsite closed depressions and ponding areas as discussed in the drainage manual on page 3-54. The existing wetland in Tract B currently captures surface water from offsite areas and the western portion of the project area which may influence the storm water modeling for pre-and post-developed flow rates and volumes. During final engineering review, King County will review and determine how much offsite flow and/or undetained project areas may drain to the wetland in Tract B without pretreatment in detention or water quality facilities. · g. The final engineering plans and recorded plat shall show the I 00-year ·floodplain boundaries as required by Special Requirements No. 2 in the drainage manual. 8. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: a. Southeast 176th Court shall be improved as an urban subaccess street. b. One hundred eighteen (118th) Avenue Southeast shall be improved as an urban neighborhood collector along the frontage of the subject property. As noted in KCRS 2.03, for neighborhood collector streets intersecting with an arterial (SE Petrovitsky), the width must be 36-feet wide for ilie first 150 feet. A25-foot right-of-way line radius is also required as shown in KCRS 2.10. c. One hundred eighteen (I 18th) Avenue SE is designated a neighborhood collector street which may require designs for bus zones and turn outs. As specified in KCRS 2.16, the applicant or his engineering consultant shall contact Metro and the local school district to determine specific requirements. d. Street illumination shall be provided at intersections with arterials in accordance with KCRS 5.05. f. Modifications to the above road conditions may be considered by King County pursuant to the variance procedures in KCRS 1.08. 9. During preliminary site inspections, King County has identified fill material, building debris, and a concrete foundation within the site. To address the required site grading and designs for development, the applicant shall submit a geotechnical report with the engineering plans to address all applicable earthwork, site preparation, road construction, and utility installation. The L02P0012-Petro Vista 6 geotechnical engineer shall also evaluate the soil conditions and requirements for the proposed storm water vault located within Tract A. Structural plans and calculations for the vault must be prepared by a licensed structural engineer. 10. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. 11. King County Code 16.82. l 50D requires seasonal limitations for construction within the Soos Creek basin. During the period October 1 through March 31, clearing and grading is not allowed unless certain provisions are complied with as outlined in the code. The applicants engineering plans shall demonstrate compliance with the applicable code requirements and provide notes referencing the seasonal limitations set forth in KCC 16.82.150D. 12. 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. 13. 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. 14. There shall be no direct vehicular access to or from I 18th Avenue SE from those lots which abut it, except lot 23. A note to this effect shall appear on the engineering plans and final plat. 15. The proposed subdivision shall comply with the Sensitive Areas Code as outlined in KCC 21A.24. Permanent survey marking, and signs as specified in KCC ZIA.24.160 shall also be addressed prior to final plat approval. Temporary marking of sensitive areas and their buffers (e.g., with bright orange construction fencing) shall be placed on the site and shall remain·in place until all construction activities are completed. Preliminary plat review has identified the following specific requirements which apply to this project. All other applicable requirements from KCC 2 IA.24 shall also be addressed by the applicant. a. The Class 1 wetland near the east property line shall have a minimum buffer of 100 feet, measured from the wetland edge. b. The Class 2 wetland near the north boundary of the site shall have a minimum buffer of 50 feet, measured from the wetland edge. L02P0012-Petro Vista 7 c. The Class 2S stream shall have a minimum I 00-foot buffer, measured from the ordinary high water mark (OHWM). d. The stream, wetlands and their respective buffers shall be placed in a Sensitive Area Tract (SAT). e. A minimum building setback line of 15 feet shall be required from the edge of the tract. f. Buffer width averaging may be allowed by King County. if it will provide additional protection to the wetland/stream or enhance there functions, as long as the total area contained in the buffer on the development proposal site does not decrease. In no area shall the buffer be Jess than 65 percent of the required minimum distance. To ensure such functions are enhanced a mitigation plan will be required for the remaining on-site sensitive areas. An enhancement plan shall be submitted for review during engineering review. g. A mitigation plan and financial guar_antee/bond will be required for any proposed impacts of sensitive areas including buffers. The bond amount will include all components of the mitigation plan including, but not limited to, plantings, grading, fencing, signs, inspections, and monitoring for five years. h. Prior to commencing construction activities on the site, the applicant shall temporarily mark sensitive areas Tract(s) in a highly visible manner, and these areas must remain so marked until all development proposal activities in the vicinity of the sensitive areas are completed. i. Prior to approval of construction activities on the site, the boundary between the sensitive area Tract(s) and adjacent land shall be identified using permanent signs. Sign specifications shall be shown on the engineering plans and shall be installed every 50 feet or as deemed appropriate by county staff at the time of engineering review. J. During engineering plat review the applicant shall provide a wetland hydrology analysis to demonstrate how the wetland hydrology will be maintained post-construction. k. Detention out-fall structures maybe permitted within the wetland/stream buffers, however, structures shall be located in the outer edge of the buffer, if possible. All buffer impacts shall be mitigated. I. Development authorized by this approval may require other state and/or federal permits or approvals. It is the applicant's responsibility to correspond with these agencies prior to beginning work on the site. m. The following have been established under SEP A authority as necessary requirements to mitigate the adverse environmental impacts of this development. The Applicant shall demonstrate compliance with these items prior to final approval. I) A four-foot tall fence shall be constructed along the edge of the Sensitive Area Tracts B and C. The fence shall follow the common boundaries of the wetland tracts and the adjoining lots and road. Fencing details, construction and location shall be shown on L02P0012-Petro Vista 8 the engineering plans for DDES review and approval. This mitigation is intended to reduce disturbance within the protective buffer and associated wetland. 2) All existing structures and other debris shall be removed from the sensitive area tracts and the area shall be restored in accordance with KCC 2 IA.24. n. The following note shall be shown on the final engineering plan and recorded plat: ' RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial interest in the land within the tract/sensitive area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the King County Department of Development and Environmental Services or its successor agency, unless otherwise provided by law. The common boundary between the tract/sensitive area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, grading, building construction or other development activity on a lot subject to the sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required IS-foot building setback line, unless otherwise provided by law. 16. The proposal is to combine the recreation and drainage tracts. A suitable recreation space shall be provided within the combined tract 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. An overall conceptual recreation space plan shall be submitted for review and approval by DDES, with the submittal of the engineering plans. This plan shall include location, area calculations, dimensions, and general improvements and landscaping. The approved engineering plans shall be consistent with the overall conceptual plan. b. A detailed recreation space plan (i.e., landscape specs, equipment specs, etc.) consistent with the overall conceptual plan, and KCC 21A.16 (landscaping code) as detailed in item a., shall be submitted for review and approval by DOES and King County Parks prior to or concurrent with the submittal of the final plat documents. c. A performance bond for recreation space improvements shall be posted prior to recording of the plat. L02P0012-Petro Vista 9 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 tracts. 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 Jot owners or the homeowners association or other workable organization unless the County has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. e. The species of trees shall be approved by DDES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose r.oots 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 I 18th Avenue SE is on a bus route. If it is 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 KCC ZIA.38.230 requiring retention of significant trees, the applicant shall show on the engineering plans that the significant trees retained within the sensitive area tract equal 25% or more of all the significant trees on the site. DDES Site Development Specialist shall inspect and verify this prior to the engineering plan approval and any site preparation work. L02P0012-Petro Vista ORDERED this 29th day of April, 2004. Stafford L. Smith King County Hearing Examiner TRANSMITTED this 29th day of April, 2004, to the parties and interested persons ofrecord: Steve Fiksdal John L. Scott Real Estate 3380 -146th Pl. SE, #450 Bellevue WA 98007 Becky Kuberry 17509-118th Ave. SE, #C10 Renton WA 98058 Ron Noreen P.O. Box 58202 Renton WA 98058 Genevieve Smith 17636 -118th Ave. SE Renton WA 98058 Greg Borba DDES/LUSD M OAK-DE-0100 Peter Dye DDES/LUSD Engineering Review MS OAK-DE-0100 Carol Rogers DDES/LUSD MS OAK-DE:0100 Bill & Joltene Good 18011 -120th Ave. SE Renton WA 98058 Gary Lindstrom 17632 -118th Ave. SE Renton WA 98058 Mark & Michelle Rutherford 17634 -118th Ave. SE Renton WA 98058 Dale VanDerschelden c/o Leroy Surveyors & Engineers, Inc. 1103 Shaw Rd. Puyallup WA 98372 Kim Claussen DDES/LUSD Current Planning MS . OAK-DE-0100 Nick GIiien DDES/LUSD Site Development Services MS OAK-DE-0100 Steve Townsend DDES/LUSD Land Use Inspections MS . OAK-DE-0100 NOTICE OF RIGHT TO APPEAT Paul Green P.O. Box740 Puyallup WA 98371 Jeffrey & Rainie Manipon 10609 SE 252nd St. Kent WA 98030 Seattle KC Health Dept. E. Dist. Environ. Health 14350 SE Eastgate Way Bellevue WA 98007 Dale VanDerschelden 21308 Snag Island Dr. E. Sumner WA 98390 Fereshteh Dehkordi DDES/LUSD Current Planning MS OAK-DE-0100 Kristen Langley DDES/LUSD Land Use Traffic MS OAK-DE-0100 Larry West DDES/LUSD Geo Review MS OAK-DE-0100 10 In order to appeal the decision of the Examiner, written notice of appeal must be filed with the Clerk of the King County Council with a fee of$250.00 (check payable to King County Office of Finance) on or before May 13, 2004. 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 May 20, 2004. Appeal statements may refer only to facts contained in the hearing record; new facts may not be presented on appeal. L -l -l ' i ! ' -- L02P0012-Petro Vista 11 Filing requires actual delivery to the Office of the Clerk of the Council, Room 1025, King County . Courthouse, 516 3N1 Avenue, Seattle, Washington 98104, prior to the close of business (4:30 p.m.) on the date due. Prior mailing is not sufficient if actual receipt by the Clerk does not occur within the applicable time period. The Examiner does not have authority to extend the time period unless the Office of the Clerk is not open on the specified closing date, in which event delivery prior to the close of business on the next business day is sufficient to meet the filing requirement. If a written notice of appeal and filing fee are not filed within fourteen (14) calendar days of the date of this report, or if a written appeal statement and argument are not filed within twenty-one (21) calendar days of the date of this report, the decision of the hearing examiner contained herein shall be the final decision of King County without the.need for further action by the Council. MINUTES OF THE APRIL 27, 2004, PUBLIC HEARING ON DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES FILE NO. L02P0012. Stafford L. Smith was the Hearing Examiner in this matter. Participating in the hearing were Fereshteh Dehkordi and Pete Dye, representing the Department; Paul Green, representing the Applicant, and Jeffrey Manipon. The following exhibits were offered and entered into the record: Exhibit No. 1 Exhibit No. 2 Exhibit No. 3 Exhibit No. 4 Exhibit No. 5 Exhibit No. 6 Exhibit No. 7 Exhibit No. 8 Exhibit No. 9 Exhibit No. 10 Exhibit No. 11 Exhibit No. 12 Exhibit No. 13 Exhibit No. 14 Exhibit No. 15 SLS:gao L02P0012 RPT Department of Development and Environmental Services File No. L02POO 12. Department of Development and Environmental Services Preliminary report, dated April 27, 2004. Application dated June 17, 2002. Environmental Checklist dated December 19, 2002. Mitigated Declaration of Non-significance dated March 15, 2004. Affidavit of Posting indicating October 2, 2002 as date of posting and DDES receipt on October 4, 2002 Revised site plan dated February 26, 2004. Assessors maps NW V. section of33-23-5 & SW Y. section of28-23-05. Level One Downstream Drainage Analysis by Paul Green dated September 13, 2002. Revised Level One Off-site Drainage Analysis by Barghausen dated May 15, 2003. Traffic Impact Analysis by TPE Inc. dated January 14, 2003. Wetland Analysis Report by Wiltermood Associates, Inc. dated September 20, 1999. Petrovitsky Off-site Wetland Report by LeRoy Surveyors & Engineers dated January 5, 2000. Adjacent Owners -Orthophotograph Color Photograph of Bog Area I \ \ \ \ \ \ \ \ \ \ OFFICE OF THE HEARING EXAMINER KING COUNTY, WASHINGTON 400 Yesler Way, Room 404 Seattle, Washington 98104 Telephone (206) 296-4660 Facsimile (206) 296-1654 April 29, 2004 REPORT AND DECISION SUBJECT: Department of Development and Environmental Services File No. L02P0012 Proposed Ordinance No. 2004-0143 Location: Applicant: King County: PETRO VISTA Preliminary Plat Application Approximately on the southeast comer of the intersection of 118"' Avenue Southeast and Southeast Petrovitsky Road Leroy Surveyors & Engineers Inc., represented by Paul Green Leroy Surveyors & Engineers, Inc. 1103 Shaw Road Puyallup, Washington 98372 Telephone: (253) 848-6608 Department of Development and Environmental Services, represented by Fereshteh Dehkordi 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 Telephone: (206) 296-7173 Facsimile: (206) 296-6613 SUMMARY OF DECISION/RECOMMEND A TJON: Department's Preliminary Recommendation: Department's Final Recommendation: Examiner's Decision: L05RE015 Approve, subject to conditions Approve, subject to conditions Approve, subject to conditions 1DJ @©@OW@[g) lru MAR 2 8 2005 K.C. D.D.E.S. L02P0012-Petro Vista EXAMINER PROCEEDINGS: Hearing Opened: Hearing Closed: 2 April 27, 2004 April 27, 2004 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. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. General Information: Owner/Developer: Consulting Engineer: STR: Location: Zoning: Acreage: Number of Lots: Density: Lot Size: Proposed Use: Sewage Disposal: Water Supply: Fire District: School District: Dale VanDerschelden 21308 Snag Island Drive East Sumner, WA 98390 (253) 891-1442 LeRoy Surveyors & Engineers, Inc. 1103 Shaw Road Puyallup, WA 98372 (253) 848-6608 NW Y. 33-23-05 Approximately, Southeast comer of the intersection of I 18th Avenue SE and SE Petrovitsky Road R-6-SO 3.83 acres 23 6 du/acre 3,450 square feet average Detached and attached residential dwellings Soos Creek Water & Sewer District Soos Creek Water & Sewer District King County Fire District 40 Renton School District Complete Application Date: September 16, 2002 2. Except as modified herein, the facts set forth in the King County Land Use Services Division's preliminary report to the King County Hearing Examiner for the April 27, 2004 public hearing are found to be correct and are incorporated herein by reference. The LUSD staff recommends approval of the application, subject to conditions. The SEPA MDNS condition as described within the staff report should be corrected so that the word "derbies" reads "debris" . ... . L02P0012-Petro Vista 3 3. Dale VanDerschelden has filed a preliminary plat application to subdivide 3.83 acres into 23 lots for single-family residential development. Many of the small R-6 zoned Jots will be constructed with attached residential structures. The property is within a rapidly urbanizing area located south of Petrovitsky Road about 1 mile east of its intersection with the Benson Highway. 4. The major complications with respect to this plat application relate to wetland issues. The tract B onsite wetland functions as a closed depression and overflows Petrovitsky Road to its north during major storm events. As a consequence, most site drainage will be rerouted to a detention tract located directly to the wetland's east, with the wetland itself only receiving a reduced flow sufficient to maintain its hydrology. Since the wetland will no longer be allowed to overflow, existing problems relating to drainage backup on properties to the south should also be resolved. 5. An offsite wetland to the east and its outlet stream have been identified by DDES staff as part of the Soos Creek headwaters system and assigned a class 1 wetland rating and a class 2 S stream category respectively. Accordingly, the eastern flank of the Petro Vista plat will be constrained by sensitive areas buffers. Moreover, DDES has determined that the offsite stream is in hydraulic continuity with a downstream bog, and the plat will be required to provide enhanced water quality treatment of site runoff. 6. Students from Petro Vista will talk to Renton School District schools, including Benson Elementary located at 116"' Avenue Southeast and Southeast 186"' Street. There are no shoulders or sidewalks along 118"' Avenue Southeast south of the plat, but the roadway only carries a moderate amount of traffic. An alternative route further west via Petrovitsky Road and 116"' Avenue Southeast provides better walking facilities but is characterized by more traffic. In view of the small size of the plat in the context of an area-wide Jack of walking facilities, it is not appropriate to require the Applicant to cure this neighborhood deficiency. CONCLUSIONS: I. If approved subject to the conditions imposed below, the proposed subdivision makes appropriate provision for the public health, safety and welfare; serves the public use and interest; and meets the requirements ofRCW 58.17.110. 2. The conditions of approval imposed herein, including dedications and easements, will provide improvements that promote legitimate public purposes, are necessary to serve the subdivision and are proportional to its impacts; are required to make the proposed plat reasonably compatible with the environment; and will carry out applicable state Jaws and regulations and the laws, policies and objectives of King County. DECISION: The preliminary plat application for Petro Vista, as revised and received on February 26, 2004, is APPROVED, subject to the following conditions of final plat approval: I. Compliance with all platting provisions of Title 19 of the King County Code. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication that includes the language set forth in King County Council Motion No. 5952. L02P0012-Petro Vista 4 3. The plat shall comply with the base density (and minimum density) requirements of the R-6-SO zone classification. All lots shall meet the minimum dimensional requirements of the R-6 zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environmental Services. 4. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended ( 1993 KCRS). 5. The Applicant must obtain the approval of the King County Fire Protection Engineer certifying the adequacy of the fire hydrant, water main, and fire flow to meet the standards of Chapter 17 .08 of the King County Code. 6. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as shown on the preliminary approved plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other applicable requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 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 DOES Engineering Review, shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings# on file with DOES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." d. Storm water facilities shall be designed using the KCRTS Level One Flow Control standard. Water quality facilities shall also be provided using the Sphagnum bog protection menu. As shown on the conceptual drainage plan, the outlet of the detention pond and water quality facility will connect to the existing conveyance system along Petrovitsky Road and small areas of undetained flows will be used to maintain wetland hydrology within Tract B. Based upon the final drainage analysis, the size of the proposed drainage tracts may have to increase to accommodate the required detention storage volumes and water quality facilities. All runoff control facilities shall be located in a separate tract and dedicated to King County, unless portions of the drainage tract are used for recreation space in accordance with KCC 21A.14.180. LOZPOO 12-Petro Vista 5 G e. The final drainage analysis shall evaluate the requirements for off-site bypass as outlined in the drainage manual on page 1-36. As noted in the design criteria, the contribution of flows to an onsite wetland must be maintained and the natural attenuation of flows under pre-developed conditions must also remain. The design engineer shall evaluate all areas which may contribute offsite flows including the ditch along I 18th Avenue SE. As noted in the applicants Level One Offsite analysis dated May 15, 2003, during major storm events the onsite wetland fills up and overtops to Petrovitsky Road and also backs up water across the south property line. The design engineer shall evaluate any potential flooding issues and provide drainage designs which adequately prevent potential drainage problems. As shown on the preliminary plat, an interceptor swale is proposed along the south property line oflots IO and 11. f. The final drainage plans and technical reports shall evaluate all applicable design criteria for onsite closed depressions and ponding areas as discussed in the drainage manual on page 3-54. The existing wetland in Tract B currently captures surface water from offsite areas and the western portion of the project area which may influence the storm water modeling for pre-and post-developed flow rates and volumes. During final engineering review, King County will review and determine how much offsite flow and/or undetained project areas may drain to the wetland in Tract B without pretreatment in detention or water quality facilities. g. The final engineering plans and recorded plat shall show the 100-year floodplain boundaries as required by Special Requirements No. 2 in the drainage manual. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: a. Southeast 176th Court shall be improved as an urban subaccess street. b. One hundred eighteen ( 118th) Avenue Southeast shall be improved as an urban neighborhood collector along the frontage of the subject property. As noted in KCRS 2.03, for neighborhood collector streets intersecting with an arterial (SE Petrovitsky), the width must be 36-feet wide for the first 150 feet. A 25-foot right-of-way line radius is also required as shown in KCRS 2.10. c. One hundred eighteen (l 18tl') Avenue SE is designated a neighborhood collector street which may require designs for bus zones and tum outs. As specified in KCRS 2.16, the applicant or his engineering consultant shall contact Metro and the local school district to determine specific requirements. d. Street illumination shall be provided at intersections with arterials in accordance with KCRS 5.05. f. Modifications to the above road conditions may be considered by King County pursuant to the variance procedures in KCRS 1.08. 9. During preliminary site inspections, King County has identified fill material, building debris, and a concrete foundation within the site. To address the required site grading and designs for development, the applicant shall submit a geotechnical report with the engineering plans to address all applicable earthwork, site preparation, road construction, and utility installation. The L02P0012-Petro Vista 6 10. 11. 12. 13. G 15. geotechnical engineer shall also evaluate the soil conditions and requirements for the proposed storm water vault located within Tract A. Structural plans and calculations for the vault must be prepared by a licensed structural engineer. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. King County Code 16.82.150D requires seasonal limitations for construction within the Soos Creek basin. During the period October I through March 31, clearing and grading is not allowed unless certain provisions are complied with as outlined in the code. The applicants engineering plans shall demonstrate compliance with the applicable code requirements and provide notes referencing the seasonal limitations set forth in KCC 16.82.150D. 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. 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. There shall be no direct vehicular access to or from 118"' Avenue SE from those lots which abut it, except lotn. A note to this effect shall appear on the engineering plans and final plat. The proposed subdivision shall comply with the Sensitive Areas Code as outlined in KCC 21A.24. Permanent survey marking, and signs as specified in KCC 21A.24.160 shall also be addressed prior to final plat approval. Temporary marking of sensitive areas and their buffers ( e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place until all construction activities are completed. Preliminary plat review has identified the following specific requirements which apply to this project. All other applicable requirements from KCC 21A.24 shall also be addressed by the applicant. a. The Class 1 wetland near the east property line shall have a minimum buffer of I 00 feet, measured from the wetland edge. b. The Class 2 wetland near the north boundary of the site shall have a minimum buffer of 50 feet, measured from the wetland edge. L02P0012-Petro Vista 7 c. The Class 2S stream shall have a minimum 100-foot buffer, measured from the ordinary high water mark (OHWM). d. The stream, wetlands and their respective buffers shall be placed in a Sensitive Area Tract (SAT). e. A minimum building setback line of 15 feet shall be required from the edge of the tract. f. Buffer width averaging may be allowed by King County if it will provide additional protection to the wetland/stream or enhance there functions, as long as the total area contained in the buffer on the development proposal site does not decrease. In no area shall the buffer be less than 65 percent of the required minimum distance. To ensure such functions are enhanced a mitigation plan will be required for the remaining on-site sensitive areas. An enhancement plan shall be submitted for review during engineering review. g. A mitigation plan and financial guarantee/bond will be required for any proposed impacts of sensitive areas including buffers. The bond amount will include all components of the mitigation plan including, but not limited to, plantings, grading, fencing, signs, inspections, and monitoring for five years. h. Prior to commencing construction activities on the site, the applicant shall temporarily mark sensitive areas Tract(s) in a highly visible manner, and these areas must remain so marked until all development proposal activities in the vicinity of the sensitive areas are completed. i. Prior to approval of construction activities on the site, the boundary between the sensitive area Tract(s) and adjacent land shall be identified using permanent signs. Sign specifications shall be shown on the engineering plans and shall be installed every 50 feet or as deemed appropriate by county staff at the time of engineering review. J. During engineering plat review the applicant shall provide a wetland hydrology analysis to demonstrate how the wetland hydrology will be maintained post-construction. k. Detention out-fall structures maybe permitted within the wetland/stream buffers, however, structures shall be located in the outer edge of the buffer, if possible. All buffer impacts shall be mitigated. I. Development authorized by this approval may require other state and/or federal permits or approvals. It is the applicant's responsibility to correspond with these agencies prior to beginning work on the site. m. The following have been established under SEPA authority as necessary requirements to mitigate the adverse environmental impacts of this development. The Applicant shall demonstrate compliance with these items prior to final approval. 1) A four-foot tall fence shall be constructed along the edge of the Sensitive Area Tracts B and C. The fence shall follow the common boundaries of the wetland tracts and the adjoining lots and road. Fencing details, construction and location shall be shown on ----·---------------------------------------- L02POO 12-Petro Vista 8 the engineering plans for DDES review and approval. This mitigation is intended to reduce disturbance within the protective buffer and associated wetland. 2) All existing structures and other debris shall be removed from the sensitive area tracts and the area shall be restored in accordance with KCC 2 lA.24. n. The following note shall be shown on the final engineering plan and recorded plat: RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial interest in the land within the tract/sensitive area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the King County Department of Development and Environmental Services or its successor agency, unless otherwise provided by law. The common boundary between the tract/sensitive area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, grading, building construction or other development activity on a lot subject to the sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required 15-foot building setback line, unless otherwise provided by law. 16. The proposal is to combine the recreation and drainage tracts. A suitable recreation space shall be provided within the combined tract consistent with the requirements ofKCC 21A.14.180 and KCC 21A.14.190 (i.e., sport court[s], children's play equipment, picnic table[s], benches, etc.). a. An overall conceptual recreation space plan shall be submitted for review and approval by DDES, with the submittal of the engineering plans. This plan shall include location, area calculations, dimensions, and general improvements and landscaping. The approved engineering plans shall be consistent with the overall conceptual plan. b. A detailed recreation space plan (i.e., landscape specs, equipment specs, etc.) consistent with the overall conceptual plan, and KCC 21 A.16 (landscaping code) as detailed in item a., shall be submitted for review and approval by DOES and King County Parks prior to or concurrent with the submittal of the final plat documents. c. A performance bond for recreation space improvements shall be posted prior to recording of the plat. L02P0012-Petro Vista 9 17. A homeowners' association or other workable organization shall be established to the satisfaction of DDES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tracts. 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 DDES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DDES prior to engineering plan approval. g. The applicant shall contact Metro Service Planning at 684-1622 to determine if I 18th Avenue SE is on a bus route. If it is 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 ofrecording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DDES has completed a second inspection and determined that the trees have been kept healthy and thriving. 1. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current County fees. 19. To implement KCC 2 IA.38.230 requiring retention of significant trees, the applicant shall show on the engineering plans that the significant trees retained within the sensitive area tract equal 25% or more of all the significant trees on the site. DDES Site Development Specialist shall inspect and verify this prior to the engineering plan approval and any site preparation work. ~------------------------------· L02P0012-Petro Vista ORDERED this 29th day of April, 2004. Stafford L. Smith King County Hearing Examiner TRANSMITTED this 29th day of April, 2004, to the parties and interested persons ofrecord: Steve Fiksdal John L. Scott Real Estate 3380 • 146th Pl. SE, #450 Bellevue WA 98007 Becky Kuberry 17509-11Bth Ave. SE, #C10 Renton WA 98058 Ron Noreen P.O. Box 58202 Renton WA 98058 Genevieve Smith 17636 • 118th Ave. SE Renton WA 98058 Greg Borba DDES/LUSD M OAK-DE-0100 Peter Dye DDES/LUSD Engineering Review MS OAK-DE-0100 Carol Rogers DDES/LUSD MS OAK-DE-0100 Bill & Jollene Good 18011 -120th Ave. SE Renton WA 98058 Gary Lindstrom 17632 • 118th Ave. SE Renton WA 98058 Mark & Michelle Rutherford 17634 • 118th Ave. SE Renton WA 98058 Dale VanDerschelden c/o Leroy Surveyors & Engineers, Inc. 1103 Shaw Rd. Puyallup WA 98372 Kim Claussen DDES/LUSD Current Planning MS OAK-DE-0100 Nick Gillen DDES/LUSD Site Development Services MS OAK-DE-0100 Steve Townsend DDES/LUSD Land Use Inspections MS OAK-DE-0100 NOTICE QE RIGHI IQ APPEAi Paul Green P.O. Box 740 Puyallup WA 98371 Jeffrey & Rainie Manipon 10609 SE 252nd St. Kent WA 98030 Seattle KC Health Dept. E. Dist. Environ. Health 14350 SE Eastgate Way Bellevue WA 98007 Dale VanDerschelden 21308 Snag Island Dr. E. Sumner WA 98390 Fereshteh Dehkordi DDES/LUSD Current Planning MS OAK-DE-0100 Kristen Langley DDES/LUSD Land Use Traffic MS OAK-DE-0100 Larry West DDES/LUSD Geo Review MS OAK-DE-0100 10 In order to appeal the decision of the Examiner, written notice of appeal must be filed with the Clerk of the King County Council with a fee of $250.00 (check payable to King County Office of Finance) on or before May 13, 2004. 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 May 20, 2004. Appeal statements may refer only to facts contained in the hearing record; new facts may not be presented on appeal. '" ·,' L02P0012-Petro Vista 11 Filing requires actual delivery to the Office of the Clerk of the Council, Room I 025, King County Courthouse, 516 3'd Avenue, Seattle, Washington 98104, prior to the close of business (4:30 p.m.) on the date due. Prior mailing is not sufficient if actual receipt by the Clerk does not occur within the applicable time period. The Examiner does not have authority to extend the time period unless the Office of the Clerk is not open on the specified closing date, in which event delivery prior to the close of business on the next business day is sufficient to meet the filing requirement. If a written notice of appeal and filing fee are not filed within fourteen (14) calendar days of the date of this report, or if a written appeal statement and argument are not filed within twenty-one (21) calendar days of the date of this report, the decision of the hearing examiner contained herein shall be the final decision of King County without the need for further action by the Council. MINUTES OF THE APRIL 27, 2004, PUBLIC HEARlNG ON DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES FILE NO. L02POOl2. Stafford L. Smith was the Hearing Examiner in this matter. Participating in the hearing were Fereshteh Dehkordi and Pete Dye, representing the Department; Paul Green, representing the Applicant, and Jeffrey Manipon. The following exhibits were offered and entered into the record: Exhibit No. I Department of Development and Environmental Services File No. L02POOl2. Exhibit No. 2 Department of Development and Environmental Services Preliminary report, dated April 27, 2004. Exhibit No. 3 Application dated June 17, 2002. Exhibit No. 4 Environmental Checklist dated December 19, 2002. Exhibit No. 5 Mitigated Declaration of Non-significance dated March 15, 2004. Exhibit No. 6 Affidavit of Posting indicating October 2, 2002 as date of posting and DDES receipt on October 4, 2002 Exhibit No. 7 Revised site plan dated February 26, 2004. Exhibit No. 8 Assessors maps NW V.. section of33-23-5 & SW V.. section of28-23-05. Exhibit No. 9 Level One Downstream Drainage Analysis by Paul Green dated September 13, 2002. Exhibit No. 10 Revised Level One Off-site Drainage Analysis by Barghausen dated May 15, 2003. Exhibit No. 11 Traffic Impact Analysis by TPE Inc. dated January 14, 2003. Exhibit No. 12 Wetland Analysis Report by Wiltermood Associates, Inc. dated September 20, 1999. Exhibit No. 13 Petrovitsky Off-site Wetland Report by LeRoy Surveyors & Engineers dated January 5, 2000. Exhibit No. 14 Adjacent Owners -Orthophotograph Exhibit No. 15 Color Photograph of Bog Area SLS:gao L02P0012 RPT ® King County Department of Dovelopment and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 March 17, 2005 Don Dawes Barghausen Consulting Engineers, Jnc. 18215 72nd A venue South Kent, WA 98032 0 .RE: Pefro Vista Recreation Plan. KC File No: L04Ml074 ..... Subdivision File No. L02P0012 Dear Mr. Dawes: I have reviewed the recreation plan submitted December 17, 2004 for the above referred subdivision. It appears that the proposal has changed from what was proposed and approved by the King County Examiner on April 30, 2004. The proposed revision such as reduction of number of lots and shifting the lot lines constitute a minor change which will not require opening of the public hearing records. However it requires a subdivision revision approval which must be reviewed and approved by the King County LUSD. Please submit five copies of a subdivision revision with appropriate fee (see attached). The review of the recreation plan will be "on hold" pending the approval of the revision. If you have any questions regarding this Jetter, please call me .at (206) 296-7173. Sincerely, t --.u.-l)...t.\~--{_' Fereshteh Dehkordi, Project/Program Manager Current Planning Section Enclosure Cc: Kim Claussen, Project Manger lll Mark Follmer, Engineer, Engineering Review Section :#1101/ IDl@©@OW@lli) l_n} MAR 2 8 2005 L05RE015 K.C. D.D.E.S. --------------------------··---------------- \• i ) ® King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 206-296-6600 TTY 206-296-7217 Alternative formats available upon request 5RE015 FIie Number (To be filled in by ODES) PRELIMINARY SUBDIVISION WORKSHEET RELATING TO DENSITY AND DIMENSIONS Several development regulations play a role in the creation of a subdivision within King County. Determining the allowable density, minimum density, and a lot width on a piece of property can be confusing. This worksheet will assist you in correctly applying specific portions of the code and will be used to determine if a proposed subdivision or short subdivision meets the density and dimensions provisions of the King County Zoning Code (Title 21A). This worksheet is designed to assist applicants and does not replace compliance with adopted local, state and federal laws. Pre-application conferences are required prior to submittal of a subdivision or short subdivision. These conferences help to clarify issues and answer questions. They may save you both time and money by eliminating delays resulting from requests for additional information and revisions. You may call 206-296-6600 to find out how to arrange for a pre-application conference. Worksheet Prepared By: _l'"'v"'a'""'na"--'-H"'ac.lv'"'oc..rs:ccec..cn'-------Date: March 25, 2005 (Print Name) Subdivision Name: Petro Vista Comprehensive Plan Land Use Designation: UR-M Zoning: R-6 -------- If more than one Comprehensive Plan Land Use designation or zone classification exists for the property, show the boundary between the land uses or zones and the area within each on the preliminary plat map: If a single lot is divided by a zone boundary, transferring density across zones on that lot may be permitted subject to the provisions of K.C.C. 21A.12.200. Please complete only the appllcable portions of this form I. Site Area (K.C.C. 21A.06.1172l also see (K.C.C. 21A.12.080): Site area (in square feet) is the gross horizontal area of the project site, less submerged lands as defined by K.C.C. 21A.06.1265, and less areas which are required to be dedicated on the perimeter of a project site for the public rights-of-way. + = __ O~ square feet in submerged land (any land below the ordinary high water mark -see K.C.C. 21A.06.825) 135 square feet in perimeter rights-of-way which will be required to be dedicated 135 Total Check out the DOES Web site at www.metrokc.gov/ddoo [g © [g D w [g@) Subdivision Density and Olm ens/on calculaUons lc-cal-subden.pdf 12/10/03 MAR plg$1 ?ill85 11011.013.doc[IH/pj] L05RE015 K.C. 0.0.E.S. ,, Calculation: 166,836 Gross horizontal area of the project site ___ 1c.:3:.;c5_ Total submerged lands and rights-of-way 166,700 Site area in square feet NOTE: To continue calculations, convert site area in square feet to acres by dividing by 43,560 3.83 Site area in acres ----- NOTE: When calculating the-site area for parcels in the RA Zone, if the site area should result in a fraction of an acre, the following shall apply: Fractions of .50 or above shall be rounded up to the next whole number and · fractions below .50 shall be rounded down. Example: If the site area in acres is 19.5 acres (less the submerged land and less the area that is required to be dedicated on the perimeter of a project site for public right-of-way) the site area can be rounded up to 20 acres. No further rounding is allowed. (See K.C.C. 21A.12.080) II. Base Density (K.C.C. 21A.12.030 -.040 tables): The base density is determined by the zone designations(s) for the lot. 6 du/acre ----- Ill. Allowable Dwelling Units and Rounding lK.C.C. 21A.12.070}: The base number of dwelling units is calculated by multiplying the site area by the base density in dwelling units per acre (from K.C.C. 21A.12.030-.040 tables). 3.83 site area in acres (see Section 1.) X 6 base density (see Section II) ---- = 23 allowable dwelling units Except as noted below, when calculations result in a fraction, the fraction is rounded to the nearest whole number as follows: A. Fractions of .50 or above shall be rounded up; and B. Fractions below .50 shall be rounded down. NOTE: For parcels in the RA Zone, no rounding is allowed when calculating the allowable number of dwelling units. For example, if the calculation of the number of dwelling units equaled 2.75, the result would be 2 dwelling units. Rounding up to 3 is not allowed. (See K.C.C. 21A.12.070(E)). IV. Required On-site Recreation Space IK.C.C. 21A.14.180): This section must be completed only if the proposal is a residential development if more than four dwelling units in the UR and R zones, stand-alone townhouses in the NB zone on property designated Commercial Outside of Center if more than four units, or any mixed use development if more than four units. Recreation space must be computed by multiplying the recreation space requirement per unit type by the proposed number of such dwelling units (K.C.C. 21A.14.180). Note: King County has the discretion to accept a fee in lieu of all or a portion of the required recreation space per K.C.C. 21A.14.185. - Check out the DDES Web site at www.metrokc.gov/ddes Subdivision Density and Dimension CalculaUons lc-cal-subden,pdf 12/10/03 L05REOI5 )DJ [g ©[go wrn 'D' lJu MAR 2 8 2005 ~ Page 2 of 6 1101 J,013,doc[IH/pj] K.C. D.D.E.S. Apartments and town houses developed at a density greater than eight units per acre, and mixed use must provide recreational space as follows: 90 square feet X proposed number of studio and one bedroom units ---170 square feet X proposed number of two bedroom units + + 170 square feet X proposed number of three or more bedroom units Recreation space requirement = Residential subdivisions, townhouses and apartments developed at a density of eight units or less per acre must provide recreational space as follows: 390 square feet X __ 1'-C8c.. proposed number of units = 7,020 Mobile home parks shall provide recreational space as follows: 260 square feet X ___ proposed number of units = V. Net Buildable Area (K.C.C. 21A.06.797): This section is used for computing minimum density and must be completed only if the site is located in the R-4 through R-48 zones and designated Urban by the King County Comprehensive Plan. The net buildable area is the site area (see Section I) less the following areas: + + + + + = areas within a project site which are required to be dedicated for public rights-of-way in 7,854 excess of sixty (60') of width sensitive areas and their buffers, to the extent they are required by King County to 48 317 remain undeveloped areas required for above ground stormwater control facilities including, but not limited to, ____ o_ retention/detention ponds, biofiltration swales and setbacks from such ponds and swales 7,020 areas required by King County to be dedicated or reserved as on-site recreation areas. Deduct area within stormwater control facility if requesting recreation space credit as allowed by K.C.C. 21A.14.180 (see Section IV) ---~O~ regional utility corridors, and ---~O~ other areas, excluding setbacks, required by King County to remain undeveloped 63,191 Total reductions Calculation: 166,700 site area in square feet (see Section1) --"---- 63,191 Total reductions = 103,509 Net buildable area in square feet NOTE: convert site area is square feet acres by dividing by 43,560 2.38 Net buiidabie area in acres ---=.cc..c.... = Check out the DDES Web site at www.metrokc.gov/ddes Subdivision Density and Dimension Calculations lc-cal-subden.pdf 12/10/03 L·05RE015 fo) rn@rnowrn IQ' lJl.) MAR 2 8 2005 ~ K.C. D.D.E.S. Page 3of 6 11011.013.doc(IH/pj] + + + + + + + = = = = VI. Minimum Urban Resldentlal Density (K.C.C. 21A.12.060l: The minimum density requirement applies only to the R-4 through R-48 zones. Minimum density is determined by multiplying the base density in dwelling units per acre (see Section 11) by the net buildable area of the site in acres (see Section V) and then multiplying the resulting product by the minimum density percentage from the K.C.C. 21A.12.030 table. The minimum density requirements may be phased or waived by King County in certain cases. (See K.C.C. 21A.12.060.) Also, the minimum density requirement does not apply to properties zoned R-4 located within the rural town of Fall City. (See K.C.C. 21A.12.030(8)12.) ' Calculation: ----"6'-' base density in du/ac (see Section 11) X 2.37 Net buildable area in acres (see Section V) X minimum density% set forth in K.C.C. 21A.12.030 or as adjusted in Section VII 12 ) minimum dwelling units required · ___ .,....,, VII. Minimum Density Adjustments for Moderate Slopes (K.C.C. 21A.12.087l: Residential developments in the R-4, R-6 and R-8 zones may modify the minimum density factor in K.C.C. 21A.12.030 based on the weighted average slope of the net buildable area of the site (see Section V). To determine the weighted average slope, a topographic survey is required to calculate the net buildable area(s) within each of the following slope increments and then multiplying the number of square feet in each slope increment by the median slope value of each slope increment as follows: ____ sq. ft 0-5% slope increment X 2.5% median slope value = ____ sq. ft 5-10% slope increment X 7.5% median slope value= + ____ sq. ft 10-15% slope incrementX 12.5% median slope value= + ____ sq. ft 15-20% slope increment X 17 .5% median slope value = -----+ ____ sq. ft 20-25% slope increment X 22.5% median slope value = + ____ sq. ft 25-30% slope increment X 27 .5% median slope value = + ____ sq. ft 30-35% slope increment X 32.5% median slope value= + ----sq. ft 35-40% slope increment X 37.5% median slope value= + ----Total square feet Total square feet in net buildable area adjusted for slope Calculation: ----total square feet adjusted for slope divided by total square feet in net buildable area ----weighted average slope of net buildable area ----% (Note: multiply by 100 to convert to percent -round up to nearest whole percent) Use the table below to determine the minimum density factor. This density is substituted for the minimum density factor in K.C.C. 21A.12.030 table when calculating the minimum density as shown in Section VI of this worksheet. Weighted Average Slope of Net Minimum Density Factor Buildable Area(s) of Site: 0% --less than 5% 85% 5% --less than 15% 83%, less 1.5% each 1% of avera~e slope in excess of 5% 15% --less than 40% 66%, less 2.0% for each 1 % of averaqe slooe in excess of 15% Check out the ODES Web site at www.metrokc.gov/ddes Subdivision Density and Dimension Calculations lc-cal-subden.pdf 12/10/03 Page4 of 6 11011.013.doc[IH/pj] EXAMPLE CALCULATION FOR MINIMUM DENSITY ADJUSTMENTS FOR MODERATE SLOPES: sq. ft 0-5% slope increment X 2.5% median slope value= + 10,000 sq. ft 5-10% slope increment X 7.5% median slope value= 750 + + 20,000 sq. ft 10-15% slope incrementX 12.5% median slope value= 2,500 + + sq. ft 15-20% slope increment X 17 .5% median slope value = + + sq. ft 20-25% slope increment X 22.5% median slope value= + + sq. ft 25-30% slope increment X 27 .5% median slope value = + + sq. ft 30-35% slope increment X 32.5% median slope value= + + sq. ft. 35-40% slope increment X 37 .5 % median slope value = + 30,000 Total square feet 3,250 Total square feet in net buildable area adjusted for slope 3,250 Total square feet adjusted for slope divided by 30,000 Total square feet in net buildable area = .108333 Weighted average slope of net buildable area = 11 % (Note: multiply by 100 to convert to percent -round up to nearest whole percent) Using the table above, an 11% weighted average slope of net buildable area falls within the 5% - less than 15% range which has a minimum density factor of 83%, less 1.5% for each 1 % of average slope in excess of 5%. Since 11 % is 6% above 5%, multiply 6 times 1.5 which would equal 9%. Subtract 9% from 83% for an adjusted minimum density factor of 74%. This replaces the minimum density factor in K.C.C. 21A.12.030 table. VIII. Maximum Dwelling Units Allowed (K.C.C. 21A.12.030 • .040): This section should be completed only if the proposal includes application of residential density incentives (K.C.C. 21A.34) or transfer of density rights (K.C.C. 21A.37). Maximum density is calculated by adding the bonus or transfer units authorized to the base units calculated in Section Ill of this worksheet. The maximum density permitted through residential density incentives is 150 percent of the base density (see Section II) of the underlying zoning of the development or 200 percent of the base density for proposals with 100 percent affordable units. The maximum density permitted through transfer of density rights is 150 percent of the base density (see Section II) of the underlying zoning of the development. ____ base density in dwelling units per acre see (Section II) X 150% = maximum density ----maximum density in dwelling units per acre X site area in acres = maximum dwelling units allowed utilizing density incentives (K.C.C. 21A.34) ____ base density in dwelling units per acre (see Section II) X 200% = maximum density ----maximum density in dwelling units per acre X site area in acres = maximum dwelling units allowed utilizing density incentives with 100 percent affordable units (K.C.C. 21A.34) ____ base density in dwelling units per acre (see Section II) X 150% = maximum density ____ maximum density in dwelling units per acre X site area in acres = maximum dwelling units allowed utilizing density transfers (K.C.C. 21A.37) Calculation: -----base allowable dwelling units calculated in Section Ill + bonus units authorized by K.C.C. 21A.34 + transfer units authorized by K.C.C. 21A.37 -----total dwelling units (cannot exceed maximum calculated above) Check out the DOES Web site at www.metrokc.gov/ddes Subdivision Density and Dimension Calculations lc-cal-subden.pdf 12/10/03 L05RE015 K.C. 0.0.E.S. Page 5 of 6 11011.013.doc[lll/pj] IX. Minimum Lot Area For Construction (K.C.C. 21A.12.100l: Except as provided for nonconformances in K.C.C. 21A.32: A. In the UR and R zones, no construction shall be permitted on a lot that contains an area of less than 2,500 square feet or that does not comply with the applicable minimum lot width, except for townhouse developments, zero-lot-line subdivisions, or lots created prior to February 2, 1995, in a recorded subdivision or short subdivision which complied with applicable laws, and; B. In the A, F, or RA Zones: 1. Construction shall not be permitted on a lot containing less than 5,000 square feet; and 2. Construction shall be limited to one dwelling unit and residential accessory uses for lots containing greater than 5,000 square feet, but less than 12,500 square feet. (K.C.C. 21A.12.100) X. Lot Width (K.C.C. 21A.12.050{Bll: Lot widths shall be measured by scaling a circle of the applicable diameter within the boundaries of the lot as shown below, provided than an access easement shall not be included within the circle. (See K.C.C. 21A.12.050). I I 30 Feet Lot Width Circle • I I . -·--·-·-·-·-·-·-·-·~·-·-·-·-·-·-·- Lot Width Measurement Check out the DOES Web site at www.metrokc.gov/ddes Subdivision Density and Dimension Calculations lc-cal-subden.pdf 12/10/03 L05RE015 lo) rn@@owrn@) lrQ MAR 2 8 2005 K.C. D.D.E.S. Page6of6 11011.013.doc[Ill/pj] ® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 April 8, 2005 Ivana Harversen Barghausen Consulting Engineers, Inc. 18215 72"d A venue South Kent, WA 98032 .~ RE: Petro Vista Revision, KC File L05REO 15 Plat File, L02POO 12 Dear Ms. Halversen: This is in response to your request for approval of a revision to the approved plat of Petro Vista. You have requested to reduce the total number of lots from 23 to 18. Additionally the combined drainage and recreation tract has been enlarged and a slope tract (Tract D) is being proposed at the back oflots I thru 7. We have reviewed your request and approve the proposed revision received May 28, 2005. This revision is subject to all conditions of approval dated April 29 2004 and the following new condition: • Tract D shall not be bisected by lot lines. The proposed rockery within the tract shall meet KCC21A.12. l 70.F. l. and KCC21A.14.220 (see attached). The homeowners Association shall be responsible for ownership and maintenance of Tract D. Enclosed is a copy of the approved revision plan for your records. If you have any questions, please call me at (206) 296-7173. Sincerely, · ~---~ \")~'L-\~ Fereshteh Dehkordi, Project Manager Current planning Section Enclosure CC: Kim Claussen, Senior Planner, Current Planning Section Pete Dye, Senior Engineer, Engineering Review Section, w/enc. Joanne Carlson, Engineering Review Section w/enc. Main File w/enc.