HomeMy WebLinkAboutReport 4CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: November 5, 2009
To: City Clerk's Office
From: Stacy M. Tucker
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office
Project Name: SHAMROCK HEIGHTS I
LUA (file) Number: LUA-09-125
Cross-References:
AKA's: KC File # L02P0014
Project Manager:
Acceptance Date: 10/29/2002
Applicant: Cam West Development
Owner: Cam West Development
Contact: Triad Associates
PIO Number: 1023059415
ERC Decision Date:
ERC Appeal Date:
Administrative Approval: May 12, 2004
Appeal Period Ends: 5/26/04
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision: Date: 5/12/04
Date Appealed to Council:
By Whom:
Council Decision: Date:
Mylar Recording Number: 20051122000044
Project Description: Subdivision of 29.8 acres into 118 residential single-family lots in the R-4
zone. Recorded at King County.
Location: NE 4'" Ct and SE 120'" Street. West side of 148'" Ave SE
Comments:
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DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES
LAND USE SERVICES DIVISION
KING COUNTY, WASHINGTON
PRELIMINARY REPORT TO THE HEARING EXAMINER
May 6, 2004 -PUBLIC HEARING AT 9:30 AM
DDES Hearing Room
900 Oakesdale Avenue Southwest
Renton, WA 98055-1219
Phone: (206) 296-6640
PROPOSED PLAT OF SHAMROCK FILE NO: L02P0014
PROPOSED
ORDINANCE NO: 2004-0160
A. SUMMARY OF PROPOSED ACTION:
This is a request for a subdivision of29.8 acres into 118 lots for detached single-family dwellings
and tracts for recreation, drainage and sensitive areas. A portion of the drainage facilities
associated with this project are proposed to the south, within the City of Renton. The northerly
portion of the site is also a low impact development (LID) demonstration project per Ordinance
14662. The lot sizes average approximately 5,000 square feet. See Attachment I for a copy of
the proposed plat map.
B. GENERAL INFORMATION:
Developer:
Engineer:
STR:
Location:
Zoning:
Acreage:
Number of Lots:
Cam-West
9720 NE 1201h Place, Suite I 00
Kirkland, WA 98034
425-825-1955
Triad Associates
11814115 111 Ave NE
Kirkland, WA 98034
425-821-8448
I 0-23-05
The site is located between NE 4 111 Court and SE 120111 St., on the west side
of I 48 111 A venue SE
R-4
29.8 acres
118 lots
Density: Approximately 4 units per acre
Lot Size: Lots average approximately 5,000 square feet in size
Proposed Use: Single-family detached dwellings
Sewage Disposal: City of Renton
Water Supply: King County Water District #90
Fire District: City of Renton
School District: Issaquah School District
Complete Application Date: October 29, 2002, revised October 8, 2003
Received -<o -
Staffrpt/masters/PLATFMT.Oct 1997 King County Hearing Examin~AIN FILE COPY
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C. HISTORY/BACKGROUND:
D.
The Subdivision Technical Committee (STC) of King County has conducted an on-site
examination of the subject property. The STC has discussed the proposed development with the
applicant to clarify technical details of the application, and to determine the compatibility of this
project with applicable King County plans, codes, and other official documents regulating this
development.
As a result of preliminary discussions, the applicant presented the Technical Committee with a
revised plat on February 13, 2004 which modified a portion of the lots to ".Z" type lots.
THRESHOLD DETERMINATION OF ENVIRONMENTAL SIGNIFICANCE:
Pursuant' to the State Environmental Policy Act (SEPA), RCW 43.21 C, the respo11sible oJTicial of
the LUSD issued a mitigated threshold determination of non-significance (MONS) for the
proposed development on March 26, 2004. This determination was based on the review of the
environmental checklist and other pertinent documents, resulting in the conclusion that the
proposal would not cause probable significant adverse impacts on the environment provided the
following measures are complied with:
a. To mitigate the significant adverse impact the plat of Shamrock will have on the
intersections of SR 900/148'h Ave SE and SR 900/164'h Ave SE, the applicant shall
install, either individually or in conjunction with other development projects in this
area, the following improvements at the SR 900/148'" Ave intersection:
• A traffic signal, and
• Eastbound and westbound left turn lanes
The design for the SR 900/148'" Ave intersection improvements shall be approved by
the Washington State Department of Transportation (and by King County to the exte1:t
such improvements are located in County right-of-way). In addition, at a minimum,
the existing entering sight distance looking east for the north and south legs of the
intersection (602 feet and 386 feet, respectively) shall not be reduced as part of the
intersection improvements. Documentation shall be submitted to show this requirement
is met. All construction work associated with the intersection improvements shall be
completed between April I" and September 30'h. This seasonal restriction shall be
clearly shown on the final engineering plans.
In lieu of the installation of the above-noted intersection improvements prior to final
plat approval, the applicant may post a financial guarantee with WSDOT which assures
the installation of these improvements within two years of the recording of Shamrock.
In this event, intersection improvement design must be approved by WSDOT prior to
King County approval of the engineering plans for Shamrock.
If the above-noted intersection improvements have already been made by others prior
to the recording of Shamrock, or a financial guarantee has been posted by others which
assures the installation of these improvements, then the applicant for Shamrock shall
pay a pro-rata share dollar amount to the developer who has made the improvements or
"bonded" for the improvements, in an amount proportional to the impacts of
Shamrock. The pro-rata share dollar amount to be paid shall be set by WSDOT, and
documentation shall be provided by the Shamrock applicant to the King County Land
Use Services Division to show this payment has been made, prior to final plat
recording. The pro-rata dollar amount to be paid shall be based on the following:
• The final Shamrock lot count
• The trip distribution for Shamrock
• The total trips contributed to the intersection of SR 900. 148'" Ave by the plats of
Aster Park (LOOP0024), Stone Ridge 9L99P3008), East Renton (L02P0005),
Shamrock (L02P0014), Rosemonte (aka Ironwood -L03POOl8) and any future
land use applications submitted to King County for which compliance with the King
County Intersection Standards (KCC 14.80) is required at either the SR 900/148'h
Ave intersection, or the SR 900/ 164'" Ave High Accident Location.
In the event that either King County or WSDOT adopts a formal "latecomer's" system
prior to final plat recording, that system may be followed in lieu of the approach
described above, at the discretion of the applicant, as long as at a minimum there is a
financial guarantee which assures the above-noted intersection improvements will be
installed within two years of the date of recording of the plat of Shamrock.
[Comprehensive Plan Policy T-303 and King County Code 21A.28.060A]
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b. Documentation shall be provided to demonstrate to the satisfaction of WSDOT that
stopping sight distance (360 feet) is available on the east leg of the SR 900/148 '" Ave
intersection. The intersection shall be modified by the applicant, if necessary, so that
this stopping sight distance requirement is met on the east leg. In addition, the
applicant shall clear vegetation within the right-of-way along SR 900, east of 148'"
Ave., to maximize the entering sight distance for the north and south legs of the
intersection. [Comprehensive Plan Policy T-303 and King County Comprehensive
Policy T-303 and King County Code 21A.28.060A]
An environmental impact statement (EIS) was not required prior to proceeding with the review
process. Agencies, affected Native American tribes and the public were offered the opportunity
to comment on or appeal the determination for 21 days. Tqe MDNS was not appealed by any
party, including the applicant, therefore, the above-referenced conditions will become part of the
applicant's proposal.
E. AGENCIES CONT ACTED:
I. King County Department of Natural Resources & Parks: No response.
2. King County Fire Protection Engineer: Fire protection engineering preliminary approval
has been granted.
3. Issaquah School District: The comments from this district have been incorporated into
this report.
4. King County Water District #90: The comments from this district have been
incorporated into this report.
5. Washington State Department of Ecology: No response.
6. Washington State Department of Fish and Wildlife: No response.
7. Washington State Department of Natural Resources: No response.
8. Washington State Department of Transportation: The comments from WSDOT have
been incorporated into this report.
9. The City of Renton: See Attachment 2.
F. NATURAL ENVIRONMENT:
I. Topography: The topography in the area to be developed is relatively flat, gradually
sloping from the northeast towards the southwest. The slopes range from approximately
five to ten percent.
2. Soils: Two surface soils are found on this site per King County Soil Survey, 1973.
AgB -Alderwood gravely, sandy loam; 0-6% slopes. Runoff is slow and the erosion
hazard is slight. This soil type has a moderate limitation for low building foundations due
to a seasonally high water table, and severe limitations for septic tank filter fields due to
very slow permeability in the substratum.
AgC -Alderwood gravely, sandy loam; 6-15% slopes. Runoff is slow to medium and the
hazard of erosion is moderate. This soil has a moderate limitation for foundations, due to
a seasonally high water table and slope. It has a severe limitation for septic tank filter
fields due to very slow permeability in the substratum.
3. Wetland/streams: Based tipon evaluation of the site the Wetland Ecologist for DOES has
determined that the wetlands are Class 2 wetlands. These features will require SO-foot
buffers and be placed in separate tract(s). Note, buffer averaging may be pem1iued. The
northern portion of the site lies within the Honey Creek subbasin of the May Creek Basin.
The southerly portion of the site is within the Maplewood subbasin of the Lower Cedar
River.·
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4. Vegetation: This western portion of the site is moderately wooded with a second and
third-growth mixture of coniferous and broad-leafed trees native to the Pacific Northwest.
Second-story vegetation and groundcover consists of Northwest native species including
salal, sword fem, berry vines, and grasses. The eastern portion of the site has been
previously cleared as part of the former nursery.
5. Wildlife: Small birds and animals undoubtedly inhabit this site; however, their
population and species are limited due to nearby development. Larger species may visit
this site on occasion.
6. Mapped Sensitive Areas: The Sensitive Areas Map Folio does not identify the subject
property within mapped sensitive areas.
G. NEIGHBORHOOD CHARACTERISTICS:
The property lies in southeast King County, north and east of the City of Renton. The site itself
is currently three existing homes and several outbuildings, which will be removed with the
development of this site, with the exception of the house on proposed Jot 118 which will remain.
The site formerly housed a nursery operation. Surrounding properties to the east consist of 1-5
acres parcels and is zoned rural. To the north, south and west are developed ·urban Jots, ranging
·from 5,000 square feet to approximately 15,000 square feet.
H. SUBDIVISION DESIGN FEATURES:
I. Lot Pattern and Density: The proposed Jot and street layout will be in confomiance with
King County Code 21A. (Zoning). In addition, the applicant will comply with the built
green requirements associated with the low impact development ordinance. Note, in
general this may primarily affect the future building permits.
2. Internal Circulation: The majority of the site will be served from internal roads which will
gain access from 148 1h Ave SE via SE 121" and SE 1241h St. Future access has also been
provided to proposed Jot 118 in the northeast comer, and the out parcel between SE 121 st
St. and SE 1241h St. Additional right-of-way, no improvements, has been provided along
the southerly property line (north of proposed Jot 35), to allow for neighborhood
circulation. The southern portion of the site will access via 144 111 Pl. SE, NE 4111 Ct. &
Lyons Ave NE within the City of Renton.
3. Roadway Section: The frontage and internal roads will be improved to urban standards in
accordance with the 1993 King County Road Standards and the road variance decision
(File No. L04V0004 -Attachment 3).
4. Drainage: The Shamrock subdivision is included. as one of the three demonstration
projects listed in King County Ordinance 14662, signed June 2, 2003, to promote low
impact The proposed Shamrock subdivision is located between approximately SE 120 1
h
and 125 1h Streets on the west side of 148 1h Avenue SE. Drainage adjustment/shared
facility plan L04 V0003 is approved to incorporate the low impact design proposed for
this project. See Attachment 4.
The existing runoff from the northern edge of the site, tributary to both the
northernmost part of Wetland B and the north-central wetland (Wetland C), flows north
to the Honey Creek subbasin of the May Creek basin and is subject to Level One flow
control. The remaining majority of the site is located in the Maplewood subbasin of
the Lower Cedar River basin and is subject to Level Two flow control. The entire site
is subject to the Basic water quality requirements of the 1998 KCSWDM.
Approximately two acres adjacent to the north property line are tributary to Wetland C
and the northern portion of Wetland B which both drain north to Honey Creek. The
remainder of the site sheetflows in a west to southwest direction toward the southern
portion of Wetland B and other hydraulically-connected wetland areas to the west of the
site. This wetland complex eventually drains to its natural discharge location at the
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southern property line and crosses under SE 128th St. through a 42-inch culvert and
continues south.
From the SE 124th Street entrance road north, the Shamrock subdivision proposes 76,
low-impact lots to be tributary to a reduced-volume North Pond shown at the southern
end of Wetland B. · Although most of the rooftop and backyard lot areas surrounding
Wetland C will be utilized for hydraulically maintaining Wetland C, the proposal is to
collect most runoff from the remaining Honey Creek subbasin area to be developed and
divert it to the North Pond located in the Maplewood subbasin. The North Pond will
be a combined detention and water qu<!lity facility and will be co-located with a created
wetland. The allowed release would then be directed to the southern end of Wetland
B.
Site areas south of the SE 124 th Street entrance road will be directed to the South Pond.
Sheetflow to the west will be intercepted by standard conveyance and diverted to the
South Pond. Some nuisance sheetflow will be reduced along the western site
boundaries in the south half of the site. Flows from the South Pond are to be released
into the storm drainage system of SE 128th Street.
The proposal is to allow the cumulative benefits of the low-impact designs to translate
into reduced North Pond stormwater facility size based on modest reduction of key
hydrologic parameters used in the KCRTS mode!'. This precedence is already
established in the 1998 KCSWDM through Core Requirement No. 3 which allows peak
flow exemptions for flow control BMPs and in Section 5.2.2 for BMPs that can reduce
facility size. Specifically, the applicant is asking that a) the roofs be modeled as 50%
till grass and 50% impervious, b) the amended soil landscape areas be modeled as
'pasture' instead of 'grass', and c) the coefficient associated with the 'area of till soil
covered with grass' in equation 6-13 used for wetpool sizing be reduced from 0.25 to
0.20. The applicant cites studies where extended use of amended soils has significantly
reduced post-development runoff volumes.
South of the SE 124t" Street entrance, two parcels compose the southern 42 lots of the
King County Shamrock development proposal. Adjacent immediately to the south, is
another 12 lot development within the City of Renton also referred to as Shamrock.
Both the southern portion of the King County Shamrock development and the
contiguous City of Renton Shamrock development are to be served by conventional
conveyance and detention in a shared facility along SE 128th Street referred to as the
South Pond. This parcel is owned by the applicant and the proposed shared facility
will be dedicated to the City of Renton. An existing pond along the eastern edge of
where the South Pond will be constructed appears to be an abandoned pond which now
passes existing flows from the City of Renton Shamrock site to SE 128 th Street. This
pond will be expanded within the limits of the City of Renton Shamrock parcel to
accommodate the southern portion of the King County and Renton Shamrock
subdivisions. The City of Renton has adopted the 1998 KCSWDM for its storm water
drainage standards, simplifying the design of the South Pond.
The applicant has submitted to the City of Renton a subdivision permit to develop the
parcel and expand the current drainage facility. It is acknowledged that the City of
Renton has review and approval jurisdiction over the South Pond drainage
modifications. The shared facility plan approved by King County is to acknowledge
the accommodation of a King County subdivision's runoff by a Renton stormwater
facility and the design assumptions used for the facility's expansion. The developer of
the King County Shamrock subdivision will expand the facility to its final
configuration. Both the North and South Ponds would utilize the Level Two flow
control and Basic water quality requirements of the 1998 KCSWDM since they both
drain south to the Maplewood subbasin.
TRANSPORTATION PLANS:
I. Transportation Plans: The King County Transportation Plan indicates that 148th Avenue
Southeast (adjoining east boundary) is designated as a collector arterial.
Staffrpt/masters/PLATFMT.Nov99.doc clc 11/10/99 -5 -
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2. Subdivision Access: The site will gain access from 1481h Ave SE via SE 121" and SE
1241h St. and from the south via NE 4th St/SE 128 1h St.
3. Traffic Generation: It is expected that approximately 1180 vehicle trips per day will be
generated with full development of the proposed subdivision. This calculation includes
· service vehicles (i.e., mail delivery, garbage pick-up, school bus) which may currently
serve this neighborhood, as well as work trips, shopping, etc.
4. Adequacy of Arterial Roads: This proposal has been reviewed under the criteria in King
County Code 14.70, Transportation Concurrency Management; 14.80, Intersection
Standards; and King County Code 14.75; Miiigation Payment System.
a. King County Code 14. 70 -Transportation Concurrency Management: The
Transportation Certificate of Concurrency dated August 16, 2001, indicates that
transportation improvements or strategies will be in place at the time of
development, or that a financial commitment is in place to complete the
improvements or strategies within six (6) years, according to RCW
36.70A.070(6).
b. King County Code 14.80 -Intersection Standards: The applicant submitted a
traffic study, which evaluated the distribution, level-of-service and off-site issues
associated with this project. The site is located southwest of the intersection of
SR-900 and 1481h Ave SE. Per the traffic analysis, this intersection will operate at
Level-of-Service "F" following the development of the proposed plat, unless
improvements to the intersection are made. In addition, WSDOT has concluded
that, based on turn lane warrants from the Washington State Highway Design Manual,
eastbound and westbound left turn lanes should be constructed on SR 900 at the 148 1h
Ave intersection. The installation of these left turn lanes will correct the safety hazard
that exists at this intersection. The proposed plat will send at least one vehicular trip to
the hazardous westbound left turn movement at this intersection. The proposed plat
will have a significant adverse impact on this intersection per KCC 14.80.030.
In order to address the significant adverse traffic impacts from the proposed plat of
Shamrock, WSD.OT has requested that the applicant (along with other development
projects that will send at least one vehicular trip to the SR 9001148th Ave intersection)
improve this intersection with a traffic signal and eastbound and westbound left turn
lanes. The traffic mitigation is contained within the SEPA MDNS ..
c. King County Code 14.75 -Mitigation Payment System:
King County Code 14.75, Mitigation Payment System (MPS), requires the
payment of a traffic impact mitigation fee (MPS fee) and an administration fee for
each single family residential lot or unit created. MPS fees are determined by the
zone in which the site is located. This site is in Zone 442 per the
MPS/Quartersection list. MPS fees may be paid at the time of final plat
recording, or deferred until building permits are issued. The amount of the fee
will be determined by the applicable fee ordinance at the time the fee is collected.
J. PUBLIC SERVICES:
I. Schools: This proposal has been reviewed under RCW 58.17.110 and King County Code
21 A.28 (School Adequacy).
a. School Facilities: The subject subdivision will be served by Apollo Elementary,
Maywood Middle School, and Liberty Senior High Schools, all located within the
Issaquah School District.
b. School Capacity: The Issaquah School Board has adopted capacity figures which
indicate their ability to accommodate additional students. The figures reveal the
district has adequate capacity to accommodate the anticipated students generated
by this proposal.
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c. School Impact Fees: Currently, the Issaquah School District collects an impact
fee per lot be imposed to fund school system improvements to serve new
development within this district. This is a recommended condition of approval for
the Shamrock proposal.
d. School Access: The District has indicated that the future students from this
subdivision will be bussed to the elementary, middle and senior high schools.
Currently the bus stop is locat~d at 148 1h Ave SE and SE 124111 St. Walkway
conditions will consist of sidewalks along the plat frontage and internal roads.
The District has also requested a waiting area along 148 1h Ave SE. The STC
recommends that the details of this waiting area be worked out between the
applicant and the District, prior to or concurrent with engineering plan submittal.
2. Parks and Recreation Space: KCC 2 IA.14 requires subdivisions in the UR and R zone
classifications to either provide on-site recreation space or pay a fee to the Parks Division
for establishment and maintenance of neighborhood parks. At this time, the applicant is
proposing to provide recreation space (Tract B). The Subdivision Technical Committee
concurs with the applicant's proposal, provided proposed drainage facilities do not
preclude the development of the recreation tract and/or result in equipment in standing
water or limit the available area with maintenance roads, etc .. In addition, the area shown
as tract C adjacent to SE 124 1
1, St is not to be utilized or counted as recreation space, as
this area is to be included within the right-of-way. KCC 21A.14.190 requires
subdivisions to provide tot/children play areas within the recreation space on-site. The
applicant is required to submit a detailed recreation and landscape plan for review and
approval by ODES prior to or concurrent with engineering plan submittal.
3. Fire Protection: The Certificate of Water Availability from the King County Water
District 90 indicates that water is presently available to the site in sufficient quantity to
satisfy King County Fire Flow Standards. Prior to final recording of the plat, the water
service facilities must be reviewed and approved per King County Fire Flow Standards.
K. UTILITIES:
L.
M.
I. Sewage Disposal: The applicant proposes to serve the subject subdivision by means of a
public sewer system managed by the City of Renton. A Certificate of Sewer Availability,
dated March 21, 2002 and May 14, 2002, indicates this sewer district's ability to serve the
proposed development in the future, with the development of Shamrock proposal..
2. Water Supply: The applicant proposes to serve the subject subdivision with a public
water supply and distribution system managed by King County Water District #90. A
Certificate of Water Availability, dated March 21, 2002, indicates this district's ability to
serve the proposed development
COMPREHENSIVE AND COMMUNITY PLAN:
1. Comprehensive Plan: This proposal is governed by the 1994 King County
Comprehensive Plan which designates this area as Urban.
2. Community Plans: The subject subdivision is located in the Newcastle Creek
Community Planning Area.
STATUTES/CODES:
If approved with the recommended conditions in this report, the proposed development will
comply with the requirements of the County and State Platting Codes and Statutes, and the lots in
the proposed subdivision will comply with the minimum dimensional requirements of the zone
district.
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CONCLUSIONS:
The subject subdivision will comply with the goals and objectives of the King County
Comprehensive Plan and will comply with the requirements of the Subdivision and Zoning
Codes and other official land use controls of King County, based on the conditions for final plat
approval.
RECOMMENDATIONS:
It is recommended that the subject subdivision, revised and. received February 13, 2004, be
granted preliminary approval subject to the following conditions of final approval:
I. Compliance with all platting provisions of Title 19A of the King County Code.
2. All persons having an ownership interest in the subject property shall sign on the face of
the final plat a dedication which includes the language set forth in King County Council
Motion No. 5952.
3. The plat shall comply with the base density and minimum density requirements of the R-4
zone classification. All lots shall meet the minimum dimensional requirements of the R-4
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 for
the adequacy of the fire hydrant, water main, and fire flow standards of Chapter 17.08 of
the King County Code.
6. Final plat approval shall require full compliance with the drainage provisions set forth in
King County Code 9.04. Compliance may result in reducing the number and/or location
of lots as shown on the preliminary approved plat. Preliminary review has identified the
following conditions of approval, which represent portions of the drainage requirements.
All other applicable requirements in KCC 9.04 and the Surface Water Design Manual
(SWDM) must also be satisfied during engineering and final review.
a. Drainage plans and analysis shall comply with the 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 bui !ding downspouts, footing drains, and drains from all impervious surfaces
such as patios and driveways shall be connected to the pemianent 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."
7. A surface water adjustment (L04V0003) is approved for this subdivision. All conditions
of approval for this adjustment shall be met upon submittal of the engineering plans.
Note that this adjustment allows the use of low-impact designs for the stormwater
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facilities on the north portion of the site. The stormwater facilities shall be constructed in
general confom1ance with the preliminary grading and storm drainage plan received
February 13, 2004; unless otherwise approved by DDES. The final amended soil design
shall be reviewed and approved with the engineering plans.
8. The stormwater facilities shall meet at a minimum the Level 2 flow control and basic
water quality requirements in the 1998 King County Surface Water Design Manual
(KCSWDM). The north stormwater detention pond shall be placed in a separate tract
dedicated to King County for maintenance.
The south stormwater detention facility is within the City of Renton. Engineering plans
for the construction of this facility shall be approved by Renton.
9. The 100-year floodplain for any onsite wetlands or streams shall be shown on the
engineering plans and the final recorded plat per the 1998 King County Surface Water
Design Manua.l (KCSWDM).
10. The following road improvements are required to be constructed according to the 1993
King County Road Standards(KCRS):
a. SE 124'h Street from 146'h Ave SE tol48th Ave SE shall be improved to the
urban subcollector street standard.
b. 144th Place SE; 146'h Ave SE, 146 1h Ct. SE(from SE 124'h St. to SE 121" St);
SE 121" St.(from 146'h Ct. to 148'" Ave SE); 144th Ave SE/SE !24th St.(from
thel45'h Ave SE extn. to 146 1h Ave SE); shall be improved to the urban
subaccess street standard.
c. SE 125'h St/147'h Ave SE; 146'h Ct. SE ( from SE 121" St. to end); 145'" Ave SE
(from SE 124'h St. to 144'h Ave SE); 144th Ave SE (from 145'h Ave SE extn. to
end); shall be improved to the urban minor access street standard.
d. FRONTAGE: 148th Ave SE (west side) from the south property line to north
line of Lot 117 shall be improved to the urban collector arterial standard with
sidewalk. 148'h Ave SE (west side) from the north line of Lot 117 to the north
property boundary shall be improved to the urban collector arterial width with a
thickened edge design.
e. Tract N shall be improved to the private access tract standard per Section 2.09
of the KCRS. This tract shall be owned and maintained by the owners of the
lots served. Notes to this effect shall be shown on the final recorded plat.
f. Tracts D, J, and M shall be improved as joint use driveways per Section 3.01 of
the KCRS. These driveways shall be owned and maintained by the owners of
the Lots served. Notes to this effect shall be shown on the final recorded plat.
g. That portion of Lot 35, lying within the 30-feet existing easement for ingress
and egress, shall be dedicated as R/W. A R/W radius shall also be provided at
Lot 35 (SE quadrant 144th PL SE) and at Lot 42 (NW quadrant 146 'h Ave SE).
h. Tracts P and Q shall be dedicated as public R/W. Sixteen feet of right-of-way
shall be provided alo?g the northerly portion of lot 35.
i. Right-of-way radius shall be provided as follows -SE corner of lot 42; SW
corner of lot 34; NW corner of lot 35; SE corner of lot 26.
j. Modifications to the above road conditions may be considered according to the
variance procedures in Section 1.08 of the KCRS.
k. Tracts A and C shall be included within the right-of-way.
Staffrpt/masters/PLATFMT.Nov99.doc clc 11/10/99 -9 -
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I. Road Variance L04V0004 is approved for this project. All conditions of
approval for this variance shall be incorporated into the engineering plans.
m. Details for waiting area for school children along l 48'h Ave SE shall be
determined by the applicant and the Issaquah School District, prior to or
concurrent with the engineering plan submittal. Details of this waiting area
shall be shown on the engineering plans and accompanied by correspondence
from the School District.
11. All utilities within proposed rights-of-way must be included within a franchise approved
by the King County Council prior to final plat recording.
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:
(!) 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. The proposed subdivision shall comply with the Sensitive Areas Code as outlined in King
County Code 2 IA.24. Permanent survey marking shall be addressed prior to final plat
approval. Temporary marking of sensitive areas and their buffers (for example, with
bright orange plastic construction fencing) shall be shown on the engineering plans and
placed on the site and shall remain in place until all construction activities are completed.
Permanent signs identifying the sensitive areas shall be shown on the engineering plans
and installed as part of the plat construction activities.
15. Wetlands
a. Class 2 wetlands shall have a minimum 50-foot of undisturbed or enhanced native
vegetation. Wetlands and their buffers shall be placed in sensitive area tracts. A
minimum 15-foot building setback line shall be required from the edge of all
sensitive area buffers.
b. Buffer width averaging may be allowed if it will provide additional protection to
wetlands or enhance their functions, as long as the total area in buffer does not
decrease. Buffer averaging in conformance with the Code and administrative
rules is prnposed as shown on the preliminary plat plans. Buffer reductions of
about 6,670 square feet would be compensated for by providing additional buffer
area of about 23,400 square feet. Additionally, much of the buffer has been
degraded by prior activities on the site, and the project would enhance the native
vegetation of these wetland buffers. The enhanced wetland buffer must provide
equal or greater biologic functions, including habitat, and equivalent or better
hydrologic functions.
c. Post-development wetland hydrology for the smaller, more frequent storm events
shall match pre-development wetland hydrology to the maximum extent feasible.
Calculations, graphs and text shall be included in the Technical Information
Report with the engineering plans to show how this condition will be met, to be
reviewed by ODES Environmental Scientist.
Staffrpt/masters/PLATFMT,Nov99.doc clc 11/10/99 -10-
• •
d. Approved alterations to wetlands or their buffers including removal of wetland fill
and enhancement of buffers shall require that a detailed mitigation plan shall be
submitted for review along with the engineering plans. The mitigation plan must
include final grades, hydrologic calculations showing how the mitigation feature
will function, and a planting plan showing plant species, sizes, quantities and
locations. The plan shall list goals and objectives, construction and installation
notes, performance standards, and monitoring and maintenance measures.
e. A conceptual mitigation plan shall be submitted for review along with the
engineering plans for the proposed wetland reconnection area west of the
stormwater facility in Tract H. The conceptual mitigation plan must include
proposed grades, hydrologic calculations showing how the mitigation feature will
function, and a planting scheme showing plant species, sizes and quantities. The
plan shall also list goals and objectives, construction and installation notes,
performance standards, and monitoring and maintenance measures. This plan
shall be conceptual to allow for in-the-field location of a few channels through the
northern fill area where a young alder forest has grown, leaving some areas of
alder forest to mature. This mitigation area will be shown on the engineering
plans as a concept, with notes requiring field location of the channels in order to
protect the larger and healthier alder trees. An as-built mitigation plan shall be
submitted for this wetland reconnection area west of the proposed stormwater
pond in Tract H, following construction.
f. Approval of the project wetland mitigation plans will include the requirement for
posting financial guarantee(s) to insure installation and success of the plan.
Monitoring for up to five years from the date of installation shall be required,
prior to a final inspection of the mitigation plan. Monitoring will commence upon
a field inspection and approval of the installed mitigation areas by DOES
Environmental Scientist. The financial guarantee(s) will be released when the
performance standards have been met. If the performance standards have not
been met at the conclusion of the monitoring period, a contingency plan will be
required to remedy the situation, and the monitoring period may be extended.
g. The western half (wet pond) of the stormwater facility pond shown in Tract Hon
.the plans may be located within the wetland and wetland buffer restoration area,
and will be considered restored wetland and wetland buffer as well as a
sto_rmwater facility. The wet pond shall be landscaped using native species at
densities recommended in the Sensitive Areas Mitigation Guidelines to restore
both wetland and buffer habitat. The plan for the wet pond shall be reviewed by
DOES Engineering and Environmental Scientist staff. The planting plan shall be
part of the wetland mitigation plans for the site, and meet the criteria for those
plans specified above.
h. Post-construction monitoring of the wet pond in the stormwater facility in Tract H
will include monitoring the water quality in the wet pond to evaluate its toxicity to
wetland-dependent wildlife. Post-construction water level fluctuations will also ·
be monitored along with observations of impacts on amphibians. Monitoring
methods and schedule shall be included with the mitigation plans required above.
1. The applicant shall prepare an operations and maintenance manual for the wet
pond of the northern stormwater facility, including the vegetation, to provide to
either King County Facilities Maintenance or the Homeowners' Association,
depending upon which group has ownership of the stormwater wet pond. This
Manual will be reviewed and approved by King County DOES Engineer and
Environmental Scientist at the time of engineering plan review.
Staffrpt/masters/PLATFMT.Nov99.doc clc 11/10/99 -11 -
• •
J. 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 setback area conveys to the
public a beneficial interest in the land within the tract/setback area. 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/setback area imposes upon all present and future owners and
occupiers of the land subject to the tract/setback area the obligation, enforceable
on behalf of the public by King County, to leave undisturbed all trees and other
vegetation within the tract/setback area. The vegetation within the tract/setback
area 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 sensitive area tract/sensitive area setback area
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 property subject to the sensitive area tract/setback
area. The required marking or flagging shall remain in place until all
development proposal activities in the vicinity of the sensitive area and buffer are
completed.
No building foundations are allowed beyond the required 15-foot building setback
line, unless otherwise provided by law.
16. Suitable recreation space shall be provided 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 detailed recreation space plan shall be submitted for review and
approval by ODES, prior to or concurrent with the engineering plans. This plan
shall include location, area calculations, dimensions, and landscape specs,
equipment specs, etc
b. A performance bond for recreation space improvements shall be posted prior to
recording of the plat.
17. A homeowners' association or other workable organization shall be established to the
satisfaction ofDDES which provides for the ownership and continued maintenance of the
recreation, open space and/or sensitive area tract(s).
18. Street trees shall be provided as follows (per KCRS 5.03 and KCC 21 A.16.050):
a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all
roads. Spacing may be modified to accommodate sight distance requirements for
driveways and intersections. .
b. Trees shall be located within the street right-of-way and planted in accordance
with Drawing No. 5-009 of the 1993 King County Road Standards, unless King
County Department of Transportation determines that trees should not be located
in the street right-of-way.
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.
Staffrpt/masters/PLATtMT.Nov99.doc clc 11/10/99 -12 -
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• •
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 ODES 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 DOES prior to engineering plan approval.
g. The applicant shall contact Metro Service Planning at 684-1622 to determine if
148 1h Ave SE is on a bus route. If so, 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 DOES has completed a second inspection and determined
that the trees have been kept healthy and thriving.
20. The following have been established by SEPA as necessary requirements to mitigate the
adverse environmental impacts of this development. The applicants shall demonstrate
compliance with these items prior to final approval.
a. To mitigate the significant adverse impact the plat of Shamrock will have on the
intersections of SR 900/148'h Ave SE and SR 900/164'h Ave SE, the applicant shall
install, either individually or in conjunction with other development projects in this
area, the following improvements at the SR 900/148'h Ave intersection:
• A traffic signal, and
• Eastbound and westbound left turn lanes
The design for the SR 900/148m Ave intersection improvements shall be approved by
the Washington State Department of Transportation (and by King County to the extent
such improvements are located in County right-of-way). In addition, at a minimum,
the existing entering sight distance looking east for the north and south legs of the
intersection (602 feet and 386 feet, respectively) shall not be reduced as part of the
intersection improvements. Documentation shall be submitted to show this requirement
is met. All construction work associated with the intersection improvements shall be
completed between April 1" and September 30'h. This seasonal restriction shall be
clearly shown on the final engineering plans.
In lieu of the installation of the above-noted intersection improvements prior to final
plat approval, the applicant may post a financial guarantee with WSDOT which assures
the installation of these improvements within two years of the recording of Shamrock.
In this event, intersection improvement design must be approved by WSDOT prior to
King County approval of the engineering plans for Shamrock.
If the above-noted intersection improvements have already been made by others prior
to the recording of Shamrock, or a financial guarantee has been posted by others which
assures the installation of these improvements, then the applicant for Shamrock shall
pay a pro-rata share dollar amount to the developer who has made the improvements or
"bonded" for the improvements, in an amount proportional to the impacts of
Shamrock. The pro-rata share dollar amount to be paid shall be set by WSDOT, and
documentation shall be provided by the Shamrock applicant to the King County Land
Use Services Division to show this payment has been made, prior to final plat
recording. The pro-rata dollar amount to be paid shall be based oi:i the following:
• The final Shamrock lot count
• The trip distribution for Shamrock
• The total trips contributed to the intersection of SR 900.148'h Ave by the plats of
Aster Park (LOOP0024), Stone Ridge 9L99P3008), East Renton (L02P0005),
Staffrpt/masters/E'LATFMT.Nov99.doc clc 11/10/99 -13 -
• •
Shamrock (L02P0014), Rosemonte (aka Ironwood -L03P0018) and any future
land use applications submitted to King County for which compliance with the King
County Intersection Standards (KCC 14.80) is required at either the SR 900/148'h
Ave intersection, or the SR 900/164"' Ave High Accident Location.
In the event that either King County or WSDOT adopts a formal "latecomer's" system
prior to final plat recording, that system may be followed in lieu of the approach
described above, at the discretion of the applicant, as long as at a minimum there is a
financial guarantee which assures the above-noted intersection improvements will be
installed within two years of the date of recording of the plat of Shamrock.
[Comprehensive Plan Policy T-303 and King County Code 21A.28.060A]
b. Documentation shall be provided to demonstrate to the satisfaction of WSDOT that
stopping sight distance (360 feet) is available on the east leg of the SR 900/148 <h
Ave intersection. The intersection shall be modified by the applicant, if necessary,
so that this stopping sight distance requirement is met on the east leg. In addition,
the applicant shall clear vegetation within the right-of-way along SR 900, east of
148'" Ave., to maximize the entering sight distance for the north and south legs of
the intersection. [Comprehensive Plan Policy T -303 and King County
Comprehensive Policy T-303 and King County Code 21A.28.060A]
21. The northerly portion (north of SE 124"' St.) shall comply with the Build Green requirements
of Ordinance 14662 (Low Impact Development). Applicable notes, as necessary shall be
shown on the engineering plans and final plat. ·
OTHER CONSIDERATIONS:
I. The subdivision shall conform to KCC 16.82 relating to grading on private property.
2. Development of the subject property may require registration with the Washington State
Department of Licensing, Real Estate Division.
3. Preliminary approval of this application does not limit the applicant's responsibility to
obtain any required pennit or license from the State or other regulatory body. This may
include, but is not limited to the following:
a. · Forest Practice Permit from the Washington State Dept. of Natural Resources.
b. National Pollutant Discharge Elimination System (NPDES) Permit from WSDOE.
c. Water Quality Modification Pem1it from WSDOE.
d. Water Quality Certification (401) Permit from U.S. Anny Corps of Engineers
TRANSMITTED TOP ARTIES LISTED HEREAFTER:
Hearing Examiner's Office
Steven C. Townsend, P .E., Supervising Engineer, Land Use Inspection Section, LUSD
Greg Borba, Supervisor, Current Planning Section, Land Use Services Division
Kim Claussen, Project Manager III, Current Planning Section, Land Use Services Division
Bruce Whittaker, Senior Engineer, Engineering Review Section, Land Use Services Division
Laura Casey, Senior Ecologist, Critical Areas Section, Land Use Services Division
Larry West, Senior Geologist, Critical Areas Section, Land Use Services Division
Kris Langley, Senior Engineer, Traffic & Engineering, KCDOT
Carol Rogers, Current Planning Section, LUSD, ODES
Lisa Pringle, Supervisor, Land Use Education Section, DOES
Bales,L TD, PS
13401 156'h Ave SE, Renton, WA 98059
Behan, Terra
11920 148'h Ave SE, Renton, WA 98059
Boston, Rick
13425 E. Lk Kathleen Dr., Renton, WA 98059
Cam-West
9720 NE 1201h Pl, Suite 100, Kirkland, WA 98034
Campbell, Eric, Shamrock Highlands LLC
9720 NE 120'h Pl., Suite 100, Kirkland, WA 98034
Condrey, William, Triad Associates
11814 115 1h Ave SE, Kirkland, WA 98034
Donnelly, Claudia
10415 147th Ave SE, Renton, WA 98059
Eliason, John, King County Housing Authority
Staffrpt/maste"rs/PLATFMT.Nov99.doc clc 11/10/99 -14 -
•
600 Andover Park West, Seattle, WA 98188-3326
Flattum, Pat
12422 14s'h Ave SE, Renton, WA 98059
Foster, Jeff, GGLO
1301 1'1 Ave No. 301, Seattle, WA 98101-2074
Fraser, Mike
5516 NE 4th Ct., Renton, WA 98059
Graves, John, Lozier Homes
1203 1141h Ave SE, Bellevue, WA 98004
Kelly, Bryant
12601 148 1h Ave SE, Renton, WA 98059
Lind, Rebecca, City of Renton EDNSP Dept.
1055 S. Grady Way, Renton, WA 98055
Martin, Kenneth
12439 148 1h Ave SE, Renton, WA 98059
Nelson, Anna, Buck & Gordon LLP
2025 151 Ave, Suite 500, Seattle, WA 98121-3140
Oberg, Todd, Triad
11814 115 1h Ave NE, Kirkland, WA 98034
•
Seattle King County Health Dept., East District Environmental Health
14350 SE Eastgate Way, Bellevue, WA 98005
Triad Associates
11814 115 1h Ave NE, Kirkland, WA 98034
Zimmerman, Gregg, Administrator, City of Renton_
1055 S. Grady Way, Renton, WA 98055
Staffrpt/masters/PLATFMT.Nov99.doc clc 11/10/99 -15 -
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• L02P001.hamrock Property Subdivision
SE 1/4, SE 1/4, SECTION 10, TWP. 23N., RGE SE., W.M.
:;:.·"
ATTACHMENT I
I OF I
. '
CITY.l RENTON
Jesse Tanner, Mayor
Planning/Building/Public Works Department
Gregg Zimmerman P.E., Administrator
November 27, 2002
Ms. Kim Claussen
King County Department of Development and Environmental Services
Land Use Services Division
900 Oakesdale Avenue SW
Renton, WA 98055-1219
.SUBJECT: FILE #L02P0014, SHAMROCK PROPERTY
Dear Ms. Claussen:
Thank you for providing us with the opportunity to re.view and comment on the Shamrock
Property proposal. The Renton Planning/Building/Public Works Department has the following
comments.
I) A certificate of water availability from Water District 90 will be required to be submitted to
King County.
2) The project has received City of Renton sewer availability certificate.
3) The p~oposed surface water.detention and water quality facility will be. in the Renton portion
of the project. Unlike King County, Renton.does not maintain facilities associated with
private development projects, but rather req~ires an instrument to be recorded (note on face
of plat and recording of Homeowner' s Association restrictive covenants) that places
responsibility for operation and maintenance of these faciliti.es on the Homeowners
Association ( or-even better, directly upon the owners of the lots). A drainage easement is
included allowing Renton staff to access these facilities, and a provision of the recorded
instrument allows Renton to maintain the facilities if the Homeowner' s Association fails in
this responsibility, and to back bill either the Homeowner' s Association of the owners of the
individual lots for costs. We request that this approach be used on this project as well, since
the drainage facilities are located within Renton. ·
4) Level 2 flow control at a minimum is required. Review and approval of the surface water
facilities and drainage report by the City of Renton is required. King County should also
review the detention, water quality and conveyance system design and sizing for the total
project for compliance with the 1998 King County Surface Water Design Manual (both
within unincorporated King County and Renton) since.it is all part of the same system.
Approval of the storm drainage system by both jurisdictions should be required before any
permits are issued.
5) The northern portion of the project may flow to the May Creek Basin. It needs to be verified
that the diversion of flow from the May Creek Basin to the Cedar River Basin is not
occurring because of the site's development and storm system design.
6) The proposed development is located within Renton' s potential annexation area. Therefore
we request that any improvements to existing streets abutting the development site, and any
new streets within the development site, be construction in accordance with C1i_1;' Y.QiLJll.li:ll.!Qli.... __ ..._ /
DoC11meotJ\cor
ady Way-Renton, Washington 98055 · MAIN FILE CQR.'V£ N T Q .
~ AHEAD OP THE CURVE ':I This paper contains 50% recycled material, 30% post consumer
\
ATTACHMENT --J.2.==--
1 OF --=2=---
E,hlblt No. ~ (a
Item No. a ,/
Received~;:;~{?
!<_Ing County Hearing Examiner ·
November 27, 2002
Page 2 • •
standards. The City of Renton has been working with King County and the developer to
extend SE 124" Street (NE 6" Place in Renton) to the westernmost property line. We request
that this street also be constr:ucted in accordance with City of Renton standards.
Th11nk you.
Sincerely,
~,(~~ 311?/~-
Gregg Z1~hierman, Administrator
Planning/Building/Public Works Dept.
cc: Jennifer Henning
Lys Hornsby
Jack Crumley
Sandra M~yer
Kayren Kittrick
Neil Watts
Do'cument2\cor
, •.
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·,,;/.;_!°;,1.l,l.f,?;_ ,; ;"~ .. w"' i,Q.<
ATTACHMENT 2..
2. OF __,2,,,.__
®
King County
Road Services Division
Department ofTransportation
201 SouthJackson Street
Seattle,\.\&\ 98104--3856
·Camwest
•
9720 NE 120th Place, # 100
Kirkland, WA 98034
••
RE: Road Variance L04V0004-Shamrock-Related File L02POOl4
Dear Sir/Madam:
March 19, 2004
Thank you for submitting your application for a road variance from the King County Road
Standards (KCRS). You requested a variance from Section 2.03 of the KCRS concerning the
requirement for a crowned road cross-section. The S_harnrock project is a demonstration project
that King County Ordinance 14662 approved as a low-impact development.
We have reviewed the one directional road cross-slope that is proposed for minor access and
subaccess classification roads. The one direction cross slope on these local access streets will
allow for an alternative drainage design with discharge to adjacent water quality swales. I
approve a variance to allow the one-directional road cross slope on minor access and subaccess ·
classification roads with the condition that slotted drains be utilized in the vertical curb to direct
flows to the water quality ·swales.
A copy of the staffs analysis, findings and conclusions is enclosed. If you have any questions,
please call Craig Comfort, Road Variance Engineer, Traffic Engineering Section, at
206-263-6109.
Paulette Norman, P.E.
County Road Engineer
PN:CC:kc
cc: James Sanders, P.E., Development Engineer, Land Use Services Division (LUSD),
Department of Development and Environmental Services (ODES)
Pete Dye, P.E., Senior Engineer, LUSD, DDES
Linda Dougherty, Director, Road Services Division (RSD), Department of
Transportation (DOT)
Norton Posey, P.E., Acting County Traffic Engineer, Traffic Engineering Section, RSD,
DOT
Fatin Kara, P.E., Supervising Engineer, Traffic Engineering Section, RSD, DOT
Kris Langley, Senior Engineer, Traffic Engineering Section, RSD, DOT ·
Craig Comfort, P;E., Road Variance Engineer, Traffic Engineering Section, RSD, DOT
ATTACHMENT .3"""'---
_ _._f _, OF _2,'---
®
King County
Road Servioea Division
Department of Transportation
Traffic Enginooring Section ·
MS KSC-TR-0222
201 South Jackson Street
Seattle, WA 98104
March 19, 2004
TO: Variance File
• •
FM: Craig Comfort, P.E., Road Variance.Engineer, Traffic Engineering Section
RE: Road Variance L04V0004-Shamrock-Related File L02P0014
Applicant's Presentation:
I. Shamrock is a preliminary plat Low Impact Demonstration (LID).Project with 118 lots
located on the west side of 148th Avenue SE at the 12400 block. The variance request is to
apply a one directional cross slope for subaccess and minor access streets within the Low
Impact Development portion of the project. The King County Road Standards requires a
crowned road at 2% cross-slope. A variance is also requested for curb drops (notches) that
convey surface water flow from the one directional cross slope pavement to the roadside .
grass~ lined swales.
2. The design with one-directional road cross slope and notched curb. will allow for swales in
lieu of closed pipe and provide increased contact of runoff with soils, facilitating
opportunities for infiltration and water quality treatment and resulting in increased travel
time and time of concentration. The natural function of the watershed is more closely
mimicked resulting in reduced detention pond size and thus helping to minimize the
impacts of development. The project will utilize vertical curb on the roads and the
sidewalks will be on the upper side of the:: one-directional roads so that drainage will not run
across the sidewalks. The grass-lined swales will be in privately maintained tracts.
3. The variance approval will not result increased County maintenance costs because the
swales are in private tracts and fewer drainage appurtenances will be maintained by King
. County.
Staff's Findings and Conclusions:
I. · Concurrence with the applicant's presentation.
· 2. The one-direction cross-slope on these low classification roads (minor access and
subaccess) would not compromise the traffic or maintenance functions of the roads.
3. The proposed notched curb should be replaced with slotted drains that extend through the
vertical curb. Slotted drains will allow for a continuous top of vertical curb and no
notching. ·
ATTACHMENT 3
2. OF 2.
®
icing County ·
Department of Development
and Environmental Services
900 Oakesdale Avenue SW
Renton, WA .98055-1219
March 25, 2004
Sara Slatten
Cam West, Inc.
9720 NE 1201h Place
Kirkland, WA 98034
• •
. Rebecca Cushman, P .E.
Triad Associates
11814-!15th Avenue NE
· Kirkland, WA 98034
RE: Shamrock Subdivision 1998 KCSWDM Adjustment and Shared Facility Plan Request
(File No. L04V0003)
Dear Applicant ahd Engineer:
The Land Use Service~ Division, Engineering Review Section, has completed review of the'
adjustment and shared facility plan approval request for the Shamrock subdivision. ·You are
requesting an adjustment from the 1998 King County Surface Water Design Manual
(KCSWDM), Core Requirement No. 1, Section 1.2.1, Discharge at the Natural Location for
· an on-site diversion, an adjustment from Section 3.3, Hydrologic Design Procedures and
Considerations and Section 6.4, Wetpool Facility Design, concerning modification of
hydrologic coefficients in acknowledgment for low-impact design (LID) enhancements and
mitigations. You are also requesting approval for an adjustment from Core Requirement No.
3, Section t .2.3 to utilize an off-site storm water facility and formalize its shared use through
Special Requirement No. 1, Section 1.3 .1, Shared Facility Drainage Plans with the Shared
· Facility Plan Guidelines published in a memo dated September 15, 1999. Our review of the
information and a site visit provides tlie following findings: ·
I. The J'roposed Shamrock subdivision is located between approximately SE 120th .and
125' Streets on the west side of 148th Avenue SE. The 118 lot, 29.8 acre, proposed
Shamrock subdivision is filed under Land Use Services Division (LUSD) file number
L02P0014.
2. The runoff from the northern edge of the site, tributary to both the northern part of
.Wetland B and the north-central wetland (Wetland C), flows north to the Honey Creek
subbasin of the May Creek' basin and is subject to Level One flow control. The ·
remaining majority of the site is located in the Maplewood sub basin of the Lower
Cedar River basin and is subject to Level Two flow control. The entire site is subject
. to the Basic water quality requirements of the 1998 KCSWDM.
3 .. The Shamrock subdivision is included as one of the three demonstration projects listed
in King County Ordinance 14662, signed June 2, 2003, to promote low impact
development techniques.
ATTACHMENT -~11---
/ OF ---'la....___
Shamrock Subdivision/10.03
March 25, 2004 . · • .Page 2 of5
· 4. Approximately two acres adjacent to the north property line are tributary to Wetland C
and the northern portion of Wetland B which both drain north. to Honey Creek. See
Exhibit l, Existing Conditions. The remainder of the site sheetflows in a west to
southwest direction toward the southern portion of Wetland Band other hydri\ulically-
connected wetland areas to the west and south of the site. A wetland hydrology report
indicates that for significant storm events (greater than the 1.1 year storm event)
Wetland B drains to both the north and south. It is assumed that the southern wetland
complex eventually drains to its natural discharge location at the southern property
line and crosses under 128th Avenue SE through a42-inch culvert and continues south.
Flows from the Honey Creek and Maplewood subbasins do not recombine.
5. From the SE 1241
h Street entrance road north, the Shamrock subdivision proposes 76,
low-impact lots to be tributary to a reduced-volume North Pond shown at the southern ·
end of Wetland B. Please see Exhibit 2, Developed Conditions. Although most of the
rooftop and backyard lot areas surrounding Wetland C will be utilized for
hydraulically maintaining Wetland C, the proposal is to collect most runoff from the
remaining Honey Creek subbasin area to be developed and diverdi to the North Pond
located in the Maplewood subbasin. The North Pond will be a combined detention
and water quality facility and is intended to be designed with a stormwater wetland.
The allowed release would then outlet to the southern end of Wetland B. Because
wetland areas south of Wetland B were filled, the wetland mitigation plan will require
hand digging out the fill material so that Wetland B will reestablish direct hydraulic
connectivity to the wetland complex to the south.
6. Site areas south of the SE 124 th Street entrance road will be directed to the South
Pond. Sheetflow to the west will be intercepted by standard conveyance and diverted
to the South Pond. Some nuisance sheetflow will be reduced along the western site
boundaries in the south half of the site. Frontage improvements are included in the
conceptual drainage plan. Flows from the South Pond are released into the storm
drainage system of SE 1281h Street.
7. No decorative ponds or shallow wells have been identified that would be affected by
the proposed diversions.
8. The Level One Downstream Analysis identified no restrictions or problems associated
with the proposed discharge location.
9. A consolidation of facilities for the proposed subdivision will be more economical in
long term maintenance. ·
I 0. As previously mentioned, the northern 76 lots are being design to incorporate low
impact best management practices (BMPs). The proposal includes all lot and common
landscape areas to contain amended soils, that roof downspout perforated pipe lengths
within the amended soil be 25-40 feet long and that nearly all pervious and impervious
. drainage will be directed to grass-lined and bioretention swales which will
ATTACHMENT __ 4i__
2. OF ~ ---==------"~~-
Shamrock Subdivision/L0.03 •
March 25, 2004
Page 3 of5 .
significantly increase the flow path length to the stormwater facility. In addition, a
rain garden is proposed for additional pre-storage and treatment before runoff is
. directed to the North Pond.
11. The proposal is to allow the cumulative benefits of the low-impact designs to translate
into reduced North Pond stormwater facility size based on modest reduction of key
hydrologic parameters used in the KCRTS model. This precedence is already
established in the 1998 KCSWDM through Core Requirement No. 3 which allows
peak flow exemptions for flow control BMPs and in Section 5.2.2 for BMPs that can
reduce facility size. Specifically, the applicant is asking that a) the roofs be modeled
as 50% till grass and 50% impervious, b) the amended soil landscape areas be
modeled as 'pasture' instead of'grass', and c) the coefficient associated with the 'area
of till soil covered with grass; in equation 6-13 used for wetpool sizing be reduced
from 0.25 to 0.20. The applicant cites studies where extended use of amended soils
has significantly reduced post-development runoff volumes.
12. South of the SE 124th Street entrance, two ad hoc parcels compose the southern 42 lots
of the King County Shamrock development proposal. Adjacent immediately to the·
south, is another 11 lot development within the City of Renton also referred to as
Shamrock. Both the southern portion of the King County Shamrock development and
the contiguous City of Renton Shamrock development are to be served by
conventional conveyance and detention in a shared facility along SE 128th Street
referred to as the South Pond. This parcel is owned by the applicant and the proposed·
shared facility will be dedicated to the City of Renton. An existing pond along the
eastern edge of where the South Pond will be constructed appears to be an abandoned
pond which now passes existing flows from the City of Renton Shamrock site to SE
128th Street. This pond will be expanded within the limits of the City of Renton
Shamrock parcel to accommodate the southern portion of the King County and Renton
Shamrock subdivisions. The City of Renton has adopted the 1998 KCSWDM for its
storm water drainage standards, simplifying the design of the South Pond .
. 13. The applicant has submitted to the City of Renton a subdivision permit to develop the
parcel and expand the current drainage facility. It is acknowledged that the City of
Renton has review and approval jurisdiction over.the South Pond drainage
modifications. This shared facility plan approval by King County is to acknowledge
the accommodation ofa King County subdivision's runoff by a Renton stormwater.
facility and the design assumptions used for the facility's expansion. The assumed
land cover for the design of the King County's portion of the pond is to be calculated
' based on maximum zoning impervious coverage. The developer of the King County
Shamrock subdivision will expand the facility to its final configuration. Both the
North and South Ponds would utilize the Level Two flow control and Basic water
quality requirements of the 1998 KCSWDM since they both drain south to the
Maplewood subbasin. ·
Based on these findings, we hereby approve this adjustment to allow a) the diversion of runoff
to two facilities ultimately draining to SE 128 1h Avenue, b) modification ofhydrologic
ATTACHMENT _4_,___
3 OF _...,.fo'°--_
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Shamrock Subdivision/L04V0003
March 25, 2004
Page 4 of5
•
· modeling coefficients used in the wetpool and K.CRTS facility sizing methodology for the
North Pond whose tributary area utilizes low impact BMPs, and c) use ofan off-site, shared
facility in the City of Renton with the following conditions:
I. '.['he release rates for the North Pond detention facilitywill be based on the tributary
area being directed to the facility including the area of diversion. The release rates for
the South Pond detention facility will be hased on the tributary area being directed to
the facility and the area within the City of Renton that the city deems appropriate.
2. The volume for both detention facilities will be base'd on all flows directed to the
facilities at full. development under current zoning. The allowed release rates will be
reduced by any undetained flows that would bypass the proposed subdivision drainage
facilities as specified in the 19~8 KCSWDM .. The detention volumes shall be sized
using the Level Two flow control standard in the 1998 KCSWDM. A 10 to 20 percent
volumetric factor of safety must be. applied to all storm events requiring detention. The
design Technical Information Report shall state the factor of safety selected and the
basis of that determination.
3. Water quality facilities must be sized based on the entire proposed subdivision
draining to the facilities including any required frontage improvements.
4. The North Pond drainage facility to be maintained by King County must be located in
a public right-of-way, recreation space tract with easement or storm drainage tract
dedicated to King County. The City of Renton will determine tract requirements for
the South Pond. · ·
5. Amended soils will be used throughout all non-impervious, developed area tributary to
the North Pond.· Gravel encased perforated pipes shall be a minimum of25 feet long
and be designed to meet Figure 5.1.3.A in the 1998 KCSWDM for all lots intending to
use the 50% impervious/50% till grass credit.
6. All amended soil areas shall be located on private property and be privately
maintained.
7. The attached "Guidelines & Resources" Manual 2002 shall be used as minimum
standards for implementing amended soii depth and quality for the.Low Impact
Development portion of the King County Shamrock site. This manual was established.
to implement Washington State's Department of Ecology guidelines for soil quality to
improve stormwater retention.
8. The accompanying "Field Guide" will be used to facilitate field inspection of the
amended soil areas.
9. To document the impact oflow impact development design, the North Pond's outflow
stage/discharge shall be continuously monitored for three years starting at 75%
buildout of that portion of the site. The data and interpreted results shall be presented
ATTACHMENT _4__.._ _
_ 4__,___ OF '2
Shamrock Subdivision/LO.OJ •
March 25, 2004
Page 5 of5
to King County WLRD Stonnwater Services Section at the end of each full year of
monitoring.
· 10. The developer of the South Pond facility is responsible for all costs associated with the
implementation of the shared facility plan. Engineering plans for the King County
Shamrock subdivision shall note this approved shared facility plan.·
· 11. The South Pond shall be expanded/built' to full facility size during development of the
south portion of the Shamrock development. ·
12. Any proposed modification to the existing stonn water facility adjacent to SE 128'h
Street will require approval of a valid land use pennit froin the City of Renton. A note
on the engineering plans shall state that on-site construction south of SE 124th Street· · ·
· shall not commence without an:approved land use pennit from the City of Renton.
13. The South Pond facility shall be inspected and receive approval for operation by the
City of Renton prior to recording of the King County Shamrock subdivision.
14. Additional stonn drainage requirements identified by SEPA or the plat hearing wiU
apply to this project. Any additi<;mal stonn drainage requirements identified by the
City of Renton will apply to the South Pond. · · ·
If you have any further questions regarding this KCSWDM adjustment or the design
requirements, please contact Mark Bergam at (206) 296-7270.
James Sanders, P.E.
Development Engineer
Engineering Review Section
Land Use Services Division
? &t<-r..---
aChan,P,E.
Supervising Engineer
Site Engineering arid Planning Section
Building Services Division
cc: Curt Crawford, P.E., Managing Engineer, Stonnwater Services Section, KCDNR
Bruce Whittaker, Senior Engineer, Engineering Review Section, LUSD
Kim Claussen, Project/Program Manager III, Current Planning Section, LUSD
Mark Bergam, P.E., Senior'Engineer, Engineering Review Section, LUSD
ATTACHMENT 4
5 OF b
. '·
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®
King County
Department or Development and Environ mental Services
900 Oakesdale Avenue SouthWest
Renton, Washington 98055·1219
Project Name:
Project Address:
Address:
973J fl£ 1 aJth Pla:e
City, State, Zip
Kiiklm:J. lIJl\ ffi'.B'I
•
Surface Water · Design Manual
Requirements / Standards
Adjustment* Request
DOES Project File No.:
' f f"\A__
DOES Engineer/Pl~nner Name: V
l.Cl2FIDl4 ~ 00
Design Engineer: hone:
Address: City, Stale, Zip Code:
11814-115th Ave flE Kirklm:J, lIJl\ ffi'.B'I
INSTRUCTIONS TO APPLICANT/DESIGN ENGINEER:
Please be sure to include all plans (T.I.R., if available), sketch8s, photos and maps that may assist in complete review and consideration
of Hlis cidjustment ·request, Failure to provide all pertinent information may result in delayed processing or denial of your request.
Please submit two complete cgples of this request application tom, and applicable fee to the DOES Intake Counter, at 900 Oakesdale
Avenue Southwest, Renton, Washington 9805~1219. For additional information, phone Randall Parsons, P .E., at (206) 296-7207.
RBFBR TO SBCTION 1,4 IN CHAPTER 1 OF THE SURFACE WATER DESIGN MANUAL FOR ADJUSTMENTS
DESCRIPTION OF ADJUSTMENT REQUEST: ~ Standard D Complex D Experimental D Blanket
D Pre-application
1 . Provice a, offsite-siara:t facility
2. Ln:! a:iver assuiptims for lcw :inJ::a:;t cevelq:ns,t a:rditims
APPLICABLE VERSION KCSWDM: D 1990 (11/95) • ~1998 (9198) D ___ _
• (Note: the term "variance" replaced by "adjustment")
APPLICABLE SECTION(S) OF STANDARDS:
Core Ra:J._Jirera,t #3; !'fa=i al Re:µirere,t 1/1
JUSTIFICATION PER KCSWDM SECTION 1.4.2
I§ See attachments listed below.
Prelimirary Te:tnical Infornatim ReµJrt
Prc..limirary Plat !Yep
Cover Letter
laJJ Irrµct Davelq:nmt Project flE\x,rt
AUTHORIZATION SIGNATURES:
DETERMINATION,
D Approval $(con~itional Approval (see below) O Denial
0 DNR/WLRD Approval Signed: ~'1-f-.,#-,AU-'cc---.-Date: _____ (Experimental & Blanket variances only)
ODES Staff Recommendation Signed: Date: ~ • /.(;'·
Conditions of Approval:
D See attached Memo Dated:
F99/ERS/SWDM-ADJ .d0<:
F96/ERS/SWDMR•S.<:p\•22.do<: 11/17.'!19 ck
ATTACHMENT 4
~..,.(o OF~~"£--
~rn@~~wrn@
JAN 21 20IJlt
K.C. O.D.E.S.
r . • I -.... ~-':'t
TYPES 3 and 4 LOG SHEET
(Format Plat, Rezone, Special Use, Shoreline Redesignation)
FILE NUMBER: L02P0014 HEARING DATE(S): _ _,tf~h'--'Gc""'--"'/j_,/J:::....LY __
PLAT/PROJECT NAME: SHAMROCK CONTINUANCE HEARING DATE(S), ____ _
PLANNER: Kim Claussen PROPOSED ORDINANCE NO.: ::;IF ,..24::)9--c:J/6 cJ
ENGINEER: Bruce Whittaker
RELATED APPLICATION & FILE NO. A02P0138
APPLICATION FILED (date): 08/1/2002
COMPLETE APPLICATION (date): .10/ot9 4::J.;l..
EXAMINER DECISION/REC: _ .... 6_d-4--'~~A....:'t1::...,,,-f __
APPEAL FILED:~ DYES date: _____ _
A. COUNCIL ACTION: ________ ORDINANCE NO.: __ _ EFFECTIVE DATE: ------
HEARINGDATE(Sl------------------------------
1. D NOTICE OF APPEAL
2. D APPEAL ARGUMENTS
G HEARING EXAMINER'S ACTIONS
I. D PREHEARING CONF. NOTICE
2. ~ HEARING NOTICE
3 D PREHEARING ORDER
4 D CONTINUATION
5. ~ORT
6 D RECONSIDERATION
7. D APPEAL SUMMARY
{;) DDES STAFF ACTIONS
I. D CONTINUATION NOTICE
2. Cil_REPORT
date(s): ____ _
date(s): ~£-tJ4/
date(s): ____ _
::::;:;: -°'-~-+-~-z-+-0-9
date(s): ____ _
date(s): ____ _
date mailed: ---+---~-
date mailed: ..Y h-z.h i ' 7
3. D ADDENDUM REPORT date mailed: ----,----
4. l);LmANSMITTAL TO EXAMINER(POR's/DOCS/STUDIES) ' date sent: m,J: ..,J? E/L-,f;, c,i'~/~r-i
5. ~ROPOSED ORDINANCE NUMBER EMAIL TO THE KC CLERKS OFFICE date sent: .3 / .:Z'/ /~ <.f
~ SEPA REQUIREMENTS
DATE ISSUED: .97 THRESHOLD DETERMINATION: MM ..5
2. SEATTLETIME LICATION..J),'<'1E: / DAT~DAVITREC'D: ~
3. DATEP DPERAFFI~: _ z -1'.lATEAFFIDAVITRE~----c:P DATE 500' RADIUS/AGENCIES/PORS/STAFF SENT: 3 /d:<6 h-V
5. APPEAL FILED: DYES D NO
a. APPELLANTS: --------------date received: --------
date received: --------
date received: --------
date received: --------
date received: --------
date received: --------
TYPES'3 AND?/ LOG SHEET
(rev. 081600)
page2of3 •
E. PUBLIC NOTICE REQUIREMENT
l. NOTICE OF APPLICATION
•
a) AFFIDAVIT OF POSTING/POSTING PACKAGE SENT //.,i ,4.g REC'D
b) LEGALAD SEATTLE TIMES date(s) sent: / 1/4> //Jol date published:
LOCALS date(s) sent: // /~ M o1,. date published:
500' RADJUS/AGENCIES/POR's/STAFF date(s) sent: /I µtJ/bol,. c)
L02P0014
G NOTICE OF RECOMMEND A Tl ON/PUBLIC HEARING / /
a) LEGALAD SEATTLETIMES date(s)sent: ~/z./tJY datepublished: ¥-9~c1r
LOCALS date(s) sent: i/2)(7 ¥ date published: .zJ... f ,t::) Y
b) 500' RADIUS/AGENCIES/POR's/STAFF date sent: ,-1££ ()• 4 , , ..OA
t'~M~//11£/{) t<)/Scr7T ~ APPLICATION Date received: Augnst 1, 2002 l / I. D INT AKE CHECKLIST
2. B' APPLICATION FEE
3. ~APPLICANT DESIGNATION FORM
4. ~ LEGAL DESCRIPTION -nrLE ~//)~ I
5. e:f'ASSESSOR'S MAPS: ~"!S@t'll.la ~?tfH e;rrH> ett· Hll'atS ,r,w,. $,!: /,!/ • .;1 3-[': 5t(} //-.;?J'-O
6. ii( CERTIFICATE OF WATER AVAILABILITY J
7. ~CERTIFICATE OF SEWER AVAILABILITY
8. D PRELIMINARY HEALTH APPROVAL
9. D CERTIFICATE OF FUTURE CONNECTION
10. i1"JJRE DISTRICT RECEIPT
11. ief" SITE PLAN/PLAT MAP
12. Ill LEGAL LOT PROOF
13. ~ENS!TIVE AREA AFFIDA VlT
14. (1 JNVIRONMENTAL CHECKLIST
15. I!( JRANSPORTATION CONCURRENCY ,
16. li1'LEVELONEDRAINAGEANALYSIS / RtE..111~1:J 1-2~-o '-I
17. ~HER t4t.Ar: .iJE}uS1TV <9,d«'-5
L.(.7[E,2._ T4 UC::l: 4F ~'WO 4'. p,b:-414.1"'
18. D WAIVER(S) ____________ _
~ADDITIONAL PLANS/MAPS
0 CONCEPTUAL DRAINAGE PLAN
2. WETLAND MITIGATION PLAN
CQREVISIONNO. I .c::> REVISION NO. 2
5. REVISION NO. 3 h REVISION NO. 4
V OTHER MAPS
· a) Rtv1se!J 7211}'2
DA TES RECEIVED:
f'/1c11/J,;i..
/0-8-03 8'Pt9be~
s,2,,/3-a~ I/AbE'S
b)·----------------~
c), _________________ _
d), _________________ _
e) _________________ _
!) _________________ _
')
TYPES~ A1'!D ~ LOG SHEET
(rev. 081600)
page 3 of3
QsrEC!AL STUDIES
•
.Q WETLAND/STREAM REPORT
~ GEOTECHNICAL REPORT
{SJ TRAFFIC STUDY
•
DA TES RECEIVED
~lt?e?'--
4. WILDLIFE STUDY ,i), (J) OTHER (document title) £PW h ~{;_~Afc/Ul f7q ,J!} )'
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File No. L02P0014 Shamrock
Additional Correspondence ( T. )
36.
•
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39. _________________________ _
40. _________________________ _
41. _________________________ _
42. _________________________ _
43. _________________________ _
44. _________________________ _
45. _________________________ _
46·----------------,-----------
47. _________________________ _
48. _________________________ _
49. _________________________ _
50. _________________________ _
51. _________________ ~--------
52. _________________________ _
53. _________________________ _
54. _________________________ _
55. _________________________ _
56. _________________________ _
57. _________________________ _
58. _________________________ _
59. _________________________ _
60. _________________________ _
61. _________________________ _
62. ____ ~---------------------
63. _________________________ _
I
/ • . ' ·:.;:.,
'
.. -' J .
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 6, 2004
NOTICE OF HEARING
SUBJECT: Department of Development and Environmental Services File No. L02P0014
Proposed Ordinance No. 2004-0160
Location:
SHAMROCK PROPERTY
Formal Subdivision Application
Between Northeast 4th Court and Southeast J 20th Street on the west side
of 148th A venue Southeast
Applicant: Cam West Development & Shamrock Highlands, LLC
represented by Sara Slatten
9720 Northeast 120th Place, Ste. 100
Kirkland, WA 98034
Telephone: (425) 825-1955
King County: Department of Development and Environmental Services
represented by Kim Claussen
900 Oakesdale A venue Southwest
Renton, Washington 98055-1219
Telephone: (206) 296-7167
Facsimile: (206) 296-6728
A public hearing has been scheduled on this proposal for9:30 a.m. on May 6, 2004, in the Department
of Development and Environmental Services Hearing Room, 900 Oaksdale Avenue SW, Renton,
Washington.
A pre-hearing conference may be requested by any party prior to April 22, 2004. ("Parties" include the
applicant, property owner and responsible County agency. Other persons likely to be directly and
substantially affected by County action on this proposal may request "party" status by submitting an
intervenor petition to the Hearing Examiner.) Hearing Examiner Rule VIII, which is included with this
notice, governs pre-hearing conferences. If you are a party to this proceeding and believe a pre-hearing
conference should be held prior to the public heari[lg, submit your written request with specific reasons in
support thereof to the King County Hearing Examiner.
MAIN FlllE COPY
••• •
L02POOl4-Shamrock Property Subdivision Page 2 of3
To promote efficiency in the conduct of hearings and to eliminate surprise, pre-hearing exchange of
information is encouraged by the Rules of Procedure. Any person is entitled to receive, at cost, copies of
documents in the County file. Application may also be made to the Examiner to direct exchange of other
significant information by any person or agency. Mediation of disputes is available pursuant to King
County Code Section 20.24.330 and Rules of Mediation. Please contact the Office of the Hearing
Examiner if you need a copy of the Rules of Procedure or Rules of Mediation, or obtain the Rules by
visiting our web site at www.metrokc.gov/mkcc/hearingexaminer.
ORDERED this 6th day of April, 2004.
TRANSMITTED this 6th day of April, 2004, to the following parties and interested persons:
Terra Behan
11920 -148th Ave. SE
Renton WA 98059
William Condrey
Triad Associates
11814-115thAve.NE
Kirkland WA 98034
Pat Flattum
12422 -148th Ave. SE
Renton WA 98059
John Graves
Lozier Homes
1203 I 14th Ave. SE
Bellevue WA 98004
Kenneth Martin
12439 -148th Ave. SE
Renton WA 98059
Seattle KC Health Dept.
E. Dist. Environ. Health
14350 SE Eastgate Way
Bellevue WA 98007
Rick Boston
13425 E. Lk. Kathleen Dr.
Renton WA 98059
Claudia Donnelly
10415 -147th Ave. SE
Renton WA 98059
Jeff Foster
GGLO
1301 1st Ave. #301
Seattle WA 98101-2074
Bryant Kelly
12601 -148th Ave. SE
Renton WA 98059
Anna Nelson
Buck & Gordon LLP
2025 I st Ave. # 500
Seattle WA 98121-3140
Sara Slatten
CamWest Development
9720 NE I 20th Pl # I 00
Kirkland WA 98034
Eric Campbell
Shamrock Highlands LLC
9720 NE I 20th Pl. # I 00
Kirkland WA 98034
John Eliason
KC Hoursing Authority
600 Andover Park W.
Seattle WA 98188-3326
Mike Fraser
5516 NE 4th Ct.
Renton WA 98059
Rebecca Lind
City of Renton, EDNSP
1055 S. Grady Way
Renton WA 98056
Todd Oberg
Triad Associates
11814 -I 15th Ave. NE
Kirkland WA 98034
Gregg Zimmerman
City of Renton
I 055 S Grady Way
Renton WA 98055
. , . •
L02POO 14 -Shamrock Property Subdivision
Greg Borba
DDES/LUSD
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
Laura Casey
DDES/LUSD
Wetland Review
MS OAK-DE-0100
Caro 1 Rogers
LUSD/CPLN
MS OAK-DE-0100
Bruce Whittaker
DDES/LUSD
Pre!. Review Engineer
MS OAK-DE-0100
•
Kim Claussen
DDES/LUSD
Current Planning
MS OAK-DE-0100
Steve Townsend
DDES/LUSD
Land Use Inspections
MS OAK-DE-0100
Page 3 of3
NOTE: If the Renton School District announces a district-wide school closure due to adverse
weather conditions or similar area emergency, the public bearing on this matter will be postponed.
Parties of record will be notified of the time and date of the rescheduled hearing. Any questions
regarding postponements and rescheduling can be directed to the Hearing Examiner's Office at
(206) 296-4660.
SLS:ms
L02P0014 NOT
Attachment
Sign language and communication material in alternate formats
can be arranged given sufficient notice at
296-1000 (TDD number 296-1024).
,.,.
••••• •••• •.:.:.:.•
• •
RULES OF PROCEDURE OF THE KING COUNTY HEARING EXAMINER
Rule
VIII. PRE-HEARING CONFERENCES
A. Purpose and Initiation
Pre-hearing conferences promote efficient case management by providing an informal process for
early identification of issues and resolution of procedural matters in complex cases. Evidence
generally will not be received at a pre-hearing conference, except when required in order for the
examiner to rule on a motion. (Pre-marking and introduction of exhibits to which there is no
objection may occur at the discretion of the examiner.)
The examiner, on motion of any party or upon his/her own motion, may convene a pre-hearing
conference to:
I. Identify, clarify, limit or simplify issues.
2. Hear and consider pre-hearing motions.
3. Schedule hearings, identify parties and witnesses, determine the order of and limits upon
testimony, obtain stipulations as to facts and law, identify and admit exhibits, order
discovery, and consider and act upon any other matter which may aid in the efficient
disposition of the hearing.
B. Requests for Conference
A motion to convene a pre-hearing conference shall be made to the examiner as soon as the need
for a conference is recognized by the moving party (at least 21 days prior to the scheduled hearing
date), and shall state the reasons for the request, including any motions to be presented. For good
cause stated in the motion, the examiner may consider a request that fails to meet the 21-day
requirement.
For hearings authorized under KCC 20.24.080, a motion by any party for a pre-hearing
conference shall be granted if timely. However, unless consented to by all parties or otherwise
ordered for good cause by the examiner, no pre-hearing conference on an appeal can be convened
later than 45 days after receipt of the statement of appeal by the hearing examiner's office.
C. Proceedings at Conference
A party who has received timely notice of a pre-hearing conference shall identify at the
conference any pre-hearing motions not previously made which he/she intends to make. Parties or
interested persons may also file timely written pre-hearing motions for consideration at the pre-
hearing conference. Failure to make or disclose a motion which was available to the party at the
time of the conference may be grounds for its denial if subsequently made.
D. Pre-hearing Order
Following a pre-hearing conference, the examiner shall issue an order specifying all items
determined at the conference. The order shall be binding upon all parties and interested persons
who received timely notice of the conference.
Revised March 31, 1995
'
DIRECTIO.O DDES HEARING ROOM •
900 OAKESDALE AVE SW, RENTON
SOUTHBOUND I-5
• EXIT 157-Marting Luther King Way
• Tum RIGHT onto 68th Ave. S.
6tfh Ave. S. becomes MONSTER RD. SW
Monster Rd. turns into OAKESDALE A VE SW
DOES is on your left (building 900)
NORTIIBOUND 1-5
• EXIT 154 to 1-405/WA-518/Burien/Renton
Stay right to 1-405/Renton/Bellevue
1-405 EXIT I to WA-181/W. Valley Hwy.
LEFT onto W. Valley Hwy/SR 181
RIGHT onto East Grady Way
• LEFT onto Oakesdale Ave. SW
DOES is on your right (building 900)
NORTIIBOUND SR 167
• Northbound under the 1-405 overpass
LEFT at SW 7th St. (2"d light)
LEFT onto Oakesdale Ave. SW
DOES is on your left (building 900)
SOUTIIBOUND I-405
EXIT 2 to WA-167/Aubum/Rainier Ave.
Follow to SR-167 (Valley Fwy.) north
LEFT onto SW Grady Way
• RIGHT onto Oakesdale Ave. SW
DOES is on your right (building 900)
NORTIIBOUND 1-405
• EXIT I to Interurban Ave. S/W est Valley Hwy
LEFT at light at ramp bottom (north under 1-405)
• RIGHT onto SW Grady Way
• LEFT onto Oakesdale Ave. SW
ODES is on your right (building 900)
SW 7 m STREET
SWGRAf)YWAY.
N
s
-E
G:\working\Misc\Hex\DDES directions.doc
,
OFFICE OF THE HEARING EXAMINER
KING COUNTY, WASHINGTON
400 Yesler Way, Room 404
Seattle, Washington 98104
Telephone (206) 296-4660
Facsimile (206) 296-1654
•
May 12, 2004
REPORT AND DECISION
SUBJECT: Department of Development and Environmental Services File No. L02P0014
Proposed Ordinance No. 2004-0160
Location:
SHAMROCK PROPERTY
Preliminary Plat Application
Between Northeast 4th Court and Southeast I 20th Street on the west side
of 148th A venue Southeast
Applicant: Cam-West Development, Inc., & Shamrock Highlands, LLC
represented by Sara Slatten
9720 Northeast I 20th Place, Ste. 100
Kirkland, WA 98034
Telephone: (425) 825-1955
King County: Department of Development and Environmental Services
represented by Kim Claussen
900 Oakesdale Avenue Southwest
Renton, Washington 98055-1219
Telephone: (206) 296-7167
Facsimile: (206) 296-6728
SUMMARY OF DECISION/RECOMMENDATION:
Department's Preliminary Recommendation:
Department's Final Recommendation:
Examiner's Decision:
EXAMINER PROCEEDINGS:
Hearing Opened:
Hearing Closed:
Approve subject to conditions
Approve subject to revised conditions
Approve subject to revised conditions
May 6, 2004
May6,2004
• ••
L02POO 14 -Shamrock Property Subdivision Page 2 of 14
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:
Developer:
Engineer:
STR:
Location:
Zoning:
Acreage:
Number of Lots:
Density:
Lot Size:
Proposed Use:
Sewage Disposal:
Water Supply:
Fire District:
School District:
Cam-West Development, Inc.
9720 NE 12o•h Place, Suite I 00
Kirkland, WA 98034
425-825-1955
Triad Associates
11814115th Ave NE
Kirkland, WA 98034
425-821-8448
10-23-05
The site is located between NE 4•h Court and SE 120th St., on the west
side of 1481h A venue SE
R-4
29.8 acres
118 lots
Approximately 4 units per acre
Lots average approximately 5,000 square feet in size
Single-family detached dwellings
City of Renton
King County Water District #90
City of Renton
Issaquah School District
Complete Application Date: October 29, 2002, revised October 8, 2003
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 May 6, 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.
3. Cam-West has filed a preliminary plat application to divide 29.8 acres into 118 lots for a single-
family residential development. The property lies northeast of the City of Renton in a rapidly
urbanizing area and consists of two minimally contiguous development pods. The larger northern
'
• •
L02P0014-Shamrock Property Subdivision Page 3 of 14
parcel was previously the site of a nursery and contains a low-impact development proposal
comprising the 76 lots that lie north of Southeast !24th Street. The southern parcel contains 7
lots within King County plus another 11 lots within the City of Renton. The Renton parcel also
contains a detention and water quality treatment tract that will serve the King County lots located
south of Southeast 124th Street. The Renton portion of the subdivision is being reviewed by the
City contemporaneously with King County review of the instant application.
4. The Shamrock plat is within one of three demonstration project areas identified in KCC
21 A.55.060 as suitable for experimentation in low impact development. As such the LID
proposal has received unusually extensive review by King County staff. The primary emphasis
of the experimental best management practices proposed for the LID portion of Shamrock is
focused on reducing the plat's drainage impacts so that a smaller RID facility can be employed.
Some of the innovations proposed include the use of cross-sloped roads with runoff sheet-flowing
to swales, partial infiltration of roof and drain runoff, and the use of amended soils to increase
infiltration capacity.
5. The proposed northern drainage pond complex lies adjacent to a large wetland on the west side of
the LID property, the southern half of which has been significantly disturbed and filled. The
Applicant has received a waiver of SAO restrictions against placing an RID facility within a
wetland buffer and is proposing that its water quality treatment cell will function as a constructed
wetland. In addition, the Applicant will remove the fill and replant the wetland and buffer with
native vegetation. Removal of the fill will restore the hydro logic connection between the north
and south portions of the wetland and will allow flows from the wetland to revert to their historic
discharge patterns. Because this wetland discharges to both the northern and southern basins for
the plat, the actual flow patterns after restoration will need to be monitored to determine whether
offsite releases occur as modeled. Runoff discharges to the wetland will also be monitored for
toxicity to assess the efficiency of the water quality treatment system.
6. The SEP A conditions attached to this application require Shamrock to contribute a proportional
share to signal and tum lane improvements at the intersection of SR 9001148th Avenue Southeast
located north of the plat. These improvements will correct a level-of-service F condition and
poor sight distance characteristics, as well as reduce left turns at the SR 900/164th Avenue
Southeast intersection where a high-accident location exists.
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 laws and regulations and the laws, policies
and objectives of King County.
• •
L02POO 14 -Shamrock Property Subdivision Page 4 of 1'4
DECISION:
The preliminary plat application for Shamrock, as revised and received on February 13, 2004, is
APPROVED, subject to the following conditions of final plat approval:
l. Compliance with all platting provisions of Title 19A of the King County Code.
2. All persons having an ownership interest in the subject property shall sign on the face of the final
plat a dedication which includes the language set forth in King County Council Motion No. 5952.
3. The plat shall comply with the base density and minimum density requirements of the R-4 zone
classification. All lots shall meet the minimum dimensional requirements of the R-4 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. I 1187, 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 oflots as
shown on the preliminary approved plat. Preliminary review has identified the following
conditions of approval, which represent portions of the drainage requirements. All other
applicable requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must also
be satisfied during engineering and final review.
a. Drainage plans and analysis shall comply with the 1998 King County Surface Water
Design Manual and applicable updates adopted by King County. ODES approval of the
drainage and roadway plans is required prior to any construction.
b. Current standard plan notes and ESC notes, as established by ODES Engineering
Review, shall be shown on the engineering plans.
c. The following note shall be shown on the final recorded plat:
All building downspouts, footing drains, and drains from all impervious surfaces such as
patios and driveways shall be connected to the permanent storm drain outlet as shown on
the approved construction drawings # on file with ODES and/or the King
County Department of Transportation. This plan shall be submitted with the application
of any building permit. All connections of the drains must be constructed and approved
prior to the final building inspection approval. For those lots that are designated for
• •
• • •
LOiPOO 14 -Shamrock Property Subdivision Page 5 of 14
individual lot infiltration systems, the systems shall be constructed at the time of the
building permit and shall comply with plans on file." ·
7. A surface water adjustment (L04V0003) is approved for this subdivision. All conditions of
approval for this adjustment shall be met upon submittal of the engineering plans. Note that this
adjustment allows the use of low-impact designs for the stormwater facilities on the north portion
of the site. The storm water facilities shall be constructed in general conformance with the
preliminary grading and storm drainage plan received February 13, 2004; unless otherwise
approved by ODES. The final amended soil design shall be reviewed and approved with the
engineering plans.
8. The stormwater facilities shall meet at a minimum the Level 2 flow control and basic water
quality requirements in the 1998 King County Surface Water Design Manual (KCSWDM). The
north stormwater detention pond shall be placed in a separate tract dedicated to King County for
maintenance.
The south stormwater detention facility is within the City of Renton. Engineering plans for the
construction of this facility shall be approved by Renton.
9. The I 00-year floodplain for any onsite wetlands or streams shall be shown on the engineering
plans and the final recorded plat per the 1998 King County Surface Water Design Manual
(KCSWDM).
I 0. The following road improvements are required to be constructed according to the 1993 King
County Road Standards(KCRS):
a. SE 124'h Street from 1461h Ave SE to148'h Ave SE shall be improved to the urban
subcollector street standard.
b. 144 1h Place SE; 146th Ave SE, 1461h Ct. SE(from SE 124'h St. to SE 121" St); SE 121"
St.(from 1461h Ct. to 148'h Ave SE); 144th Ave SE/SE 124'h St.(from thel451h Ave SE
extn. to 146th Ave SE); shall be improved to the urban subaccess street standard.
c. SE 125'h St/147'h Ave SE; 146'h Ct. SE ( from SE 121" St. to end); 145th Ave SE (from
SE 124th St. to 144th Ave SE); 144 1h Ave SE (from 145'h Ave SE extn. to end); shall be
improved to the urban minor access street standard.
d. FRONTAGE: The site's property frontages along 148th Ave SE (west side) shall be
improved to the urban collector arterial standard with sidewalk. The property frontages
(tax lots 9021, 9026, 9170 and 9259) along 148th Ave. SE shall be addressed at
engineering plan submittal, to either provide for a paved shoulder or thickened edge
section. Off-site property owners shall be contacted for design and construction
coordination. The final frontage proposal shall be reviewed and approved by ODES at
engineering design review. The frontage improvements shall be evaluated at engineering
plan submittal for safe walking conditions per the KCRS.
• •
L02POO 14 -Shamrock Property Subdivision Page 6 of 14
e. Tract N shall be improved lo the private access tract standard per Section 2.09 of the
KCRS. This tract shall be owned and maintained by the owners of the lots served. Notes
to this effect shall be shown on the final recorded plat.
f. Tracts D, J, and M shall be improved as joint use driveways per Section 3.01 of the
KCRS. These driveways shall be owned and maintained by the owners of the Lots
served. Notes to this effect shall be shown on the final recorded plat.
g. That portion of Lot 35, lying within the 30-feet existing easement for ingress and egress,
shall be dedicated as R/W. A R/W radius shall also be provided at Lot 35 (SE quadrant
J44•h PL SE) and at Lot 42 (NW quadrant 146'h Ave SE).
h. Tracts P and Q shall be dedicated as public R/W. Sixteen feet of right-of-way shall be
provided along the northerly portion of lot 35.
i. Right-of-way radius shall be provided as follows -SE comer oflot 42; SW comer of lot
34; NW comer oflot 35; SE comer of lot 26.
J. Modifications to the above road conditions may be considered according to the variance
procedures in Section 1.08 of the KCRS.
k. Tracts A and C shall be included within the right-of-way.
I. Road Variance L04V0004 is approved for this project. All conditions of approval for this
variance shall be incorporated into the engineering plans.
m. Details for waiting area for school children along I 48'h Ave SE shall be determined by
the Applicant and the Issaquah School District, prior to or concurrent with the
engineering plan submittal. Details of this waiting area shall be shown on the
engineering plans and accompanied by correspondence from the School District.
11. All utilities within proposed rights-of-way must be included within a franchise approved by the
King County Council prior to final plat recording.
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
•
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• • •
L02POOl4 -Shamrock Property Subdivision Page 7 of 14
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. Except as modified below in condition no. 15, the proposed subdivision shall comply with the
Sensitive Areas Code as outlined in King County Code 21A.24. Permanent survey marking shall
be addressed prior to final plat approval. Temporary marking of sensitive areas and their buffers
(for example, with bright orange plastic construction fencing) shall be shown on the engineering
plans and placed on the site and shall remain in place until all construction activities are
completed. Permanent signs identifying the sensitive areas shall be shown on the engineering
plans and installed as part of the plat construction activities.
15. Wetlands
a. Class 2 wetlands shall have a minimum 50-foot ofundisturbed or enhanced native
vegetation. Wetlands and their buffers shall be placed in sensitive area tracts. A
minimum 15-foot building setback line shall be required from the edge of all sensitive
area buffers.
b. Buffer width averaging may be allowed if it will provide additional protection to
wetlands or enhance their functions, as long as the total area in buffer does not decrease.
Buffer averaging in conformance with the Code and administrative rules is proposed as
shown on the preliminary plat plans. Buffer reductions of about 6,670 square feet would
be compensated for by providing additional buffer area of about 23,400 square feet.
Additionally, much of the buffer has been degraded by prior activities on the site, and the
project would enhance the native vegetation of these wetland buffers. The enhanced
wetland buffer must provide equal or greater biologic functions, including habitat, and
equivalent or better hydrologic functions.
c. Post-development wetland hydrology for the smaller, more frequent storm events shall
match pre-development wetland hydrology to the maximum extent feasible.
Calculations, graphs and text shall be included in the Technical Information Report with
the engineering plans to show bow this condition will be met, to be reviewed by ODES
Environmental Scientist.
d. Approved alterations to wetlands or their buffers including removal of wetland fill and
enhancement of buffers shall require that a detailed mitigation plan shall be submitted for
review along with the engineering plans. The mitigation plan must include final grades,
hydrologic calculations showing how the mitigation feature will function, and a planting
plan showing plant species, sizes, quantities and locations. The plan shall list goals and
objectives, construction and installation notes, performance standards, and monitoring
and maintenance measures.
e. A conceptual mitigation plan shall be submitted for review along with the engineering
plans for the proposed wetland reconnection area west of the stormwater facility in Tract
H. The conceptual mitigation plan must include proposed grades, hydrologic calculations
showing how the mitigation feature will function, and a planting scheme showing plant
species, sizes and quantities. The plan shall also list goals and objectives, construction
• •
L02P0014-Shamrock Property Subdivision Page 8 of 14
and installation notes, perfonnance standards, and monitoring and maintenance measures.
This plan shall be conceptual to allow for in-the-field location of a few channels through
the northern fill area where a young alder forest has grown, leaving some areas of alder
forest to mature. This mitigation area will be shown on the engineering plans as a
concept, with notes requiring field location of the channels in order to protect the larger
and healthier alder trees. An as-built mitigation plan shall be submitted for this wetland
reconnection area west of the proposed stonnwater pond in Tract H, following
construction.
f. Approval of the project wetland mitigation plans will include the requirement for posting
financial guarantee(s) to insure installation and success of the plan. Monitoring for up to
five years from the date of installation shall be required, prior to a final inspection of the
mitigation plan. Monitoring will commence upon a field inspection and approval of the
installed mitigation areas by ODES Environmental Scientist. The financial guarantee(s)
will be released when the perfonnance standards have been met. If the perfonnance
standards have not been met at the conclusion of the monitoring period, a contingency
plan will be required to remedy the situation, and the monitoring period may be extended.
g. The western half(wet pond) of the stonnwater facility pond shown in Tract Hon the
plans may be located within the wetland and wetland buffer restoration area, and will be
considered restored wetland and wetland buffer as well as a stonnwater facility. The wet
pond shall be landscaped using native species at densities recommended in the Sensitive
Areas Mitigation Guidelines to restore both wetland and buffer habitat. The plan for the
wet pond shall be reviewed by DOES Engineering and Environmental Scientist staff.
The planting plan shall be part of the wetland mitigation plans for the site, and meet the
criteria for those plans specified above.
h. Post-construction monitoring of the wet pond in the stonnwater facility in Tract H will
include monitoring the water quality in the wet pond to evaluate its toxicity to wetland-
dependent wildlife. Post-construction water level fluctuations will also be monitored
along with observations of impacts on amphibians. Monitoring methods and schedule
shall be included with the mitigation plans required above.
1. The Applicant shall prepare an operations and maintenance manual for the wet pond of
the northern stonnwater facility, including the vegetation, to provide to either King
County Facilities Maintenance or the Homeowners' Association, depending upon which
group has ownership of the stonnwater wet pond. This Manual will be reviewed and
approved by King County DOES Engineer and Environmental Scientist at the time of
engineering plan review.
J. The following note shall be shown on the final engineering plan and recorded plat:
RESTRJCTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE
AREAS AND BUFFERS
Dedication of a sensitive area tract/sensitive area setback area conveys to the
public a beneficial interest in the land within the tract/setback area. This interest
•
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L02POOl4-Shamrock Property Subdivision Page 9 of 14
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/setback area imposes upon all present and future owners and
occupiers of the land subject to the tract/setback area the obligation, enforceable
on behalf of the public by King County, to leave undisturbed all trees and other
vegetation within the tract/setback area. The vegetation within the tract/setback
area 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 sensitive area tract/sensitive area setback
area 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 property subject to the sensitive
area tract/setback area. The required marking or flagging shall remain in place
until all development proposal activities in the vicinity of the sensitive area and
buffer are completed.
No building foundations are allowed beyond the required 15-foot building
setback line, unless otherwise provided by law.
16. Suitable recreation space shall be provided consistent with the requirements ofKCC 21A.14.180
and KCC 2 IA.14.190 (i.e., sport court[s), children's play equipment, picnic table[s), benches,
etc.).
a. An overall detailed recreation space plan shall be submitted for review and approval by
DOES, prior to or concurrent with the engineering plans. This plan shall include
location, area calculations, dimensions, and landscape specs, equipment specs, etc
b. A performance bond for recreation space improvements ·shall be posted prior to recording
of the plat.
17. A homeowners' association or other workable organization shall be established to the satisfaction
of DD ES which provides for the ownership and continued maintenance of the recreation, open
space and/or sensitive area tract(s).
18. Street trees shall be provided as follows (per KCRS 5.03 and KCC 21A.16.050):
a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads.
Spacing may be modified to accommodate sight distance requirements for driveways and
intersections. .
b. Trees shall be located within the street right-of-way and planted in accordance with
Drawing No. 5-009 of the 1993 King County Road Standards, unless King County
• •
L02P0014-Shamrock Property Subdivision Page 10 of 14
Department of Transportation detennines that trees should not be located in the street
right-of-way.
c. If King County detennines that the required street trees should not be located within the
right-of-way, they shall be located no more than 20 feet from the street right-of-way line.
d. The trees shall be owned and maintained by the abutting 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 ODES if located within the right-of-way, and
shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any
other tree or shrub whose roots are likely to obstruct sanitary or stonn sewers, or that is
not compatible with overhead utility lines.
f. The Applicant shall submit a street tree plan and bond quantity sheet for review and
approval by DOES prior to engineering plan approval.
g. The Applicant shall contact Metro Service Planning at 684-1622 to detennine if 148'h
Ave SE is on a bus route. If so, the street tree plan shall also be reviewed by Metro.
h. The street trees must be installed and inspected, or a perfonnance bond posted prior to
recording of the plat. Ifa perfonnance 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 perfonnance bond replaced with a maintenance bond, and held for one
year. After one year, the maintenance bond may be released after DOES has completed a
second inspection and detennined that the trees have been kept healthy and thriving.
19. The following have been established under SEPA authority as necessary requirements to mitigate
the adverse environmental impacts of this development. The Applicants shall demonstrate
compliance with these items prior to final approval.
a. To mitigate the significant adverse impact the plat of Shamrock will have on the
intersections of SR 900/1481h Ave SE and SR 900/1641h Ave SE, the Applicant shall
install, either individually or in conjunction with other development projects in this area,
the following improvements at the SR 900/148th Ave intersection:
• A traffic signal, and
• Eastbound and westbound left tum Janes
The design for the SR 900/148'h Ave intersection improvements shall be approved by the
Washington State Department of Transportation (and by King County to the extent such
improvements are located in County right-of-way). In addition, at a minimum, the
existing entering sight distance looking east for the north and south legs of the
intersection (602 feet and 386 feet, respectively) shall not be reduced as part of the
•
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Lb2Poo I 4 -Shamrock Property Subdivision Pagellofl4
intersection improvements. Documentation shall be submitted to show this requirement
is met. All construction work associated with the intersection improvements shall be
completed between April l" and September 30'". This seasonal restriction shall be
clearly shown on the final engineering plans.
In lieu of the installation of the above-noted intersection improvements prior to final plat
approval, the Applicant may post a financial guarantee with WSDOT which assures the
installation of these improvements within two years of the recording of Shamrock. In
this event, intersection improvement design must be approved by WSDOT prior to King
County approval of the engineering plans for Shamrock.
If the above-noted intersection improvements have already been made by others prior to
the recording of Shamrock, or a financial guarantee has been posted by others which
assures the installation of these improvements, then the Applicant for Shamrock shall pay
a pro-rata share dollar amount to the developer who has made the improvements or
"bonded" for the improvements, in an amount proportional to the impacts of Shamrock.
The pro-rata share dollar amount to be paid shall be set by WSDOT, and documentation
shall be provided by the Shamrock Applicant to the King County Land Use Services
Division to show this payment has been made, prior to final plat recording. The pro-rata
dollar amount to be paid shall be based on the following:
• The final Shamrock lot count
• The trip distribution for Shamrock
• The total trips contributed to the intersection of SR 900.14811, Ave by the plats of
Aster Park (LOOP0024), Stone Ridge 9L99P3008), East Renton (L02P0005),
Shamrock (L02POOl4), Rosemonte (aka Ironwood -L03POOl 8) and any future land
use applications submitted to King County for which compliance with the King
County Intersection Standards (KCC 14.80) is required at either the SR 900/14811,
Ave intersection, or the SR 900/164'" Ave High Accident Location.
In the event that either King County or WSDOT adopts a formal "latecomer's" system
prior to final plat recording, that system may be followed in lieu of the approach
described above, at the discretion of the Applicant, as long as at a minimum there is a
financial guarantee which assures the above-noted intersection improvements will be
installed within two years of the date of recording of the plat of Shamrock.
[Comprehensive Plan Policy T-303 and King County Code 21A.28.060A]
b. Documentation shall be provided to demonstrate to the satisfaction ofWSDOT that
stopping sight distance (360 feet) is available on the east leg of the SR 900/148'" Ave
intersection. The intersection shall be modified by the Applicant, if necessary, so that
this stopping sight distance requirement is met on the east leg. In addition, the Applicant
shall clear vegetation within the right-of-way along SR 900, east of 14811, Ave., to
maximize the entering sight distance for the north and south legs of the intersection.
[Comprehensive Plan Policy T-303 and King County Comprehensive Policy T-303 and
King County Code 21A.28.060AJ
• •
L02P0014 -Shamrock Property Subdivision Page 12 of 14
21. The northerly portion (north of SE 124•h St.) shall comply with lhe Build Green requirements of
Ordinance 14662 (Low Impact Development). Applicable notes, as necessary shall be shown on
the engineering plans and final plat.
ORDERED this 12th day of May, 2004.
King County Hearing Examiner
TRANSMIITED this 12th day of May, 2004, to the parties and interested persons of record:
Terra Behan
William Condrey
Claudia Donnelly
Jeff Foster
Bryant Kelly
Anna Nelson
Sara Slatten
Laura Casey
Kristen Langley
Larry West
Rick Boston
Jeffrey Cox
John Eliason
Mike Fraser
Rebecca Lind
Todd Oberg
Gregg Zimmerman
Kim Claussen
Carol Rogers
Bruce Whittaker
Eric Campbell
Rebecca Cushman
Pat Flattum
John Graves
Kenneth Martin
Seattle KC Health Dept.
Greg Borba
Steve Foley
Steve Townsend
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 26, 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 June 2, 2004. Appeal statements may refer only to facts
contained in the hearing record; new facts may not be presented on appeal.
Filing requires actual delivery to the Office of the Clerk of the Council, Room I 025, King County
Courthouse, 516 3"' Avenue, Seattle, Washington 98104, prior to the close of business (4:30 p.m.) on the
date due. Prior mailing is not sufficient if actual receipt by the Clerk does not occur within the applicable
time period. The Examiner does not have authority to extend the time period unless the Office of the
Clerk is not open on the specified closing date, in which event delivery prior to the close of business on
the next business day is sufficient to meet the filing requirement.
!fa 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.
...
. ' . . • ••
L02POOl 4 -Shamrock Property Subdivision Page 13 of 14
MINUTES OF THE MAY 6, 2004, PUBLIC HEARING ON DEPARTMENT OF DEVELOPMENT
AND ENVIRONMENTAL SERVICES FILE NO. L02P0014.
Stafford L. Smith was the Hearing Examiner in this matter. Participating in the hearing were Kim
Claussen, Laura Casey, Kristen Langley, Steve Foley and Bruce Whittaker representing the Department;
Sara Slatten representing the Applicant; and Jeffrey L. Cox and Rebecca Cushman.
The following exhibits were offered ancl entered into the record:
Exhibit No. I
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. I 0
Exhibit No. 11
Exhibit No. 12
Exhibit No. 13
Exhibit No. 14
Exhibit No. 15
Exhibit No. 16
Exhibit No. 17
Exhibit No. 18
Exhibit No. 19
Exhibit No. 20
Exhibit No. 21
Exhibit No. 22
Exhibit No. 23
Exhibit No. 24
ODES File No. L02POOl4
DOES Preliminary Report dated May 6, 2004
Application received August I, 2002
Environmental checklist received August I, 2002
Mitigated Declaration of Non-significance dated March 26, 2004
Affidavit of Posting indicating November 18, 2002 as date of posting and
November 18, 2002 as the date the affidavit was received by DDES
Plat Map and Conceptual Drainage Plan received by DDES on February 13, 2004
(Revision)
Concurrency Certificate received August I, 2002
Assessors Maps; NE/SE I 0-23-05 & SW 11-23-05
Ordinance No. 14662
Low Impact Development Proposal from Triad Associates; received by ODES on
October 8, 2003
Level I Downstream Analysis by Triad Associates, received by DOES on
August I, 2002
Land Use Map
Revised Level I Downstream Analysis by Triad Associates, received by DOES on
January 21, 2004
Revised Level I Downstream Analysis by Triad Associates, received by DOES on
January 26, 2004
There was no exhibit
Technical Information Report prepared by Triad Associates, received by DOES on
October 8, 2003
Traffic Impact Analysis by Garry Struthers Associates, Inc., received by DOES on
August I, 2002
Memo from Joan M. Smelser of Garry Struthers dated January 6, 2003; Addendum
Traffic Study
Memo from Jeff Haynie of Transportation Engineering North West to Kim Claussen
Dated February 12, 2004 on MPS Fee Credits
Email from Kristen Langley to Kim Claussen and Bruce Whittaker dated
April 28, 2004 re an addendum to the traffic study
Letter to Camwest from Paulette Norman dated March 19, 2004 on King County
Road Services Division's on Variance Decision
Email to Camwest and Kim Claussen from Jeff Lee dated March 22, 2004
On MPS credit
Wetland Determination prepared by Cam West Development, Inc., received by
DOES on August I, 2002
• •
L02POOI4-Shamrock Property Subdivision Page 14 of 14
Exhibit No. 25
Exhibit No. 26
Exhibit No. 27
Exhibit No. 28
Exhibit No. 29
Exhibit No. 30
Exhibit No. 31
SLS:ms
L02POO 14 RPT
Letter to Laura Casey fonn C. Gary Schulz dated October 6, 2003; Addendum
Wetland Study
Letter to DOES from the City of Renton dated November 27, 2002
Letter to Sara Slatten and Rebecca Cushman from ODES dated March 25, 2004
Re: drainage adjustment decision
Revised condition IO d.
PowerPoint Presentation photographs
Low Impact Development Plan
Overall site pan
' .
. . .
•• ®
TO:
FAX NO.:
PHONE NO.:
• •
King County
Dept. of Development and Environmental Services
Land Use Services Division
900 Oakesdale Avenue Southwest
Renton, Washington 98055-1219
Fax No. 206-296-6613 or
206-296-7051
FAX COVER SHEET
Ginger/ Marka
206-296-1654
206-296-4660
Total numbers of pages including this cover sheet: _d_
Date:
From: Carol Rogers
Sender's Name
Time: ~.·L'.l 7 k· M 1
Phone: 206-296-7116
Sender's Phone
Permit Name/Number: L02P0014 -SHAMROCK PROPERTY Subdivision
Parties of Record list. applicant name & address, property location.
COMMENTS: Hearing date is set for May 6. 2004.
SEPA appeal period will end on 04/19/04.
ExamincrFaxCover.doc MAIN FILE COPY
• •
BEHAN, TERRA L02POOl4 ELIASON. JOHN L02P0014
11920148THAVESE K.C. HOUSl1'G AUTIIORITY
RENTON, WA 98059 600 ANDOVER PARK W.
SEATTLE.WA 98188-3326
BORBA, GREG L02POOl4 FLAlTUM, PAT L02P00l4
CURRENT PLANNING SUPERVISOR 12422148TIIAVESE
ODES I LUSD RENTON. WA 98059
MS, OAK -DE-0100
80STON, RICK L02P00!4 FOSTER, JEFF L02P0014
I 3425 E. LK KA TH LEEN DR GGLO
RENTON WA 98059 1301 ISTAVEN0 .. 301
SEAlTLE. WA 98101-2074
CAMPBELL, ERIC L02P0014 FRASER, MIKE LD2P00l4
SHAMROCK HIGHLANDS I.LC 5516 NE 4TH CT
9720 NE !20Tll PL #100 RENTON WA 98059
KIRKLAND, WA 98034
CAMWEST L02P0014 GRAVES. JOHN L02P0014
SARA SLATTEN LOZIER HOMES
9720 NE ! 20TH PL, # l 00 l203114TIIAVESE
KIRKLAND, WA 98034 BELLEVUE WA 98004
CASEY, LAURA L02P0014 KC HEARING EXAMINER'S OFFICE L02POOl4
WETLAND REVIEW ATTN: M/\RKA/GJN(iER
ODES/ LUSD L02P0014 SHAMROCK
MS, OAK -DE-0100 MS, YES ·CC· 0404
CLAUSSEN, KIM L02POOl4 KELLY,URYANT L02P0014
PROGRAM MANAGER Ill 12601148TH AVE SE
DDES/LUSD RENTON, WA 98059
MS: OAK· DE· 0100
cor-:DREY. WILLIAM L02P0014 LANGLEY. KRISTEN L02POOJ4
TRIAD ASSOCIATES LAND USE TRAFFIC REVIEW
ll8!4115THAVENE DDES/LUSD
KIRKLAND, WA 98034 MS: OAK -DE-0100
DONNELLY, CLAUDIA L02POOl4 LIND, REBECCA L02P00\4
!0415 147THAYESE CITY OF RENTON EDNSP DEPT.
RENTON, WA 98059 1055 S. GRADY WAY
RENTON. WA 98055
i
I
I
MARTIN, KENNETH A.
12439 148TH A VE SE
RE'.\:TO:--.'. WA 98059
NELSON, ANNA
BUCK AND GORDON LLP
2025 1ST AVE, SUITE#500
SEAITI.E, WA 98121-3140
OBERG, TODD
TRIAD ASSOCIATES
ll814 l\5THAVENE
KIRKLAND, WA 98034
PRINGLE, LISA
ODES/ SPRS
MS, OAK -DE-0100
ROGERS, CAROL
CURRENT PLANNING SECTION
DOES I LUSD
MS: OAK-DE· 0100
SEA TILE KC HEAL TH DEPT.
E. DISTR. ENVIRN. HEALTH
14350 SE EASTGATE WAY
BELLEVUE, WA 98007
TOWNSEND, STEVE
LAND USE INSPECTIONS
MS: OAK -DE-0100 DOES/I.USO
WEST, LARRY
GEO REVIEW
DOES/ I.USO
MS, OAK-DE -0100
WHITTAKER, BRUCE
PRELIMINARY REVIEW ENGINEER
DOES/ LUSD
MS: OAK -DE-0100
•
L02PD014
L02POOJ4
L02P00\4
L02P0014
L02P00!4
L02P0014
L02P0014
L021'0014
L02POOl4
•
ZIMMERMAN. GREGG, ADMINISTRATOR
CITY OF RENTOJ\'. l'lJBI.IC WORKS
1055 SOU'l ii (iRADY WAY
RENTON, WA 98055
LD2POOJ4
<® • Notic•f Decision
and
Department of Development and Environmental Services
Land Use Services Division
Notice of Recommendation
and Hearing
900 Oakesdale Avenue Southwest
Renton, Washington 98055-1219
File No.: L02P0014 Project Name: Shamrock Property Su.bdivision
DOES Planner:
Applicant:
Project Location:
Project Description:
Permits Requested:
Kim Claussen, 206-296-7167
Cam-West
9720-NE 1201h Place, Suite #100
Kirkland, WA 98034 425-825-1955
The site is located between NE 4th Court and SE 1201h Street on the
west side of 1481h Ave SE
This is a request ·to subdivide 29.8 acres into 118 lots for detached
single-family dwellings and tracts for recreation and sensitive areas.
A portion of the drainage facilities associated with this project are
currently proposed to the south, within the City of Renton. The
northerly portion ofthe site is also a Low Impact Development
demonstration project per Ordinance 14662.
Formal Subdivision
SEPA Threshold Determination: Mitigated Determination of Non-Significance (MONS)
Issued March 26, 2004
Department Recommendation
to the Hearing Examiner:
PublicHearing.Date:
Location of Public Hearing:
Comment/Appeal Procedure:
Approve, subject to con_ditions
May 6, 2004 at 9:30 a.m.
ODES, Hearing Room -first floor
900 Oakesdale Avenue Southwest
Renton, WA 98055-1219
Comments on this SEPA determination are welcome. This SEPA determination may also be appealed in writing to
the King County Hearing Examiner. A notice of appeal must be filed with the Land Use Services Division at the
address listed below prior to 4:30 p.m. on April 19, 2004, and be accompanied with a filing fee of $250.00 payable
to the King County Office of Finance.
If a timely Notice of Appeal has been filed, the appellant shall also file a Statement of Appeal with the Land Use Services
Division at the address listed below prior to 4:30 p.m. on April 19, 2004. The Statement of Appeal shall identify the
decision being appealed (including the file number) and the alleged errors in that decision. Further, the Statement of
Appeal shall state: 1) specific reasons why the decision should be reversed or modified; and 2) the harm suffered or
anticipated by the appellant, and the relief sought. The scope of an appeal shall be based on matters or issues raised in
the Statement of Appeal. Failure to timely file a Notice of Appeal, appeal fee or Statement of Appeal, deprives the Hearing
Examiner of jurisdiction to consider the appeal. Appeals on the SEPA decision must be submitted to the Department of
Development and Environmental Services (DOES) at the address listed below.
DOES will issue a written report and recommendation to the Hearing Examiner two weeks prior to the public hearing.
Persons wishing to receive a copy should contact DDES/LUSD. Following the close. of the public hearing, the Hearing
Examiner will issue a written decision which may be appealed to the Metropolitan-King County Council. Appeal
procedures will be stated in the Examiner's written recommendation and decision.
Any person wishing additional information on this proposed project should contact DDES/LUSD at the address and/or
telephone number listed. Written comments may also be submitted to ODES.
A public hearing as required by law will be held to consider the approval of this application. If the Renton School
District announces a district-wide school closure due to adverse weather conditions or similar area emergency, the
public hearing on this matter will be postponed. Interested parties will be notified of the time and date of the
rescheduled hearing. Any questions regarding postponements and rescheduling can be directed to the Hearing
Examiner's Office at (206) 296-4660.
Date Mailed: March 26. 2004
DDES--Land Use Services Division
Attn: Permit Center
900 Oakesdale Avenue Southwest
Renton, Washington 98055-1219
If you have any questions regarding the appeal procedures, please contact the planner at the phone number listed above.
If you require this material in braille, audio cassette, or large print, call (206) 296-6600 (voice) or (206) 296-7217 (TTY).
•
®
King County
Department of Development and Environmental Services
Land Use Services Division
900 Oakesdale Avenue Southwest
Renton WA 98055-1219
DATE:
TO:
FM:
RE:
March 24, 2004
Anne Noris, Clerk of the Council
King County Council
Greg Borba, Planning Supervisor
Land Use Services Division
Introductory Ordinances for Preliminary Plats
•
Attached are Introductory Ordinance(s) for the Hearing Examiner's agenda scheduled for public
hearing, as follows:
File No. L02P0014-SHAMROCK PROPERTY SUBDIVISION scheduled to be heard
on May 6, 2004.
A copy of the hearing agenda for each item is also attached for your infomiation.
If you have any questions or need additional information, please contact me at 296-7118.
Attachments
w:J,i;
MAIN FILE COPY t:"
•
®
King County
Department of Development and Environmental Services
Land Use Services Division
900 Oakesdale A venue Southwest
Renton WA 98055-1219
PRELIMINARY PLAT AGENDA
HEARING EXAMINER
•
FOR METROPOLITAN-KING COUNTY COUNCIL
LAND USE SERVICES DIVISION, BLACKRIVER CORPORATE PARK
KING COUNTY DDES HEARING ROOM
900 OAKESDALE AVE SW, RENTON WA
May 6, 2004 -PUBLIC HEARING
9:30 a.111, or as soon thereafter as possible
FILE NO. L02P0014 SHAMROCK PROPERTY SUBDIVISION PRELIMINARY
PLAT REQUEST
Owner: Shamrock Highlands LLC, Cam West agent
Address/Phone: 9720 NE 120'h Place, Suite #100 Kirkland, WA 98034
Phone: (425) 825-1955
STR: 10-23-05
Location: Located between NE 4th Court and SE 120'h Street, on the west side of
148 1h Avenue SE.
Land Measurement: 29.8 acres
Proposed Use: To subdivide into 118 lots for detached single-family dwellings and
tracts for recreation and sensitive areas.
Fire District: No. 25
School District: #411 Issaquah
r
.. title
.. body
• •
AN ORDINANCE authorizing a subdivision on certain
property located between NE 4th Court and SE 120'h Street
on the west side of 148 1h Avenue SE, at the request of
Shamrock Highlands LLC, department of development and
environmental services file no. L02P0014 .
/
• • King County •
Department of Development and Environmental Services
Mitigated Determination of Non-Significance
For
Date of Issuance:
Project:
Location:
King County Permits:
County Contact:
Proponent:
Zoning:
Community Plan:
Drainage Subbasin:
Section/Township/Range:
Notes:
Shamrock
(ODES File No. L02P0014)
March 26, 2004
This is a request to subdivide 29.8 acres into 118 lots for detached
single-family dwellings and tracts for recreation and sensitive areas.
A portion of the drainage facilities associated with this project are
currently proposed to the south, within the City of Renton. The
northerly portion of the site is also a Low Impact Development
demonstration project per Ordinance 14662.
The site is located between NE 4th Ct. and SE 1201h Street on the west
side of 148'h Ave SE
Formal Plat
Kim Claussen, Project Manager ill
(206) 296-7167
Cam-West
9720 NE J 20'h Place, Suite I 00
Kirkland, WA 98034
( 425)825-1955
R-4
Newcastle
May Creek
I 0-23-05
I
I
' ':
s
A. This finding is based on review of the revised project site plan received February 13, 2004,
environmental checklist received August I, 2002, Level I Drainage Analysis received
August I, 2002, Preliminary Technical Information report received October 8, 2003
(revision), Low Impact Development outline received September 26, 2003, traffic study
received August 1, 2002 and revisions received January 6, 2003 & February 6, 2003,
wetland determination, by Shulz (dated June 28, 2002), letter regarding conceptual wetland
mitigation & buffer averaging, Shulz (dated October 6, 2003), LID modifications to wetland
regulations letter, Shulz ( dated January 22, 2004), Wetland Analysis & Restoration report by
B-twelve ( dated April 6, 1993), geotechnical report received August I, 2002, drainage ·
/
Item No. L..jia.Q~a!V Exhibit No. ~
Received \--l,. -ef.
l<lng County Hearing Examiner
MAIN fll!..IE COJPl'V'
..
Shamrock-L02P0014
March 26, 2004 • •
Page 2
adjustment (file no. L04V0003) and variance to the King County Road Standards (file no.
L04V0004) and other documents in the file.
B. Issuance of this threshold determination does not constitute approval of the permit. This
· proposal will be reviewed for compliance with all applicable King County codes which
regulate development activities, including the Uniform Fire and Building Codes, Road
Standards, Surface Water Design Manual, Sensitive Area Regulations and the Low Impact
Development Ordinance (No. 14662).
C. The subject property is located on the southwest of the intersection of State Route 900 and
1481h Ave SE. According to the applicant's traffic analysis, this intersection will operate at
Level-of-Service "F" following the development of the proposed plat (unless improvements
to the intersection are made). Per the applicant's traffic analysis, approximately 51 % of the
P .M. peak hour trips from the proposed plat will pass through this intersection. The
proposed plat will have a significant adverse impact on this intersection per KCC 14.80.030.
D. A horizontal curve exists on the east leg of the SR 9001148 1h Ave SE intersection. Based on
data provided by the applicant's traffic engineer, which was reviewed by the Washington
State Department of Transportation (WSDOT), the available stopping sight distance on the
east leg of the intersection meets the standards of the Washington State Highway Design
Manual. ·
E. WSDOT has concluded that, based on tum lane warrants from the Washington State
Highway Design Manual, eastbound and westbound left tum lanes should be constructed on
SR 900 at the 148'h Ave intersection. The installation of these left tum lanes will improve
the level of safety at the intersection. The proposed plat will add vehicular trips to the
hazardous westbound left tum movement at this intersection. ·
F. In order to address traffic impacts from the proposed plat of Shamrock, WSDOT has
requested that the applicant (along with other development projects that will contribute
traffic to the SR 900/1481h Ave intersection) improve this intersection with a traffic signal
and eastbound and westbound left tum lanes.
G. The intersection of SR 900/1641h Ave SE is located approximately one mile east of the
subject property. This intersection has been identified by WSDOT as a High Accident
Location, and lies within a High Accident Corridor. The subject plat will contribute
approximately IO peak hour trips to this intersection and WSDOT and the King County
Department of Transportation have concluded that the subject plat will have a siwnificant
adverse impact at this intersection. The installation of a traffic signal at the 148' Ave
SE/SR 900 intersection will mitigate the impact of the proposed plat on the 1641h Ave·
intersection, by diverting traffic away from the 1641h Intersection to the 148 1h intersection,
where, following signalization, certain turning movements can be made more safely.
Threshold Determination
The responsible official finds that the above described proposal does not pose a probable significant
adverse impact to the environment, provided the mitigation measures listed below are applied as
conditions of permit issuance.
This finding is made pursuant to RCW 43.21 C, KCC 20.44 and WAC 197-11 after reviewing the
environmental checklist and other information on file with the lead agency and considering
TD-LOGO 2198
-.
Shamrock-L02P0014
March 26, 2004 • •
Page 3
mitigation measures which the agency or the applicant will implement as part of the proposal. The
responsible official finds this information reasonably sufficient to evaluate the environmental
impact of this proposal.
Mitigation List
The following mitigation measures shall be attached as conditions of permit issuance. These
mitigation measures are consistent with policies, plans, rules, or regulations designated by KCC
20.44.080 as a basis for the exercise of substantive authority and in effect when this threshold
determination is issued. Key sources of substantive authority for each mitigation measure are in
parentheses; however, other sources of substantive authority may exist but are not expressly listed.
I. To mitigate the significant adverse impact the plat of Shamrock will have on the
intersections of SR 900/l 48'h Ave SE and SR 900/l 64'h Ave SE, the applicant shall
install, either individually or in conjunction with other development projects in this area,
the following improvements at the SR 900/148'h Ave intersection:
• A traffic signal, and
• Eastbound and westbound left tum lanes
The design for the SR 900/l 48 1h Ave intersection improvements shall be approved by the
Washington State Department of Transportation (and by King County to the extent such
improvements are located in County right-of-way). In addition, at a minimum, the
existing entering sight distance looking east for the north and south legs of the intersection
(602 feet and 386 feet, respectively) shall not be reduced as part of the intersection
improvements. Documentation shall be submitted to show this requirement is met. All
construction work associated with the intersection improvements shall be completed
between April 1" and September 301h. This seasonal restriction shall be clearly shown on
the final engineering plans.
In lieu of the installation of the.above-noted intersection improvements prior to final plat
approval, the applicant may post a financial guarantee with WSDOT which assures the
installation of these improvements within two years of the recording of Shamrock. In this
event, intersection improvement design must be approved by WSDOT prior to King
County approval of the engineering plans for Shamrock.
If the above-noted intersection improvements have already been made by others prior to
the recording of Shamrock, or a financial guarantee has been posted by others which
assures the installation of these improvements, then the applicant for Shamrock shall pay a
pro-rata share dollar amount to the developer who has made the improvements or
"bonded" for the improvements, in an amount proportional to the impacts of Shamrock.
The pro-rata share dollar amount to be paid shall be set by WSDOT, and documentation
shall be provided by the Shamrock applicant to the King County Land Use Services
Division to show this payment has been made, prior to final plat recording. The pro-rata
dollar amount to be paid shall be based on the following:
TD-LOGO 2198
• The final Shamrock lot count
• The trip distribution for Shamrock
• The total trips contributed to the intersection of SR 900.1481h Ave by the plats of
Aster Park (LOOP0024), Stone Ridge 9L99P3008), East Renton (L02P0005),
Shamrock (L02POOl4), Rosemonte (aka lronwood-L03P0018) and any future
land use applications submitted to King County for which compliance with the
Shamrock-L02P0014
March 26, 2004
Page 4
• •
King County Intersection Standards (KCC 14.80) is required at either the SR
900/148 1h Ave intersection, or the SR 900/1641h Ave High Accident Location.
In the event that either King County orWSDOT adopts a formal "latecomer's" system prior
to final plat recording, that system may be followed in lieu of the approach described above,
at the discretion of the applicant, as long as at a minimum there is a financial guarantee
which assures the above-noted intersection improvements will be installed within two years
of the date ofrecording of the plat of Shamrock. [Comprehensive Plan Policy T-303 and
King County Code 21A.28.060A]
2. Documentation shall be provided to demonstrate to the satisfaction ofWSDOT that stopping
sight distance (360 feet) is available on the east leg of the SR 900/1481h Ave intersection.
The intersection shall be modified by the applicant, if necessary, so that this stopping sight
distance requirement is met on the east leg. In addition, the applicant shall clear vegetation
within the right-of-way along SR 900, east of 1481h Ave., to maximize the entering sight
distance for the north and south legs of the intersection. [Comprehensive Plan Policy T-303
and King County Comprehensive Policy T-303 and King County Code 21A.28.060A]
Comments and Appeals
Written comments or any appeal of this threshold determination must be stamped received by King
County before 4:30 PM on, April 19, 2004. Appeals must be accompanied by a nonrefundable
filing fee. Please reference the file numbers. when corresponding.
Appeals must be in writing and state the perceived errors in the threshold determination, specific
reasons why the determination should be reversed or modified, the harm the appellant will suffer if
the threshold determination remains unchanged, and the desired outcome of the appeal. If the
appellant is a group, the harm to any one or more members must be stated. Failure to meet these
requirements may result in dismissal of the appeal.
Comment/appeal deadline:
Appeal filing fee:
Address for comment/appeal:
Responsible Official:
TD-LOGO 2/98
4:30 PM on April 19, 2004
$250. check or money order made out to the King
County Office of Finance ·
King County Land Use Services Division
900 Oakesdale A venue SW
Renton, WA 98055-1219
ATTN: Current Planning Section
Date
r
® • Notice • Decision
and
Department of Development and Environmental Services
Land Use Services Division
Notice of Recommendation
and Hearing
900 Oakesdale Avenue Southwest
Renton, Washington 98055-1219
File No.: L02P0014 Project Name: Shamrock Property Subdivision
DOES Planner:
Applicant:
Project Location:
Project Description:
Permits Requested:
Kim Claussen, 206-296-7167
Cam-West
9720 NE 120th Place, Suite #100
Kirkland, WA 98034 425-825-1955
The site is located between NE 4th Court and SE 1201h Street on the
west side of 1481
h Ave SE
This is a request to subdivide 29.8 acres into 118 lots for detached
single-family dwellings and tracts for recreation and sensitive areas.
A portion of the drainage facilities associated with this project are
currently proposed to the south, within the City of Renton. The
northerly portion of the site is also a Low Impact Development
demonstration project per Ordinance 14662 ..
Formal Subdivision
SEPA Threshold Determination: Mitigated Determination of Non-Significance (MONS)
Issued March 26, 2004
Department Recommendation
to the Hearing Examiner:
Public Hearing Date:
Location of Public Hearing:
Comment/Appeal Procedure:
Approve, subject to conditions
May 6, 2004 at 9:30 a.m.
DOES, Hearing Room -first floor
900 Oakesdale Avenue Southwest
Renton, WA 98055-1219
Comments on this SEPA determination are welcome. This SEPA determination may also be appealed in writing to
the King County Hearing Examiner. A notice of appeal must be filed with the Land Use Services Division at the
address listed below prior to 4:30 p.m. on April 19, 2004, and be accompanied with a filing fee of $250.00 payable
to the King County Office of Finance.
If a timely Notice of Appeal has been filed, the appellant shall also file a Statement of Appeal with the Land Use Services
Division at the address listed below prior to 4:30 p.m. on April 19, 2004. The Statement of Appeal shall identify the
decision being appealed (including the file number) and the alleged errors in that decision. Further, the Statement of
Appeal shall state: 1) specific reasons why the decision should be reversed or modified; and 2) the harm suffered or
anticipated by the appellant, and the relief sought. The scope of an appeal shall be based on matters or issues raised in
the Statement of Appeal. Failure to timely file a Notice of Appeal, appeal fee or Statement of Appeal, deprives the Hearing
Examiner of jurisdiction to consider the appeal. Appeals on the SEPA decision must be submitted to the Department of
Development and Environmental Services (ODES) at the address listed below.
ODES will issue a written report and recommendation to the Hearing Examiner two weeks prior to the public hearing.
Persons wishing to receive a copy should contact DDES/LUSD. Following the close of the public hearing, the Hearing
Examiner will issue a written decision which may be appealed to the Metropolitan-King County Council. Appeal
procedures will be stated in the Examiner's written recommendation and decision.
Any person wishing additional information on this proposed project should contact DDES/LUSD at the address and/or
telephone number listed. Written comments may also be submitted to DOES.
A public hearing as required by law will be held to consider the approval of this application. If the Renton School
District announces a district-wide school closure due to adverse weather conditions or similar area emergency, the
public hearing on this matter will be postponed. Interested parties will be notified of the time and date of the
rescheduled hearing. Any questions regarding postponements and rescheduling can be directed to the Hearing
Examiner's Office at (206) 296-4660.
Date Mailed: March 26. 2004
DDES--Land Use Services Division
Attn: Permit Center
900 Oakesdale Avenue Southwest
Renton, Washington 98055-1219
If you have any questions regarding the appeal procedures, please contact the planner at the phone number listed above.
If you require this material in braille, audio cassette, or large print, call (206) 296-6600 (voice) or (206) 296-7217 (TTY).
i/lAIM FILE COPY @
,.. . ·-,.
BEHAN, TERRA
11920 148THAVESE
RENTON, WA 98059
BORBA, GREG
CURRENT PLANNING SUPERVISOR
DDES/LUSD
MS: OAK -DE-0100
130STON, RICK
1]425 F. 1.K KATHLEEN DR
RENTON WA 98059
CAMPBELL, ERIC
SHAMROCK HIGHLANDS LLC
9720NE 120TH PL#lOO
KIRKLAND, WA 98034
CAM WEST REAL ESTATE DEV.
SARA SLATTEN
9720 NE 120TH PL, #100
KIRKLAND, WA 98034
CASEY, LAURA
WETLAND REVIEW
DDES/LUSD
MS, OAK -DE-0100
CLAUSSEN. KIM
l'ROCiRAM MA\'AGER Ill
ODES/ LUSD
MS, OAK-DE· 0100
CONDREY, WILLIAM
TRIAD ASSOCIATES
11814 115TH AVE NE
KIRKLAND, WA 98034
DONNELLY. CLAUDIA
10415 147Hl AVE SE
RENTON, WA 98059
•
L02POOl4 .
L02P0014
L02POOl4
L02POOl4
L02P0014
L02P0014
L02P00\4
L02P00\4
Ul2P0014
--------------------------------------
FLATTUM, PAT
12422 148TH AVE SE
RENTON, WA 98059
FRASER, MIKE
5516NE4THCT
RENTON WA 98059
GRAYES. JOHN
LOZIER HOMES
1203114THAVESE
BELLEVUE WA 98004
•
KC HEARING EXAMINER'S OFFICE
ATTN: MARKA/ GIN(iER
L02P00\4 SHAMROCK
MS: YES • CC • 0404
KELLY, BRYANT
12601148THAVESE
RENTON, WA 98059
LANGLEY, KRISTEN
LAND USE TRAFFIC REVIEW
DOES/ LUSD
MS: OAK -DE-0100
LIND, REBECCA
CITY Or: RENTON EDNSI' Dl::l'T.
l055 S. GRADY WAY
RENTON, WA 98055
MARTIN, KENNETH A.
12439 148TH AVE SE
RENTON, WA 98059
OHERG, TODD
TRIAD ASSOCIATES
11814 llSTIIAVENE
KIRKLAND, WA 98034
L02P0014
L02POOl4
L02POOl4
Ul2P0014
L02P0014
L02P0014
L02P0014
L02P0014
L02POOI4
--.
ROGERS. CAROL
CURRENT PLANNING SECTION
DDES I LUSD
MS, OAK-DE -0100
SEATTLE KC HEALTH DEPT.
E. DISTR. ENVIRN. HEAL TH
14350 SE EASTGATE WAY
RELLEVUE, WA 98007
TOWNSEND. STEVE
LAND USE INSPECTIONS
MS: OAK -DE-0100 DDES/LUSD
WEST, LARRY
GEO REVIEW
DDES/LUSD
MS: OAK-DE-0100
WHITTAKER, BRUCE
PRELIMINARY REVIEW ENGINEER
DDES/LUSD
MS: OAK -DE-0100
ZIMMERMAN, GREGG, ADMINISTRATOR
CITY OF RENTON, PlJBUC WORKS
1055 SOUTH GRADY WAY
RENTON, WA 98055
• •
L02PUOJ4
L02PD0l4
1.021'0014
L02P0014
l.02POOl4
L02P00\4
-;,
5637200300/L02POOJ4
5637200370/L02POO 14
5637200340/L02P0014
563 7200310/L02POO 14
5637200430/L02POOJ4
9477947777/L02POOJ4
5637207777/L02P0014
0638100210/L02POOJ4
BEHAN TERRA C
11920 148TH AV SE
RENTON WA 98059
2739200080/L02POOJ4
BJ ELKA RONALD G
18419 SE 122ND
ISSAQUAH WA 98027
I 023059308/L02POO 14
BLESSING EMERY A
14330 SE 125TH ST
RENTON WA 98059
• 5637200390/L02POOJ4
5637200360/L02POOJ4
5637200330/L02POOJ4
5637200410/L02P0014
5637200440/L02P0014
5637200320/L02P0014
1123059065/L02P0014
ANDERSON ROBERT
PO BOX 353
MAPLE VALLEY WA 98027
1023059306/L02POOJ4
BENNER CLAY S+PATRJCJA L
5218 NE 5TH PL
RENTON WA 98056
2739200090/L02P0014
BI ELKA RONALD G
18419 SE 122ND
ISSAQUAH WA 98027
273920001 O/L02POOJ 4
BOWEN JR RALPH P+BRENDA M
12415 149TH AV SE
RENTON WA 98059
9EPA COPY
5637200380/L02POOJ4
5637200350/L02P0014
5637200400/L02P0014
5637200290/L02P0014
5637200420/L02P0014
5637200280/L02P00I4
1023059350/L02P0014
BERGBRJAND
12035 148TH AV SE
RENTON WA 98059
!023059145/L02P0014
BIGELOW CAROLYN
692937TH SW
SEATTLE WA 98126
2739200020/L02P0014
BOWEN JR RALPH P+BRENDA M
12415 149TH AV SE
RENTON WA 98059
~-----------------------------------------
..
2739200130/L02P0014
BOWEN RALPH P JR
12415 149TH AV SE
RENTON WA 98055
1123059038/L02P0014
CHILDS RITA KRISTINE
12004 148TH AV SE
RENTON WA 98059
1023059346/L02P0014
DAUGHERTY GREG
12201 148TH AV SE
RENTON WA 98056
1 123059092/L02POO 14
DUBOSKIDARRYL
12204 148TH AV SE
RENTON WA 98059
1123059075/L02P0014
ENGH DALE+ENGH MARYE
ROBINSON-
12250 148TH AV SE
RENTON WA 98059
2739200050/L02POOl4
FLATTUM PATRICIA LEE
12422 148TH AV SE
RENTON WA 98059
1023059368/L02POOl4
GACEK THERESA HELEN ETAL
2823 16TH AV S
SEATTLE WA 98144
2739200190/L02P0014
HALFHILL DA YID K & SUSAN L
12428 149TH AV SE
RENTON WA 98059
1023059179/L02P0014
HA WORTH CASEY D
4108 NE 9TH PL
RENTON WA 98059
273920007 l/L02POO 14
HOHLBEIN ERIK F+MICHELLE L
12438 ·148TH AV SE
RENTON WA 98059
~059142/L02P0014
BYERSDORFER DEBORAH PHELPS
BYERSDORFER GREGORY A
22651 SE 56TH ST
!SSAQUAH WA 98029
PL33/L02P0014
CITY OF RENTON
ECONOMIC DEVELOPMENT DIVISION
1055 SOUTH GRADY WAY
RENTON WA 98055
1023059345/L02P0014
DAUGHERTY GREGORY WAYNE
12201 148TH AV SE
RENTON WA 98059
1023059316/L02POOl4
EBBERT DA YID M
459 NILE AV NE
RENTON WA 98055
1023059033/L02POOl4
FIFER RUTH L LYNG TRST
5219 NE 5TH PL
RENTON WA 98056
1023059035/L02P0014
FOSTER THOMAS C
20840 SE 118TH ST
ISSAQUAH WA 98188
I 02305934 I/L02POOl4
GILBERT KEITH C+CATHERINE C
12609 148TH AV SE
RENTON WA 98059
2739200170/L02P0014
HAMMOND JAMES C+ERIKA L
12414149TH AV SE
RENTON WA 98059
I 123059066/L02POOl4
HILLS WALTER W
28300 35TH AV NE
ARLINGTON WA 98223
1123059087/L02POOl4
HOLMQUIST ALAN
12050 148TH AV SE
RENTON WA 98055
~059084/L02P0014
CAMPBELL DON R
12022 148TH AV SE
RENTON WA 98059
PL50/L02POOl4
CITY OF RENTON
DEVELOPMENT SERVICES DIVISION
I 055 SOUTH GRADY WAY
RENTON WA 98055
1123059032/L02POOl4
DAVISON MA THEW J+KIMMI R
14831 SE 120TH ST
RENTON WA 98056
1123059091/L02P0014
ELLIS STANLEY E & OLWYN M
1555 RIDGEVIEW DR #235
RENO NV 89509
2739200120/L02POOl4
FLATTUM PATRICIA LEE
12422 148TH AV SE
RENTON WA 98059
UAC-FC/L02POOI4
FOUR CREEKS UNINCORPORATED
AREA COUNCIL
PO BOX 3501
RENTON WA 98056
1023059151/L02POOI4
GUSTIN WILLIAM+TIFFANY
12204 142ND AV SE
RENTON WA 98059
1023059013/L02P0014
HANDSCOTTE
5107 NE 5TH PL
RENTON WA 98059
1023059170/L02P0014
HODGE HAROLD D
19210 121ST PL SE
RENTON WA 98055
1123059053/L02P0014
HOOVER RODDIE
12012148THAVSE
RENTON WA 98059
. '
1023059017/L02P0014
INTLEKOFER MICHAEL J
4472 119TH AV SE
BELLEVUE WA 98006
1023059257/L02POO~.
JOHNSONe 1KA RYN M
12006 142
RENTON W 8059
I 023059391/L02POO 14
KING COUNTY
500 KC ADMIN BLDG 500A
SEATTLE WA 98104
2739200150/L02POOl 4
KRISTOFERSON RICHARD
15807 60TH DR SE
SNOHOMISH WA 98296
2739200060/L02P0014
LARSON JAMES M+GLORIA E
12430 148TH AV SE
RENTON WA 98059
1123059093/L02P0014
LUNDBERG MARK H+MONICA A
19025 92ND AV W
EDMONDS WA 98020-2387
1023059221/L02P0014
MARX ROBERT P & LYNN J
12248 142ND SE
RENTON WA 98056
1023059222/L02P0014
MOORE MONTE D+KAREN L
12226 142ND AV SE
RENTON WA 98059
2739200040/L02P0014
MUNRO RICHARD G
12414 148TH AV SE .
RENTON WA 98055
1123059017/L02P0014
OLDING TERRY L
466 NILE AV NE
RENTON WA 98059
1023059355/L02P0014
KELLY BRYANT KS·
12601 148TH AV SE
RENTON WA 98059
2739200160/L02P0014
KINGSTON CHARLIE & STAC.Y
12406 149TH AV SE
RENTON WA 98059
1123059086/L02POO 14
KUBISKY JOHN A
14825 SE 120TH ST
RENTON WA 98055
1123059039/L02P0014
LEMMA JAMES P
14841 E 120THST
RENTON WA 98055
1023059196/L02P0014
MARQUART ANNABELL
12254 142ND AVES E
RENTON WA 98059
I 023059230/L02POOl 4
MEAD HANK & LA VERNE
552 HOQUIAM AV NE
RENTON WA 98059
1023059049/L02P0014
MOORE MONTE D+KAREN L
12226 142ND AV SE
RENTON WA 98059
2739200030/L02P0014
MUNRO RICHARD G+BARBARA C
12414 148TH AV SE
RENTON WA 98059
I 023059030/L02POO 14
PALANCHUK GEORGIY+NATAL YA
12205 148TH AV SE
RENTON WA 98059
~3059158/L02P0014
JOHNSON WALTER M+KA THRYN M
12006 142ND AV SE
RENTON WA 98059
1023059344/L02P0014
KIGER KENNETH E & TINA M
11826 142ND AV SE
RENTON WA 98059
1023059038/L02P0014
KOCH JOHN E+PATRICIA D
12605 148TH AV SE
RENTON WA 98056
1023059069/L02P0014
LAI MAN-LING
12841 LUNADA PL
SAN DIEGO CA 92128
1123059061/L02P0014
LEMMA JAMES P
14841 SE 120TH
RENTON WA 98055
1023059383/L02P0014
MARTIN KENNETH A
12439 148TH AV SE
RENTON WA 98059
1123059070/L02P0014
METCALF WILLIAM+BERNICE
12260 148TH AV SE
RENTON WA 98059
1123059021/L02P0014
MULLENBERG DEAN J+CAROL YN L
5816 NE 4TH PL
RENTON WA 98059
1123059067/L02P0014
NUGYENNGOC
12232 148TH SE
RENTON WA 98059
I 023059190/L02POO 14
PETERS CAROLE J
26815 166TH PL SE
COVINGTON WA 98042
1023059042/L02POOl4
PHUNG ANT
9333 57TH AV W
MUKILTEO WA 98275
1023059259/L02P0014
POWERS JACK M+DENISE T
12207 148TH AV SE
RENTON WA 98059
1023059320/L02POOl4
REED LAWRENCE A
465 NILE AV NE
RENTON WA 98055
1023059023/L02P0014
SCHIRMAN MICHAEL+WOLF CYNTH
12013 148H AV SE
RENTON WA 98059
1023059040/L02POOl4
SHAMROCK HIGHLANDS LLC
9720 NE 120TH PL #100
KIRKLAND WA 98034
1023059415/L02P0014
SHAMROCK HIGHLANDS LLC
9720NE 120TH PL#IOO
KIRKLAND WA 98034
1023059191/L02POOl4
SHAMROCK HIGHLANDS LLC
9720 NE 120TH PL #100
KIRKLAND WA 98034
1123059002/L02P00!4
SHENK DAVID
12206 148TH AV SE
RENTON WA 98059
SD8/L02P0014
STEVE CRAWFORD, NEW
CONSTRUCTION
ISSAQUAH SCHOOL DISTRICT #411
565 NW HOLLY ST
ISSAQUAH WA 98027
1123059078/L02P00!4
TOMLINSON ERIC D+AUTUMN
12240 148TH AV SE
RENTON WA 98056
.05923 I/L02POO 14
PIELE LEONARD+BRENDA
5212 NE 5TH PL
RENTON WA 98059
10230591!3/L02POOl4
PRUMMER FRANCIS J
12227 142ND AV SE
RENTON WA 98056
!023059041/L02P0014
REID BENNIE J+BARBARA J
5318 NE 4TH ST
RENTON WA 98056
1123059031/L02POOl4
SCOTT SHARON ELIZABETH
12610 148TH AV SE
RENTON WA 98059
1023059174/L02POOl4
SHAMROCK HIGHLANDS LLC
9720 NE 120TH PL #100
KIRKLAND WA 98034
1023059022/L02P00\4
SHAMROCK HIGHLANDS LLC
9720 NE 120TH PL #100
KIRKLAND WA 98034
2739200210/L02P00\4
SHARKEY DOUGLAS V
12436149TH AV SE
RENTON WA 98056
2739200I IO/L02P0014
SIKES DONALD K JR
12435 149TH AV SE
RENTON WA 98059
\023059184/L02P0014
SUDDUTH JONET M
12260 142ND SE
RENTON WA 98065
1123059071/L02P00\4
W AIDMANN GUSTAV H
720 NELL ST
CAMANO ISLAND WA 98292
.3059025/L02POOl 4
PIELE LES
PO BOX 752
RAVENSDALE WA 98051
SD 13/L02P0014
R. STRACKE, FACILITIES & PLANNING
RENTON SCHOOL DISTRICT #403
1220 N 4TH ST
RENTON WA 98055
2739200180/L02P0014
REPENN ROGER L
12422 149TH AV SE
RENTON WA 98055
1023059384/L02P0014
SHAMROCK HIGHLANDS LLC
9720 NE 120TH PL #100
KIRKLAND WA 98034
1023059031/L02POOl4
SHAMROCK HIGHLANDS LLC
9720 NE 120TH PL #100
KIRKLAND WA 98034
1023059319/L02POOl4
SHAMROCK HIGHLANDS LLC
9720 NE 120TH PL #100
KIRKLAND WA 98034
2739200200/L02POOl4
SHARKEY DOUGLAS V
12436 149TH AV SE
RENTON WA 98059
2739200100/L02POOl4
SIKES DONALD K JR+CINDY I P
12435 149TH AV SE
RENTON WA 98059
CG2/L02POOl4
SUSAN SULLIVAN
24311 SE 47TH ST
ISSAQUAH WA 98029
1023059189/L02POOl4
WALTOSZ JAMES H
12021 I48TH AV SE
RENTON WA 98059
·-....... t.;
(E Renton)
Fire Protection Dist #25
P.O. Box 2925
Renton WA 98056-0925
MS: KSC-NR-0600
Water & Land Res. Div
King County Dept. of Natural Res.
Steve Foley
Fairwood Library
17009 -140th Av SE
Renton WA 98058
Kent Regional Library
212 --2nd Av N
Kent WA 98032-4482
Renton Library
100 Mill Av S
Renton WA 98055
Kent Planning Dept
220 -4th Av S
Kent WA 98032
• FD25
LI15
LI23
LI36
PL19
Clinton G. Marsh, Director Fae. & Const. Dept SD9
Kent School District # 415
12033 SE 256th St. Bldg B
Kent WA 98031-6643
Administrator SES
Kent Sewer Utility
220 -4th Av S
Kent WA 98032
Habitat Biologist, Rod Malcom TRl
Muckleshoot Indian Tribe
39015 -172nd Av SE
Auburn WA 98002
Snoqualmie Tribe
PO Box 280
Carnation WA 98014-0280
TR3
(Spring Glen) • Fire Protection Dist #40
10828 SE 176th St
Renton WA 98055
MS: KSC-TR-0431
Gary Kriedt
KC Metro Envirn. Planning
Highlands Library
2902 NE 12th St
Renton WA 98056
Documents Dept. Librarian
King County Library System
960 Newport Way NW
Issaquah, WA 98027
ATIN: Edward White
Kent Engineering Dept
220 -4th Av S
Kent WA 98032
City of Renton
Economic Development Dept.
1055 S. Grady Way
Renton WA 98055
R. Stracke, Facilities & Ping
Renton School Dist # 403
1220 N 4th St
Renton WA 98055
Environmental Review Section
WA State Dept of Ecology
PO Box 47703
Olympia WA 98504-7703
Russ Ladley, Fisheries Biologist
Puyallup Tribe
6824 Pioneer Wy E
Puyallup WA 98371
Fisheries Habitat/Environment
Suquamish Indian Tribe
PO Box 498
Suquamish WA 98392
FD40
KC27
LI20
LI24
PL18
PL33
SD13
ST2
TR2
TR5
,, -~ \ ..
Richard Young
Tulalip Tribe
7615 Totem Beach Rd
Marysville WA 98271
Public Works Dtr
Kent Water Dist
220 -4th Av S
Kent WA 98032
Soos Creek Water/Sewer Dist
PO Box 58039
Renton WA 98058-1039
Coal Creek Utility District
6801 132nd Place SE
Newcastle, WA 98059
WA State Dept. of Wildlife
16018 Mill Creek Blvd.
Mill Creek, WA 98012
WA State Dept. of Ecology
NW Regional Office
3190 -160th Ave SE
Bellevue, WA 98008-5452
WA St DOT MS 240
15700 Dayton Ave No.
PO Box 330310
Seattle, WA 98133-9710
WA St. Ecology Dept/WQSW Unit
Linda Matlock
PO Box 47696
Olympia, WA 98504-7696
Eleanor Moon
KC Executive Horse Council
12230 NE 61st
Kirkland, WA 98033
• TR4
WD23
WD41
WD57
• Cedar River Water/Sewer Dist
18300 SE Lk Youngs Rd
Renton WA 8058-9799
City of Renton, Public Works Dept.
Development Services Div.
1055 South Grady Way
Renton WA 98055
Water Dist #90
15606 SE 128th St
Renton WA 98059-8522
Water Dist #111
27224 -144th Av SE
Kent WA 98042-9058
WA State Dept. of Wildlife
Habitat Mgmt. Division
P.O. Box 43155
Olympia, WA 98504-3155
WA St.DOT MS 230
15700 Dayton Ave. No
PO Box 330310
Seattle, WA 98133-9710
WA St.DOT MS 250
15700 Dayton Ave. No.
PO Box 330310
Seattle, WA 98133-9710
Roger Dorstad
PO Box 375
Redmond, WA 98073
WD12
WD32
WD55
WD58