HomeMy WebLinkAboutReport 1 3 of 4OFFICE OF THE HEARING EXAMINER
KING COUNTY, WASHINGTON
400 Yesler Way, Room 404
Seattle, Washington 98104
Telephone (206) 2964660
Facsimile (206) 296-1654
Email: hearex@metrokc.gov
REPORT AND DECISION
February 21, 2007
SUBJECT: Department of Development and Environmental Services File No. L05P0007
Proposed Ordinance No. 2007-0050
TALBOT RIDGE ESTATES
Preliminary Plat Application
Location: At the southwestern comer of the 102nd Avenue Southeast and
Southeast 192nd Street intersection, Renton
Applicant: Belmont I3omes, Inc.
represented by Cliff Williams
P.O. Box 2401
Kirkland, Washington 98083-2401
Telephone: (425) 893-8478
King County: Department of Development and Environmental Services (DDES)
represented by Trishah Bull
900 Oakesdale Avenue Southwest
Renton, Washington 98055
Telephone: (206) 296-6758
Facsimile: (206) 296-7051
SUMMARY OF RECOMMENDATIONS/DECISION:
Department's Preliminary Recommendation:
Department's Final Recommendation:
Examiner's Decision:
EXAMINER PROCEEDINGS:
Hearing Opened:
Hearing Closed:
Approve subject to conditions
Approve subject to revised conditions
Approve subject to revised conditions
January 30, 2007
January 30, 2007
Participants at the public hearing and the exhibits offered and entered are listed in the attached minutes.
A verbatim recording of the hearing is available in the office of the King County Hearing Examiner.
TVAL PZ7=
COSY
L05P0007 — Talbot Ridge Estates
Page 2 of 12
FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner
now makes and enters the following --
FINDINGS:
General Information:
Owner/Developer: Robert Wenzl
Belmont Homes, Inc.
PO Box 2401
Kirkland, WA 98083-2401
425-893-8478
Engineer: Core Design
14711 NE 29a' Place, #101
Bellevue, WA 98007
425-885-7877
STR:
Location:
Zoning:
Acreage:
Number of Lots:
Density:
Lot Size:
Proposed Use:
Sewage Disposal
Water Supply:
Fire District:
School District:
NW 5-22-5
The property is located at the southwest comer of the 102"4 Avenue SE
and SE 192"a Street intersection.
R-6-SO
4.36
27
6.2 units per acre
Ranges from approximately 3,200 to 5,850 square feet
Single-family detached dwellings
Soos Creek Water and Sewer District
Soos Creek Water and Sewer District
King County District No. 37
Kent School District No. 415
Application completeness date: March 24, 2005
2. Except as modified herein, the facts set forth in the DDES reports to the Examiner and the DDES
and King County Department of Transportation (KCDOT) testimony are found to be correct and
are incorporated herein by reference.
3. The subject property is a near -rectangular parcel, 4.3 acres in area, located in the unincorporated
County just south of the Renton city limits, in the southwest corner of the intersection of 102nd
Avenue Southeast and Southeast 192nd Street (aka South 55th Street in the City of Renton street
grid system). The property is located in the Springbrook Creek tributary area of the BIack River
sub -basin of the Lower Green River basin. The site terrain consists of a descent to the west from
the 102nd Avenue Southeast frontage; the descent begins with gentle grades and becomes
increasingly steep toward the west property line, although in the northwest comer of the site the
L05P0007 -- Talbot Ridge Estates
Page 3 of 12
slopes remain moderate. The site is mostly wooded with a second and third -growth mix of
coniferous and deciduous trees native to the Pacific Northwest. Second -story vegetation and
groundcover consists of typical Northwest native species. No defined critical areas such as
streams, wetlands, and Iandslide or erosion hazard areas are found on the site or in close
proximity. The property is undeveloped structurally. The surroundings of the site are developed
with single-family residences.
4. Applicant Belmont Homes, Inc., proposed subdivision of the property into 27 lots for detached
single-family dwellings, as well as separate tracts for recreation/open space and drainage
detention, and for three private lot access tracts. The development will provide onsite recreation
facilities consisting of a recreation area with a tot lot, sport court and play equipment, and
pedestrian trails. Public road access would be provided by the extension of a cul-de-sac road due
westerly from 102nd Avenue Southeast to terminate in the west central portion of the site with an
offset bulb. No direct vehicular access would be provided to fronting roads; the King County
Road Standards (KCRS) require that lot access be taken from the most minor road frontages of a
lot, which in this case will require that access for Lots 1, 18 and 24-27 be taken from either the
internal cul-de-sac road or the pertinent private road access tract, not directly from 102nd
Avenue Southeast or Southeast 192nd Street_
The lot density would be approximately 6.2 units per acre, slightly above the basic six units per
acre normally permitted under the assigned R-6 zoning of the property through the authorized use
of two dwelling unit density credits transferred pursuant to the Transfer of Development Rights
(TDR) provisions of Chapter 21A.37 KCC.
6. The current property drainage consists of sheetflow overland to the west boundary, downslope
from the property's road frontage on 102nd Avenue Southeast. The proposed stor nwater
management plan is to collect the sheetflow and divert it from its natural outlets toward
Southeast 192nd Street to a drainage detention vault in the northwest corner of the site_ The
release from the detention vault will be subject to the Conservation flow control limits and Basic
water quality requirements of the 2005 King County Surface Water Design Manual (KCSWDM),
and will be conveyed in roadside ditching westerly along Southeast 192nd Street down to
Springbrook Creek. A stormwater adjustment has been granted under file L05VO061 for the
drainage diversion from its natural sheetflow off the property.
Due to the onsite soils, the development will be subject to stringent geotechnical review
conditions.
8. Traffic impacts of the proposed development will be adequately mitigated under applicable
County code requirements as proposed. The development has been granted a traffic Certificate
of Concurrency under Chapter 14.70 KCC. The development is also subject to the standard
collection of MPS mitigation fee payments under Chapter 14.75 KCC, which apply to each
dwelling unit. No intersection -standard mitigation under Chapter 14.80 KCC is required given
the traffic levels generated by the development and the absence of High Accident Locations
(HAL) affected by the development's traffic. Sight distance improvements are needed for the
intersection of Southeast 192nd Street and 102nd Avenue Southeast, affected by the
development's traffic. A road standards variance has been granted under file L05VO066 for the
intersection, which variance still requires significant frontage improvements along Southeast
192nd Street beyond the standard curb, gutter and sidewalk improvements, including road
L05P0007 — Talbot Ridge Estates
Page 4 of 12
widening and reconfiguration of the road geometry, including lowering of the road surface and
superelevation of the curvature to better meet the design speed standards for the roadway.
9. The development's resident public schoolchildren will be bused to their respective schools from
a bus stop at the southeast corner of the Southeast 192nd Street/102nd Avenue Southeast
intersection. The internal road/walkway improvements and the frontage improvements on 102nd
Avenue Southeast will provide safe walking conditions to the bus stop area, which is graveled
and sufficient for pedestrian safety while children wait for their school buses.
10. The King County Fire Marshal has recently instituted a more assertive program of fire
suppression rules applied to development, wherein if road widths are provided as narrow as the
1993 KCRS permit as minimums, then individual structures may be subject to individual fire
sprinkling requirements at the residential building permit stage. The matter is therefore left to
post -preliminary plat consideration by the Applicant in deliberating the relative viability of those
alternatives, and any agreements which may ensue from discussions with the appropriate fire
officials. The Applicant in this case is contemplating providing increased road widths, which
can be accommodated within the development without significant changes to the basic lot
layouts.
11, Former Chapter 21A,38 KCC's special overlay requirement SO-220 (Significant Tree Overlay)
applies to the property. The Significant Tree Overlay standards require the development to retain
a percentage of the significant trees onsite. To implement former KCC 21A.38.230, a detailed
tree retention plan must be submitted with the engineering plans for the subdivision.
12. Neighboring and nearby property owners expressed concern about the legitimacy of the
established R-6 zoning of the area. The Examiner is without authority to revisit the zoning,
which apparently was imposed on a legislative basis in the mid-1990's to implement the Growth
Management Act (GMA) when the subject area was included within the Urban Growth Area
(UGA). (Despite an assertion that the subject area is a "rural" area, it is within an area
undergoing urbanization within the UGA pursuant to the GMA.) Concern was also expressed
regarding the maintenance of wildlife travel corridors in the area and the potential for urban
development to block off such travel corridors, limiting wildlife choices and diverting wildlife
travel down into the erosion -sensitive Springbrook Creels corridor. The subject property is not
designated as significant wildlife habitat or a wildlife migration. corridor, and there is no
regulatory means of preserving any wildlife corridor onsite. The Examiner notes, however, that
the western 20 percent of the site, approximately, will be preserved as unfenced open space
through which wildlife could travel.
13_ The City of Renton requests that the development be required to be improved under City of
Renton development standards, given the potential for the property's annexation into the City.
Given the absence of a pertinent Interlocal Agreement (ELA) which calls for the County to do so,
the County is without authority to impose City of Renton development standards in the instant
case.
L05P0007 — Talbot Ridge Estates
CONCLUSIONS:
Page 5 of 12
The proposed subdivision, as conditioned below, would conform to applicable land use controls.
In particular, the proposed type of development and overall density are specifically permitted
under the R-6-SO zone.
If approved subject to the conditions below, the proposed subdivision will make appropriate
provisions for the topical items enumerated within RCW 58.17.110, and wiH serve the public
health, safety and welfare, and the public use and interest.
The conditions for final plat approval set forth below are reasonable requirements and in the
public interest.
4. The dedications of land or easements within and adjacent to the proposed plat, as shown on the
revised preliminary plat submitted on August 24, 2005, or as required for final plat approval, are
reasonable and necessary as a direct result of the development of this proposed plat, and are
proportionate to the impacts of the development.
DECISION:
The preliminary plat of the Talbot Ridge Estates subdivision, as revised and received August 24, 2005, is
approved subject to the following conditions of approval;
Compliance with all platting provisions of Title 19A of the King County Code.
2. All persons having an ownership interest in the subject property shall sign on the face of the final
plat a dedication which includes the language set forth in King County Council Motion No.
5952,
3. The plat shall comply with the density requirements of the R-6-SO zone classification. All lots
shall meet the minimum dimensional requirements of the R-6-SO zone classification or shall be
as shown on the face of the approved preliminary plat, whichever is larger, except that minor
revisions to the plat which do not result in substantial changes may be approved at the discretion
of the Department of Development and Environmental Services.
4. The applicant shall provide the TDR certificate with the submittal of the engineering plans and
the final plat. If the TDR certificate cannot be obtained, the applicant shall redesign the number
of lots based upon the allowable density. This will result in the reconfiguration and loss of lots.
5. All construction and upgrading of public and private roads shall be done in accordance with the
King County Road Standards established and adopted by Ordinance No. 11187, as amended
(1993 KCRS).
6. The applicant shall obtain documentation by the King County Fire Protection Engineer certifying
compliance with the fire flow standards of Chapter 17.08 of the King County Code.
L05P0007 — Talbot Ridge Estates
Page 6of12
7. Final plat approval shall require full compliance with the drainage provisions set forth in King
County Code 9.04. Compliance may result in reducing the number and/or location of lots as
shown on the approved preliminary plat. Preliminary review has identified the following
conditions of approval which represent portions of the drainage requirements. All other
applicable requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must also
be satisfied during engineering and final review.
a. Drainage plans and analysis shall comply with the 1998 King County Surface Water
Design Manual and applicable updates adopted by King County_ DDES approval of the
drainage and roadway plans is required prior to any construction.
b. Current standard plan notes and ESC notes, as established by DDES Engineering
Review, shall be shown on the engineering plans.
C. The following note shall be shown on the final recorded plat:
"All building downspouts, footing drains, and drains from all impervious surfaces such
as patios and driveways shall be connected to the permanent storm drain outlet as shown
on the approved construction drawings # on file with DDES and/or the
King County Department of Transportation. This plan shall be submitted with the
application of any building permit. All connections of the drains must be constructed
and approved prior to the final building inspection approval. For those lots that are
designated for individual lot infiltration systems, the systems shall be constructed at the
time of the building permit and shall comply with plans on file."
d_ The stormwater facilities for this site shall be designed to meet at a minimum the
Conservation FIow Control and Basic Water Quality requirements in the 2005 King
County Surface Water Design Manual (KCSWDM).
A Surface Water Drainage Adjustment (L05VO061) is approved for this site. All
conditions of approval for this adjustment shall be met prior to approval of the
engineering plans.
To implement the required Best Management Practices (BMP's) for treatment of storm
water, the final engineering plans and technical information report (TIR) shall clearly
demonstrate compliance with all applicable design standards. The requirements for best
management practices are outlined in Chapter 5 of the 2005 KCSWDM. The design
engineer shall address the applicable requirements on the final engineering plans and
provide all necessary documents for implementation. The final recorded plat shall
include all required covenants, easements, notes, and other details to implement the
required BMP's for site development.
S. The applicant's geotechnical engineer shall provide recommendations for the design and
construction of the road, onsite grading and compaction, drainage detention vault, and any
required retaining walls. The geotechnical recommendations shall be included in the TIR and
incorporated into the design with submittal of the engineering plans.
L05P0007 -- Talbot Ridge Estates
Page 7 of 12
9. Special geotechnical construction inspection of the road improvements, onsite grading and
compaction, drainage detention vault, and any required retaining walls is required to ensure
compliance with the geotechnical recommendations. Daily inspection reports shall be submitted
to the assigned Land Use Inspector during the construction phases of those facilities. A final
construction report shall be submitted verifying compliance with the geotechnical
recommendations. Notes requiring the above shall be shown on the engineering plans.
10. Geotechnieal engineer review of the future home foundation construction is required_ Notes to
this effect shall be shown on the engineering plans and the final plat.
11. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS)
including the following requirements:
a_ Road A shall be improved at a minimum to the urban subaccess street standard, with a
cul-de-sac at the west end. If Road A is improved with only a 24-foot roadway width,
then it shall be signed "No Parking" on both sides of the road.
b. FRONTAGE: The frontage along 102"d Ave SE shall be improved at a minimum to the
urban neighborhood collector street standard (west side). The design shall require
compliance with Section 4.01(f) of the KCRS; asphalt overlay when widening.
FRONTAGE: The frontage along SE 192id Street shall be widened and lowered, as
approved by DDES and in compliance with the conditions of approval for Road Variance
L05V0066. The frontage shall be widened to the urban neighborhood collector standard
on the south side. The road lowering is required to improve the entering and stopping
sight distance at the SE 192d Street/]02"d Ave SE intersection. Details of this
improvement shall be shown on the engineering plans and routed to KCDOT for
approval.
d. The proposed private access tract and joint use driveways shall comply with Sections
2.09 and 3.01 of the KCRS, unless otherwise approved by DDES. These tracts shall be
owned and maintained by the lot owners served. Notes to this effect shall be showed on
the engineering plans and the final plat.
e. Modifications to the above road conditions may be considered according to the variance
provisions in Section 1.08 of the KCRS.
12. All utilities within proposed rights -of -way must be included within a franchise approved by the
King County Council prior to final plat recording.
13. The applicant or subsequent owner shall comply with King County Code 14.75, Mitigation
Payment System (MPS), by paying the required MPS fee and administration fee as determined by
the applicable fee ordinance. The applicant has the option to either: (1) pay the MPS fee at final
plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option
is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be
placed on the face of the plat that reads, "All fees required by King County Code 14.75,
Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid
shall be the amount in effect as of the date of building permit application.
LO5P0007 — Talbot Ridge Estates
Page 8 of 12
14. Lots within this subdivision are subject to King County Code 21A.43, which imposes impact fees
to fund school system improvements needed to serve new development. As a condition of final
approval, fifty percent (50%) of the impact fees due for the plat shall be assessed and collected
immediately prior to recording, using the fee schedules in effect when the plat receives final
approval. The balance of the assessed fee shall be allocated evenly to the dwelling units in the
plat and shall be collected prior to building permit issuance_
15. The planter islands (if any) within the cuI-de-sacs shall be maintained by the abutting lot owners
or homeowners association. This shall be stated on the face of the final plat.
16_ Suitable recreation space shall be provided consistent with the requirements of KCC 21A.14.180
and KCC 21A.14.190 (i.e., sport court[s], children's play equipment, picnic table[s], benches,
etc.).
a_ A detailed recreation space plan (i.e., area calculations, dimensions, landscape
specifications, equipment specifications, etc.) shall be submitted for review and approval
by DDES and King County Parks prior to or concurrent with the submittal of the
engineering plan_ This plan must not conflict with the Significant Tree Inventory &
Mitigation Plan-
b. A performance bond for recreation space improvements shall be posted prior to
recording of the plat.
17. A homeowners' association or other workable organization shall be established to the satisfaction
of DDES 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):
Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads.
Spacing maybe modified to accommodate sight distance requirements for driveways and
intersections.
b. Trees shall be located within the street right-of-way and planted in accordance with
Drawing No. 5-009 of the 1993 King County Road Standards, unless King County
Department of Transportation determines that trees should not be located in the street
right-of-way.
C. if King. County determines that the required street trees should not be located within the
right-of-way, they shall be located no more than 20 feet from the street right-of-way line.
d. The trees shall be owned and maintained by the abutting lot owners or the homeowners
association or other workable organization unless the County has adopted a maintenance
program. Ownership and maintenance shall be noted on the face of the final recorded
plat.
e. The species of trees shall be approved by DDES if located within the right-of-way, and
shall not include poplar, cottonwood, soft maples, gum, any fruit -bearing trees, or any
L05P0007 — TaIbot Ridge Estates
Page 9 of 12
other tree or shrub whose roots are Iikely to obstruct sanitary or storm sewers, or that is
not compatible with overhead utility lines.
f. The applicant shall submit a street tree plan and bond quantity sheet for review and
approval by DDES prior to engineering plan approval.
g. The applicant shall contact Metro Service Planning at 684-1622 to determine if SE
192nd Street and/or 102"a Avenue SE are on a bus route. If SE 192"1 Street and/or 102nd
Avenue SE are a bus route, the street tree plan shall also be reviewed by Metro.
h. The street trees must be installed and inspected, or a performance bond posted prior to
recording of the plat. If a performance bond is posted, the street trees must be installed
and inspected within one year of recording of the plat. At the time of inspection, if the
trees are found to be installed per the approved plan, a maintenance bond must be
submitted or the performance bond replaced with a maintenance bond, and held for one
year. After one year, the maintenance bond may be released after DDES has completed a
second inspection and determined that the trees have been kept healthy and thriving.
A landscape inspection fee shall also be submitted prior to plat recording. The inspection
fee is subject to change based on the current County fees.
19. To implement SO-220 pursuant to former KCC 21A.38.230, a detailed tree retention plan shall
be submitted with the engineering plans for the subject plat. The tree retention and engineering
plans shall be consistent with the requirements of SO-220. No clearing of the site is permitted
until the tree retention plan is approved by DDES. Flagging and temporary fencing of trees to be
retained shall be provided, consistent with SO-220. The placement of impervious surfaces, fill
material, excavation work, or the storage of construction materials is prohibited with the fenced
areas around preserved trees, except as may be permitted under the provisions of SO-220.
A note shall be placed on the final plat indicating that the trees shown to be retained on the tree
retention plan shall be maintained by the future owners of the proposed lots, consistent with
KCC 21A.38.230(B)(6). The tree retention plan shall be included as part of the final engineering
plans for the subject plat.
20. hi the event that any archaeological objects are uncovered on the site, the applicant shall comply
with RCW Chapter 27.53, Archaeological Sites and Resources_ Inunediate notification and
consultation with the State Office of Archaeology and Historical Preservation, King County
Office of Cultural Resources and relevant tribes (including the Suquamish, Puyallup and
Muckleshoot tribes) is required if discovered materials are prehistoric and a site is present.
21. All future residences constructed within this subdivision are required to be sprinkled NFPA 13D
unless the requirement is removed by the King County Fire Marshal or his/her designee. The
Fire Code requires all portions of the exterior walls of structures to be within 150 feet Cas a
person would walk via an approved route around the building) from a minimum 20-foot wide,
unobstructed driving surface_ To qualify for removal of the sprinkler requirement driving
surfaces between curbs must be a minimum of 28 feet in width when parking is allowed on one
side of the roadway, and at least 36 feet in width when parking is permitted on both sides.
L05P0007 — Talbot Ridge Estates
Page 10 of 12
Additionally, minimum 20-foot wide driving surfaces must be provided on Tracts A and B, and
the driveway serving Lot 11; or residences constructed on Lot 11, and Lots 16 through 19 and 23
through 26 wiIl have to be sprinkled.
ORDERED February 21, 2007.
Peter T. Donahue
King County Hearing Examiner
TRANSM=D February 21, 2007 to the following parties and interested persons of record:
Robert E. Burton
City of Renton
Core Design
19226 - 102nd Ave. SE
Attn: Rebecca Lind
Attn: Robert Stevens
Renton WA 98055
1055 S. Grady Way
14711 N-, 29th Pl., #101
Renton WA 98057
Bellevue WA 98007
Kathy Doman
Patrick M_ Hanis
John Hicks
22724 - 156th Ave. SE
Hanis Greaney PLLC
10313 SE 192nd St,
Kent WA 98042
6703 S 234th St., #300
Renton WA 98055
Kent WA 98032-2900
Belmont Homes, Inc.
Lozicr Homes, Corp_
Roger & Linda McDonald
Attn: Cliff Williams
Attn: Jennifer McCall
10033 SE 192nd St.
P.O. Box 2401
1203 - 114th Ave. SE
Renton WA 98055
Kirkland WA 98083-2401
Bellevue WA 98004
Lt. Larry Rabe]
John W. Ruth
Jerry Schmelzer
Fire District. #37
19406 - 102nd Ave. SE
19218 - 102nd Ave. SE
24611 - 116th Ave. SE
Renton WA 98055
Renton WA 98055
Kent WA 98030
Harchand Raur Angrej Singh
Mark Tullis
Wayne & Jane Uyeta
19225 - 102nd Ave. SE
10215 SE 192nd St.
19220 - 102nd Ave. SE
Renton WA 98055
Renton WA 98055
Renton WA 99055
Bob Wenzl
Virginia Zemeck
Trishah Bull
Belmont Homes
19250 99th Pl. S
DDES/LUSD
P.O. Box 2401
Renton WA 98055
MS OAK-DE-0100
Kirkland WA 98083
Kim Claussen
Lisa Dinsmore
Nick Gillen
DDESILUSD
DDES/LUSD
DDES/LUSD
MS OAK-DE-0100
MS OAK-DE-0100
MS OAK-DE-0100
L05P0007 — Talbot Ridge Estates
Shirley Goll
DDES/LUSD
MS OAK-DE-0100
Larry West
DDES/LUSD
MS OAK-DE-0100
Kristen Langley
DDESILUSD
MS OAK-DE-0100
Bruce Whittaker
DDES/LUSD
MS OAK-DE-0100
NOTICE OF RIGHT TO APPEAL
Page I I of 12
Steve Townsend
DDES/LUSD
MS OAK-DE-0100
In order to appeal the decision of the Examiner, written notice of appeal must be filed with the Cleric of
the King County Council with a fee of $250.00 (check payable to King County Office of Finance) on or
before March 7, 2007. If a notice of appeal is filed, the original and six (6) copies of a written appeal
statement specifying the basis for the appeal and argument in support of the appeal must be filed with the
Clerk of the King County Council on or before March 14, 2007. Appeal statements may refer only to
facts contained in the hearing record; new facts may not be presented on appeal.
Filing requires actual delivery to the Office of the Clerk of the Council, Room 1025, King County
Courthouse, 516 3"1 Avenue, Seattle, Washington 98104, prior to the close of business (4:30 p.m.) on the
date due. Prior mailing is not sufficient if actual receipt by the Clerk does not occur within the
applicable time period. The Examiner does not have authority to extend the time period unless the Office
of the Clerk is not open on the specified closing date, in which event delivery prior to the close of
business on the next business day is sufficient to meet the filing requirement.
If a written notice of appeal and filing fee are not filed within fourteen (14) calendar days of the date of
this report, or if a written appeal statement and argument are not filed within twenty-one (21) calendar
days of the date of this report, the decision of the hearing examiner contained herein shall be the final
decision of King County without the need for further action by the Council.
MINUTES OF THE JANUARY 30, 2007, PUBLIC HEARING ON DEPARTMENT OF
DEVELOPMENT AND ENVIRONMENTAL SERVICES FILE NO. 1,051`0007.
Peter T_ Donahue was the Hearing Examiner in this matter. Participating in the hearing were Trishah
Bull, Bruce Whittaker and Kristen Langley representing the Department; Cliff Williams and Robert
Stevenson representing the Applicant, and Robert Burton.
The following Exhibits were offered and entered into the record:
Exhibit No. 1 Department of Development and Environmental Services file no. L05P0007
Exhibit No. 2 Department of Development and Envirorunental Services Preliminary Report, dated
January 30, 2007
Exhibit No. 3 Application for Land Use Permits received March 24, 2005
Exhibit No. 4 SEPA Environmental checklist received March 24, 2004
Exhibit No. 5 SEPA Determination of Non -Significance issued January 12, 2007
L05P0007 - Talbot Ridge Estates
Exhibit No. 6
Exhibit No. 7
Exhibit No. S
Exhibit No. 9
Exhibit No. 10A
IOB
Exhibit No. I I
Exhibit No. 12
Exhibit No. 13
Exhibit No. 14
Exhibit No. 15
PTD: ms
L05P0007 RPT
Page 12 of 12
Affidavit of Posting indicating a posting date of July 12, 2005; received by DDES on
July 13, 2005
Preliminary plat map received August 24, 2005 (revised)
Preliminary Stone Drainage Calculations and Level 1 Drainage Analysis by Core
Design, received August 24, 2005 (revised)
Preliminary Road & Grading Plan received August 24, 2005 (revised)
Traffic Impact Analysis by Mirai Traffic Engineering & Planning, received March 24,
2005,
Traffic Analysis Addendum, received August 24, 2005
Geotechnical Engineering Study by GEO Group Northwest, Inc., received March 24,
2005
Approved KCSWDM Adjustment LO5 V0061 dated November 17, 2005
Approved KCRS Variance L05VO066 dated September 21, 2006
Revised Fire Engineering Conditions for File no_ 1,05P0007 dated 1I25I07
Additional recommendation no. 21
(i)
King County
Department of Development
and Environmental Services
900 Oakesdale Avenue SW
Renton, WA 98055-1219
November 17, 2005
Robert Wenzl Robert H. Stevens, P.E.
Belmont Homes, Inc. Core Design, Inc.
P.D. Box 2401 14711 NE 291h Place, #101
Kirkland, WA 98083 Bellevue, WA 98007
RE: Talbot Ridge Subdivision 2005 KCSWDM Adjustment Request(File No. L05V0061)
Dear Applicant and Engineer:
The Land Use Services Division, Engineering Review Section, has completed review of the
adjustment request for the Talbot Ridge subdivision. You are requesting approval for an
adjustment from the 2005 King County Surface Water Design Manual (KCSWDM) Core
Requirement No. 1, Section 1.2.1, Discharge at the Natural Location. Our review of the
information and a site visit provides the following findings:
1. The proposed Talbot Ridge subdivision is located adjacent to the southwest corner of
the intersection of SE 192nd Street and 102❑d Avenue SE. The 27 lot, 4.36 acre,
proposed Talbot Ridge subdivision is filed under Land Use Services Division (LUSD)
file number L05P0007.
2, The Talbot Ridge subdivision is located in the Springbrook Creek tributary area, Black
River subbasin of the Lower Green River basin. The site is subject to the
Conservation (Level Two) flow control and Basic water quality requirements of the
2005 KCSWDM.
3. The east -west oriented rectangular site slopes moderately from east to west. The
western edge of the site contains slopes steep enough to prevent development.
Sheetflow from the site then enters the backyards of the lots on the east side of 991n
Place South, migrates through the lots and ends up on 99t' Place South. The 99d' Place
South drainage system directs flows south and enters the Springbrook Park watershed
area characterized by very steep slopes and designated landslide and erosion hazard
areas. Flow continues west through the watershed area until passing west via culvert
under Talbot Road South. Flow continues northwest through the Sprin&brook Trout
Farm, a designated wetland area and then crosses north under South 55 Street (the
City of Renton's designation for SE 192r'd Street) and turns west to pass under
Highway 167. By this time, the stream is designated salmonid. Very little upstrearn
flow enters the site.
Talbot Ridge/L05V0061
November 17, 2005
Page 2 of 3
4. The proposal is to collect most runoff from the project site and direct it to a single
detention and water quality facility located near the northwest corner of the site just
shy (east) of the steep slope area. The allowed release would then be conveyed to the
western property line that abuts the right-of-way and outlet to an open ditch'. Flow
would then enter a catch basin on the south side of SE 192"d Street and be diverted
from its natural discharge location by crossing to the north side of the road. Drainage
would continue west along the north side of SE 192" d Street. After crossing Talbot
Road South, the diverted downstream path would realign with the original
downstream path before reaching Highway 167. Nuisance flows to the abutting lots
on the western property line would see sheetflow significantly reduced. There would
be a reduction in flows through the landslide and erosion hazard areas of the
Springbrook watershed. Frontage improvements are included in the conceptual
drainage plan.
5. No decorative ponds or shallow wells have been identified that would be affected by
the proposed diversion.
6. The Level One Drainage Analysis identified no restrictions or problems associated
with the proposed discharge location. In fact, it is the natural discharge location that
has experienced drainage complaints. Where flows enter the watershed area at the
southern end of 991h Place South erosion has been reported. In addition, the
downstream Trout Farm has experienced erosion problems from suspended sediments
during new construction. The diverted path would help to reduce these occurrences.
Based on these findings, we hereby approve this adjustment to allow the off -site diversion of
runoff from the stormwater facility draining to the north side of South 192nd Street with the
following conditions:
1. The release rates for the detention facility will be based on the tributary area being
directed to the facility.
2. The volume for the detention facility will be based on all flows directed to the facility
at full development under current zoning. The allowed release rate will be reduced by
any undetained flows that would bypass the proposed subdivision drainage facilities.
The detention volume shall be sized using the Conservation flow control standard in
the 2005 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. All onsite or offsite drainage facilities must be located in a public right-of-way,
recreation space tract with easement or storm drainage tract dedicated to King County.
Talbot Ridge/1,05V0061
November 17, 2005
Page 3 of 3
5. Additional storm drainage requirements identified by SEPA or the plat hearing review
will apply to this project. The applicant retains all rights and privileges afforded in
Section 1.4.
If you have any further questions regarding this KCSWDM adjustment or the design
requirements, please contact Mark Bergam at (206) 296-7270.
Sincerely,
9TA---
James Sanders, P.E.
Development Engineer
Engineering Review Section
Land Use Services Division
4X
Jim Chan, P.E.
Supervising Engineer
Site Engineering and Planning Section
Building Services Division
CC' Curt Crawford, P.E., Managing Engineer, Stormwater Services Section, KCDNR
Bruce Whittaker, Engineer 111, Engineering Review Section, LUSD
Trisha Bull, Project/Program Manager II, Current Planning Section, LUSD
Mark Bergam, P.E., Engineer 11I, Engineering Review Section, LUSD
l Surface Water Design Manual
ICingcounty Requirements I Standards
Department of Development sad Environmental Services
90nfixa, �'`AVC0.uc N055- 219 Adjustment* Request
Renton, Washington 98l}55-1219
Project Name:
DDES Project File No.: L05P0007
Talbot Ridge Estates
DDES Engineer/Planner Name:
Bruce Whitaker /
Trishah Ball
Projecf Address:
Design Engineer:
Phone:
19200 102nd Avenue SE
Rdbrt IL Stev
PE 425-885--7877
Applicant/Agent:
Phone:
Slgnatu e:
Date:
Belmont Hanes
206-714-7161
- (g NLO9-
Sig
e:
Engineering Firm Name:
Aw
LZ�O/7/0-5
Care Design, Inc.
Add-ress:
City, Stole. Zip Code:
Address:
City, State, ZJp Code:
2
14711 NE 29th P1.
#101, Bellevue,
WA, 98007
INSTRUCTIONS TO APPLICANT/DESIGN ENGINEER:
Please be sure to Include ali plans (f.1.11L, If available), sketches, photos and maps that may assist in complete review and consideration
of this adjustment request. Failure to provide all pertinent information may result in delayed processing or denial of your request.
Please submit two complete copies--of-this reguest—apAcatlon farm. and apolicable The to the DDES Intake Counter, at 900 Oakesdale
Avenue SouthwAW, Renton, Washington 98055-1219. For additional information. phone Randall Parsons. P.E., at (206) 296-7207.
REFER To SECTION 1.4 IN CHAPTER 1 OF THE SURFACE WLTHR DESIGN MANUAL FOR ADJUSTN31NTS
DESCRIPTION OF ADJUSTMENT REQUEST: ❑ Standard XI Complex ❑ Experimental ❑ Blanket
❑ Pre -application
APPLICABLE VERSION KCSWDM: ❑ 1990 (11/95) - 131998 (9198) 10 2005
*(Note: the term 'variance" replaced by "adjustment")
APPLICABLE SECTION(S) OF STANDARDS:
Core Requirement #1 ❑ (� jj �j�j
JUSTIFICATION PER KCSWDM SECTION 1.4.2
❑ See attachments listed below. AUG f 9 2005
AUTHORIZATION SIGNATURES:
❑ Approval
❑ DNRIWLRD Approval Signed:
DDES Staff Recommendation Signed:
See attached Memo Dated:
Sl Conditional Approval (see below)
/I o A Date:
Div., Engineering Review Supervisor.
K.C. D.D.E.S.
❑ Denial
(Experimental & Blanket variances only)
Date: K17, -D5"�
Bldg. Serv. Div., Sltr Engineering &
Signed:
er
F99/ERE/SW M-AD7_ddC
F96/ERS/SWDW-8.cpy22_doc 11/17/99 ❑la
LOSVOOCoI
Talbot Ridge Estates - Adiustment Justification
An adjustment is requested to Core Requirement #1 -- Discharge at the Natural Location,
Section 1.2.1 of the 1998 King County Surface Water Design Manual for the Talbot
Ridge Estates project.
Currently the site's stormwater sheet flows to the west property line to the rear yards of
the adjacent lots which front onto 99th Place S. The drainage then flows to the south
through an existing storm drain system on 99th Place S. Once to the south end of 99th
Place S., the stormwater discharges through an SAO Landslide Hazard Area and then on
to an SAO Erosion Hazard area. Drainage complaints 2003-0194 and 1998-0461 have
been filed relating to slippage of the landslide hazard area at the south end of 99th Place
S. After the stream exits the SAO Erosion Hazard area, it joins with Springbrook Creek,
crosses under Talbot Rd. and passes through the Gallagher property, a trout farm with a
history of siltation due to neighboring developments. Drainage complaint 1998-0045 has
been filed relating to silt entering the trout farm pond. The flow then discharges into an
SAO Class 2 wetland. The flow exits the northwest edge wetland and flows north under
S. 192°d St. and continues northwest. This point is approximately 0.6 miles from the
project site.
We have proposed a discharge location that will connect the discharge from the site into
an existing storm drainage that runs west along S. 192nd St. The system crosses under
Talbot Rd. S. and continues west until discharging into Springbrook Creek, converging
on the discharge location stated above, approximately 0.6 miles from the project site.
There are no SAO hazard areas or drainage complaints associated with this drainage
route.
The proposed discharge of stormwater into the system on S. 192°d St. fulfills all the
criteria for granting an adjustment which are:
1. To produce a compensating and comparable result that is in the public interest, AND
2. To meet the objectives of safety, function, appearance, environmental protection and
maintainability based on sound engineering judgement.
For these reasons we request this adjustment to the discharge location.
RHEVIED
tiU-J is 2005
K.C. D.D.E.S.
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DOWNSTREAM DRAINAGE ROUTES
Y t: #• ;, a-�; _ a 'F _ 4 r TALBOT RIDGE
;
CORE PROJECT NO.04120
r
L19
King County
Department of Development
and Environmental Services
900 Oakesdale Avenue Southwest
Renton, WA 98057-5212
206-296-6600 lTY 206-296-7217
www.metrokc.gov
April 6, 2007
Robert Wenzel
Belmont Homes Inc
P.O. Box 2401
Kirkland, WA 98083
RE: Permit Fee Estimate
Project: Talbot Ridge Estates
File Number. L07SR012
Dear Applicant:
Thank you for submitting the engineering plans for site development of the Talbot Ridge Estates
subdivision. To implement the engineering review process, our office will use a new procedure
for managing the permit application to provide applicants with an enhanced level of customer
service. A project manager will be assigned to your project to provide a fee estimate for the
anticipated scope of review and will also monitor and manage the permit application throughout
the review process.
Your application for engineering review was received by our office on March28, 2007 and will
be processed using the Project Manager Program. The enclosed information provides a summary
of the fee estimate for the anticipated work disciplines and also discusses the submittal process
and disclaimers which may affect the final permit fees. The fee estimate includes the scope of
work for engineering plan review only and does not evaluate other final plat requirements such
as construction inspection and review of plat recording documents.
In addition to engineering design documents, our Department must also review and approve the
recreation space plan as required by plat condition 16. Please be aware that the recreation plan
must be submitted to our planning section as a separate permit application with fee payment. For
further information regarding the submittal process for recreation plans, please contact Kim
Claussen at 206-296-7167.
Robert Wenzel
April 6, 2007
Page 2
Once the attached fee estimate form is signed and submitted to our Department along with the
estimated fee payment, your project will be assigned for further review. All fee payments shall
be made to the cashier in the DDES permit center using activity number L07SR012 and the
signed fee estimate and applicant status form shall be mailed to my attention in the Land Use
Services Division.
If you have any questions regarding the permit fees or other aspects of the engineering review
process, please contact the project manager, Pete Dye via email pete.dye4gmetrokc.gov or by
telephone at 206-296-7185.
Sincerely,
Peter D e, P.E.
Senior Engineer
Enclosure
cc: Robert Stevens
Residential Resistance Heat- E lectric.doc b-res-heatelec.pdf 02-19-2002 Page 2
* King County
Land Use Services Division Permit Fee Estimate
Pre-app Estimate Number: L07SR012 I Date: 04/06/2007
Permit Title: Talbot Ridge Estates
Permit Type: SITEREVP — Engineering Plan
Based on permit information submitted by the applicant, the Department of Development and
Environmental Services (DDES) has determined the amount of review fees for the subject application.
The fees shown below do not include ancillary permit fees, recording fees, project -related mitigation
fees, or other fees that are passed through to the applicant from other agencies or as part of the project's
environmental review.
Fixed Fees:
Counter Service Fee for Application Intake $205.28
Tree Retention Review $2,173.50
Structural Review (Determined at final approval) $
Other Fixed Fees
Total Fixed Fees: $2,378.78
Estimate for Hourly Fees: (177 Hours x $144.90) $25,647.30
Amount previously paid as deposit-$784.88
Total Permit Fee Estimate: $27,241.20
Note: The estimate for hourly fees stated above is based on the total estimated number of hours not to
exceed 177 hours for the disciplines listed below, and is calculated using the department's hourly rate in
effect at the time the work is performed. Based upon the financial disclosures found on page 2, the
number of hours required may be modified. The total estimated hours reflect work performed by the
following disciplines: Engineering Review, Survey Coordination, Constructability Review, Project
Management, Traffic Review, Planning, and Geotechnical Review_
After receiving the fee estimate from DDES, the applicant has ninety (90) days to complete the
application submittal. Please call 206-296-6797 to set up an appointment with the Permit Center to
complete your application and payment. If the application is not received within ninety (90) days, the
applicant may be required to obtain a new fee estimate or this activity may be cancelled.
For further questions on this fee estimate or for other requirements about this permit application, please
contact Pete Dye via email pete.dye@metroke.gov or by telephone at 206-296-7185.
A 00,
Peter Dye, .E.
Senior Engineer
Land Use Services Division
Project Managendot 1/26/04 Page 1
0 King County
Land Use Services Division Permit Fee Estimate
Pre-app Estimate Number: L07SR012
Date: 04/06/07
Permit Title: Talbot Ridge Estates Plat
Permit Type: SITEREVP — Engineering Plan
Estimated Maximum Hours: 177
Applicant: Robert Wenzel
Total Fee: $27,241.20
The following disclaimers are attached and are part of the fee estimate for this permit. The applicant
is required to submit a signed copy of this form with the application and fee payment
acknowledging that the applicant has read the disclaimers stated below.
Disclaimer
Applicants are responsible for all fixed fees, reported hours performed in reviewing submittal materials
and processing, up to the fee estimate. Changes in the scope of the project review will result in a revised
review fee estimate. Fee estimates are based on information submitted to DDES by the applicant prior
to finalization of the permit application. In addition, estimates are determined by utilizing historical
data gathered from projects of similar type, size, and scope. The fee estimate will be the maximum fee
charged unless the scope of the project changes. Should fewer hours be required to complete the
review, then the applicant may receive a refund for those hours. If items are identified that are not
originally disclosed or identified later in the process, a new estimate may be required. Applicants will
be responsible for any additional hours identified in a new estimate because of:
1) Changes in the project and unknown or undisclosed site issues.
2) Incomplete information or errors in applicant submittal.
3) County code fee changes.
4) Fees for structural review.
5) Fees for variance applications.
6) One major and one minor set of redline comments.
7) Construction Bond amount that exceeds $500,000.
S) Structural plans not provided.
9) Water Quality vault does not meet 3:1 flow standard.
10) Wall heights exceed maximum height allowed in KCC 21A.12.170.
11) Construction traffic management plan may be needed per KCRS 9.05.
Keeping review fees at or below the fee estimate will depend on the applicant's commitment to
complete the process review. This commitment should include submitting materials which address
all County codes, policies, previously approved conditions, and responding to the County's request
for corrections or additional information in a timely manner, not to exceed 90 days.
Acknowledged: Applicant/Owner Name (print)
Date: Applicant/Owner Name (signature)
Project Managendot 1/26/04 Page 2
King County
Road Services Division
Department of Transportation
Traffic Engineering Section
MS KSC•TR-0222
201 South Jackson Street
Seattle, WA 99104
September 21, 2006
TO: Variance File
FM: Craig Comfort, P.E., Road Variance Engineer, Traffic Engineering Section
RE: Road. Variance L05V0066 — Talbot Ridge Estates -- Related File L05P0007
Applicant's Presentation:
1. The Talbot Ridge Estates preliminary plat has 27 lots and fronts SE 192nd Street and
102nd Avenue SE. Variances are requested for reduced entering sight distance (ESD)
looking to the left (west) from 102nd Avenue SE onto SE 192nd Street, and for reduced
stopping sight distance (SSD) along SE 192nd Street for the 250 feet of urban frontage
improvements. A crest curve along SE 192nd Street at 102nd Avenue S. limits sight lines.
The King County Road Standards (KCRS) minimum ESD for the 10 over posted design
speed of 35 mph is 620 feet, and the minimum SSD is 250 feet.
2. The measured ESD to the left (west) from 102nd Avenue SE is 340 feet. Sightlines are
restricted by trees along the north edge of the right-of-way (ROW) at the inside of a
horizontal curve. With clearing in the ROW, ESD can be improved to 415 feet. With the
trees removed, fencing and structures along property lines would restrict the sightline. The
ESD deficiency is mitigated by speed reductions along the curvilinear road alignment and
upgrade in the SE 192nd Street approach to the intersection. West of the site are cautionary
15 mph warning signs in both directions of travel. A speed study determined that the 85th
percentile approach speed of eastbound vehicles is 32.2 mph. Accident report data for the
last four years showed only one accident at the SE 192nd Street intersection. The ESD
does not appear to be a factor in that accident.
3. The SSD over the crest vertical curve to the east of the intersection with 102nd Avenue SE
does not meet KCRS. The applicant proposed two alternative designs, one meeting KCRS
based upon a six-inch target and one meeting the American Association of State Highway
and Transportation Officials' (AASHTO) manual SSD criteria with a two -foot target. A
minimum of 317 feet of downgrade adjusted SSD would be provided. The profile based
upon the six-inch target would result in reconstruction of 1,100 feet of SE 192nd Street with
fill sections to four feet deep. The profile meeting the AASHTO two -foot target would
result in reconstructing 700 feet of SE 192nd Street with fills to five feet in depth. Note
that both alternatives propose filling on both sides of the crest curve because the road
cannot be lowered due to utility conflicts and the intersection approaches on 102nd Avenue
SE. The applicant requests a variance to use the two -foot target profile because of
Variance File
September 21, 2006
Page 2
extensive construction for the six-inch target profile, Letters have been provided from
homeowners along the adjusted roadway that will allow for driveway adjustments for the
realigned vertical profile. The applicant provided an analysis showing that the ESD and
SSD for the driveways along the road reconstruction are either improved or equivalent to
the existing conditions.
Staff s Findings and Conclusions:
1. Clearing should be performed in right-of-way (ROW) to the extent possible to enhance the
ESD. The minimum AASHTO ESD for the 35 mph design speed is 390. Clearing will
provide over 400 feet of ESD.
2. The design of the southeast quadrant of the intersection of 102nd Avenue SE and SE 192nd
Street will be reviewed by the Department of Development and Environmental Services.
The minimum curb return radius and transition paving tapers must be evaluated.
3. The proposed SSD variance with a minimum of 317 feet of SSD is more than the
downgrade adjusted AASHTO value of 280 feet (Exhibit 3-2) for a 35 mph design speed.
The two -foot target alternative for the revised vertical profile would result in fewer
problems with driveway adjustments and result in a lower construction time period.
4. The Department of Transportation's Traffic Engineering Section files shows two accidents
at the intersection in the past five years. In addition, two accidents were within 180 feet of
the intersection. The proposal to improve the SSD should improve the safety along the
road.
5. A variance was also requested on resubmittal for a non-standard superelevation design.
This variance request was not necessary because a superelevation design per Table 2.2 of
the KCRS can be provided.