HomeMy WebLinkAboutLUA-04-046v
CITY OF RENTON
PLANNING / BUILDING / PUBLIC WORKS
MEMORANDUM
Date;
To:
From:
November 17, 2006
City Clerk's Office
Holly Graber
Subject: Land Use File Closeout
Please complete tile following Information to facilitate project closeout and Indexing by tile City
Clerk's Office. ~"X=~~~~====~===============-==~~========~=========='===='~~
Project Name:
LUA (file) Number:
Cross· References:·
AKA~s:
Project Manager: .
Acceptance Date:
Applicant:
O\l\fner:
Contact:
PID Number:
ERC Decisl~n Date:
ERe Appeal Date:
Administrative Denial:
Appeal Period Ends:
Public Hearing Date:
pate Appealed to HEX:
By Whom:
HEX Decision:
Date Appealed to Council:
By Whom:
Council Decision:
Mylar Recording Number:
Stone Ridge Plat & Amendment of KC Preliminary Plat Recording
LUA-04-046,
Wlndstone Plat Amendment
Jason Jordan / Susan Fiala
Date:
Date:
Project Description: Minor Plat Amendments request TO A 49-LOT PRELIMINARY PLAT
ORIGINALLY APPROVED BY I<ING COUNTY.
. Location: 1.601 NILE AVE NE
i Comments:
, '.
I~fle
Kathy Keolker-Wheeler. Mayor
April 14, 2005
Wayne Potter
Barghausen Consulting Engineers, Inc.
18215 72nd Avenue S
Kent, W A 98032
SUBJECT: Park Mitigation Fees
CITY dF RENTON
PlanningIBuildingIPublic Works Department
Gregg Zimmerman P.E., Administrator
Windstone LUA04-046, Windstone II LUA04-124, Windstone III LUA04-136, &
Wiridstone IV LUA04-135 . .
Dear Mr. Potter:
This letter Is written on behalf of the Environmental Review Committee (ERC) and is to inform you. that
they have completed their review of the request for a credit of the Park Mitigation Fees associated with
the above projects. The Committee, approved the request for a credit.
The Environmental Review Committee agreed to allow the developer of Windstone, Windstone II,
Windstone III, and Wlndstone IV to meet up to 33% of their share of. the required Park Mitigation Fee
through provision of active on-site. recreation. In this case, a credit of $12;435.71 would result.
The required fee is $530,76 per slng(e-family residence. The required fee must be paid prior to the
recording of the plat(s).
If you have any questions or desire clarification of the above, please' call me at (425) 430-7270.
For the Environmental Review Committee,
G\~CJ;{J
Nancy Weil
Senior Planner'
cc: Dennis Culp; Community Services· Administrator
Project File
---------------10-5-5-S-ou-th-G-r-a-dy-w-a-y---R-cn-t-on~.-W-as-h-in-g-to-n-9-8-05-5------------~
® This paper contains 50% recycled material. 30% post consumer AHEAD OF THE CURVE
'J. ~
APPLICATION NUMBER:
APPLICANT:
PROJECT NAME:
CITY OF RENTON
ENVIRONMENTAL REVIEW COMMITTEE
LUA04-040, LUA04-135, LUA04-124, LUA04-136
Wayne Potter, Barghausen Engineers
Windstone, Windstone II, Windstone III, Windstone IV
DESCRIPTION OF PROPOSAL: The developer of Windstone has requested credit against the City's required
Parks Mitigation Fee for on-site recreation facilities. The plat of Windstone was originally submitted, reviewed and
approved by King County in 2000/2001, and subsequently annexed into the City of Renton in April 2004. The project is
currently under construction. An on-site private park was required by King County, and the developer has included this in
the plat.
Per Resolution 3082, the development impact mitigation fee for parks and recreation facilities, developers can meet up to
33% of their share of the park impact fee value by providing on-site active recreation areas and facilities as long as they
meet the needs and standards established the Park and Recreation Plan. Approval by the Environmental Review
Committee and the Board of Parks Commissioners is required for this credit.
In this case, it is estimated that the developer owes $37,683.96. A 33% credit would result in a credit of $12,435.71. The
developer would then pay $25,248.25.
LOCATION OF PROPOSAL:
LEAD AGENCY:
South of SE 104th Street, West of 148th Avenue SE, East of Ilwaco Avenue NE,
North of N E 16th Street
City of Renton
Department of Planning/Building/Public Works
Development Planning Section
The Environmental Review Committee agrees to allow the developer of Windstone, Windstone II, Windstone III,
Windstone IV to meet up to 33% of their share of the required Park Mitigation Fee through the provision of active on-site
recreation. Tile required fee is $530.76 per single family residence. The required fee must be paid prior to recording of
the plat(s).
DATE OF DECISION: April 5, 2005
SIGNATURES:
DA'f/!;/o ,
Dennis Culp, Administrat
Community Services De tment
/4~ ATE'
Renton Fire Department
CITY OF RENTON
f
DATE:
TO:
FROM:
SUBJECT:
CITY OF RENTON
PLANNING/BUILDING/PUBLIC WORKS
MEMORANDUM
March 31, 2005
Environmental Review Committee
Jennifer I-lenning, Principal Planner c1V\
Windstone Request for Park Mitigation Fee Credit
The developer of Winds tone has requested credit against the City's required Parks Mitigation Fee
for on-site recreation facilities. The plat of Windstone was originally submitted, reviewed and
approved by King County in 2000/2001, and subsequently annexed into the City of Renton in
April 2004. TIle project is currently under construction. An on-site private park was required by
King County, and the developer has included this in the plat.
The Developer's request is attached to this memo. Exhibits will be presented at the ERC
meeting.
Per Resolution 3082 and the attached policy implementing the development impact mitigation fee
for parks and recreation facilities, developers can meet up to 33% of their share of the park
impact fee value by providing on-site active recreation areas and facilities as long as they meet
the needs and standards established the Park and Recreation Plan.
In this case, the developer owes $37,683.96. A 33% credit would result in a credit of$12,435.7l.
The developer would then pay $25,248.25.
Doc1I1l1entJlcor
Mr. Dennis Culp
Community Services Administrator
City of Renton
1055 South Grady Way
Renton. W A 98055
CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES
February 16. 2005
RE: Request for Park Mitigation Credit for the Private Community Park of the
Plats of Windstone. Windstone n. Windstone III. and Windstone TV
Located in Renton. Washington
City of Renton File Nos. LUA-04-0404; LUA-04-135; LUA 04-124; LUA 04-136
OurJob No. 11189
Dear Mr. Culp:
I am enclosing the following documents for your use in reviewing our request for a credit to be applicable
to the required park mitigation fees for the above-referenced projects.
I. Two copies of the open space/landscape layout plan (Tract F) of the Plat of Windstone
2. Two copies of the open space/park irrigation plan
3. Two copies of the overall plat map for the Windstone projects.
The Plat of Windstone (49 single-family lots) was originally submitted. reviewed. and approved by King
County in 2000/2001. However. this property (as well as several other parcels) was annexed into the City
of Renton in April of 2004 under the KBS annexation. Once this property was annexed into the City of
Renton we made several revisions to the plat and agreed to several conditions. one of which was to pay a
mitigation fee to the Parks Department. Currently. this project is under construction and is being
reviewed by the City of Renton for final plat approval.
The on-site private park for the PI~t of Windstone was a requirement by King County development and
land services. However. an on-site park is not required by current Renton Code. but the City requires an
impact fee to be paid for each of these projects prior to recording.
The recreational park has been designed to incorporate several features for this property. First and
foremost. the developer relocated a very mature red maple tree from the east side of the property to be
placed within the park and create a theme not only for the park. but also for the subdivisions. The cost to
relocate this tree was over $10.000. We are also including a water feature along with benches and picnic
tables for passive recreation. Furthermore. the entire park will be irrigated and provide several flat
surface areas for recreation purposes. The overall cost for the construction of this park will be
approximately $140.500. Therefore. KBS Development Corporation is requesting that the City provide a
credit for the cost in construction of this park facility. which will be utilized by the residents of Windstone
(and Divisions II. m. and IV). This park will be owned and maintained by the Homeowners' Association.
18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX
BRANCH OFFICES • OLYMPIA, WA • TEMECULA, CA • WALNUT CREEK, CA
www.barghausen.com
Mr. Dennis Culp
Community Services Administrator
City of Renton -2-February 16, 2005
The City of Renton requires $530.76 per lot to be paid to offset mitigation and therefore. multiplying the
park fee by 71 lots (Division I = 49 lots; Division II = 9 lots; Division JII = 5 lots; Division IV = 8 lots), a
total mitigation of $37.683.96 would be required. We are requesting that these fees be waived as part of
those projects.
If you have any questions or need additional information, please'contact me. Thank you.
Respectfull y,
~7~
G. Wayne Potter
Project Manager
GWP/dm
11] 89c.035.doc
enc: As Noted
cc: Mr. Curtis Schuster. KBS Development Corporation (w/enc)
Mr. Bob Ruddell, KBS Development Corporation (w/enc)
Mr. Kolin Taylor. KBS Development Corporation (w/enc)
Ms. Juliana Fries. P.E.. City of Renton (w/enc)
W Kathy Keolker·Wheeler, Mayor
December 15,2004
Claudia Donnelly
104J 5 -L47lh Avenue SE
Renton. W A 98059
SUbject: PubliC' Disclosure Request -StoneIidge
Dear Ms. Donnelly:
CITY LtF RENTON
Planning!BuildinglPublicWorks Department
Gregg Zimmermim P.E., Administrator
Your request to examine documents related to the Stoneridge preliminary plat detention pond,
Stoneridge nand Windstone III was received in the City Clerk's Office on December 9, 2004.
All of the subject documents are ,~vailable on request at the 61h floor Public Works' counter or
please call Juliana Fries 'at 425430-7278 if you want· to set up an appointment.
If you wish to make copies or have copies mage the appropriiHecopy fees ~pply determined by
size and quantity in accordance with RMc 5-1-1. ,Any questions on the information should be
directed to the appropriate project manager listed in the file.
Sincerely, ,
~~.~~~ Ka\l~i urick
Development Engineering Supervisor
Public Works Inspections,&,Permits
Development ServiCes Division
CC: Bonnie Walton, City Clerk
Neil Watts
Juliana Fries
Jennifer Henning
Gregg Zimmerman
Froht Counter
------i-O-SS-s-o-u-th-O-ra-d-y-W-a-y-. R-e-n-to-n-, W-a-s-hi-ng-t-on-9S-0-SS------~
® This paper conlalns 50% recycled malarial, 30% posl consumer AHEAD 01' THE CUllVE
Chad Armour, LLC
August 26, 2004
Mr. Jason E. Jordan, Planner
City of Renton -Development Services Division
Renton City Hall - 6th Floor
1055 South Grady Way
Renton, Washington 98055
Subject: Draft Silt Fence Breach Report
Stone Ridge Plat
Renton, Washington
Dear Mr. Jordan:
This letter summarizes our understanding of the event that caused sediment to breach localized
areas of the silt fence on the Stone Ridge plat construction site. It also presents our
observations and recommendations. At the request of the owner -KBS Development
Corporation (KBS) -we visited the site on Tuesday August 24 between 5:30 and 7:30 PM 2004
to observe site conditions and interview site workers:
BACKGROUND INFORMATION
The afternoon of August 24, 2004 KBS informed us that the silt fence was breached in places
east and south of the stormwater detention pond and that sediment was discharged to the
wetlands to the east and south of the Plat. We were also informed that the contractor was
working on repairing the fence, was constructing temporary holding ponds to detain stormwater,
and that the City required a biologist to visit the site to assess the situation and present
recommendations.
Weather
August is normally a dry month with an average of 1.02 inches of precipitation recorded at
SeaTac International airport. Through August 24th a total of 2.94 inches of rain was reported at
the same weather station. A total of 2.06 inches was recorded between August 20 and August
24,2004.
Contractor Report
Aero Construction (Aero) informed KBS on August 24, 2004 that:
• Excessive rainfall caused the silt fence to be breached in three places, allowing
stormwater to enter the wetland;
• The breaches were repaired or new silt fence was installed;
• A deep swale was cut at the top of the east berm (Wayne of the what?);
6500 126th Avenue SE
Bellevue, Washington 98006
www.chadarmour.com
(425) 641·9743
(425) 643·3499 Fax
c had@chadarmour.com
, . ...
Draft Silt Fence Breach Report
Stone Ridge Plat
KBS Development Corporation
• All swales were deepened;
• Check dams and water bars were placed to direct surface water into the large
(detention pond?) pond; and
• Excess water collected in the (detention?) pond was being pumped into a chip pile to
filter the surface water before dispersal.
Prior to the breach, Aero reported that:
• The site was stable, rolled for compaction, and the swales to the (detention?) pond were
in place;
• The east slope (of the detention pond?) fill was cat walked for compaction; and
• A double silt fence was installed for additional silt control in anticipation of rain.
BIOLOGIST OBSERVATIONS AND RECOMMENDATIONS
Chad Armour walked around the perimeter of the silt fencing, through the wetland associated
with the seasonal branch of Greene's Creek (Wetland A), around Wetland B (located on the
south side of the site), and on adjacent properties to the south including the perennial branch of
Greene's Creek. We also drove past the construction site to the south (located in the southwest
corner of the intersection of State Route 900 and 148th Avenue SE) to observe the upper reach
of the seasonal branch Greene's Creek. Finally we also drove north of the site and got out of
the truck to observe Greene's Creek where it crosses NE 26th Street (located north of the site).
We observed:
• Three breaches in the silt fence;
• Sediment in the buffer of Wetland A, Wetland A, and the seasonal branch of Greene's
Creek; and
• Bales of clean straw and wood chips between the parallel silt fences and straw bales
placed adjacent to the silt fence at breach locations.
We did not observe:
• Turbid water entering the site from the south;
• Turbid water in the perennial branch of Greene's Creek on the Luck property, or
• Turbid water in Greene's Creek where it crosses NE 26th Street.
The following narrative describes in more detail our observations proceeding from south to
north, followed by recommendations.
Construction Site South of the Site
This site has been cleared and is devoid of vegetation. According to Aero's foreman, earlier the
day of August 24, 2004 stormwater leaving this site contained turbid water when it entered
Wetland B. We did not observe turbid water entering or leaving Wetland B. This water now
C:/KBS/Stone Ridge/Jordan Letter.doc
Chad Armour, LLC
2 08/26/04
· ..
Draft Silt Fence Breach Report
Stone Ridge Plat
KBS Development Corporation
flows into a temporary sediment pond. We observed the water in this pond being pumped into a
pile of wood chips about a foot deep. The pile of wood chips is located on the adjacent Luck
property. We noted that turbid water leaked out of the base of the wood chips, flowed into an
open area dominated by maturing wheat, through old logging slash, and into the seasonal
branch of Greene's Creek. The turbid water flowed into the perennial branch of Greene's Creek
as far as the road crossing on the Wolf property.
Recommendation
To minimize the potential to release turbid surface water runoff to Greene's Creek, pump water
out of the temporary sedimentation pond only when it is absolutely necessary to protect the
integrity of the pond berm. If the berm were to fail, it is unlikely that sediment would not reach
Wetland A, it's buffer, or Greene's Creek because the pond is relatively small and the distance
to these critical areas is great.
First Slit Fence Breach
The upper most breach is generally located where the culvert for the new roadway will be
installed. Here fine sediment flowed into the Wetland buffer about 50 feet. This area is
composed of mature trees and a well developed shrub layer. This vegetation captured some of
the sediment and retarded its advance. Aero placed what appears to be clean straw on the
affected area. We did not observe any sediment or turbid water in the stream bed.
Recommendation
Maintain the temporary sedimentation pond and the silt fence.
Second Slit Fence Breach
The next silt fence breach is located near the head of the stormwater detention pond. Here fine
sediment flowed through forested vegetation for a distance of about 50 feet. The stems of trees
and shrubs as well as downed logs retarded its advance. Never the less, the sediment reached
the seasonal stream bed. Mud-like sediment flowed down the channel to the remnants of a
timber harvest landing (the timber was removed from this site and the Luck property in about
1990). We estimate that the sediment in the channel is about 5 to 10 feet wide. Aero placed
clean straw on the affected area, including the stream channel.
Recommendation
Maintain the silt fence.
It is likely that the sediment in the stream channel will be transported downstream during stream
flow events until the sediment is completely eliminated by flowing water. We anticipate that
sediment transport will occur one or more times in the near future when enough rain falls on the
area to cause the stream to flow. Over the past five years we have noticed that the seasonal
branch of Greene's Creek only flows during heavy rain events. These events typically occur
during the winter rainy season. Removing the accumulated sediment would likely do more harm
than good. That is, a removal action would likely cause sediment to be transported downstream
C:/KBS/Stone Ridge/Jordan Letter.doc
Chad Armour, LLC
3 08/26/04
-.
Draft Silt Fence Breach Report
Stone Ridge Plat
KBS Development Corporation
as a result of loosening the upper layer of soil and affect the soil holding capacity of the root
system of adjacent shrubby vegetation.
Third Silt Fence Breach
The third silt fence breach is located near the head of the stormwater detention pond. Gravel-
sized sediment originating from the berm of the pond flowed over two parallel silt fences. The
stems of trees, shrubs, and downed logs retarded its advance. The sediment flowed through
about 100 feet of forest before the mud-like sediment entered the stream channel. The affected
area closest to the silt fence is as much as 20 feet wide. It quickly tapers to a width somewhat
less than 5 feet wide. The fine sediment flowed downstream and onto the Wolf property. Aero
placed clean straw on the affected area. There was no water flowing in this branch of the
stream.
Recommendation
Repair the silt fences and maintain them thereafter.
We observed standing water and accumulated sediment against the inner silt fence. Aero had
punctured the inner fence to relieve excess water pressure. Although fine sediment up to
several inches thick is present in the stream channel, removing it would likely do more harm
than good. This sediment will be flushed from the system over the next several rain events that
causes stream flow. It will trigger turbid flow downstream of the site but the ecological impact
will likely be slight. Before Greene's Creek discharges to May Creek, it flows underground
through a gravel delta covered with thick grass and scattered shrubs. The gravel and
vegetation should filter the turbid water prior to discharge to May Creek.
LIMITATIONS
Work for this project was performed, and this letter report prepared, in accordance with
generally accepted professional practices for the nature and conditions of the work completed in
the same or similar localities, at the time the work was performed. It is intended for the
exclusive use of KBS Development Corporation and their assigns for specific application to the
referenced property. This report is not meant to represent a legal opinion. No other warranty,
express or implied, is made.
We trust that this report satisfies your needs. If you have any questions or concerns about our
observation or recommendations, please call us.
Sincerely,
Chad rmour. LA ~
cc: Curtis Schuster, KBS Development
Wayne Potter, Novastar Development
C:/KBS/Stone Ridge/Jordan Letter.doc
Chad Armour, LLC
4 08/26/04
Wheeler. Mayor
July 6,2004
G. Wayne Potter
Barghausen Consulting Engineers, Inc.
18215 72nd Avenue South
Kent, WA 98032
Subject:
Dear Wayne:
Stone Ridge
LUA-04-046, PP
PlanningIBuildingiPublic Works Department
Gregg Zimmerman P.E., Administrator
The Citis Development SeJV!ces Divi!Sion has reviewed the ,revised secondary access
plan, dated July 2, 2004 for the -Stone Ridge 'Preliminary Plat: 'Upon review the City has
determined that a modificati.oh to the appro'ved preliminary, plat' plan is not required as
secondary access was not a specific, project qondition. Instead, you are attempting to
comply with the CitY'I;l,requirements for secondarY emerg!ilncy access, which this'
revision does.
The proposed secondary access plan appears to meet the intent of the City's code and
is therefore acceptable (however further analysis on the connection into NE 16th Street
may be required). The City will formally approve the secondary emergency access plan
with the approval of your construction drawings (to be submitted to Juliana Fries).
Please contact me at (425) 430-7219 if you have any questions.
cc: Curtis Schuster, KBS III·, LLC
Juliana Fries, City of Renton
File
--------------l-·OS-S-.S-o-ut-[-o-nrn--yw--a-y--R-e-n-w-n-,W-a-sl-ii-ng-fu-~n---98-0-55-'----""-----,-.. -----=---~
® This paper contains 50% recycled matenal, 30% post consumer AHEAD OF THE CURVE
CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES
June 30, 2004
Jason Jordan, AICP, Senior Planner
Development Services Division -Development/Planning
City of Renton
Renton City Hall, 6th Floor
1055 South Grady Way
Renton, W A 98055
RE: Request for Administrative Approval
Proposed (Revised) Secondary Emergency Access
Plat of Stone Ridge
Our Job No, 11189
Dear Jason:
I am enclosing for your review and approval two copies of the secondary emergency access road for the
Plat of Stone Ridge. Based on our meeting last week with you, Juliana Fries, and Cory Thomas, I am
formally requesting administrative approval for the location of the secondary access required for this
project. My justification for this revised location is as follows:
• By providing the secondary access in the new location (through Tract F/Recreational Open
Space Tract) the need for sprinkler systems for several of the lots is now eliminated.
• The proposed fire access is now located at the midpoint turnaround (eyebrow) off of
proposed Road A. This will provide additional room for emergency vehicles.
• The proposed secondary access will become a multi-use access way. First and foremost it
will be an alternative access for emergency vehicles, secondarily it will provide access to the
proposed pressure reducing valve (PRY vault) required by Water District No. 90, and finally
be utilized as part of the proposed path associated with the open space tract.
• To ensure the maintenance of this emergency access, that portion within the tract will be
owned and maintained by the Stone Ridge Homeowners' Association.
The enclosed plan meets or exceeds the required turning radii for the City of Renton fire truck vehicles.
We have also indicated the proposed location of the gate to limit access from N.E. 16th Street. Additional
gates may also be required near the entrance from proposed Road A to eliminate vehicles entering the
recreational tract. Please note that an easement will be granted for the off-site road through an existing
piece of property that is owned by KBS Development Corporation. The actual language and easement
documents can be prepared in a rather short time once we have received your approval.
We are also indicating the proposed access to N.E. 16th Street, which will require the removal of
approximately 30 lineal feet of existing concrete curb, gutter, and sidewalk. This location does not
18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX
BRANCH OFFICES • OLYMPIA, WA • TEMECULA, CA • WALNUT CREEK, CA
www.barghausen.com
Jason Jordan, AICP, Senior Planner
Development Services Division -DevelopmentJPlanning
City of Renton -2-June 30, 2004
disturb the access to the existing lot abutting N.E. 16th Street. As you can see on the enclosed plan, we
have indicated the location of the access drive to that residence (curb drop).
Please note that the proposed recreational design is for discussion purposes only. This concept will be
fine-tuned based upon final review with our clients and comments received from the City of Renton Parks
Department. However, the concept of providing a pathway connection from the proposed secondary
emergency access road and proposed Road A will be accomplished. The final configuration will be
established later.
Please review and approve the proposed concept. Once we receive your approval, we will then
incorporate them within the engineering design plans that will give more specific design and construction
details. If you have any comments or need additional information, please contact me. Thank you.
GWP/dm
11189c.015.doc
enc: As Noted
cc: Curtis Schuster, KBS ill, LLC (w/enc)
Bob Ruddell, KBS lIl, LLC (w/enc)
Kolin Taylor, KBS III, LLC (w/enc)
Juliana Fries, City of Renton (w/enc)
Cory Thomas, City of Renton Fire Department (w/enc)
Daniel K. Balmelli, Barghausen Consulting Engineers, Inc.
Ali Sadr, Barghausen Consulting Engineers, Inc.
Kenneth Bartenhagen, Barghausen Consulting Engineers, Inc.
\
Message page 1 ot L
Betsy Dyer ._ ..
From: Betsy Dyer [bdyer@barghausen.coml
Sent: Wednesday, June 09, 20042:30 PM
To: Curtis G. Schuster
Cc: Dan Baimelll; All Sadr
Subject: FW: Plat of Stoneridge-Renton/BCE Job No. 11189
Curtis,
Here Is Linda's response to my request per our conversation. She did receive a comment from Claudia and I
found the fax In All's box. Between you and All, we will need to respond to her letter and I will start doing the
Stormwater Pollution Prevention Plan. I am attaching a copy of the fax.
-----Orlglnal Message-----
From: Matlock, LInda [mallto:lmat461@ECY.WA.GOV]
Sent: Wednesday, June 09,2004 1:52 PM
To: 'bdyer@barghausen.com'
Subject: RE: Plat of Stonerldge-Renton/BCE Job No. 11189
Hi Betsy,
Thank you for notifying Ecology of the correct acreage and lots proposed for the subject project. A notation will
be made on the application of the correct Information.
It so happens that public comments have been submitted for this project. I faxed a letter requesting a written
response, along with Claudia Donnelly's letter, to All Sadr late yesterday afternoon. A written response to the
comments will have to submitted to Ecology prior to Issuance of the permit. Include in the response the
Information provided In your email as documentation for the permit file and to Inform Ms. Donnelly.
I would like to keep the permit on schedule for Issuance on July 6, 2004 and not require one additional public
notice day (which would Involve another 31-days before the permit could be issued). There is no reference in your
email of a change to the drainage plans for the site. If that were the case, a corrected public notice would be
required.
Looking forward to receiving the response to comments.
Hope you are having a good dayl
Linda
-----Orlglnal Message-----
From: Betsy Dyer [mallto:bdyer@barghausen.com]
Sent: Wednesday, June 09,2004 1:05 PM
To: Matlock, LInda
Subject: Plat of Stonerldge-Renton/BCE Job No. 11189
Linda,
Hi! How are you? Have a question. We recently sent you an NOI for the above application. As It turns
out, the Information we used to complete the ad and NOI was incorrect. The subdivision is 49 lots, not 58
and 12 acres, not 16 acres. The Impact Is actually less. We want to bring this to your attention because
this application may be commented on my a resident of a neighboring subdivision. How do you suggest
we handle this situation. Please let me know at your earliest convenience and thanksl
\ 6/9/2004
IVlt:SSl:tgt:
Betsy Dyer
--~ Permit Specialist
Barghausen Consulting Engineers, Inc.
18216 -72nd Avenue South
Kent, WA 98032
(426) 251-6222 phone
(425) 21-8782 fax
httQ:/1VNIW .bar,ghausen,com
6/9/2004
t'age " or "
yage 1 Or L
Betsy Dyer
F[~: Betsy Dyer [bdyer@barghausen.com)
I' Sent: Wednesday, June 09, 2004 2:31 PM
. To: Matlock, Linda
Cc: Dan Baimelll; All Sadr; Curtis G. Schuster
Subject: RE: Plat of Stonerldge-Renton/BCE Job No. 11189
Linda,
Thanks for the quick reply. All has been out this week for surgery. I found the fax. We will start preparing a
response and get to you as soon as possible. We do want to do everything we can to keep this permit on track.
As always, thanks for your helpl
-----Orlglnal Message-----
From: Matlock, Linda [mallto:lmat461@ECY.WA.GOV]
Sent: Wednesday, June 09,20041:52 PM
To: 'bdyer@barghausen.com'
Subject: RE: Plat of Stonerldge-Renton/BCE Job No. 11189
Hi Betsy,
Thank you for notifying Ecology of the correct acreage and lots proposed for the subject project. A notation will
be made on the application of the correct Information.
It so happens that public comments have been submitted for this project. I faxed a letter requesting a written
response, along with Claudia Donnelly's letter, to All Sadr late yesterday afternoon. A written response to the
comments will have to submitted to Ecology prior to Issuance of the permit. Include In the response the
Information provided in your email as documentation for the permit file and to Inform Ms. Donnelly.
I would like to keep the permit on schedule for issuance on July 6, 2004 and not require one additional public
notice day (which would Involve another 31-days before the permit could be Issued). There Is no reference In your
email of a change to the drainage plans for the site. If that were the case, a corrected public notice would be
required.
Looking forward to receiving the response to comments.
Hope you are having a good dayl
Linda
-----Orlglnal Message-----
From: Betsy Dyer [mallto:bdyer@barghausen.com]
Sent: Wednesday, June 09,2004 1:05 PM
To: Matlock, Linda
Subject: Plat of Stonerldge-Renton/BCE Job No. 11189
Linda,
HII How are you? Have a question. We recently sent you an NOI for the above application. As It turns
out, the Information we used to complete the ad and NOI was Incorrect. The subdivision is 49 lots, not 58
and 12 acres, not 16 acres. The Impact Is actually less. We want to bring this to your attention because
this application may be commented on my a resident of a neighboring subdivision. How do you suggest
we handle this situation. Please let me know at your earliest convenience and thanksl
6/9/2004
.f'.
/.
Betsy Dyer
Permit Specialist
Barghausen Cons'ultlng Engineers, Inc.
18215 -72nd Avenue South
Kent, WA 98032
(425) 251-6222 phone
(425) 21-8782 fax
bttp-://www.barghausen.com
6/9/2004
JUN-08-2004 TUE 04:33 PM DOE WATF.R QUALITY ,,_ .. \ -~ ... --
IVASHIUBTON STATE DH A nT N EH T OF E COL 0 G Y
Washington State Department of Ecology
WATERQUALITYPROGRAM .
STORMW ATER UNIT -CONSTRUCTION
la! Cover. Sheet
Fax Number: (360) 407-6426
Telephone Number: (360) 401~437
Email Address: lmat461@ecy,wa.goy
MaWng Address: P.O. IJox 47696
Olympia, W A 98504--7696
Pbysical Location: 300 Desmond Drive
(Headquarters Bldg.) Lacey, WA 98503
(DO NOT SEND MAIL TO PHYSICAL LOCATION)
FROM: Lhlda Matlock
DATE: ~/L-/~'
Number of Pages (Including cover pale) ....If::...,.,...._
TO FAX NUMBER: (1..(.)~£L i1-L)-
ATTENTION: 71Z ::;,!-ubJ
tJ1ia.n( tyou. Jia'lJe a (}ooa1)ay/
£inaa
P. 01
JUN-08-2004 TUE 04:33 PM DOE WAT~R QUALITY FAX NO. 3604~~~426
\0 •• -
STATE OF WASHINGTON
DEPARTMENT OF ECOLOGY
p.o. Box 41600 • Olympia, washlngtcm 98504·761)0
June 8, 2004 (360) 407-tiOOO • TOD Only (HeRring Impaired) (360) 407~6006
Mr. Ali Sadr, Senior Project Engineer
Barghausen Engineers
18215 -72nd Avenue South
Kent, WA 98032
Dear Mr. Sadr:
RE: Request Response to Public Comments Submitted to Ecology
Proposed Project:
Location:
Receiving Waters:
Stoneridge
14Sdl Avenue sa @ SE 107111 Plaoe
Renton, WA 98005
Oreen Creek to May Creek
p, 02
Today, the Washington State Department of Ecology received a letter of concern regarding the proposed
Stoneridge project. Enclosed is a copy of Claudia Donnelly'Bletter and related documents on the project.
We request that you submit a written response to Ms. Donnelly's letter. Provide a copy of your letter of
response, along with a copy of the Stormwater PoUution Prevention Plan (SWPPP) to Don Seeberger,
Washington State Department of Ecology, 3190160111 Avenue SE, Bellewe, WA 98008-5452. Please
sc.."Oc\ a copy of your response to Ms. Donnelly also.
The general permit for construction activity is scheduled for issuanoe on July 6. 2004. It will be
advantageous to respond to this letter of request at your earUest convenience. The permit will not be
issued at the scheduled time unless Ecology receives your response.
Thank you for your cooperation. If you have any questions regarding this letter, please call me at (360)
407·6437 or my email address is Imat461@ecy.wa.gov.
Sincerely.
~'.q{~ ~~atlock
Environmental Specialist
Stormwater Unit -Construction
Water Quality Program
P.O. Box 47696
Olympia, WA 98504-7696
Cc: Don Seeberger, Ecology, NWRO (copy of Ms. Donnelly's letter & sw permit application)
Claudia Donnelly, 10415 147th Ave SE, Renton, WA 98059 (copy ofpennit application)
-,._-... "
JUN-08-2004 TUE 04:33 PM DOE WATER QUALITY
~.----
Ms. Linda Matlock
Department of Ecology
Stormwster Unit
PO Box 47696
Olympia, WA 98504
RE: Stoneridge Development
Dear Ms. Matlock:
FAX NO, 3604r~~426 p, 03
Oep'artment of Ecolcgy water Quality Prngram
JUN 082004
10415 -147'h Avenue SE
Renton, W A 98059
June 6, 2004
1 saw in the June 4th paper the attached application notice for the Stonerldge development.
You previously received a letter from me (copy enclosed) regarding questions I had. I now
have some additional questions,
The notice states that KBS intends to build 58 homes. I visited Renton City Hall on June 4
and only found plans for 49 homes. Also enclosed is a letter to KBS's attorney/plat map
showjng 49 lots. I am also enclosing a reduction of a bigger map showing 2 "future
development areas".
My que!ttion to you is: Can a developer count future development for this NPDES application
when they don't have any finn plans to build them until?? Shouldn't they wait until they
uctLlally have firm plans to develop these "future" lots?
One other concern is the clearing that will happen. Both KC and Renton acknowledge there
is an "erosion hazard area" un the site. (Enclosure) According to the mitigation
requirements put on the developer, KBS is to keep the vegetation on the individual sites until
construction of the homes begins. Who will monitor this site to make sure KBS complies
with this requirement'!
My original concern is still valid. Even with a Level 3 detention pond/Level 3 Flow
Control, we will still be getting more water through our ya.rd -on its way to May Creek-
from this development a.nd the Aster Park development. Who will protect downstream
property/May Creek from thit; further damage?
Thank you for allowing the public to give input Into this matter.
Sincerely,
Claudia Donnelly
w
will meet or IlltCood City of Renton
stllndllrdll to Include roek con~'r\lctiDn ent~llnoe, .porimeter control in the form of 6\\~ rAnCOS,
uUY\\lorlll')' v.dltehell with ro~ c~eck.
dL\n.. a~d catch ballin protaction.
An'} person dQIIU'lng to proeent their
viewl!I to tho Departnwnt of Ecology
uoncernlns thia appllClitlon, or Interested In the Deportmont's action on ~hlo applloation may notify the
Depllrtlllent of du~IT Intorollt In
wrltins within thirty (lIO) Lla~9 of ~e Il\8t dutll of publlca~ion of thIS notice.
COIlUI\Ol'ltll can be 8ubnUt~d tu the
Department of EIlO\agy, Attn: Linda
Matlock, lit 1:',0, 130s 4'1696, Olympia,
WA 98604-'1696 Publishod In the King Count~
Journli' Me'} 28, 2004 and June 4,
4!004.H846Q1I5
p, 04
JUN-OB-2004 TUE 04:33 PM DOE WAT~R QUALITY ..•. ,,,.. ,.' .......... .....
, r /~" ,:::'::'kr-: ::: ·
:~t)' ,/' Y . rfl .,."" , .
) /' /1/ ;""··1' I / 11 (; ·,-.)'6'0 "'-
I f. / / : I t "J;'«-I#~~) I 4 /' .,.,' .r./ ,,{ J " ~ ---:; : +0~! ~~~' / $/' ~ -.-~-;:..."L--. --".'/ ,/
Hfif PI\. ptR of' X PR~ B.L.):" .. , . /gQ:;Dn,TI!l!'A
:~~,
1/ /
l/ '1 , . .( I
P. 05
-
.. ~
/
-
p, 06
'-.
38B.3]·
TRACT 'G" , . ~,~~ R/TUREROAOWAY! \\ \\~~~tmI ,...,." ""~.
DEVELOPMENT .. ,-- - -" ...... ,:~ -' . \' '",
032305-9035. OJ2305 .. 9289,
'. ''''"'.
gEVELoeEB;
I<PS DMl-Of'MOO CORPORAllON '2~20 N.E. 8TH ST •• Suite "00 BaLEWE. WASHINGTON 96Ob&
CONTACT; eoa RUDDELL OR KOUN TAy\'oR
. (2.06) 623-7000
" i>
'b
(R-
TRACT AI BUFFEI
BUFFER Afl~ W/O AVERAGING
BUffER AAfA WITH AVERAGING
NET INCREASE IN BUffER foMJ
'251 .w<'WUW BUfftR WlPlli REI
JUN-08-2004 TUE 04:34 PM DOE W~T~R QUALITY .....
MR. Linda Matlock
Department of Ecology
Stormwater Unit
PO Box 47696
Olympia. WA 98504
RE: Stoneridge Development
Dear Ms. Matlock:
10415 -1471h Avenue SE
Renton, W A 98059
April 29,2004
In n previous letter to you. I expressed concerns about the Aster Park development and the
additional storm water that would be flowing through my yard on its way to May Creek. I
mentioned the Stoneridge development as being north of SR 900.
The property for the Stoneridge development was recently annexed into Renton. 1 received
an e-mail from u Renton planner saying that KBS Development had applied for a
construction permit -yet as far as I Cftn tell, KBS has not yet applied for a NPDES permit
from DOE.
Enclosed is some paperwork from Renton to the «BS Company, Stoneridge.like Aster
Park, will be building a Level 3 detention pond on site with a level 3-flow control -as
required by King County.
When these developments came before the KC Hearing Examiner, I testified to the potential
damage that could occur because of the extra run off that will be coming from these two
developments. The hearing examiner, as mitigation, required a level 3-detention pond and
flow control in order to prevent further damage to my property and May Creek. Bven with
(hese strict mitigation measures, my property and May Creek wlll be getting additional run
off from these developments, To me, the only way to mitigate further damage to my
property nnd May Creek will be to deny these developments the NPDES permit. I don't
want to prevent them from doing their business, but I want to make sure the additional water
thnt will be coming down stream does not damage my property further. r also want to make
sure that the fish in May Creek are protected.
At the hearing for Stoneridge, the developer'S expert stated that there was a Chinook Salmon
spawning bed 0.9 miles downstream from where Greenes Stream enters May Creek.
Someone has to protect the flsh (and my property).
Thank you to DOE for any help you can give the fish and myself.
Sincerely.
Claudia Donnelly
p, 07
JUN-08-2004 TUE 04: 34 PM ,p~E W~'1'J;'R QUALITY FAX NO, 3604~ ~426
wa:=u Tho applicant shall comply with the condition as written.
plat review has identified the following Issues which apply to this project. All other
!PPI~~IiIlU'" requirements for sensitive areas shill) also be addressed by the applicant.
a) Wetland B (in Tract B) ahaU have a 2S-foot native growth buffer, as measured from the
wetland edge. Wetland A (e~tending frOJD the north boundary of the site to the north boundary of
the Road A right-of-way) shall have a 50·foot native growth buffer, as measured from the wetland
edge, to the extent such buffers falls w,ithin the subject property. These wetlands and their
required buffers shall be placed in Sensitive Area Tracts in th'e subject plat.
b) The streams crossing Tracts A and' C shall have a SO-foot buffer measured from each side of
the stream channel, to the e~tent such buffers fall within the subjec.;t plat, These buffers are
not required where proposed road right-of-way in the subject plat crosses a stream channel,
c) A IS-foot buUding setback line (BSBL) shall be established on the finaJ plat from the edge of
the sensitive lU'eas tracts. The BSBL be delineated on aU affected lots and tracts.
d) Buffer averaging may be 9.1I(.uIl'I!;n...1mPl~lJIAlrll
total amount of buffer
determined by the
proposed, a. buffer IlVrrpg;lllll
by. LUSD. LUSD 1YIa~~~uife
applicant to assure
~.L,..,I&Vt'I''''.w and 21A.24.360, provided the
i'ISJ;.lUf(:e proteotion· is achieved, as
Ii buffer averaging is
DIDI.(.te£I"QY. ~"oiiljcant for review and approval
financial guarantee by the
l"lll~uq,1311 for a five year period,
~nnit1:el1, "V'j~IJI,IQI.l crossing sball comply
pW.iUJJ.l'UIn of wetland area and
stream ftne,cwa feasible through the use
of retaining st.nllctul1lS;~ All'!h'l"mi;ftPri A mitigation plan shall be
submitted by the Aftl'llrl'lVAI t(l,#af;Il~l~ UllPil"'1I from the wetland/stream
crossing. LUSD may Q{'411Ull'f financial guarantee by the
applicant to Assure the ·'tnro6lom,IQ:o.f l'IWJ.\1ifj~)}8Iltia,gS for a five-year period.
t) The 'stonnwater outfall {acUity ponds in Tract H shall not be placed in'
wetland ot steam buffers, unless determined necessary by LUSD, pursuant to provisions of
KCC 21A.24.330H4. "
g) ,The applicant shall delineate all erosion hazard areas on the site on the final engineering
plans. (Erosion hazard areas are defined in KCC 21A.06.41S.) The delineation of such areas
shall be approved by an LUSD senior geologist, The requirements found in KCC 21A~24,220
concerning erosion hazard areas shall be met, including seasonal restrictions on clearing
activities.
ReetM Begulrementi The applicant shall comply with the condition as written. Reference should
be to the Renton Development Services Division in pJace of DPES. LlJSD and King County.
18, Suitable on-site recreation space shall be provided consistent with the requirements of KCC
21A.14,180 and KCC 21A.14.190 (i,e. sports coutts, children'S play equipment, picnic tables,
benches, etc.). The amount of recreation area shall equal or exceed 390 square feet per lot. as
required by KCC 21A.14; 180A .
• lODe ridBO fillPI phlllen~r,doe\
p, 08
CD c::>
0..:
co C\J ~ r
...... c::> co
(Y")
c5 ::z::
:x: <C LL.
>-E-
--l <C =::> G
Q::" L-E <... 3
t.1.l C)
~
~ a...
~
(Y")
~ c::>
t.1.l =::> E-
....r c::> c::> C\J I
CO C::>r 1 • :z: =::> ~
.....un'i.-.a:~;.:~
~~.~ ... ~
r-sr
bH T
•
-'I ~~~'-l-t·\ ~ ~
;-:' f':
. "."
4RlU7
\ :
...
Nt! /11TH sr.
~ Q -" or
--_ .... ,
«mAcrl Rtl>\O TASlE ---T ... (S13 · _.-. -I --c ---a =--~ r .......... LJM r -_ ..... OUI<I • --..... -.... -1Ut · -. l -• .... ,.,..
c -. . ..,. •
_0
I .... r -, ----.----'dUo US" ... .-11.,.. V. Tn'"
..". ... _ ... ~ .... --.~c.
"
't,
'.
.or
~ ...... _====-
'& ~~ t&Zt.::B~"
S lUII5IeFt;=rt: ..
4. s=:II&1IS t'lU8t ..,.~ ~ ~ __ -...,. __ :0/'1_""
&.c::::::=--~ ... ~~
,. £JiI$aC~ .... 1IS~~~ ... 'Qt1Ja./X.
.& rasDt. .18II1UI.1'CJ_.x.
.. saad!.t u:r E:C US J.L c:-. ~ J,S:a. U I 'd. :::am' u:r -=--d-. __ ~ lS1
--.~,.. ..... -.. ---" __ r
::-'~~ •. o-.. ... -.-,-:'p;;IiIo h:O-~ .~~ ... -.-. ..
em OF RENTON
AMENDED PRaJMINAAY PLAT OF
STONE RIDGE
A PORnON OF THE SE 1/4 OF SEC, 3. T.23. R.SE. WM.
lONG COUNTY. WJ\SHi',lGTON
-,
(R-4)
,,-.:-
,,' ~""\'"
... \l': .~'" .. '> . -.. .. :
,:! :;.; .. ':-. ~
;" ~.' -_ . . .::'?If ;:, \'\~x.~ ~
" .. I~· .,.~ • I ~I:!.I'~'" ,0.1 ...•
. !;; ,/; /:','!, .. , .. ' "':'.-.~ ~ ; '.""
". ,\ :. .~ .. of"
~ "
. ~
I:C'\!a..Of'm ---~~":.I:' ~"'lId!I:1.at .... u::. ~-
(R-4)
TnACT AI I!\JFFi:R A\ERAGNG CAl OR ,~ ----[ ,...,. .... ....u....,.o~ m.aau.
c ...... ..m..... ..aru
"DIl ....... -.sra~~~
d~~ ~I~~ 6 &
• -
I~ 51 l!ii~
.=1 ~I m 1 :>of
1 P I-
i (H
lilt.!
~ ~ l=g~ i !II ~
'" ( i~e '" -g .. ~ I" IllJ I -~~~
-......lttiLl -'~ ~ \ :s: -'\.~";:/ f~::::::o-:I _ .... 1IIIaDW .....
I-oo;: ... {,,-,§ -.... .ca:DI ..... ~ ~ II _
Mr. Jason Jordan, Planner
City of Renton
1055 S. Grady Way
Renton, W A 98059
oeVELOPMENT PLANNING CITY OF ReNTON
JUN - 7 2004
RECElVED
10415 -1471h Avenue SE
Renton, W A 98059
June 6, 2004
RE: Stoneridge Development -Public Disclosure Request
Dear Mr. Jordan:
On JlIne 4, I saw in the paper a notice (enclosed) from KBS where they requested a NPDES
permit from the Department of Ecology for the Stoneridge. According to the paper, KBS
will be building 58 homes on the property.
I visited City Hall that afternoon and found out a number of things. Listed below are some
areas I have concerns about.
I. In a plat map I saw, it only shows 49 homes to be built. Do you have a map that shows
58?
2. In H letter I got a copy of from Neil Watts to David Halinen, dated April 28, it says that
copies were sent to Parties of Record. I never received a copy.
3. When I visited City Hall, the receptionist I spoke to said that there were 2 Stoneridge
files. I asked to see both. The only file I saw was the one with the maps/Neil Watts letter,
etc. She never brought the second file.
Under the Public Disclosure Law, RCW 42.17. I would like to examine the list of the "parties
of record" that were sent the April 28,2004 letter and I would like to see the second
Stoneridge file that was mentioned by the receptionist on June 4,2004.
Thank you for your assistance in this matter.
Sincerely,
U~ II. D{)Y)M~
Claudia Donnelly
Enclosure
will meet or exceed City of Renton
standards to include. rock
cunstruction IlntranCtl, pen meter
control in the form ~r silt fences,
telllp0nlry v-ditclws w~th rock cl~eck
Ullms and catch baSin protectlO~.
Any person desiring to present their
views to the Departmen~ of. Ecology
concerning this app\Jcatl?n, .01'
interested in the Department ~ actIOn
on thi. application may. notify the
Depurtment of their Interest. In
writing within thirty (30) days 01 the
hst date uf public\ltion of thiS nutlce.
Comments can be submitted to. the
Department of Ecology, Attn: LIn~la
Matlock, at P.O. Box 47696, Olympia,
WA 98504-7696 published in the King County
Juurnal May 28, 2004 and June 4,
'2004. #846035
KBS De~elopment, located at 12320
N.J~. 8th Street, Suite 100, Bellevue,
WA 98005, is seeking coverage
under the WlIshington Department of
Ecology's NPDES General Permit for
Stormwater Discharge Associated
with Construction Activities. The
proposed residential plat known as
Stoneridge is located along 148th
Avenue S.E. at S.E. 107th Place in
Renton, Washington. The project site
contains approximately 16 acres of
la~d,.which contains several existing
blllldmgs on the southeast portion of
the site with the remainder of the
site predominantly covered with
brush and trees. The project site will
be disturbed for the construction of a
58-lot l'esidentil\l subdivision and the
associated roadway improvements
utility improvements and storm~
water improvements. The amount of
export material will be 'approx-
imately 17,000 cubic yards.
Stormwater runoff from the site will
be ~o\lected and conveyed by catch
bnsllls nnd underground storm pipes
to R detontion/water quality pond
located in the north central area of
the site. Stormwater is then
discharged at a controlled rate into
the existing drainage channel located
alo~g. the north side of the project,
draining north for approximately
1,000 feet to Green Creek, which
ultimately discharges to May Creek.
Tempornry erosion control measures
OCNI ~y: ~MAU AHMUUH, LL~;
8500126'" Avenue S.f,
Bellevl.le, Washington. 98006-3941
Telephone: 425-841-9743
Fale 425 643-3499
e-mail: ch8d@ch~dalTTlour.com
To: Ali
Fax: 425 251-8782
Phonol 426251-6222
Rei
4256433499; MAV-27-04 11 :12AM; PAGE
FILE COpy
Chad Armour, LLC
From: Chad Armour
PaOGSI 20
Datal 5/27/2004
cc: Stone RldgB ----------~----------------------------------------------------
OUrgent D For RtWlow CI Please Comment 0 Please Reply o Please Recycle
This is ail that I have -no figures. I do have data sheets If necessary.
CI1l'OFRI:NTON l~l:CL:~\lL:D
MAY 2:8 2004
I~'PI nl" "C'V":-''''''' .............. I~.:;I , I ... ;~h
SENT BY: CHAD ARMOUR, LLCj 4259433499j MAV-27-04 11 :12AMj !!lAOE 2
..
Mr. Curtis Schuster
KBS ur, LLC.
c/o John L. Scott Real Estate
Bellevue. Washington 98009~0807
20 July 1999
61325.01 LNOOOI
Subject: Preliminary Wetland/Stream Assessment and Delineation
KBS III Preliminary PInt
Renton, Washington
Dear Mr. Schuster:
EA Engineering, Science, and Technology (EA) is pleased to present the results of our
preliminary wetland assessment and delineation for the above-referenced property located in the
Renton area of King County, Washington. The work was accomplished in accordance with our
proposal dated 6 June 1998. The purpose of our work was to identify on-site wetland and stream
areas, tlag and stake the boundaries in anticipation of a boundary survey, and present our
finclings in a written report.
The report is organized in sections and includes:
• SUMMARY OF FINDINGS that presents a synopsis of the pertinent issues
related to wetlands and streams
• SITE DESCRIPTION of the subject property and adjacent properties
• SCOPE OF WORK and background infonnation
• SUB.TEeT PROPERTY CONDITIONS that describes on-site wetlands,
uplands, and streams
• NEARBY WETLANDS, describes wetlands adjacent to the subject property
• LIMITATIONS of this project.
A list of references and tables and figures follow the text. Table lUsts the plant~ we observed 011
the subject property. Figure 1 is a Vicinity Map: Figure 2 is a Site Plan that shows srunpl~ point
and wetland/stream locations. The soil type mapped for the subject property is shown on
SENT BY: CHAD ARMOUR, LLC;
Mr. Curtis Schuster
KBS III, LLC
4258433499j MAV-27-04 11 :12AMj PAGE 3
20 July 1999
Page 2
Figure 3. OUf wetland assessment methods and Wetlands Rating Field Data Forms are presented
in Appendix A. Our Field Rating Form fOf Wetland Function Evaluation is presented in
Appendix B.
SUMMARY OF FINDINGS
We identified two wetlands and two streams on the subject property.
The on·site portion of Wetland A covers about 3,366 square feet (sf), with an undetennined
amount of the wetland extending off-site to the north (Figure 2). This wetland appears to have
fanned in a shallow depression where the two streams mentioned above converge. The wetland
is classified as a palustrine scrub-shrub wetland and mects the definition of a Class 3 wetland.
The on-site portion of Wetland B covers about 1,910 sf, with an undetennined amount of the
wetland extending off-site to the south. This wl'lland appears to have fanned when the flow of
subsurface water was impeded following the construction of a gravel road immediately to the
north. Th~ wetland is classified as a palustrine emergent wetland and meets the definition of a
Class 3 wetland.
A 55-feet-long, perennial non-fishMbearing strtlam is located near the eastern property boundary.
The on-site portion of the stream begins from a corrugated metal culvert and flows off site to the
north. Eventually this Class 2 Stream merges with the seasonal stream described below off-site
to the north.
A seasonal stream flows through a portion of the site and fol'ITlS a portion of the eastern property
boundary. The stream originates at the mouth of a plastic corrugated culvert and flows ofl"-site to
the north. At thc time of our observations this Class 3 Stream was dry.
SITE DESCRiPTION
Subject Property
The subject property is located in the Renton area of King County, Washington in Section 3,
Township 23 North, Range 5 East, Willnmette Meridian (Figure 1). The site covers
approximately 12 Bertl::! and is located north and west of the intersection of State Route (SR) 900
(SE Renton-Issaquah Road) and 148th Avenue Southeast.
TIle irregulari y shaped site is the location of several residences, a small stand of mature forest~
and an area dominated by shmhs. The eastern third of the site is relatively flat, faces north, and
is UU: location of several suburban/semi-rural residences (Figure 2). The undeveloped western
two·third of the site supports a small stand of trees and a shrub field which developed in response
to timber harvest about 10 years ago. Thc central portion of the si te has moderate slopes (15% to
~ENI BY: CHAD ARMOUR, LLC;
Mr. Curtis Schuster
KBS nI, LLC
4258433499; MAV-27-04 11:13AM; PAGE 4
20 July 1999
Page 3
25%) with ap easterly aspect. The western third oftbe site is relatively flut (1 %) and taces the
northeast.
Adjacent Property
The area surrounding the subject property supports a mixture of suburban and semi-rural
residential properties and undeveloped forest/shrub lands. Second-growth forest and mral
residential properties are located north of the subject property. Several rural residential
properties are located east of the site. Pasture and suburban residences are located to the south
and west.
We understand that a spring located southeast of the site is the source of water for the perennial
on-site stream. A stonnwater detention pond is located adjacent to the southern site bo un uary .
SCOPE OF WORK
The scope of work for this project included:
• Reviewing available existing information for the subject property (topographic
maps -U.S. Geological Surv~y 1994; wetland maps -US Fish and Wildlife
Service 1973 and King County 1990; soil survey maps -Snider et. al.1973; flood
insurance maps -1995; and zoning maps -King County undated
• Reviewing local wetland regulations
• Flagging wetland boundaries and stream centerlines
• Preparing this report
Background Information
EA understands that KBS Ill, LLC intends to develop the site hy constructing residential houses
on the subject property.
The property is mapped as Alderwood gravelly sandy loam (Snider et. al. 1973) (Figure 3).
Alderwood gravelly sandy loam is a moderately well drained soil that has a weakly consolidaltld
to strongly consolidated substratum at a depth of24 to 40 inches. This soil is commonly found
on uplands with 6 to 15 percent slope::i.
The National Wetland Inventory (NWI) map (US Fish and Wildlife Service 1973) and Sensitive
Areas Folio (King County 1990) indicated that wetlands ar~ not present on the subject property.
The seasonal stream is labeled as a Type 5 Stream on the King County zoning map and an
SENT .BY: CHAD ARMOUR, LLCj 4258433499j MAV-27-04 11 :13AMj PAGE 5
Mr. Curtis Schuster
KBS III, r ,LC
20 July 1999
Page 4
Unclassified Stream on the Sensitive Areas Folio. The perennial stream is not located on any of
the above-referenced maps.
The Flood Insurance Rate Map indicated that the subject property is located outside of the 500
year floodplain.
SUBJECT PROPERTY CONDITIONS
On 18 June 1999, Mr. Armour of EA visited the subject property for the purpose of assessing the
vegetation, soils, and hydrology for the site. We used the methods presented in the Corps of
Engineers (1987) Wetland Oelineation Manual and the Washington State Wetlands Identification
and Delineation Manual (1997) to assess on-site conditions. We used King County guidance to
classify the on-site wetlands and streams.
On-Site Wetlands
Two wetland areas oovering a total of 4,276 sf or 0.1 acre (ac) are pre.~nt on the subject property
(Figure 2). The wetland on the northern property boundary is Wetland A and the wetland on the
southern property boundary is Wetland B. Both wetlands are described below.
Wetl4ladA
Wetland A covers approximately 2,366 sf (O.OS4ac) and is located in a small depression along a
seasonal stream that flows from south to north across a portion of the site. An undetermined
amount of this wetland extends oft'site to the north.
Vegetation-Several different plant species are present within Wetland A. The dominant plant
species include black cottonwood (Populus balsamifera, r: AC) sapplings and soft rush (Juncus
effusus, FACW). Other plant species present in this wetland include red alder (Alnus rubra,
F AC) IUld Scouler's willow (Salix scouleriana, F AC) sapp1ings. Himalayan blackherry (Rubus
procera, FACU), and creeping buttercup (Ranunculus repens, FACW) (Table 1).
Soifs-.It appears that fine-grained soil particles are transported down hill by the seasonal stream
and subsequently accumulate in this wetland. We noted that the soil ex.hibited a sandy loam
texture (Appendix A. Plot 1D SP2). We also noted that the dark (lOYR3/2) B horizon was wet at
the time of our observations and contained common, fine, faint mottles.
Hydrology-Several wetland hydrology indicators were present at the time of our field visit.
They include soil saturation at 10 inches below ground surface, ox.idized root channc:ls, and
depressional topography. Wetland A is also located in the middle of a seasonal stream.
SENT .BY: CHAD ARMOUR, LLCj 4259433499j MAY-27-04 11:13AMj PAGE 6
Mr. Curtis Schuster
KBS III, LLC
20 July 1999
Page 5
Wetland B
Wetland B is located in n swale adjucent to the southern property boundary. The on-site portion
ofthe wetland covers 1,910 sf or 0.044 ac. An undetennihed amount of this wetland is pre~ent
oft'site.
Vegetation-A thick carpet of creeping buttercup dominates Wetland B. Common velvetgrass
(Holcus /anatus, FAC) and a bluegrass (Poa sp.,FAC -FACW) are also present in limited
quantities (Table 1).
Solls-t'ield observations suggest that the soil resembles Alderwood gravelly sandy loom. The
upper 16 inches of this soil is dark (10YR312) and contains common, faint, fine mottles
(Appendix A, Plot ID SP3). At the timc of our site observations, the soil was damp.
Hydrology-Although we did not observe wetland hydrology at the time of our site visit,
wetland hydrology is inferred based on ilie drainage pattern (swaJe), and the presence of hydric
soil and hydrophytic vegetation. The gravel road north of this wetland likely impedes the flow of
subsurface water and has probably cncouroged wetland hydrology at this location. Wetland
conditions are not present immediately below the road.
Wetland ClassUlca.tlon and Buffers.
Wetland A is characterized as 11 palustrine scrub-shrub wetland and Wetland B as a paJu."trine
emergent wetland (Coward in et. aI. 1979). The wetlands:are located within the urban limits of
King County and are regulated as !;uch. Both wetlands ft!e identified as Class 3 wetlands. The
standard burter width for Class 3 wetlands is 25 feet.
Wetland Functlolls
EA performed a functional a'>!iessment ofthe on-site wetlands using qualitative observations.
Field observation~ suggest that the wetlands appear to provide low wetland functions
(Appendix B). Their small size tends.to limit their functionality. Functions typically associalt!ti
with wetlands include: shoreline protection, hydrologic support, flood control. groundwater
exchange, water quality improvement, and natural biologic support. The on-site wetlands appear
to provide low hydrologic support, groundwater exchange, water quality improvement
protection, Wld biologic support. They also appear to provide low to moderate flood control.
Both wetlands do not appear to provide any shoreline protection.
On-Slte Uplands
Upland forest, shntb fields. and residences occupy the majority of the subject property. The
following are descriptions of the three upland ar~as observed on the subject property.
SENT .BY: CHAD ARMOUR, LLCj
Mr. Curtis Schuster
KBS III, LLC
42SB4334QQj MAY·27·04 11 :14AMj PAGE 7
20 July 1999
Page 6
Upland Forest-A small mature forest is located near the middle of the site. Black cottonwood,
red alder, Douglas fir (Pseudol.~uga menziesli. FACU). and big-leaf maple (Acer macrophyllum.
FACU) tr~~s dominate the overstory. Himalayan blackberry and California hazelnut (Cory/us
cornu/a, F ACU) dominate the shrub layer. The understory layer is relativdy sparse but supports
prickly currant (Ribes lacustre, FAC+), Indian :plum (Oem/eria ceras~formis. FACU), vine maple
(Acer circinatum, FAC-), red elderberry (Sambucu.v racemosa, FACU), evergreen blackberry
(Rubus /aclniatus. FACU+), mountain ash (Sorbus scopulina, FACU), trailing blackberry (Rubus
urainus, FACU), ladyfern (Atheriumfllix-/emina. FAC), and sword fern (p()/ystichum munitum,
FACU).
The associated soils are generally consistent with the mapped soil unit. Alderwood gravelly
sandy loam (Figure 3). Although dark (lOYR3/2). they did not exhibit tell-tail reducing (Le.,
mottles) conditions (Appendix A, Plot [0 SP}). Even though the sampling point for the upland
forest was located adjacent to the seasonal stream, we did not observe characteristics that suggest
the present of wetland hydrology beyond the stream channel.
Shrub Field-This plant community occupies most ofthe western half of the site. It appears to
have developed in response to decreased competition for ligh~ water, and nutrients as a result of
timber harvest. The plant species present on thes~ flat to gentle slopes are typical of those thut
thrive following timber harvest in lowland western Washington forests. Dominant plant species
observt:d include red alder, salal (Gaul/herla shallon, FACU), and bracken fern (Pteridium
aquilinum. FACU). Scouler's willow, Himalayan blackberry, trailing blackberry, and Scot's
broom (Cytisus scopar/u..'i, NI) are common. Other species observed in the shrub field include
black cottonwood, Oregon grape (MahcJnta nervosa, FACU), fireweed (Epi/oblum angustifolium,
FACU+), hitter cherry (Prunus emarginalu, FACU). California hazel, common raspberry (Rubus
Idaew', FACU). cascara (Rhamnu.vpur9hlana, FAC-). sword fern, Indian plum, salmonberry
(Rubus speclahllis, fAC). red huckleberry (Vaccinium parvl/olium, NI), twinflower (Linnaea
borealis, PACU-). thimhleberry (Rubus parvij/nrus, PAC-), European weeping birch (Betula
pendula, F ACW), mountain ush, red currant (Rlbes sanguineum. NI), Douglas fir. evergreen
blackberry, holly (O/ex aqul/ollum, FACU). and big-leafmapJe.
Residences--The residential areas support a mixture of native and ornumental plant species.
They occupy most of the eastern half of the site. Lawn and pasture dominate most of these areas.
Plant species observed include: Douglas fir, western red cedar (Thuja plica/a, F AC). Oriental
arborvitae (Thuja occJdentali:,', Nl), giant sequoia (Sequoia giganlia, NT), blue spruce (Picea
pungens, f AC-), ponderosa pine (Pinus ponderosa. F ACU-), big-leaf maple, American sycamore
(PZatanu,t; occJden/alis, NI), Lombardy poplar (Populus nigra, NI).European weeping birch,
Eng lis 11 walnut (Jug/as regia, NI), weeping willow (Salix baby/on/ca, F AC+), Siberian elm
(Ulmus pumlla, NI). California hazel, western crab apple (Malus fusca, FACW), holly,
rhododendron (Rhododendron sp., NI). rose (Rosa sp., PACU -FACW). white clover (Tr((o/ium
SENT .BY: CHAD ARMOUR, LLCj
Mr. Curtis Schuster
KBS Ill, LLC
425B4334QQ j MAV -27 -04 11: 14AM j PAGE 8
20 July 1999
Page 7
repcns, F AC), red clover (Trifolium pratense. FAClJ), dandelion (Taraxacum officina/e, F ACU),
and creeping buttercup.
NEARBY WETLANDS
The King County Sensitive Areas Map Folio (King County 1990) identifies one nearby wetland.
Wetland 6 is located about 1,500 feet west southwest oft~e subject property. This wetland is
located in an acljacent drainage to the west. No other mapped wetlands are present within one
half mile radius of the subject property.
O,,-Site Streams
There are two streams located on the subject property. A seasonal stream is located near the
middle of the site and forms a portion of the eastern boundary. It originates on the site and flows
n'om south to north. A perennial stream is located on the eastem third of the site and also flows
north.
Seasonal stream-The seasonal stream is located about 500 feet west of 148111 Avenue SE
(Figure 2). The first indication of a defmed stream channel is located about 165 feet north of the
southern property boundary at the end of a 24 inch corrugated plastic pipe. This pipe extends
from the northern extent of Wetland B to the southern extent of the seasonal stream. A defined
channel is present along most of the stream length from the pipe to the northern property
boundary. Where visible, the channel is about 1 to 2 feet wide and about an inch or lwo deep.
However, the ohannel is hard to distinguish locally because thick vegetation masks the channel in
places. The stream flows through uplunc.l forest and shrub field before it flows off site. At the
time of our ohservations. the stream was dry. A small depression in the stream is the location of
Wetland A.
Perennial Stream-The perennial stream is located about 55 feet west of 1 48th Avenue SE.
This stream begins at tht: ~nd of an I8-ineh corrugated metal pipe. According to the current
owner of the property, the source of water for this stream is a spring located off-site to lhe
southeast. On the subject property, the stream is about S5 feet long, 3 feet wide, and 2 inches
deep. Off site to the north, the stream flows beside and over a dirt driveway and eventually flows
into the seasonal stream described above north of the subject property. The substrate is
composed of small gravel, with some small boulders and fragments of brick and asphalt. We did
not observe any fish but did see benthic invertebrates. The riparian vegetation of the on-site
portion of the stream is composed of lawn.
Stream CIa.c;slficqtWn and Buffers
SENT,BY: CHAD ARMOUR, LLCj 425B4334QQj MAV -27 -04 11: 14AM j FlAGE 9
Mr. Curtis Schuster
KBSnT, LLC
20 July 1999
Page 8
Based on King County code (21A.06.1240). the seasonal stream is defmed as a Class 3 Stream
and the perennial stream as a Class 2 Stream. The standard buffer setback for Class 3 streams is
2S feet and 50 feet for CJa.ClS 2 Streams.
LIMIT ATIONS
Work for this project was performed, and this l~tter report prepared, in accordance with generally
accepted professional practices for· the nature and conditions of the work completed in the same
or similar localities at the time the work was performed. It is intended for the exclusive usc of
KBS 1II. LLC for specific application to the referenced property. This report is not meant to
represent a legal opinion. No other warranty, express or implied, is made.
It should be noted that EA relied on infonnation provided by others indicated above. EA can
only relay this information and COMot be responsible for its accuracy or completeness.
Any questions regarding our work and th.is report, the presentation of the infonnation. and the
interpretation of lh~ data are welcome and should be referred to the project manager.
CDA/so
Enclosure
Sincerely.
Chad Armour
Senior Scientist
SENT ,BY: CHAD ARMOUR, LLCj 4259433499j MAV-27-04 11 :14AMj PAGE 10
REFERENCES
61J2S.01\LNOOOI
SENT ,BY: CHAD ARMOUR, LLCj 4256433499j MAY-27-04 11 :15AMj PAGE 11
REFERENCES
Cooke, S. S. 1997. A Field Guide to the Common Wetland Plants of Western Washington and
Northwestern Oregon. University of Washington Press.
Cowardin. L.M." V. Carter, F.C. Oolet. and B.T. LaRoe. 1979. Classification of Wetlands EUld
Deepwater Habitats of the United States. U.S. Department of the Interior, Fish and
Wildlife Service, Office of Biological Services.
Environmental Laboratory. 1987. U.S. Army Corps of Engineers Wetlands Delineation Manual.
Technical Report V-87-1, U.S. Army Engineer Waterways Experiment Station,
Vicksburg. Mississippi.
Hitchcock, C. L. and A. Cronquist. 1973. Flora ofthe Pacific Northwest. University of
Washington Press.
King County. 1990. Sensitive Areas Map Folio. King County. Washington.
Reed, P. B., Jr. 1988. National List of Plant Species That Occur in Wetlands: Northwest
(Region 9). US Fish and Wildlife Service. Biological Report 88(26.9). 89 pages.
Snider. D. E .• P. S. Gale. and R. F. Pringle. 1973. Soil Survey of King County Area,
Washington. USDA Soil Conservation Service in cooperation with Washington
Agricultural Experiment Station. 100+ pages plus maps.
U.S. Department of Agriculture Natural Resource Conservation Service. 1996. Hydric Soils of
the United States. http://www.statlab.iastate.edulsoilslhydriclbrowselhomepage.html.
U.S. Department of the Interior Fish and Wildlife Service. 1973. National Wetlands Inventory,
Mercer Island quadrangle.
U.S. Geological Survey. 1994. 7.S Minute Series Tnpographic Map, Mercer Island quadrangle.
6132S.01\LNOOOI
SENT.BY: CHAD ARMOUR, LLCj 4258433499j MAV·27·Q4 11 :15AMj PAGE 12/20
TABLES AND FIGURES
6I32S.0/ILNOOOI
SENT.BY: CHAD ARMOUR, LLCj
Acer circinafum
Ace,. macrophyllum
Alnu.v rubra
A thyrJum/iltx-jemlna
Betula pendula
Cary/us cornula
Cyti:lua scoparius
Epilob,um angwti/alium
Gaultheria shallon
Holcus lanatus
/lex aqui/ollum
Jugh"rs regfa
Juncu.9 e.ffusus
Llnnaea horealis
Mahon/a nervo~a
Ma/usjuscQ
Oemlerla cerrui/ormis
Plcea pungem
pmu.v pondeJ'osa
Plalanu.t occidentulis
Poasp
Polystichum munillim
Populus balsamifera
Populus nigra
Primus emarglnata
Pseudotsuga menziesil
Pteridillm oquiUnum
Ranunculu,)" reptm.1
Rhamnw purshiana
Rhododendron sp.
Ribes lacw,'Ire
Rihc., :languineum
Rosa sp.
Rubu~' idaeus
Rubus lac:iniailis
Rubus parviflorus
Rub'ls procerus
Rubus speclobilis
Rubus ursinus
Salix bahylonica
Salix sC(JII/erlana
Samb,lCus raCemo.fa
Sequoia g; lInteo
6J32S.01\LNOOOJ
4259433499j
vine maple
big·leaf maple
red alder
\adyfem
MAV·27·0411:15AMj
European weeping bIrch
beaked hazelnut·
Scot's broom
flreweed
salal
common velvetgrass
holly
English walnut
soft rush
twintlower
Oregon grape
western crabapple
Indian plum
blue spruce
ponderosa pine
American sycamore
b1uc8l'MS
sword fem
black cottonwood
Lombardy poplar
bitter cherry
Douglas fir
bmcken fern
creeping buttercup
casclUll
rhododendron sp.
prickly currant
red CUlTCUlt
rose
common raspberry
evergreen blackberry
lhlmblebeny
Himalayan blackbeny
Ralmonberry
trniling blackbcny
weeping willow
Scouler's willow
Red elderberry
Giant se uola
PAGE 13/20
SENT.BY: CHAD ARMOUR, LLCj
Sorbw scopulina
TaraxacUM officina/a
Thuja occldentali.Y
Thl4ia pI/cola
Trljulium praterue
Trifolium repens
Ulmlls pumJla
6l:llS.01ILNOOOI
42S94334QQj MAV-27-04 11 :1SAMj
mountain ash
common dandelion
Oriental arborvitae
western red cedar
red clover
white clover
Siberian elm
red bucklebe
PAGE 14/20
SENI,BY: CHAD ARMOUR, LLC; 42SB433499; MAY -27 -04 11: 1 BAM; PAGE 15/20
Table J. Wildlife tbat could putentially occupy e'llstlnghnbltat on the OS III PreliminarY
Plat.
western reLl-backed 5alamander
western toad
Pacific tree N
Northem all lizard N
rubber boa N
N
N
N
N
N
tl!a/assina N
N
N
N
N
N
(:a,/ha.I'U!1: uslulatru N
N
N
}xoreu.'i N
Ii I 325.0 I\LNOOO t
SENT BY: CHAD ARMOUR J LLCj 4259433499 j MAV-27-04 11 :18AMj
Table 3.
6132s.o I \L NOOO I
Wildlife that could potentially occupy existing habitat on the KBS OJ Preliminary
Plat.
N
N
N
N
N
N
N
N
N
N
N
Ntnlro(richu.f N
urarlus N
N
N
N
N
PAGE 18/20
SENT,BY: CHAD ARMOUR, LLCj 425e4334~~j MAY·27·04 11 :1BAMj
Tuble 3, Wildlifo that could potentially occupy ellstlng babitat on the KBS m PreJimlnpty
Plat.
yl
N
N
N
N
N
N
N
N
N
I King County Priority Species of locallmportance
IIIJ2S.01\LNOOOI
PAGE 17/20
SENT BY: CHAD ARMOUR, LLC;
6126 1.0 l\LNOOO I
425B4334QQ; MAY -27 -04 11: 1 BAM;
APPENDIX A
Wetland Assessment Methods and
Wetlands Rating Field Data Forms
PAGE 19/20
SENT,BY: CHAD ARMOUR, LLCj 4259433499 j MAV-27-04 11 :17AMj PAGE 19/20
APPENDlXA
EA Engineering, Science, and Technology (EA) revi~wed the King County Sensitive Areas Map
Folio and the National Wetlands Inventory (NWl) map for the Mercer Island quadrangle to
assess the nature and relative extent of wetlands in the vicinity of the subject property prior to
assessing on~site wetlands. After EA field personnel 81Tived at the site, the suspected wetland
areas were traversed to observe the physiography (e.g., depressions and ditches) and plant
community arrangement of the subject property.
EA used the Routine On-site Determination method detailed in the U,S. Army Cams of
Enwneers Wetlands Delineation Monual (Environmental Laboratory 1987) andlVashjngtoll
fimte Wetlands Identifipation and Delineation Manual (Ecology, 1997). EA identified plant
species using the flam of the Pacific Northwest (Hitchcock and Cronquist 1973) and A Field
Guide to the Common Wetland plants of Western Washington and NQrthwestern Oregon
(Cooks; 1997). TIle as .. '1Qciated indicator status for each plant species were detennined using the
NAtional List of Plants Species That Occur in Wetlands: NQrthwest [Region 91 (Reed 1988,
updated in 1993). EA referenced the King County Zoning Ordinance to a5sessapplicable
wetland and stream issues. Soils were identified using the Soil Survey of King County Area.
Ylashingtoo (Snider et. aI, 1973) and the Hydric Soils of the United States list (1996). EA
marked the location of sampling points and wetland boundaries with flagging. Following EA's
site visit, a surveyor surveyed the flagged boundaries to detennine the exact location of the
sampling points and wetland boundaries.
Wetland determination and wetland rating forms completed by EA are presented at the end of
this appendix. Indicator categories shown on the field data fonns are defined as follows:
OBL (obligate)
FACW (facultative wetland)
fAC (facultative)
FACU (facultative upland)
UPL (upland)
Nl
>')90/1,
67% -9CJOIo
34%·66%
1% -33%
<1%
No IndiClllor Assigned
A posi.tive or negative sign more specifically defines the regional frequency of occurrence tor
FACW. FAC, or FACU species in wetlands. A positive sign (+) indicates a frequency toward
the higher end of the category. Conversely, a negative sign ( -) indicates a frequency toward the
lower end of the category.
61261.011LNOOOI
OCNI.~Y: CHAD ARMOUR, LLCj
•
61J15.0I\LNOOO1
4~5a4334QQj MAV·~7·04 11 :17AMj
APPENDIXB
Field Rating Form for
Wetland Function Evaluation
PAGE ~O/20
~ Kathy Keolker-Wheeler. Mayor
May 7. 2004
Claudia Donnelly
104]5 -14ih Avenue SE
Renton. WA 98059
Subject: Stoneridge Preliminary Plat
Dear Ms. Donnelly:
CITY'. RENTON
PlanningIBuildinwPublic Works Department
Gregg Zimmerman P.E., Administrator
Thank you for your letter regarding the Stoneridge preliminary plat. As noted in our
earlier response. via e-mail on Aplil 26.2004, we spoke with the project applicant from
KBS and determined that the equipment you are referring to is for soil boring/testing,
which is allowed per RMC 4-4-130C8. As the preliminary plat was approved in the
County, there will be no additional posting on the City's website. KBS has applied for
their construction permits. and we have tldvised the applicant to contact the appropriate
state agencies for any permits required by those agencies.
Please feel free to contact Juliana Fries. at (425) 430-7278, if you.have questions
regarding the construction permit application unclerreview.
4l(;~
J;son if~:n, AICP
Senior Planner
Development Services Division
cc: Mayor Keolker-Wheeler
Jay Covington
Gregg Zimmerman
Neil Watts
J LIliana Fries
------} O-S-S -So-u-th-a-r-ad-y-W-a-y-. R-e-n-to-n,-W-a-sh-in-g-to-n-9-g-0S-S------~
® This paper contains 50% recycled material. 30% post consumer AI-lEAD OF THE CURVE
. ':.,
• "J"
.' '.
......
.'
.", ,
RECEIVED
From:
Subject:
Date:
To:
~;~~:~l~~~udia Donnelly cdhedonnellys@oo.net> ::";r~-(.:~' .. _ ': '_.' '. APR 27 2004
April 26, 2004 11 :06:39 AM PDT ,APR "J 9 2nf)!. MAYOA~lOFF.·: '.,
Jason Jordan <Jjordan@cLrenton.wa.us> I. w-:
Jason:
.". .
I saw wherEnhe Stone ridge annexation has been approved, so it is now part of Renton .
This morning, I saw a piece of big equipment at the entrance to Stoneridge. Then when I
came home, the truck had backed into the driveway and the piece of equipment was off the
. trailer. I now hear the excavator working above our property.
Have any permits been· issued to KBS for any type of work on the Stoneridge'property? Do
you know what the equipment is doing on the site since it is posted "No Trespassing"?
When will the land use action be posted on the City of Renton's web site?
Thank you for any assistance.
Claudia Donnelly
."
) .. ,.
OFFICE OF THE HEARING EXAMINER
KING COUNTY, WASIDNGTON
400 Yesler Way, Room 404
Seattle, Washington 98104
Telephone (206) 296-4660
Facsimile (206) 296-1654
REJ)ORT AND DECISION
SUBJECT: Department of Development and Environmental Services File No. L02P0014
Proposed Ordinance No. 2004-0160
Location:
Applicant:
SHAMROCK PROPERTY
Preliminary Plat Application
Between Northeast 4th Court and Southeast 120th Street on the
west side of 148th Avenue Southeast
Cam-West Development, Inc., & Shamrock Highlands, LLC
represented by Sara Slatten
9720 Northeast 120th Place, Ste. 100
Kirkland, W A 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 DECISIONIRECOMMENDATTON:
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
May 6,2004
\.
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 ofSR 900/1481h Ave SE and SR 900/1 641h Ave SE, the
Applicant shall install, either individually or in conjunction with other
development projects in this area, the following improvements at the SR
90011481h Ave intersection:
• A traffic signal, and
• Eastbound and westbound left turn lanes
The design for the SR 90011481h 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 pmt 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 st 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 ofths..
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.
J f 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 900.1481h Ave by the
plats of Aster Park (LOOP0024), Stone Ridge 9L99P3008), East Renton
(L02P0005), Shamrock (L02POO 14), Rosemonte (aka Ironwood -L03POO 18)
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 90011481h Ave intersection, or the SR 900/1 641h 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 2IA.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 900/1481h 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. Tn addition, the Applicant shall clear vegetation within
the tight-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]
Kathy Keolker-Whcclcr, Mayor
April 28.2004
David Halinen
Halinen Law Offices
10500 NE 81h
Suite 1900
Bellevue, W A 98004
CITY 041, RENTON
PlanningIBuildinglPubl ic Works Department
Gregg Zimmerman P.E., Administrator
SUBJECT: REQUEST FOR MINOR MODIFICATION TO STONE RIDGE PRELIMINARY
PLAT APPROVAL (FILE NO. L99P3008)
Dear Mr. Halinen:
I am in receipt of your March II, 2004 letter requesting consideration and approval of modifications to the
. approved preliminary pat for Stone Ridge. The preliminary plat was approved on February 16,2004 by
King County with several SEPA and plat related condi.tions. As your letter discloses, the property has
annexed into the City of Renton and the proposed changes are heing requested in order to achieve design
flexibility, to accommodate new site conditions, and to reconcile current City/County policy that has
changed during the annexation process ..
You have requested six modifications as summarized below:
I. Internal Roads and Tra.ck Modifications: This reque~ted modi1ication includes reducing the stub
road (Roads B, C, D & E) right-of-way widths·from 5.6 feel to 42 feel. This portion of the modification
also requests to eliminate access tracts D, F, G, H, J and M 'and replace those tracts with a proposed
residential access street or private road/drive from Road A. This modification also requests locating
the cul-de-sac on Tax Lot # 03205-9014 which is located north of the subject site. The elimination of
Tract I (formerly planned for the sanitary lift station) and a minor revision to Tract E for a future entry
sign monument to the subdivision.
2. Wetland nllffer Averaging: The modification being requested would allow the applicant to average
the wetland buffer that extends onto proposed Lots 1 and 2. Specifically, the applicant is requesting to
average approximately 1,837 square feet of the required 50-foot wetland buffer within proposed Lots I
and 2 (adjacent to Tract A) and replace that with the same square footage of wetland buffer within
Tract D (along the northwestern comer of the existing wetland and buffer).
3. Storm Ponel Relocation: The applicant has· proposed to relocate the storm pond to the north central
portion of the site (within Tract D): The applicant notes that this area was previously within the
required setback to the Red Tail Hawks nest; however their biologist notes that the nest is no longer
there, thus allowing the applicant the flexibility to move the detention facility into the previous setback
area.
4. Recreational Op~n Space: The applicant has proposed to Increase the size of the recreational opens
space tract (Tract F) to accommodate the proposed number of lots. Specifically, King County requires
390 square feet of open space per lot, which for 49 lots equates to 19.1) 0 square feet (390 X 49 = .
19.1 10 square feet).
5. Internal Lot COllfiguratiolland Access: The applicant has 'revised the lot configuration to
accommodate the number of lots originally approved by King County, while providing larger building
envelopes on many of the lots and providing direct access to Road A for nil the lots abutting that right-
of-way.
Renton MuniciprJl Code Section 4-7-080M, allows minor adjustments to an approved
subdivision/preliminary plat, provided:
I. The adjustment docs not result in or would have the effect of decreasing the aggregate ~
space in the subdivision by ten percent (10%) or more; or T'\R _. ____ ~
1055 South Grady Way -Renton, Washington 98055 E N TON * This paper contains 50% "'cycled matenal. 30% post consumer AI'IEAD OF THE CURVE
,
2. The amendment would not re'sult in increasing the number of lots in the subdivision beyond the number
previously approved; or
3. The amendment would not result in or have the effect of reducing the residential dwelling unit density
for the site below the allowed minimum density; or
4. The amendment would not result in the relocation any roadway access point to an exterior street from
the plat; or
5. The amendment does not propose phasing of plat developments; or
6. The amendment would not, in the opinion of the Administrator, signi ficantly increase any adverse
impacts or undesirable effects on the plat.
Analysis and Decision:
The preliminary plat modifications as shown in your March 11,2004 submittal have been compared to the
preliminary plat approved by the King County Hearing Examiner on June 5, 2001, and as modified per the
appea\. Based on the City's analysis, staff has determined that the proposed amendments (listed above) are
within the parameters defined by Renton Municipal Code. Therefore, the proposed modification to the
Stone Ridge Preliminary Plat are approved, subject to the following conditions:
1. The applicant shall be required to submit a revised wetland mitigation repQrt, which notes
the modified wetland buffer. The report will need to address any required wetland
mitigation and shall be submitted to the City of Rentonis Development Services Division
prior to final plat approval.
2. The applicant shall be required to co.hslru·ct·a:spl!t-rail fence around the wetland and its
associated buffer and place signage indicating the presence of an environmentally sensitive
area within Tract A, Band C p~i(jr to'flnalplat approval. This condition shall be subject to
the review and approval of the Devefopmerlt-Services Division.
3. The applicant shall be required to 'provide the City with an easement for the proposed
temporary turnaround located within the Wolf parceJ.(tax parcel # 032305-9014), prior to
final plat approval. This condition shall be subject to the review and approval of the
Development Services Division.
4. Proposed Lots 7 and 8, along with any other lot within the Stone Ride subdivision shall not
be allowed direct access onto Nile A venue NE (1481b A venue SE). This condition shall be
noted on the face of the final plat prior to recording.
This determination will be final unless a written appeal of this administrative determination -accompanied
by the required $75.00 filing fee -is filed with the City'S Hearing Examiner within 14 days of the date of
this decision.
Should YOll have any questions regarding this correspondence, please contact Jason E. Jordan at (425) 430-
7219.
Neil Watts
Development Services Director
CC Parties-of-Record
~~~;;",\cr,
~~;;~.-~.~~
T-5O'
bL..1l' '\'"
fIZ.~R* II -->--n\ " , t I . • I I \ I
IIMXF}
" ;'!
CITY OF RENTON
AMENDEDPR8UM~ARYPLATOF
STONE RIDGE
A PORTION OF THE SE 1/4 OF SEC. 3, T.23, R5E, W.M,
K~G COUNTY, WASH~GTON
'" I ~ I :'~ :i, (R-4)
<, ~
-;. ~ \ I, \ ~ ~ ;. \ I I " \ .., ~.;'J. :.7<C.U.',\ .~ ", ,'. ~, 38 ~
39 ;!II
::.'
p#u
, ' 40
"~'I.,
~
NE167Hsr.
'i
,,48'., ..... .,.
"-TRACT/ ROAD TABlE
T:'UCT I US{
1
=·"""" o(lLoND
""""""'" ""'" 5P<f w:JI£.I.natut. QP(]rII SP,ICf
FlJtUIt[AOICDT/t»~
-I .".
AJI£A(5.f., ...... ,~ ... ..... 1a.417
U ..
11,110
~"J
11& (5f.)
IIO/ID • .. • .,1
IIQIIO B 1.118.
IQ,Q C lJ7a
fIQJiQ 0 !.!ZI ""'" ..... Ilo. .. [Jf£Ja.."DI 1..0
tJIICl'/JIlt,Q..... 140.141 Y. ~.IC.. r.m.... 114..s-U. 7..ll.c.
trnM.AII(A ~U. 11.;'.u:..
om_ l..4-m !...Y.
'-
-...... ~~, ~-. TRACTF '-, fiECI'IEA TlCINALOFEN SPACE
-, ~ I!J.trJ4L '
. ..-:.-
~IA:
l.tIolIlIUIoEERS:CJ:DD5.-«lll.~OllJD5.-«IJ5.. Cl.l:ZlI%I-IQ42,. ~-fIC.oI4. OJ'ZJO!-tza.
2. I"IIO.£lAllfJr IL".oGIES(~SO
.1. Ml:MI!(Bc:llOIS: <It
4. EmIIG US[ Of UIIk. 5lIG.£-f..tWl.T ~
P!ID'C3m t:!:[: SlCL£4.-.u ~
a:mG n.c:: ft-4 (JOJG c::um'j
1.£I:/SnIIIi;~
LAllI) US[ ~ /JIeIIt ~ .-t2 WJ.//C..
a. ctlISrr: .1..Dfo.u.PER~1D/!£
.. SIUU1SJ' Lm SIZE: 4;4.lI 5.1. ,.-. 4.iJlWm: lJ!«I ST.)
10. ~ UlT -.mH: ~. (WIlt. 'IIGI)t ~ ]31
II. IIl&.InIICSIJ1IJICIO; ,....TMD;2!f~ lrt sr.u:r.Dll;
SIl[ TNtO: !i .vii rNIIJ: ')'
. ! ~\ / "
\'-.\' '. '.
:;i '1\\\ ".' .... ">
. ~ : ; " ~,: ". <.
.. ~
~'.iRActtJ~ 1:' !.m:~~:i.
~ t '; ~ ;,; i I
,'./ ;.;""
~ \
PE'tEL0fEf!;
<lIS"""""""''''"''''''''''' l1l2D M.£. IlH Sl_ !Ubo ,1QO _ ...............
a-DCl': IJ:8 RU:IDn.L (II ..... "'na< """=-"'"
'" , "
(R-4)
TRACT A/EIUFFEFl AVERAGING CALCULATION-
BUfro'I' J#I£A -/0 ~ 24.,'U s..F.
!UffUtJ#IfAWffi1~ n"..aeu
JII(T ItoI02EAS[ III IIJJRJi J,R£J. 1,aD' SJ.
~~1!:ISITR1IIDlH1IfiU:tItlII1IIU.!!II(D
f::::::::::1 .. ~IICII£4LS[AAD
, -~;~(1 .. CI$RIt ~ ..."
.,>
.l .-~J ·"r',' { \i
,f ii'· . , ~I~';
~'~, ' 'J'J~_{l
... 1 --4 ,'.--? ,...
"'-
~
~
II~~ t'5b~~ 52 I;;
~
~s ~~~ lti~ ~U Eif.3 m-
"
J q.
ap
J 1 Jl
~ !!
i ~ ~I ~h~ j iC'>"f"1' ... ",: ~ li:ii IJ ;;!i~1i' ;, ~~~~ til
'!>~-.. " .. ' •• # .;)~-... ~
0( ,. :
~ ,-'\~,:< ••• /
! ~
CHAD ARMO~, LLC
February 2, 2004
Job # 01-0005
KBS Develo~ment Corporation
12320 NE 8t Street, Suite 100
Bellevue, Washington 98005
Attn: Curtis Schuster
Subject: Red·Tailed Hawk Nest Assessment
Stone Ridge Plat
King County, Washington
Dear Mr. Schuster:
6500 126th Avenue S.E.
Bellevue, Washington 98006-3941
(425) 641·9743
chad.annour@comcast.net
At your request, we visited the Stone Ridge site on Friday, January 30,2004 to assess
the current condition of the red-tailed hawk (RTH) nest that was located in a Douglas-fir
tree on the adjacent Richard Wolf property. This letter assesses the current condition of
the RTH nest.
The RTH nest in question is no longer present. We spoke to Mr. Wolf concerning this
matter during our January 30th site visit and he told us that the branches of the Douglas-
fir tree which had been supporting the nest broke off of the tree during the snowstorm
that occurred during early January 2004 (Attachment A -Photograph 1). We searched
the ground below the tree and found numerous branches but no remains of the nest.
Given the thick shrubs and mass of broken branches at the base of the tree, the lack of
noticeable nest remains is not surprising.
The Douglas-fir tree that had supported the nest appears to be in poor health. The
tree's foliage is thin and pale green (Photograph 2). In contrast, nearby Douglas-fir trees
that appear to be healthy have thick, dark green foliage. With the tree in a weakened
condition, the branches that supported the nest apparently could not support the weight
of the snow that accumulated on them during the recent snowstorm, resulting in the
demise of the RTH nest.
We have visited the site numerous times between 1999 and 2004. On occasion, we
observed RTH soaring overhead or perched in nearby trees. However, at no time did
we observe RTH in the nest In question.
RTH letter Report.doc
Chad Armour, LLC
21212004
Red-tailed Hawk Nest Assess. It KBS Dc Jpment Corporation
Renton, Washington
If you have any questions regarding our work, this report, the presentation of the
information, and/or the interpretation of the data, please let us know.
Sincerely,
Chad Armour, LLC
~11-
Chad Armour
Principal
Attachment -Photographs
_ .. ., f
ATTACHMENT A
Photograph of the Former Red-Tailed Hawk Nest Tree
,. I· ....
___ O~,;>~~~, )0. ~ ~
..
Photograph 2. The tree that was the former location of the red-tailed hawk nest is
shown in the center of this photograph. Note the tree's thin foliage relative to the tree to
the left.
RTH letter Report.doc
Chad Armour, LLC
2/2/2004
Ms. Jennifer Henning
City of Renton
Planning Department
1055 South Grady Way
Renton, W A 98055
RE: Minor Plat Revisions
Preliminary Plat of Stoneridge
King County File No. L99P3008
Our Job No. 11189
Dear Ms. Henning:
CIVIL ENGINEERING. LAND PLANNING. SURVEYING. ENVIRONMENTAL SERVICES
November 10, 2003
CITY OF RENTON
RECEIVED
NOV 1 2 2003
BUILDING DIVISION
Enclosed for your review is a "minor revision" of the plat of Stoneridge. As you are aware, the
developers have petitioned the City to annex this property within the City of Renton. There have been
several meetings to discuss the processing of this application, which received preliminary plat approval
under King County Codes and regulations.
It is our understanding that the City will be processing this application (once the annexation is approved)
in accordance with the King County Codes, and these design requirements will be vested with the
preliminary plat as approved. Therefore, as allowed by the King County Code, we want to request minor
changes to a preliminary plat administratively. The revisions are the result of discussions with City staff
and current changes with regard to red-tailed hawk preservation.
The developers would like to schedule a meeting as soon as possible to discuss the enclosed plan, as well
as to discuss the following items:
I. New Road Stub to Serve the Luck Property: The developers have executed a Purchase and
Sale Agreement for the Luck property lying directly north of the proposed preliminary plat.
Therefore, we have revised the north side of proposed Road A by stubbing for a future
connection and cul-de-sac to serve this property. In accordance with the City of Renton
Codes, we believe that approximately eight lots can be obtained. Please note that the
intersection separation between Road C and Road B. Will the separation be adequate?
2. Direct Access to Proposed Road A: In accordance with our discussion with City staff, it is
our understanding that the City of Renton would allow direct access to Road A to serve the
proposed lots. Therefore, we have revised several lots to gain access on Road A.
3. Red-Tailed Hawk: On October 13, 2003, the King County Council amended Ordinance
No. 2003-0383 (Policy E-168), which removes protection criteria for the urban red-tailed
18215 72ND AVENUE SOUTH KENT. WA 98032 (425) 251-6222 (425) 251-8782 FAX
BRANCH OFFICES • OLYMPIA, WA • WALNUT CREEK, CA
www.barghausen.com
Ms. Jennifer Henning
City of Renton
Planning Department -2-November 10,2003
hawk. During the preliminary platting process, a red-tailed hawk nest was located along the
north property line (Wolf property) within a large Douglas fir tree. The King County Hearing
Examiner and staff therefore placed a restriction with regard to constructing any
improvements within 375 feet of the red-tailed hawk nest. However, the storm pond
(Tract K) was allowed to be within 200 feet of the red-tailed hawk nest. Additionally, the
County was requiring construction time frame limitations within 650 feet of the nest during
the nesting months of the year.
Now that protection is not warranted, the County is allowing applicants to open the public
hearing before the Hearing Examiner to have this condition removed. Assuming our project
is annexed within the City of Renton, we are expecting that this same process would be
applicable by opening a public hearing to remove this condition. Please note that, within the
last two seasons, the red-tailed hawk nest has not been utilized.
It is also important to realize that the adjacent property owner (Mr. Wolf) could, at any time,
remove this fir tree (which is now allowed under County Code) and the red-tailed hawk nest
would no longer be a factor.
4. Density: As a result of this new ordinance, the revision to the plat will provide the density
allowed in accordance with the SEPA approval issued on November 3,2000. The allowable
density approved by King County through SEPA was 50 lots. The red-tailed hawk issue was
discovered after SEPA was issued. Please note that the amended plat (as proposed) meets the
City of Renton Density Worksheet (see attached).
5. Fyture Development Tract: Assuming that the red-tailed hawk restrictions are no longer
applicable, the developer can make minor revisions to the plat (not the roadways) to obtain
the densities within the "future development tract."
6. Sewer: We have successfully negotiated an agreement with Mr. Wolfe (property owner to
the north) to obtain a sewer easement across his property to connect to an existing sewer
system to the north within the plat of Stonegate. Originally, we received certificates from the
City of Renton to allow a pump station. Now that the red-tailed hawk protection radius is
potentially removed, this allows us to move forward with the alignment, which would
initially have gone through the radius area and been within close proximity of the red-tailed
hawk tree. Obviously, the City of Renton would prefer a gravity sewer system versus a pump
station with regard to overall maintenance.
In summary, the developer would like to verify with City staff that, once the property is annexed within
the City, the minor revisions as proposed (as a result of the red-tailed hawk protection radius being
removed) can be reviewed and approved by the City staff as a "minor change" administratively.
Additionally, we would like to reopen the public hearing to remove the Hearing Examiner's
Condition 24-27 with regard to the red-tailed hawk protection requirements (see attached Hearing
Examiner's Conditions). Please review the enclosed information and contact us so we may schedule an
Ms. Jennifer Henning
City of Renton
Planning Department -3-November 10.2003
appointment as soon as possible to clarify these issues. Once we have direction from the City. we are
moving forward with revisions to the plans for submittal to the City. If you have any questions or need
additional information. please contact me. Thank you.
GWP/tep
11189c.00 l.doc
enc: As Noted
cc: Mr. Bob Ruddell. KBS III. LLC (w/enc)
Mr. Kolin Taylor. KBS III. LLC (w/enc)
Mr. Curtis Schuster. KBS m. LLC (w/enc)
~O~-06~03 OB:55A Curtis fl. Schuster 425-03 1761 , -'.
DENSITY
WO'R,:":$:'H'EET
City of Renton Development SeMces OMsion
1055 SOuth Grady Way-Rentcn. WA 98085
Phone: 42~1200 Fax: 425-430-n:31
1. Gross area property. 1. tSf40) ()(P S square feet
, ~ ',J',H"dl,li;.iwil,: :lI:rq;'lIt~ ~ , ' ,
2. Cartaln areas, are excluded ,from the calculation. , .• ' j ~. " • • .' •
These indude public roadwayS~ 'prifVa~~ access
3asements serving 3 or more awejffng units,
,;md critical areas.· Total ~~~~9.~ l~rl?<i~, t,;~: ",', :, " 'l2~ 7t(p, ~l square feet
" ~J.i'."~1f,I' 'Ifl~Rrij' a~I~"I' ' fr'" , '
" eo. III~' ,.'1" ,J,,\,:'Y:' 'It.t,, ,.Ii 't " , • ,~ 1;!1!I~ .1.... . " ~ """ '
3. Subtract line 2 from line 1 fdr hat' ~raa.'il ' .
I.or total of lot areas): 3. 'I~I y2-square feet
: .' I •
4. DMde line 3 by 43,560 for net acreage: 4. /1" /1-acres
~. '50 d.uJaae 'f 6:~
_~ lots or units would result In a net density of ,41ft; dwefllng units per acre. ,
·Cri'Ucal Areas: Are defined as l'Areas detannlned by the City to be not suitable for
da'/alopmant and which are subject to the CIty's Crftlcal Areas Regulations not
Inc:fuding very high landslide areas~ protected slopes, wetlands or floodways. "
Critfcal areas buffers are not deductedlexcJuded.
-Arleys (public or private) do not have to ~,ex~'ug,ed.
,I :~~: ,i'.I'·I,r.Ir:jj',i~W!~ lJ((l'lIiUd' ,
, ,II .1
1
I'
P.Ol
'f'
. ,
Jesse Tonner. Mayor
July 24.2003
Curtis O. Schuster
KBS Development Corp.
12320 NE SIb Street
Suite 100
Bellevue, WA 98005
CITY ( F RENTON
PlanningIBuildinglPublic Works Department
Gregg Zimmerman P.E., Administrator
Subject: Stone Rldg,e Plat· Finn) Plat Requirements
Dear Mr. Schuster,
This letter is to explain the City of Renton I s requirements for compliance with the -conditions irilpQsed
by the King County Hearing Ex~n,er on the approval of the preliminary plat for the Stone Ridge
,Plat. Upon annexation by the ,Ci'ty of Renton, the final plat must be approved by Renton. It is our
intent to require compliance with the con~itions of the preliminary plat where practical, and to require
conformance with the intent of con(litions that cannot f?e met 'exactly as worded. The following is a
l~s.t of the King County Hearing Examiner conditions of the preliminary plat approval, along with the
Renton requitement for compIillJice with each condition for final plat approvaJ.
1. Compliance with all plat~g pr~visions of Title 19 of the King County Code.
Renton Requirement: Th~ applicant sl)all,complete the plat required' street, utility and drainage
improvements per the approved prel.imiJ:iary' plat. Ttie,~pplicant shall comply with the requirements of
the Renton Subdivision Regulations for final plat approval procedures.
2. ,All person,s having an ownerShip interest iri the subject property shall sign on the face of the final
plat a dedi~ation that includes the language set forth in King County Cpuncil Motion No. 5952.
Renton Requirement: The applicant fih'ail compiy with the requirements of the Renton Subdivision
Regulations for final plat approval procedures.
3. The plat shall comply with ~e base density and minimum density of the R-4 zone classification.
All lots shall meet the minimum dimensional requirements of the R4 zone classification or shall
be generally as shown on the face of the approved preliminary plat, except that minor revisions to
the plat that do not result in substantial changes may be approved at the discretion of the
Department of Development and Environmental Services. Any changes to the plat design which
are mandated by the conditions which follow shall also be permitted. '
Renton Requirement: The applicant shall comply with the condition as written for density and ,
dimension requirements. The applicant shall provide a copy of the R-4 zone dimensional,
requirements with the final plat application. Minor revisions to the plat that do not result in
substantial changes may be approved at the discretion of the Development Services Division.
, ,
4. The applicant must obtain final approval from the King County Health Department. EXisting
s'eptic tanks on the site must be properly abandoned prior to final Health Department approval. '
-.~mn~eJ~W~~~fi~nd~~~~~~~mr~?~trl~-ili-G-rn-d-y-w-a-y---R-~-t-oo-,-w-a-~-i-ng-t-oo-9-W-5-5-------iENT~ * This paper contains 50% recycled malarial, 30% posl conSl/mer AHEAD OF THE CURVE
.,
Renton Reqnirement: The applicant must obtain final approval from the King' County llealth
pepartment prior to recording of the plat. Construction of the new sewer main system for the plat, per
City of Renton requirements, must be completed and accepted by the City prior to recording of the
plat.
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 lIDlCnded.
RentonRequlremeut: All construction and upgrading of public and private roads shall be done in'
accordance With City of Renton requirements, with the exception of street pavement widths for the
new streets. The new streets can be constructed with the pavement widths approved, with the
preliminary plat. The pavement thickness must be' a minimum of 4" of asphalt over 6" of crushed
rock. Rolled curb is not acceptable, thus vertical curb will be required. Any streets narrower than 32
feet in width must be posted for no parking along one side of the street. Any street narrower than 28
feet must be posted for no parking along both sides of the street. Street lighting must be provided to , '
meet the minimum street lighting levels establishe~ in Renton Code. All streets within the plat will be
subject to naming specified by the Division. The street lights along the arterial
streets must be constructed per City turned over to the City for ownership
and maintenance. The street constructed as a City system, or as
'a Puget Sound Energy (PSE) bilis to PSE would be the
responsibility of the 'hOID'1 eovmt1rs,;.",as5~iifU.itJrJi
6. The applicant must o1Sl'aii'l~tl\~,1aD1)r01'1a'
demonstrate cOJlnpJjian(t~
17.08 of the King --,."tI'J
Protection Engineer, to
standards of Chapter
Renton Requirement:' ~ .... ..,,~uu Fire Department for the
fire hydrants and water ft_~.I""'ft_. shall work with Water
,District #90 to demonstrate tl)tl1'{Uil~ llP'b.i!mUlIll rf:quif€l;PCtlt!'b~[)ne hydrant with a minimum, ' ,
ilie flow of 1,000 gallons perlWlwte:\j:tijtn satisfied. All such hydrants,
must conform to City of ~ttt1~dftr~.j'~~ic1ijron:i' Sprinklers for the-proposed
residences shall be required if fire .. u....,y~!I;I.Q.J .. u",'u~ for minimum'fire flow.
7. Final plat approval 'shall require full with 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 must also be satisfied
during engineering and final review.
a) Drainage plans and analysis shaH'comply with the 1998 King County Surface Water Design
Manual (KCSWDM). 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,
shaH be shown on the engineering plans.
c) The following note sha)) be shown on the final recorded plat:
"All building downspouts, footing drains, and drains from an 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 andlor the Department of
SlOne ridge finnl pllllleller.cJoc\
Public Works. This plan shaH be submitted with the application of any building permit. . All
connections of the drains m\lst be constnlcted, 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) Core Requirement No.1: Discharge at the Natural Location
The applicant has received approval f()r a requested diversion of surface water flows within
the project. under Drainage Adjustment LOOV0062. The conditions of approval of this
drainage adjustment shall be satisfied during the design and review of the project engineering
plans.
'e) Core Requirement No.3: Runoff Control.
To mitigate for downstream capacity issues. the applicant shall provide Level Three flow
control. a's outlined in the KCSWDM. The size of the proposed drainage tract may have to
. increase to accommodate the volumes and water quality facilities'.
The stormwater facility and de~icated to King County.
unless portions of the space in accordance with
KCC21A.14.180.
As specified in Se(:t!Ji:l,n~!rr.l,,][J)f
dispersed within
for both lot areas
geotechnical
groundwater and
uw.UI~'~Ji".lJlI water shall be infiltrated or
u, .. "' ..... ., Infiltration of stOT.O;l water
C\tte~rmined to be feasible. A
seasonal depth to
. As part of the applicatlK.S §!1llfQ)111ar:]'o1 enll~ueWlg ... "",. ..... , upstream flows shall be
analyzed to detennine whmheNlhet c'apacity in the existing I8-inch
. CMP that crosses northwest _ .. __ ~ il¥v,enllle-S:Wlffll Tract C in the eastern portion of the
site. -'-;~WYttIll1~iII''''''
g) Cote Requirements No.8: Water Quality ..
The project is required to meet the basic water quality requirements of the 199~ KCSWDM.
h) Special Requirements No.2: :pJoodplain Delineation.
Because a wetland and two stream are located on the property. a floodplain analysis shall be
performed. The l00-year floodpJain boundaries shall be shown on the final engineering plans
and recorded plat. '
Renton Re'guirement: The applicant shall comply with the condition as written: The note, on the
final plat shall refer to the Renton PlanninglBuildinglPublic Works Department instead of the. King
County agencies. Please note that the City of Renton does not assume maintenance responsibilities
for the drainage facilities for new subdivisions. The homeowners' association will be responsible for
the ownership and maintenance of these facilities.
stone ridge final pint leller,doc'
','
8. The proposed subdivision shaH comply with the 1993 King County Road Standards (KCRS):
including the following requirements:
a) Road A shall be improved as an urban neighborhood collector between I48tb Avenue SE and
Road C, and as an urban subcollector west of Road C. The design of the subject plat shall be
modified so that the lots in the plat will not take individual direct access from the
neighborhood collector portion of Road A. This modification to the design may. result in the
relocation of the proposed aJignment of Road A. ' .
b) Roads C and D, at a minimum, shall be designed to the urban, subaccess street standard.
c) Tract I shall be dedicated as public road right-of-way and improved to the u.rban,.subaccess
street standard.
d) 1481b Avenue SE along the frontage of the site shall be improved to the urban collector arterial'
standard, includ.in~ provision for a bicycle lane.
e) Tracts M shall be improved as a nrillPmtfflM'F[fmsi"dlliJlevvav and shall serve'a maximum ot'two
lots. Lots 40 and 41 shall tract and be responsible for its
maintenance. A note and the parties which are
responsible for its and engineering plans. As
specified in 'I(CRSnn I8-foot wide paved
, surface and a shall include a curb or
thickened edge on
t) Tracts D, F and L
no Olore than six
and be responsible.
parties responsible 'U~,'"""U ..
plans.
Dri'va'b~-m~l~m tracts and shall each serve .
UnIJIlWIlllea ownership of the tract
~mllicaltiQ,ft,tl)e o'WjJe:rshlip of each tract and the
final.plat and engineering
Improvements shal1 ...... ",,,,,n_".aiI'tll'I"Pllll roads, which ·includes a 22-:
foot wide paved driving U.-....-... L .• " D and F shall be ,aligned with the ..
centerlines of Roads D and C, resl~rm~~f!i1!DlDiimulJJl tract width shall be 26 feet with a
maximum length 'of 150 feet.
g) The width of Tract N may be reduced to 20 feet. No improvements to this tract are reqUired.
h) A temporary turnaround shall be provided at the terminus of Roa" A. If this turnaround is
located off~site, eaSements shall be deeded to King County to allow for the temporary public
use of the turnaround until Road A is extended further north as a public ·road.
i) Street illumination shall be provided' at the intersection of Road A with 148tb Avenue SE, a
collector arterial, in accordance with KCRS 5.03. '
j) 14Stb Avenue SE along the frontage of the'site may require a design for a bus zone and tum
outs. As specified in KCRS 2~ 16, the applicant's design engineer' shall contact METRO and
the Issaquah School District to determine if a bus zone is needed, and if so the specific design
recJuirements.
k) Modification to the above road conditions may be considered by King County, pursuant to the
variance procedures in KCRS 1.0S.·
Slone ridge final plnl lelter.doc\
"
Renton Requirement: The applicant shall comply with the condition as written. All construction
and upgrading of public and private roads shall be done in accordance with City of Renton
requirements, witll the exception of street pavement widths for the new streets. The new streets can,
be constructed with the pavement widths approved with the preliminary plat. The pavement thickness
must be a minimum of 4" of asphalt over 6" of crushed rock. However, roUed curb would not be
considered acceptable; therefore, vertical curbs would be required. Any streets narrower than 32 feet
in width must be posted for no parking along one side of the street. Any street narrower than 28 feet
must be posted for no p'arJdng along both sides of the street. All streets within the plat will be subject
, to naming specified ,by the Development Services Division. Street lighting must be provided to meet
the minimum street lighting levels established ~n Renton Code. The street lights along the arterial
, streets must be constructed per City of Renton standards, and turned over to the City for ownership
,and maintenance. The street lights on the residential streets can be constructed as a City system, or as
a Puget Sound Energy (PSE) system. The maintenance and electrical bills to PSE would be the
responsibility of the homeowners' association for a PSE system '
9. Boundary Line Adjustment LOOLOO89 sball be completed and put into' effect through the
recording of deeds, prior to the appr~val plans for the subject plat.
Renton Requirement: The aPJ)Ji~iU1f:~
10. All utilities within DrcIDo:scm ... n~tn~i;o!~wrry
" King County Council, nri'ifir/I"n Uj\l4J?,pun
I;>evelopment .:seJV1c:eS1iUl
electric, gas, An(11fi'A,HlA
to construction, and th~lCOlllSlJ1U\lj0t1~tlJ.Il
"'U11"U:I,IUU as written.
a franchise approved by the
be approved' by Renton
for all utilities, including
I1e,l(ijll'l>rt~nt' Services Division prior
nnr,rn'JrlH by a Renton inspector.
11. The applicant or Code 14.75, Mitigation
Payment System (MPS), , fee as determined by
the applicable fee (1) pay the MPS fee at final
plat recording" or (2) pay the 'I issuance. If the fust option is
chosen, the fee paid shaH be the plat application ,and a note shall be,
placed on the f~ce of the plat that 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.
Renton Requirement: The applicant shall pay the City of Renton the' standard transportation
mitigation fee of $75 per net new average daily trip, prior to recording of-the final plat, as required by
City of Renton concurrency policies. The transportation mitigation fee, based on 44 new single
, family lots shall be $31,581.00.
12. Lots within this subdivision are subject to KCC 21A.43 and Ordinance 14009 which imposed
, impact fees to fund school system improvemenl$ needed to serve new development. ,As a
condition of final approval, fifty percent of the impact fees due for the plat shall be assessed aM
, collected immediately prior to recording, using the fee schedules in effect when the plat receives
final approval. The balance of the assessed fee sha)] be allocated evenly to the dwel1ing ·units in
the plat and shaU be collected prior to building permit issuance.
Slone ridge final plnlleller.doc\ ..
.,
Renton Reqnirement: The applicant shall pay the City of Renton the standard Issaquah School
Impact fee of $2,937.00 per net new residence, prior to the issuance of building permits, as required'
by City of Renton policies.
13. There shall be no vehicular access to 148lb Avenue SE from those lots in the subject plat which
abut this street. There shall be no direct vehicular access to 'the portion of Road A east of Road C
from the lots which abut this portion of this street. A note to this effect shall appear on the final
plat and engineering plans.
Renton Requirement: The applicant shall comply with the condition as written.
, 14; Twelve feet of additional right-of-way for 1481h Avenue SE shall be dedicated along the east
property line, allowing for 42 feet of right-of-way from centerline.
Renton Requirement: The applicant shall comply with the condition as written.
15. The.following note shall be shown on t~h!e.~fi~na~l~~~mg plan and recorded plat:
Dedication of a
interest in the
preservation of
welfare. lDcluctlnalrl'n1'11J:1'nl
, protection of plantRmd~'tItiitOa
The sensitive area rMc=tJsens:Iti\/flr.lllfWl
and occupiers of th~UtuUV'lruQlre.~t
within the
an~I\b\llff~J1t3.()1'IYevs to the public a beneficial
This interest includes the
public health, safety and
\mEI\pt,e~nce of slope stability,' and
present and future, owners
aC(,j/sellSlllv;"<m~.!I!1im(JBUJ trees and other vegetation
the tractisensitivearea and
'buffer 'may not be cut,~i'UJI~fllw.c)\teJ'e'd·~IJ~'11 , ,
dllllmged without approval in
writing from the King V'eJ(fIlmlent Environmental Services or its
successor agency. unless nthpf\lrillP, nt'n'v1loU·.n
The common boundary between the tract/sensitive area and buffer and the area : of
development activity must be marked or otherwise flagged to the 'satisfaction of King County
prior to any clearing, grading, ~uilding construction or other development activity on a lot
subject to ,the sensitive area tract/sensitive area and buffer. the required marking or flagging
shall remain in place until all development proposal activities in the vicinitY of the sensitive
area are completed. "
No building foundatiolls are,aJIowed beyond the required IS-foot building setback line, unless
otherwise provided by law.
Renton Requirement: The applicant shaU comply With the condition as written. Reference should
he to the Renton Development Services Division in place ofDDES and King County.
16. The proposed subdivision shall comply with the sensitive area requirements as outlined in KCC
21A.24. Permanent survey marking and sigris as specified in KCC 21.A.24.160 shall also be
addressed prior to final plat !lpproval. Temporary marking of sensitive areas and their buffers
(e.g. with bright orange construction fencing) shall be placed on the site and shall remain in place
until ali construction activities are completed. '
~Ione ridge final plnlleller.doc\
. ,
Renton Regulrement:The applicant shall comply with the condition as written.
17. Preliminary plat review has identified the following issues which apply to this project. All other
applicable requirements for sensitive areas shall also be addressed by the applicant.
a) Wetland B (in Tract B) shall have a 25-foot native groWth buffer, as measured from the
wetland edge. Wetland A (extending fro~ the north boundary of the site to ,the north boundary of
the Road A right-of.;way) shall have a 50-foot native growth buffer, as measured from the wetland
edge, to the extent such buffers faHs within the subject property. These wetlands and their
required buffers shall be placed in Sensitive Area Tracts in the subject plat.
b) The streams crossing Tracts A and C shall have a 50-foot buffer measured from each side of
the stream channel, tQ the extent such buffers faH within the subject plat. These buffers are
not required where proposed road right-of-way in the subject plat crosses a stream channel.
c) A IS-foot building setback line (BSBL) shall be established on the final plat from the edge'of
the sensitive areas tracts. The BSBL shall be delineated on all affected lots and tracts.
d) Buffer averaging may be
total amount of buffer
determined by the
proposed, a buffer "u",,,..,.,., ..
by. LUSD. LUSD maV'f~£lIUlte
applicant to assure
~~r~t • .J":'U and 21A.24.360, provided the
rIISIJUf(;e protection, is achieved, as
If buffer averaging is
ubnllittc~(N!Y, y~pruJcrult for review and approval
fiilancial guarantee by the
nfttiRna for a five year period.
e) The stream and wil~a1trc ... rb"';:I;:I'lu6 crassing shall comply
with the 'heJ~owlt of. wetl8l)d area and
stream affected by feasible ilirough the use
of retaining StnlctuQSi~1\ deRU1lli:necl nnn1rnnJ'1MA A mitigation plan sball be
submitted by the [g..a:gCQ;"SS4~ Yl(Jpac:rs from the wetland/stream ,
. crossing. LUSD may u.A,jU ......... financial guarantee by the '.
applicant to assure the lrI,"-mtl,nI 'Ut\t" rt~t}uifjj;Ppllanltin~~s for a five-year period. .
. f) The 'stormwater outfall facility ponds in Tract H shall not be placed in' ,
wetland ot steam buffers, unless detennined necessary by LUSD, pursuant to provisions of
KCC ·21A.24.330H4.
g) :The applicant shall delineate all erosion hazard areas on the site on the final engineering
plans. (Erosion hawd areas are defined in KC<;: 21A.06.41S.) The delineation of such areas
shall be approved by an LUSD senior geologist. The requirements found in KCC 21A.24.220
concerning erosion hazard areas shall be met, including seasonal restrictio\1S on clearing
activities.
Renton Requirement: The applicant shall comply with the condition as written. Reference should
be to the Renton Development Services Division in place ofDDES, LUSD and King County.
18. Suitable on-site recreation space' shaH be provided consistent with the requirements of KCC
21A.14.l80 and KCC 21A.14.190 (i.e. sports courts, children's play equipment, picnic tables,
benches, etc.). The amount of recreation area shaH equal or exceed 390 square feet per Jot, as
required by KCC 21A. ]4.180A.
stone ridge final plat letter.doc\
.. ,
a) An overall conceptual recreation space plan shall be submitted for review and approval by
LUSD. with the submittal of the engineering plans~ The conceptual recreation plan shall
include'location. area calculations~ dimensions and general improvements. The approved
engineering plans shall be consistent with the conceptual plan.
b) A detailed recreation space plan (i.e. landscape specifications. equipment specifications. etc.) .
consistent with the overall conceptual plan noted in Item "a" above. shall be submitted for
review and approval by LUSD and King County Parks. prior to or concurrently with the . '
submittal of the fmal plat documents.
c) A performance bond for recreation space improvements to, assure their installation and the
survival of required planting for a three-year period. shall be posted prior to recording of the
plat.
. Renton Requirement: The applicant shall comply with the condition as written. The applicant shall
obtmn approval of the Development Services Division of the detailed recreational facilities plan
before final plat approval will be granted. .
19 .. A homeowners' association orstllt~J;.,~~ka5~'orl~anizalti61~lallbe established to the satisfaction
ofLUSD which provides , of the recreation and open
space areas.
Renton Requirement:
Development Services
'land~caping. and,
maintenance of the .... _-,._-, ......
20. Street trees shall be lDGjIUa(~a wi\llu"da:sj,
subject plat. The street l[el~J~~~rtlDI)mg
, the following:
to the satisfaction of
facilities. and associated
be responsible for the,'
inllllf~~eJlllel1J'.$ within and adjacent to the'
COl]~p.J.lI!Js;WJ1m l}l!ctl()D 5.03 of the KCRS and
a) Trees shall be p."........ Of frontage. Spacing may' be
modified to accommodate lU'ghul1sta1WJle re~qtfjLt.m;!;le1lits 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 LUSD determines
that trees should not be located in the street right-of-way.
c) If LUSD determines that the required street should not be locat~d within the right-of-way.
they shall be located no more than 20 feet from the stree~ right-ot-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. This shall be noted on the face of the final recorded plat.
e) The species of trees shall be approved by LUSD 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 LUSD prior to engineering plan approvaL
slone ridge final pial lelter.doc\
. t
g) The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if
148th Avenue SE is on a bus route. If 1481h Avenue SE is a bus route, the street tree plan
shall also be reviewed by Metro.
h) The street trees must be installed and inspected, or a performance bond posted prior to
recording of the plat. If a performance bond is posted, the street trees must be installed
and inspected within one year of recording of the. plat. At the time of inspection, if the
trees are found to be installed per the approv~ 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 in'spectioD and determined that the trees have been kept healthy ·and thriving ..
A $538 landscape inspection. fee shall also be submitted prior to plat recording. The·
inspection fee is subject to change based on the current County fees. .
Renton Requirement: The applicant shall comply with ·the condition as written. Reference should
be to the Renton Development Services of DDES. There is no separate landscape;,
inspection fee within the City of ' be included as partof the construction
permit, with appropriate plans, feeYJl1RJ)ilWl~cltmx)S.
21) Documentation shall be 'UlL'lU1U~,L"J'wn
zoning setbacks are meliifC}r
Renton Requirement:
conditions have been
environmental impac.ts of
items prior to final plat nnT'''n'Jn
uce:nse:a~Ilma ol1r.fll>,,'nfClltn demonstrate that all required
otltbyilt(H'i'llgSllthat are retained· on the site.
~R~.tl"" ""JU\.IIJUL/UI!I.'"'' written~ The following
'lIec:~5IlU1.Y to mitigate the adverse
compliance with these
22) Eastbound and COJl~StrllCY:~¥QlJ applicant on SR 900, at the'
SR 9Q011481h Avenue shall be approved by the .
Washington State minimum,.the existing entering
sight distance for the must be maintained. All,
construction work asSOCiated m::~~::~~~~~~. be completed between April 1&1 and
September 301h• The·.seasonal restriction on the final engineering plan.s.
R~nton Requirement: The applicant shall comply with the condition 'as written ..
23) The east leg of the SR 9OOl1481h Avenue SE intersection shall be modified, as necesslU)', so that
the stopping sight distance requirements of WSDOT are met on the east leg of the in,tersection.
(Note that per the appUcant's engineer, this can be achieved by the cl~aring of vegetation along
SR 900.) In addition, the applicant shall clear vegetation within the right-of-way along SR 900,
east of 14Slh A venue .SE, to maximize the entering sight distance for the north and south legs of
the intersection .
. Rentpn Reguirement:The applicant shall comply with the condition as written.
24) A tree containing a red-tailed hawk nest is located on a parcel adjoining the north 'boundary of the
site. Tract K in the subject plat, as depicted on the preliminary plat map. received 10/900 (sheet 1
of 3), lies south of this nest tree. This tract shall be labeled as a native growth open space tract on
tIle final plat and engineering plans. This tract shall remain as undeveloped open space unless it
is documented by the property owner, to the satisfaction of King County, that the nest is no longer
used by red-tailed hawks, (i.e. abandoned for at least five years). If it is demonstrated that the
stone ridge finnl plalletter,doc\
,I
nest has been abandoned, the tract may be developed through the approval of a future plat
application, short plat application, or plat alteration application. If Track K is subdivided, the'
number of lots created in this tract shall be consistent with the zoning and overall permitted
density for the entire plat of Stone Ridge. A note implementing the preceding requirements shall
appear on the final plat and engineering plans.
Renton Requirement: The applicant shall comply with the condition as written.
25) Accept as provided below, outdoor,construction activities on the subject property on a:nyarea
lying within a radius of 650 feet from the nest shall be prohibited from February l' through July
31. For a specific development permit, this seasonal limitation may be waived by King County if
it can be shown to the satisfaction of the County that the nest is not being used by hawks. Any
waiver will last for one nesting season and must be renewed for subsequent nesting seasons. F()r
any season in which nesting activity occurs, the July 31 seasonal limitation termination date may
be adjusted by the County, based,on determination that the hatchlings have already fledged and '
the period of. disturbance risk has passed. Any waiver or shortening of the seasonal limitation
shall conform with Condition 5 below report)~ A.note implementing the preceding :'
requirement shall appear on the u .. tl~~ .......
Renton Requirement: The apJUlcaIU snnllg&'~Jm:~~ mIQtclonQl1n,£~ll
26) ~or any nesting season
limitation as provided
·Wildlife biologist
. monitoring the nest
have been laid and U4L!rUl;;U
of the seasonal lUU1UU'VJI
DOES. A note im~IJetJlenliQli,"\Jle~!'cilllihg
engineering plans ..
prc.poiseli",a~~qJi'9~]~r shortening of the seasonal.
formulated by a qualified
\"t\.tllumlPphnlnrll1, describing protocols for
IOI1t)OfmnnCiancm whether eggs .
lW1>r~~l>Osed shortening ot waiver
su~ject to the approval of
on the final plat and
Renton Requirement: The apf~irmf'sJul}1 ~OiftlnV':with,;.tJle "' ..... I' .. l~ ...... as written. Reference should
be'to the Renton Development ~. erv]Q.Q~':IlJ'lVl:ilPl\W;l
27) A six-foot high cedar fence shall be south boundary of Tract K, adjacent to
Lots 26 -34 and Tracts H and N. The purpose· of this fence is to limit access to Tract K by the.
adjoining residence and to lessen impacts on nesting red-tailed hawks. .
Renton Requirement: The applicant shall comply with the condition as written.
28) To mitigate the significant adverse impact the plat of Stone Ridge has on the interseCtion of SR
9001148rh Avenue SE, th~ applicant shall either individually or in ~onjunction with other,
developments in the area, install Il traffic signal. The signal design shall be reviewed and
approved by WSDOT and 'an appropriate financial guarantee shall be posted prior to engineering
plan approval.
Renton Requirement: The applicant shall. comply with the condition as written. .
29) All grading work in designated erosion hazard areas on the site shall be completed consistent with
the seasonal restrictions appearing in KCC 16.82.1500 (see condition 17g above.) A note to this
effect shall appear on the engineering plans.
Renton Requirement: The applicant shall comply with the condition as written.
Slone ridge fi'nal plalleller.doc\
.,J
Con~truction plans for the gradfug, drainage, sewer and street improvements for the preliminary plat
are required and would be reviewed by the City of Renton's Development Services Division. A
separate plan submittal for the water mains will be required from Water District 90. Plan submittals
are also required for all franchise work, including electrical, gas, phone and cable. All work for the
preliminary plat will require a permit from the City, and will be inspected by a Renton inspector.
Permit fees will be per City of Renton Code, and include System Development Charges for sewer and
drainage for the new plat. A pteconstruction meeting will be required before work can begin on the
~~ .
AS-Quilt drawings, cost data inventory sheets, and bills-of-sale for all the public improvements must
be submitted to the City for review and approval prior to recording of the final' plat. The plat map
itself inust also 00 .reviewed and approved by the City prior to recording. The plat map can be
submitted for preliminary review at any ti'me to expedite the final 'plat approval process. Submittal of
an itemized list explaining how each of the Hearing Examiner conditions have been met will also help
expedite the final plat approval process. '
There ate several people with the Ci~ty~~w~hoi1c;a~~~
Jennifer Henning
Principal Planner
, Development Services Division
cc: Neil Watts
Juliana Sitthidet
Jason Jordan
Kayren Kittrick
Bob MacOnie
slone ridge final plalletler.doc\
,,"
REPORT AND DECISION
OFFICE OF THE BEARING EXAMINER
KING COUNTY, WASIDNGTON
850 Union Bank of California Building
900 Fourth Avenue
Seattle, Washington 98164
Telephone (206) 296-4660
Facsimile (206) 296-1654
June 6, 2003
SUBJECT: Department of Development and Environmental Services File No. LOOP0024
Proposed Ordinance No. 2003-0168
ASTER PARK
Preliminary Plat Application
Location: On the Southwest Quadrant Of the Intersection of 1481h Avenue
Southeast and Southeast Renton-Issaquah Road
Applicant: U.S. Land Development Associates
represented by Mike Romano
Centurion Development Services
22617 -81h Drive Southeast
Bothell, W A 98021
Telephone: (425) 486-2563
King County: Department of Development and Environmental Services
represented by Lanny Henoch
900 Oakesdale Avenue Southwest
Renton, Washington 98055-1219
Telephone: (206) 205-1453
Facsimile: (206) 205-1440
SUMMARY OF DECTSIONIRECOMMENDATION:
Department's Preliminary Recommendation:
Department's Final Recommendation:
Examiner's Decision:
Approve, subject to conditions
Approve subject to revised conditions
Approved, subject to conditions
EXAMINER PROCEEDINGS:
I-Iearing Opened:
Hearing Closed:
May 29, 2003
May 29, 2003
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 ofthe 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 SI and September 30th• TIlis 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 the plat of Aster
Park. In this event, intersection improvement design must be approved by WSDOT prior
to King County approval of the engineering plans for Aster Park.
Tfthe above-noted intersection improvements have already been made by others prior to
the recording of Aster Park, or a financial guarantee has been posted by others which
assures the installation of these improvements, then the Applicant for Aster Park 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 Aster Park.
TIle pro-rata share dollar amount to be paid shaH be set by WSDOT, and documentation
shall be provided by the Aster Park Applicant to the King County Land Use Services
Division to show this payment has been made, prior to final plat recording. The pro-rata
share dollar amount to be paid shaH be based on the foHowing:
• The final Aster Park lot count.
• The trip distribution for Aster Park described on pages 11 and 12 of the
Traffic Impact Analysis for Aster Park, dated November 1, 2000 and
prepared by Garry Stmthers Associates, Inc.
• TIle total trips contributed to the intersection of SR 90011481h Ave. by the
plats of Aster Park (LOOP0024), Stone Ridge (L99P3008), East Renton
(L02P0005), Shamrock (L02POOI4), 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 900/1481h
Ave. intersection, or the SR 900/1641h 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 wi11 be
installed within two years of the date of recording of the plat of Aster Park.
[Comprehensive Plan Policy T-303 and King County Code 2IA.28.060A]
24. 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 9001l481h 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. (Note that per the
Applicant's engineer, stopping sight distance is currently available on this leg of the
intersection.) In addition, the Applicant shaH 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 ofthe intersection. [Comprehensive Plan Policy T-303 and King County
Code 21A.28.060A)
o
.. j
, I
DE.rARTMENT OF DEVELOPM,ENT AND ENVIRONMENTAL SERVlCES
LAND USE SERVICES DIVISION
lONG COUNTV, ,,, ASHING'rON
PRELIMINARY REPORT TO TH,E HEARING EXAMINER
FEBRUARY .16,2001 -rUDLIC HEARING AT 9:30 A.M.
DIlES HeAring Room
900 Ol1l(c~dntc A "(,.lInc Southwest
nClifon, 'VA 9R055-1219
I'holle: (206) 296-6640
PROPOSED PLAT OF STONE RIDGE FILE NO. L99P3008
, Proposed Ordinance No. 2000-0621
A. SUMMARy OF PROPOSED ACTION:
This is a request for n subdivision of 12.75 Rcres into 49 lots ror the developnient of detached, single-
family residences. The l1roposed 101 sizes rnngc from 3.8R6 1.0 7,399 square feel. The proposed
densily is J.88 dwelling IInils per flcrc, nccortiing 10 thc King COllnty Codc proccdlll'cs ror
determining density. See AIIRchlllcnl I ror a copy of Ihe proposed "Inlmnp.
13. GENERAL INFORMATIQN:
Owner/Developer:
Engineer:
SlIrveyor:
STR:
Location:
Zoning:
Acreage:
Number of Lots:
Density:
Lot Size:
SR·! IrLA T.l'MT 9/20/95
KBS Ill, LLC
Attn: Kolin B. Taylor
12505 Bel-Red Rd., 11212
Bellevue. W A 9R005
Phone: 206-r,2J-7000
Dan Balmelli, P.E.
BP Land Jnvestmenls, LLC
r. O. Box 8205
Kent, W A 9ROJ 2
Phone: 253-852-7527
Centre Pointe Surveying, Inc.
33639 -9'h Ave. S.
Federal WRY, WA 98003
Phone: 253-66\-\90 \
NE '!.. or Ihe Sf! 'I. of Sec. 3, Towl1l~hip 23, RRnge 5.
Lying on I.he westside of 148th Ave. SE, approximately between \48'"
Ave. SE And ilWACO Ave. NO, Rnd approximately between NE \ 6th 81.
nnd NE 18th Comt if hoth streels were extended.
R-4
12.75
49
3.88 dwelling OIlits per acre
Ranges from 3,886 10 7,399 sqUAre feel
- 1 -
Exhibit No. -....Jt'--Pl;;.t-w-:IP.-~r-~:~.~~;I JifJf:!
King County Hearing Examiner
..
.. '
Proposed Use: Detached single-family residences
City of Renton Sewage Disposal:
Water Supply: Water District'No. 9()
No. 10 Fire District:
School District: Renton School District No. 403
Complete Application (Vesting) Date: September 2, 1999
C. HISTORY/BACKGROUND:
The Suudivision Technicul COlrllnillel.': of King COlillty has cOIIJllcled an on-site examillillion of the
slIhjC:CI property. The Committee has ulso disclissed 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 ot~ler official controls regulating this development.
As a rcsult of preliminary discussions, the applicant presented the Technical Committee with a
revised plat on October 9, 2000. The primary modifications to the original proposal include the
following:
• Reduction of the proposed number of lots 1]-0111 51 to 49.
• Provision of a tract along the north central portion of thc site (Tract K) which will
serve as an open space burttr to u red-tail hawk nest adjucent to the subject property,
unless lise of this nest is discontinued fur u five year period.
• Delineation of riparian wetlands along the stremn crossing the central portion of the
property, and provision of II wetland buff~r with an average width of 50 feet tl'om
these wetlands.
• Provision of an off-sitt! eusement for a temporary turnaround ilt the northern terminus
of Rand B.
• Provision of two road stubs 10 two pmcels lying south of the eastern portion of the
site ..
• Relocation of the proposed recreation tract from the eastern margin of the subject
property to tht: western pOri ion of the site (Tract J).
• Provision of L~vel 3 now control, as ~escribed in the King County Surface Water
Design Manual, for the release of stormwater from the stormwater pond proposed for
. the subject plat.
D. TIIRESDOI.D DETERMINATION OF ENVIRONMENTAL SIGNrFlCANCE:
PmSII<lnt to the Stilte Environment,,1 Policy Act (SEPA), RCW 43.21 C, the responsible official of the
Department of Development ilnd Environmental Services (DOES) issued a mitigated threshold
determinalion of non-significanc~ (MDNS) for the proposed development on November 3, 2000.
This determination was bused on the review of the environmental checklist and other pertinent
(Iocuments, resulting in the conclusion that the proposal would not cause probable significant
adverse impacts on the environment, provided the following measures are complied with:
1. Eastbound .and westuound len tum lanes sllilll he constructed l.)y the applicant on SR 900, at
the SR 900/14811, Ave. SE intersection. The design. for the intersection shall be approved by
the Washington State Department of Transportation (WSDOT). At a minimum, the existing
entering sight distance for the n~rth and sOllth legs of the intersection must be maintained.
2. The east leg of the SR 900/14811• Ave. intersection shall be moditied, as necessary, so that the
stopping sight distance requirements of WSDOT are met on the east leg of tlIe intersection.
(Note that pel' the applicant's engineer, this can be achieved by the clearing of vegetation
along SR 900.) In addition, the applicant shall clear vegetation· within the right-of-way along
SR 900, east of 148111 Ave., to maximize the entering sight distance for the north and south .
legs of the intersection.
3., I\lree containing a red-tailed hawk nest is located on a parcel adjoining the north boundary
of the site. Tract K in the subject plat, as depicted on the preliminary plat map received ,. \.
SR·IIPlA T.fMT 9/20/9S - 2 -
,
4.
10/9/00 (Sheet 1 of 3), lies south of this nest tree. This tract shall be labeled as a native
growth open space tract on the final plat and engineering plans. This tract shall remain as
undeveloped open space unless it is documented by the property owner, to the satisfaction of
King County, that the nest is no longer used by red-tailed hawks, i.e., abandoned for at least
five years. If it is demonstrated that the nest has been abandoned, the tract may be developed
through the approval of a future plat application, short plat application, or plat alteration
application, however, under the base density ofR-4 zoning, a maximum of two lots are
permitted in the tract. A note implementing the preceding provisions shall appear on the
final plat.
Except as provided below, outdoor construction activities on the s~bject property on any area
lying within a radius of 650 feet from the nest shall be prohibited from February 1 through
July 31. For a specific development permit, this seasonal limitation may be waived by King
County if it can be shown to the satisfaction of the COW1ty that the nest is not being used by
hawks. Any waiver will last for one nesting season, and must be renewed for subsequent
nesting seasons. For any season in which nesting activity occurs, the July 31 seasonal
limitation termination date may be adjusted by the County, based on a detem1ination that the
hatchlings have already fledged and the period of disturbance risk has passed. Any waiver or
shortening of the seasonal limitation shall conform with Condition 5 below. A note
implementing the preceding requirements sha11 appear on the final plat and engineering
plans.
5. For any nesting season in which the applicant proposes a waiver or shortening of the seasonal
limitation as provided in Condition 4 above, a plan fommlated by a qualified wildlife
biologist shall be submitted to DDES no later than February 1, describing protocols for
monitoring the nest for hawk use, and if nest usage is taking place, for identification whether
eggs have been laid and hatched and when fledging has occurred. Any proposed shortening
or waiver of the seasonal limitation shall be based on the monitoring data, and is subject to
the approval ofDDES. A note implementing the preceding requirements shall appear on the
final plat and engineering plans.
6. A six-foot-high cedar fence shall be constructed on the south boundary of Tract K, adjacent
to Lots 26 -34 and Tracts Hand N. The purpose of this fence is to limit access to Tract K by
the adjoining residents, and to lessen impacts on nesting red-tailed hawks.
E. SEP A APPEAL:
An appeal of the SEP A determination described above was filed by Michael and Claudia Donnelly
on November 27, 2000. As a result of the filing of this appeal, a pre-hearing conference was
conducted by the Hearing Examiner, and on December 19,2000, the Examiner issued a Pre-Hearing
Order which identified the following appeal issues:
• Impacts related to flooding of the Hobbs, Keech, and Donnelly properties.
• Impacts related to erosion and sedimentation, to the water quality of Greenes stream
and May Creek, and to salmonid species.
• Impacts related to traffic safety at the intersection of 1481h Ave. SE/SR 900.
In addition to the above issues, a procedural issue was also raised by the appellants. They question
whether adequate legal notice was given for the SEP A detennination issued by DDES for this
project. . .
F. SCOPE AND STANDARD OF REVIEW OF SEPA APPEAL:
When a threshold determination is appealed, the Hearing Examiner's review has two parts: an
inquiry into the adequacy of the information used to make the detem1ination anp an evaluation of the
determination itself. Although under WAC 197-11-335, the standard for the adequacy of the
information used is set at that which is "reasonably sufficient-to evaluate the environmental impact
of a proposal," any inadequacy may be remedied under the authority ofKCC 20.24.080, which
allows the Hearing Examiner to examine all available information.
SR·I/PLA T.PMT 9120/95 - 3 -
,
The evaluation of the decision itself is controlled by RCW 43.21C.090, which decrees that the
decision of the governmental agency on the significance (OS) or non-significance (DNS) of a
proposal shall be accorded substantial weight. This standard places on those contesting the agency
decision the burden of showing that that decision was not supported by the evidence on which it was
based. WAC 197-11-330 lists factors that may be considered as part of a decision on the
significance of a proposal's impacts. Generally, a DS is made only when, based on the information
before it, the agency concludes there are probable significant adverse impacts associated with a
proposal, these impacts will not be mitigated by existirig regulations, and there are no additional
conditions known to the agency at the time of the determination which would mitigate the impacts.
When an agency's decision imposes environmental mitigation conditions (MONS), a further level of
inquiry may be made into the adequacy of the conditions. For the conditions to be considered
adequate, they must mitigate significant adverse impacts of the proposal that have been specifically
identified, they must be based on policies identified by KCC 20.44.080 as sources of substantive
SEPA authority, and they must be reasonable and capable of being accomplished. Under KCC
20.24.080, the Hearing Examiner may impose additional conditions, modifications or restrictions as
appear to be necessary to make the application compatible with the environment, or in conformance
with existing laws, plans, policies, etc. Under WAC 197-11-660, the policies used as substantive
SEP A authority for an MDN8 must have been in effect when the threshold determination was issued.
G. AGENCIES CONTACTED:
1. King County Department of Parks and Recreation: No response.
. .
2. King County Fire Protection Engineer: See Attachment 2.
3; King County Department of Natural Resources: No response.
4. Seattle-King County Health Department: See Attachment 3.
5. Renton School District #403: No response.
6. Issaquah School District #411: No response.
7. Kent School District #415: No response.
8. Water District #90: See Attachments 4,5 and 6.
9. Water District #107: No response.
10. Water District #111: No response.
11. Washington State Department of Ecology: No response.
12. Washington State Department of Fisheries and Wildlife: See Attachment 7.
13. Washington State Department of Natural Resources: No response.
14. Washington State Department of Transportation: See Attachments 8, 9 and 10.
15. King County/METRO Environmental Planning: No response.
16. Fairwood Library: No response.
17.' Highlands Library: No response.
18. Kent Regiorial Library: No response.
SR·1/PLAT.FMT 9/20/95 - 4 -
,
19. King County Library System: No response.
20. Renton Library: No response.
21. City of Newcastle: No response.
22. City of Renton: See Attachments 11 -13.
23. City of Kent: No response.
24.. Fire Protection District No. 25: No response.
25.. Fire Protection District No. 40: No response.
26.. Fire Protection District No. 10: No' response.
27. Cedar River Water and Sewer District: No response.
28. Soos Creek Water and Sewer District: No response.
29. Muckleshoot Indian Tribe: No response.
30. Puyallup Tribe: No response.
31. Snoqualmie Tribe: No response .
.32. Tulalip Tribe: No response.
33. Suquamish Tribe: No response.
H. NATURAL ENVIRONMENT:
1. Topography: A stream channel'bisects the site, running in a north/south direction through
approximately the middle of the property ~ The terrain on the western half of the site declines
in elevation to the east, towards the stream channel. This half of the site consists mainly of
moderate slopes, and some gentle slopes. The terrain on the eastern half of the property
declines in elevation to the northwest and north, and consists of gentle slopes.
2. Soils: One surface soil, AgC, is shown for the site in the King County Soil Survey. The
characteristics of this soil unit can be described as follows.
AgQ -Alderwood gravely, sandy loam; 6-15% slopes. Runoff is slow to medium and the
hazard of eros ion 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 penneability in the substratum.
The subject property and proposed plat have been evaluated by Mr. Larry West, a senior
geologist on the staff of the Land :Use Services Division. Mr. West has concluded the central
portion of the site is an "erosion hazard area," as defined in KCC 21A.06.415.
3. Hydrography: The subject property lies within the May Creek sub-basin of the Cedar River
drainage basin.
A wetland/stream assessment of the site, dated July 27, 1999, was prepared by the applicant's
consultant, EA Engineering, Science, and Teclmology (hereafter referred to as EA). The EA
report concluded there was one wetland located on the subject property (Wetland B), another
wetland lying adjacent to the site (Wetland A), and two streams crossing the property.
SR;I/PLA T,FMT 9/20/95 - 5 -
'.
Wetland B is centrally located along the southern margin of the site (see Attachment 1). The
EA report contained the following remarks concerning Wetland B:
The on-site portion of Wetland B covers about 1,910 sf, with an undetermined amount
of the wetland extending off-site to the south. This wetland appears to have formed
when the flow of subsurface water was impeded following the construction of a gravel
road immediately to the north [of the wetland]. The wetland is classified as a
palustrine emergent wetland and meets the definition of a Class 3 wetland. [po 2]
Wetland A, as shown in the EA study, lies approximately 25 feet east of the north central
portion of the site, at the confluence of the two streams which cross the property. The EA
study described Wetland A as follows:
Wetland A is located adjacent to the subject property and covers about 3,366 square
feet... This wetland appears to have formed in a shallow depression where th~ two
streams mentioned above converge. The wetland is classified as a palustrine scrub-
shrub wetland and meets the definition of a Class 3 wetland. [po 2]
As noted previously, one of the two streams crossing the site is located approximately in the
middle of the property, and flows in a northerly direction across the site. This stream,
referred to as Greenes Stream, has intennittent flow where it crosses the subject property, and
thus EA classified it as a Class 3 stream under King County's classification system.
The other stream on the property crosses the northeast comer of the site, in the vicinity of
148 th Ave. SE. The EA study indicated this stream, which is unnamed, has perrenial flow
and is believed to be fed by an off-site spring. EA indicated this stream is a Class 2 stream,
and " ... the on-site portion ... could not support fish." [pp. 7 -8] This unnamed stream is a
tributary of Greenes stream.
Ms. Laura Casey, a wetlands specialist and a senior ecologist on the Land Use Services
Division (LUSD) staff, has reviewed the above-noted study and visited the site. She concurs
with EA's delineation and classification of Wetland B. With regard to Wetland A, Ms. Casey
has concluded this wetland extends further south beyond the wetland boundary mapped by
EA, and this wetland is a Class 2 forested riparian wetland along Greenes Stream, not a Class
3 wetland as indicated by EA. The applicant has accepted Ms. Casey's delineation and Class
2 designation for Wetland B, as indicated by the applicant's current plat map.
Dr. Stephen Conroy, a streams/fish specialist and senior ecologist on the LUSD staff, has
also visited the site. He concurs with the classifications identified by EA for the streams
crossing the property.
With regard to the channelof Greenes Stream downstream from the proposed plat and in the
vicinity of appellant Donnelly's property, modifications to the channel capacity and
alignment were made in the past. More than a decade ago, approximately 450 to 650 feet
downstream from the subject property, Greenes Stream was rerouted from its original
drainage course. This is evidenced by an abandoned 30-inch culvert that runs north/south
through the western portion of the Hobbs and Donnelly properties (Tax Lots 177640-0010,
032305-9192, and 177640-0020). Upon reaching the southern boundary of the Donnelly
parcel, the stream was diverted from its natural straight course across these parcels, and sent
to the west along the southern boundary of the Donnelly parcel, and thep to the north along
, the western boundaries of the Donnelly and Hobbs parcels. Thus, two 90-degree bends were
placed in the new channel alignment, to allow the stream bed to follow the exterior
boundaries of the Donnelly and Hobbs properties. At approximately the northwest comer of
the Hobbs property, a 24-inch culvert was placed underneath the driveway serving the Keech
residence (Tax Lot 032305-9159), and then two additional90-degree bends were placed in
the new channel alignment, north of the Ke~ch driveway, to 90nnect back to the original
stream course.
SR-IIPLAT.FMT 9/20/95 - 6 -
..
During significant storm events, the altered course of the stream bed and the reduced capacity
of the 24-inch culvert collaborate to cause backups along the stream bed, which have resulted
in the filing of drainage complaints with the King County Department of Natural Resources
(including #90-0819 and #95-0420). Mitigation for this problem location is being proposed
by the applicant for the subject plat, through the provision of a more restrictive release rate
from the stonnwater pond in the plat.
In addition to the above-described realignment, Greenes Stream was also realigned
immediately south of the Donnelly property, on the Wolf property (Tax Lot 0323059047).
We believe this occurred in 1997, and was apparently done to lessen impacts at the south
boundary of the Donnelly property, where the first 90-degree bend noted above was placed.
Near the north margin of the Wolf property, a new channel was dug for Greenes Stream to
bypass flows past the first 90-degree bend, and over to the created channel along the west
boundary of the DonneJly and Hobbs properties. At present, the majority of flows in Greenes
Stream under non-storm conditions appear to follow the re-aligned channel on the Wolf
property, though a portion of the flows still follow the path described above, i.e., along the
south boundary of the DOlmelly property.
4. Vegetation: The vegetation habitats on the subject property are varied. Approximately the
eastern third ofthe site consists mainly of grass lawn around the residences on the subject
property, and also contains scattered trees. The central portion of the site and the southwest
margin of the property are densely wooded with a mixed deciduous forest, that contains some
scattered conifers. The remainder of the western portion of the site was logged in the past
and contains scattered coniferous trees, a dense stand of young alder trees approximately 15 -
20 feet in height, and a thick understory of native shnlbs and blackberry. vines.
5. Wildlife: A wildlife habitat assessment of the site was prepared by the applicant's
consultant, EA Engineering, Science and Technology. The wildlife report is dated July 27,
1999, and contained the following remarks:
We identified 15 species of birds and 3 species of mammals on the subject property
(Table 2). None of the 18 identified wildlife species are listed as priority species.
It is possible that up to 88 different species of wildlife could utilize the subject
property. These 88 species include 5 amphibians, 4 reptiles. 49 birds. 1 marsupial.
and 29 mammals (Table 3). Of these 88 species. 4 are listed as priority species. The
red-legged frog ... is a listed federal species of concern. The pileated woodpecker ...
and purple martin ... ' are state-listed candidate species. King County lists the western
big-eared bat ... as a priority species of local importance. During our site
reconnaissance we did not observe the pileated woodpecker. purple martin. or any
sign of both. We also did not observe the red-legged frog or western big-eared bat.
The r~d-legged frog prefers habitat with an open water component. Habitat with
open water is not present on or adjacent to the subject property. The western big-
eared bat prefers roosting in caves, mine tunnels. and buildings. It ispossible that
the buildings currently located on the subject property could provide roosting habitat
for these bats. [I'. 2J
Because it is difflCI-ilt to identify all of the wildlife species that could be present on the
. subject property given the limitations of the work. the following is an attempt to
ident(fy the pot(mtial for the site to support Wildlife. Table 3 is a list of Wildlife
species that could be present on or adjacent to the subject property. Be advised that
this is a comprehensive list and that it is unlikely that all of these species lvould be
present given the relatively small size of the site. [I'. 7J
With regard to the presenc~ of salmonid fish species in either of the two streams which cross
the site, Dr. Conroy, the streams/fish specialist on the LUSD staff, has concluded it is very
unlikely they are present in either of these features. He has noted there is a break between
May Creek, which is located approximately ~ mile downstream from the site, and Greenes
Stream. Thus, under nonnal flow conditions, surface flows in Greenes Stream do not enter
SR·IIPLAT.FMT 9/20/95 - 7 -
May Creek; rather these flows infiltrate subsurface and there is no discernible channel for
Greenes Stream in the vicinity of May Creek. In storm events, the floodplains of these two
streams may overlap and surface flows from Green~s Stream may enter May Creek in a
flooding situation. However, examination of the FEMA 100 year floodplain maps and aerial
photographs of the area suggest that the overlap of these floodplains is likely an infrequent
event.
'.
Salmonids present in May Creek would be discouraged from migrating to the project site in a
flooding event, because of the steeper gradient of Greenes Stream. If salmonids from May
Creek did enter Greenes Stream, they could not complete their life cycle in the main stem of
Greenes, since the main stem is a seasonal stream. The unnamed Greenes tributary which
crosses the northeast corner of the subject property is also not expected to be able to support
salmonids, which might enter it in a storm event. While this tributary has perennial flows,
such flows do not appear to be sufficient over the course of the year to sustain salmonid
speCIes.
6. Mapped Sensitive Areas: The Sensitive Areas Map Folio shows Greenes Stream crossing the
subject property, and shows it as "unclassified!' The Folio does not show any other mapped
sensitive areas or wetlands on the site.
I. NEIGHBORHOOD CHARACTERISTICS:
The subject property lies in an area east of the City of Renton, whose corporate limits adjoin the west
boundary of the site. .
To the north of the subject property are a combination of larger parcels ranging in size from
approximately 1.6 to 7.1 acres, and smaller parcels ranging from roughly 10,400 to 19,200 square
feet (0.24 -0.44 acres). Single-family residences are developed on the smaller parcels, as wet 1 as a
few of the larger parcels. Further to the north is the more recently developed single-family plat of
Stonegate (53 lots, S90P0068), and the older plat of May Valley Co-op Cominunity (23 lots).
East of the subject property, across 148lh Ave. SE, are parcels ranging in size from roughly 9,000 to
45,000 square feet. These parcels are developed with single-family residences. (The area on the east
side of 148th Ave. in the vicinity of the site is designated "rural" by the King County Comprehensive
Plan.)
South of the subject property, there are parcels which range in size from approximately 7,500 square
feet to four acres. Some of these parcels are developed with single-family residences, however the
majority are undeveloped.
Adjoining the west boundary of the site is a developed single-family neighborhood within the City of
Renton.
The subject property itselfis developed with three single-family residences and a few outbuildings.
1. SUBDIVISION DESIGN FEATURES:
1. Lot Pattern and Density: The zoning of the subject property is R-4. The proposed
subdivision appears to meet the base density, minimum density, minimum lot width, and
minimum lot area requirements of the R-4 zone. ,'. , ..
2. Internal Circulation: Approximately the initjal 500 feet of Road A in the subject plat (up to
Road C) will function as a neighborhood collector. The remainder of the streets in the plat
will function as local access streets.
Public road stubs have been provided in the subject plat to Tax Parcel 0323059014 adjoining
the north boundary of the site, and to Tax Parcels 0323059070 and 0323059120 along the
south boundary·ofthe property. A private road stub (Tract I) is also proposed to serve Tax
SR·l/PLAT.FMT 9/20/95 - 8 -
Lots 0323059269 and 0323059270 adjacent to the southwest boundary ofthe property, as
well as Lot 25 in the proposed plat.
3. Roadway Section: It is expected that the roads within and adjacent to the subject plat will be
improved to the urban standard (curbs, gutters and sidewalks).
4. Other Design Features:
a. Drainage Adjustment LOOV0062: The eastern end of the site is situated in a separate
drainage catchment from the remainder of the property. This eastern catchment area
conveys stonnwater runoff into the tributary of Greenes Stream, while the majority
and remainder of the property conveys stonnwater runoff into Greenes Stream. The
applicant sought approval for a diversion to convey collected stonnwater runoff from
the eastern catchment area into the western catchment area, as part of the
development of the subject plat. This diversion was approved under Drainage
Adjustment LOOV0062.
b. Boundary Line Adjustment LOOL0089: The subject property consists of two existing
parcels (Tax Lots 0323059033 and 032305903'4), and portions ofthree other parcels
(Tax Lots 0323059035, 0323059046, and 0323059269). Boundary Line Adjustment
Application LOOL0089 was filed by the applicant in order to secure approval for the
necessary boundary line changes, so that the plat exterior boundary would no longer
consist of portions of existing parcels. This boundary line adjustment application is
currently under review by LUSD and is expected to be approved in the future.
K. TRANSPORTATION PLANS:
I. Transportation Plans: The King County Transportation Plan indicates that 1481h Ave. SE is
designated a collector arterial. As noted previously, 148th Ave. adjoins the east boundary of
the site. Approximately 250 feet south ofthe subject property, 148th Ave. intersects Renton-
Issaquah Rd. (State Route 900), which is designated a principal arterial.
The King County Regional Trails Plan does not show any proposed trails on or adjacent to
the site.
The King County Nonmotorized Transportation Plan identifies the subject property and
vicinity as an "equestrian community," and indicates that 148th Ave. should be considered a
"shared roadway" bicycle facility.
2. Subdivision Access: Access to the proposed plat will be provided by 148th Ave. SE. In the
vicinity of the site, this road is developed with a 21-foot-wide, asphalt driving surface.
Along the east side of the roadway, a three to four foot wide grass shoulder exists, which also
contains a minor amount of gravel. An open-ditch for drainage control abuts the shoulder on
the east side of the roadway. Along the west side of the roadway, a gravel shoulder exists
which is generally three to six feet in width. An open-ditch adjoins the western shoulder
along portions of the roadway.
3. Traffic Generation: It is expected that approximately 490 v~hicle trips per day will b~ ,
generated with the full development of the proposed subdivision. This calculation includes
service vehicles (Le., mail delivery, garbage pick-Up, school bus) which 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 KCC
14.70, Transportation Concurrency Management; KCC 14.80, Intersection Standards; and
KCC 14.75, Mitigation Payment System.
a. KCC 14.70 -Transportation Concurrency Management: The Transportation
Certificate of Concurrency dated April 9, 1999, indicates that transportation
improvements or strategies will be in place at the time of development, or that a
SR·I/PLAT.PMT 9/20/95 -9 -
II
financial commitment is in place to complete the improvements or strategies within
six years, per RCW 36.70A070(6).
b. KCC 14.80 -Intersection Standards: A traffic study was prepared by the applicant's
consultant, TheTranspo Group, which is dated July 23, 1999. Two addenda to this
traffic study were also prepared by Transpo, which are both dated August 30, 2000.
The above-noted studies were reviewed by Ms. Aileen McManus, a senior traffic
engineer in the King County Department of Transportation (KCDOT). The proposed
plat was also evaluated for compliance with the King County Intersection Standards
(KCC 14.80), and was reviewed by the Washington State Department of
Transportation (WSDOT). Based on the above analyses, it was determined the
subject plat will have a significant adverse impact at the intersection of State Route
900/148th Ave. SE, with respect to both traffic safety and the level-of-service (LOS).
See the "Analysis" section below (Section P) for further discussion of this matter.
c. King County Code 14.75 -Mitigation Payment System: KCC 14.75 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 a site is located. .
The subject property is in Zone 442 per the MPS/Quartersection list. The current fee
for Zone 442 is $2,913.00.
MPS fees may be paid at the time of final plat recording, or deferred until building
permits are issued for the lots in a plat. The amount of the fee owed for the lots will
be determined by the applicable fee ordinance at the time the fee is collected.
L. . PUBLIC SERVICES:
1. Schools: This proposal has been reviewed under RCW 58.17.110 and KCC 21A28.140
(School Concurrency).
a. School FaCilities: The subject subdivision will be served by Apollo Elementary,
Maywood Middle School, and Liberty Senior High School, all located within the .
Issaquah School District. [January 30, 2001 phone conversation with Penny Bohn,
Transportation Specialist, Issaquah School District]
b. School Capacity: Pursuant to the requirements ofKCC 21A28, the Issaquah School
Board has adopted capacity figures, which are the basis for de~ermining the District's
ability to accommodate additional students. The figures indicate the District has
adequate capacity tb accommodate the students generated by this proposal.
c. School Impact Fees: Ordinance 14009 currently requires that an impact fee of
$4,658.00 per lot be imposed to fund school system improvements to serve new
development within this district. Payment of 50% of the school impact fee in effect
when this plat is ready to receive final approval will b~ required as a condition of
recording of the plat, pursuant to the provisions of KCC 21 A.43 .050.
d. School Access: The District has indicated.that future students from this subdivision
will be bussed to the above-noted schools. [ibid]
2. Parks and Recreation Space: The nearest County park site to the subject property is May
Valley Park, however this park site is currently undeveloped. It is located southeast of the
intersection of SR 900/148 th Ave. SE, and approximately 1/8 of a mile from the proposed
plat. The nearest developed County park to the subject property is Coalfield Park, located on
164 th Ave. SE,. approximately two miles from the proposed plat.
.. ,
SR·I/PLAT.FMT 9/20/95 -10 -
KCC 21 A.14 requires subdivisions in the DR and R zone classifications to either provide on-
site recreation space, or if pennitted by the County, to pay a fee in lieu of on-site space to the
Parks Division for the establishment and maintenance of neighborhood parks. The applicant
is proposing to provide 14,485 square feet of on-site recreation space. See the "Analysis"
section below for further discussion of this matter.
3. Fire Protection: The Certificate of Water Availability from King County Water District No.
90 (Attachment 6) indicates that water can be made available to the site in sufficient quantity
to satisfy the King County Fire Flow Standards.
Prior to final recording of the plat, the water service facilities needed to serve the subdivision
must be reviewed and approved per the Fire Flow Standards.
M. UTILITIES:
1. 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 June 9, 2000, indicates the City's capability to serve the proposed development
(Attachment 12). The Health Department has recommended preliminary approval of the
proposed method of sewage disposal (Attachment 3).
2. Water Supply: The applicant proposes to serve the subject subdivision with a public water
supply and distribution system managed by Water District No. 90. A Certificate of Water
Availability, dated June 21, 2000, indicates the District's capability to serve the proposed
development (Attachment 6). The Health Department has recommended preliminary
approval of the proposed method of water supply.
N. COMPREHENSIVE PLAN:
This proposal is governed by the 1994 King County Comprehensive Plan, which designates the
subject property and environs "Urban Residential 4 -12 du/ac." The proposed subdivision is not in
conflict with the policies ofthe Comprehensive Plan.
O. STATUTES/CODES:
The following state statutes and County codes are relevant to the proposed subdivision:
KCC 21A.14.180 On-site recreation -Space required. A. Residential developments if
more than four units in the UR and R zones, stand-alone townhouse developments in the NB
zone on property designated Commercial Outside of Center in the urban area if more than four
units and mixed use developments if more than four units, shall provide recreation space for
leisure, play and sport activities as follows:
1. Residential subdivision and townhouses developed at a density of eight units or less per
acre -390 square feet per unitj ...
KCC 21A.14.185 Recreation space -Pees in lieu of. If on-site recreation space is not
provided, the applicant shall pay a fee-in-Iieu of actual recreation space. King County acceptance
of this payment is discretionary, and may be permitted if the proposed on-site recreation space
does not meet the criteria of this chapter, or the recreation space provIded within a county park in
the vicinity will be of greater benefit to the prospective residents of the development .. Pees
. provided in-lieu of on-site recreation space shall.bedetermined annually by the Parks Division on
the basis of the typical market value of the required recreation space land area prior to the
development. Any recreational space provided by the applicant shall be credited toward the
required fees.
KCC 21A.24.220 Erosion hazard areas: Development standards and permitted
alterations. A. Clearing on an erosion hazard area is allowed only from April 1 to September 1, ...
C. All subdivisions, short subdivisions or. binding site plans 011 sites with erosion hazard areas shall
comply with the following additional requirements:
SR·1IPLAT.FMT 9/20/95 -11 -
,
',,'
1. Except as provided in this section, existing vegetation shall be retained on all lots until
building permits are approved for development on individual lots;
2. If any vegetation on the lots is damaged or removed during construction of the
subdivision infrastructure, the applicant shall be required to submit a restoration plan to King
County for review and approval. Following appr~)Val, the applicant shall be required to implement
the plan;
3. Clearing of vegetation on lots may be allowed without a separate clearing and grading
permit if King County determines that:
a. such clearing is a necessary part of a large scale grading plan;
b. it is not feasible to perform such grading on an individual lot basis; and
c. drainage from the graded area will meet water quality standards to be established
by administrative rules. '
D. Where King County determines that erosion from a development site poses a significant risk of
damage to downstream receiving waters, based either on the size of the project, the proximity to
the receiving water or the sensitivity of the receiving water, the applicant shall be required to
provide regular monitoring of surface water discharge from the site. If the project does not meet
water quality standards established by law or administnitive rules, the county may suspend further
development work on the site until such standards are met...
RCW 58.17.110 Approval or disapproval of subdivision and dedication-Factors to be
considered-Conditions for approval-Finding-Release from damages. (1) The city, town,
or county legislative body shall inquire into the public use and interest proposed to be served by
the establishment of the subdivision and dedication. It shall determine: a) If appropriate
provisions are made for, but not limited to, the'public health, safety and general welfare, for open
spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water
supplies, sanitary wastes, parks and recreation, playgrounds, schools and schoolgrounds, and shall
consider all other relevant facts, including sidewalks and other planning features that assure safe
walking conditions for students who only walk to and from school; and (b) whether the public
interest will be served by the subdivision and dedication.
(2) A proposed subdivision and dedication shall not be approved unless the city, town, or
county legislative body makes written findings that: (a) Appropriate provisions are made for the
public health, safety, and general welfare and for such open spaces, drainage ways, streets or roads,
alleys, other public ways, transi~ stops, potable water supplies, sanitary wastes, parks and
recreation, playgrounds, schools and schoolgrounds and all other relevant facts, including
sidewalks and other planning features that assure safe walking conditions for students who only
walk to and from school; and (b) the public use and interest will be served by'the platting of such
subdivision and dedication. If it finds that the proposed subdivision and dedication make such
appropriate provisions and that the public use and interest will be served, then the legislative body
shall approve the proposed subdivision and dedication ...
P. ANALYSIS:
The Subdivision Technical Committee has identified the following issues in the preliminary review
of this proposal.
SEP A Issue -Flooding
Appellant Donnelly has asserted that the subject plat will have a significant adverse impact on their
property, as well as the adjacentparcels owned by Ms. Hobbs and the Keech's, due to increased
flooding which the Donnelly's believe will occur as a result of the development of the subject plat.
We disagree with this assertion.
In response to a discovery request from LUSD, the Donnellys acknowledge that'none of the interior
spaces of any of the buildings on their property, or the Hobbs or Keech properties have flooded in
the past. Further, Mr. Keech indicated in a conversation with LUSD staff that while the driveway to
his' residence was overtopped on one occasion in the past, Mr. Keech stated that it was only "sheet
flow," with approximately Y2 inch of water. This type of flooding is defined as "nuisance" flooding
by the King County Surface Water Design Manual, as distinguished from "severe" flooding when
the interior of habitable structures are flooded, or the sole access to a property becomes impassable.
SR·1/PLAT.FMT 9/20/95 -12 -
Regardless of how 'the flooding of the above-noted properties is defined, it is certainly a legitimate
concern of the Donnellys. However, LUSD has concluded that the development of the subject plat
will not exacerbate the flooding that the appellants and their neighbors have experienced, with the
application of Level 3 flow control to stonnwater releases from the plat. Level 3 flow control is the
most restrictive release rate contained in the Drainage Manual. It is designed to address a severe
'flooding situation. With its application to the proposed Stone Ridge subdivision, LUSD expects
there will not be an increase in either the depth of floodwaters or the frequency of flooding after the
development of the plat, as compared with prior to the development of the plat. Further, LUSD
believes that with the application of appropriate release rates to future development in the Greenes
Stream sub-basin and the May Creek sub-basin, downstream flooding in these basins will not be
significantly affected.
SEP A Issue -Erosion and Sedimentation. Water Quality;' Salmonid Species Protection
With regard to the concern about impacts to salmonids raised by the appellants, as noted above,
LUSD has concluded salmonids do not inhabit Greenes Stream. No connection was found between
the Greenes channel and May Creek, and it does not appear that the floodplains of these two streams
overlap except perhaps on rare occurrences. Therefore, LUSD believes salmonids which are present
in May Creek can not enter Greenes Stream, and further ifin fact they did, because of the lack of
flows in Greenes Stream and its tributary, salmonids could not complete their life cycle in Greenes
Stream or its tributary. Consequently, LUSD has concluded the subject plat will not have an impact
on salmonids in either Oreenes Stream or May Creek.
LUSD believes that with the proper application of temporary erosion and sedimentation controls, as
mandated by the King County Surface Water Design Manual, as well as the seasonal clearing
restrictions for erosion hazard areas which are applicable to the central portion of the site,
development of the subject property will not result in a significant amount of downstream turbidity
in Greenes Stream. However, LUSD has noted that grading work will likely be required to construct
the additional tum lanes required at the intersection ofSR 900/148 th Ave. SE. Since the tributary of
Greenes Stream flows in the roadway ditch on the north side of 148th Ave. at the intersection, given
the proximity of this tributary to the needed intersection improvements, it would be appropriate to
require a seasonal restriction on the intersection improvements. Impacts from the clearing of
vegetation along the east leg of SR 900 at the intersection is not expected though, because no grading
work is expected to accompany the cutting of vegetation which is needed to achieve improved sight
distance.
SEPA Issue -Traffic Safety at the SR 900/148th Ave, SE Intersection
Regarding traffic safety, the current intersection design does not meet the King County entering sight
distance (ESD) standard on both the north and south legs of the intersection, nor the stopping sight
distance (SSD) standard on the east leg of the intersection. The required ESD for this location, under
the County Road Standards, is 685 feet. The currently available ESD from the north leg of the '
intersection is approximately 550 feet, and the available ESD from the south leg is approximately
345 feet. The required SSD is 475 feet, while the currently available SSD on the east leg of the
intersection is 460 feet.
Since SR 900 is a State highway, the standards of the Washington State Department of
Transportation (WSDOT) are also applicable to the SR 900/148 th Ave. intersection, In fact, they are
controIling since the intersection is under the jurisdiction of the State. The WSDOT decision sight
distance requirement.per the Highway Design Manual is 725 feet, and the WSDOT SSD requirement
is 490 feet. ..
Stopping sight distance (along with accident history) is the primary standard used to evaluate the
safety of an intersection. Since the existing intersection design falls short of the WSDOT stopping
sight distance standard of 490 feet, an improvement to the intersection is needed. According to the
applicant. SSD can be met on the east leg of the intersection by the clearing of vegetation on the
south side of the roadway. A SEPA condition has been adopted by LUSD which requires that the
WSDQT SSD standard be met, prior to the recording of the subject plat, In addition, per requests
fromWSDOT (Attachment 10 and February 1,2001 e-mail cOITespondence), the applicant has also
SR·IIPLA T.FMT 9/20/95 ' -13 -
been required to construct eastbound and westbound tum lanes, and will be asked to place a traffic
signal at the intersection (see below). These improvements will also increase the safety of the
intersection.
SEP A Issue -Level of Service at the SR 900/148lh Ave. Intersection
With regard to level-of-service (LOS), Transpo's traffic analysis concluded that the LOS at the
intersection, following the development of the subject plat, will be at LOS "E." This analysis was
based on traffic modeling which utilized' computer software that was the best available software at
the time the analysis was completed. Thus, it was accepted by King County at the time Transpo's
traffic analysis was submitted to the County for review. More recently, subsequent to the
publication of the SEPA detennination for this project, an update of the software was issued. The
application of the updated software yields a conclusion that the intersection of SR 900/148lh Ave. SE
will operate at LOS "F" rather than "E," when the development of the subject plat is expected to be
completed. As a result, additional improvements to the intersection will be needed beYOlld the
clearing of vegetation necessary to achieve stopping sight distance, i~ order to bring the LOS to "E"
or better as mandated by KCC 14.80.
Recent discussions have occurred between WSDOT and KCDOT concerning the nature of the
improvements which should be made to the intersection to achieve an improved level-of-service.
WSDOT has verbally indicated (and in e-mail correspondence) that the installation of a traffic signal
is the appropriate method to address the substandard level-of-service. Thus, this has been
recommended by LUSD/KCDOT, in addition to the construction of eastbound and westbound left
tum lanes and vegetation clearing to l:lchieve stopping sight distance. WSDOT has indicated they
will prepare a fonnallett'er stating their position prior to the February 16,2001 public hearing, and
will be present at the hearing to offer testimony.
Plat Issue -Adequacy of Proposed Recreation Space
Under the requirements of KCC 21 A.14.180 and 21 A.14.185, the applicant is required to provide a
total of 19,110 square feet of recreation space in the plat for the proposed 49 lots (390 square feet per
lot), unless the payment of a fee-in-lieu of recreation space is approved by the County. The applicant
has proposed a total of 14,485 square feet of recreation space (Tract J), which falls 4,625 square feet
short of the 19,110 square feet required. The applicant has indicated in discussions with LUSD staff
they would like approval for the reduced recreation area, in return for providing above-average
recreation improvements in the proposed recreation area. To this end, the applicant ha~ submitted a
conceptual recreation improvement plan to support their proposal. .
While we believe the applicant's approach has been approved by the County in the past on a very
limited basis, on other subdivision applications, and could be considered consistent with the tenns of
KCC 21 A.14.185, we don't think the reduction of recreation space is appropriate in the subject plat
in the applicant's proposal. The amount and nature of the recreation improvements shown on their
conceptual plan are not exceptional. Further, the shape and dimensions of the proposed recreation
tract do not lend it to the development of an above-average recreation area; the east end of the tract is
essentially too narrow to do much with in the way of recreation facilities. Therefore, we have
concluded the applicant should provide the total amount of recreation area required by KCC
21A.14.1S0 (19,110 square feet).
Plat Issue -Road AlNeighborhood Collector Design
King County Road Standards (KCRS) Section 2.03 indicates that access 'to neighb~rh~od collector
streets should be "[r]estricted, Lots front on Local Access street where feasible." in this regard, the
Subdivision Technical Review Committee has evaluated the design for the subject plat, and has
concluded the plat can be redesigned so that the lots proposed along the neighborhood collector
portion of Road A need not take direct individual access from it. As a result, we have recommended
a condition below to require a redesign of this portion of the plat to implement the intent of the Road
Standards. We understand, based on verbal discussions with the applicant, they are amenable to
making this ,change.
SR·I/PLAT.FMT 9/20/95 -14 -
Plat Issue -Tract I Public Road Dedication
The applicant has proposed'a private road in Tract I, which will serve Lot 25 in the subject plat and
two parcels adjacent to the subject property. These adjacent parcels currently have legal access
across the subject property.
While initially the Subdivision Technical Committee found the proposed Tract I private road
acceptable, the Committee, upon further reflection, has determined Tract I should be dedicated as
public right-of-way, rather than left as a private road. The Committee's position is based on a
recognition that there are a total of five existing parcels under separate ownership which, when
further subdivided, would likely utilize Tract I, and the subdivision of these parcels would yield a
total 0 f 28 lots using Tract I. Further, when such subd,ivisions are considered in the future, t~e
County and the City of Renton may very well determine that the Tract I road should be connected to
the adjacent road stub for NE 16th St., now located in the City, to provide for inter-neighborhood
circulation. For these reasons, Tract I should be dedicated as public road right-of-way, so that an
adequate public circulation system can be provided with the development of the subject plat.
The above requirement is consistent with RCW 58.17.110, which mandates that appropriate
provisions be made for the "general welfare" and for "streets,". and further that the County approve
the subject plat only ifit determines that the " ... public use and interest will be served." It should be
noted that with the dedication of Tract I, the possible future development of Tract K will be limited
to one lot, i.e., Tract K will have no subdivision potential under the existing zoning.
Plat Issue -Overlap of Seasonal Clearing Restrictions '
The Subdivision Technical Review Committee wishes to acknowledge that with the overlap of the
seasonal clearing requirements designed to protect red-tailed hawks which have been applied to the
subject plat (no clearing/grading between February 1 -July 31), and the seasonal clearing restriction
contained in KCC 21A.24.220 for erosion hazard areas (clearing only between April 1 -September
I), the amount of time in which clearing work can be done on the moderate slopes qn the central
portion of the site is significantly limited, one month. It is worth noting, however, that this limited
time frame may not apply if, in fact, hawks do not use the nest adjacent to the subject property in a
particular year, or hawk young fledge from the nest before the July 31 st date. It is also worth noting
that the restrictions in KCC 21 A.24.220 only apply to the clearing of the site, not to the grading of
the site. We believe, though, that the applicant can develop the proposed plat and accomplish the
necessary clearing work on the central portion of the site within the one month time period, if that
becomes necessary due to hawk use of the nest on the adj acent parcel. .
Q. CONCLUSIONS:
1. If the appellants seek through the filing oftheir appeal to have the preparation of an
environmental impact statement be required, their appeal should be denied. Alternatively,
the SEPA mitigation conditions adopted for this project in the MONS should be modi fled as
presented below, to address the environmental impacts of the subject plat.
2. The subject subdivision will comply with the goals and objectives of the King County
Comprehensive Plan, the requirements of the Subdivision and Zoning Codes, and other
official land use controls of King County, if the conditions recommended below are
implemented.
R. RECOMMENDATIONS:
With the exception of the modified SEPA conditions which appear below (Conditions 22, 24 and
28), it is recommended that the appeal of the SEPA determination be denied. Further, it is
recommended that the subject subdivision, revised and received October 9, 2000, be granted
preliminary approval subject to the following conditions of final approval:
1. Compliance with all platting provisions of Title 19 of the King County Code.
SR·1IPLAT.FMT 9120/95 -15 -
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 and shall be generally as shown on the face of the approved preliminary
plat, 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.
Any changes to the plat design which are mandated by the conditions which follow shall also
be permitted.
4. The applicant must obtain final approval from the King County Health Department. Existing
septic tanks on the site must be properly abandoned prior to final Health Department
approval.
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.
6. The applicant must obtain the approval of the King County"Fire Protection Engineer, to
demonstrate compliance with the fire hydrant, water main, and fire flow standards of Chapter
17.08 of the King County Code.
7. Final plat approval shall require full compliance with the drainage provisions set forth in
King County Code 9.04. Compliance may result in reducing the number and/or location 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 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 (KCSWDM). 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 Department of Transportation. This plan shall be submitted with the
application of any building pennit. 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 the plans on file."
d. Core Requirement No.1: Discharge at the Natural Location.
The applicant has received approval for a requested diversion of surface water flows.
within the project, under Drainage Adjustment LOOV0062. The conditions of
approval of this drainage adjustment shall be satisfied during the design and review of
the project engineering plans.
e. Core Requirement No.3: Runoff Control.
SR·IIPLAT.FMT 9/20/95
To mitigate for downstream capacity issues, the applicant shall provide Level Three .
flow control, as outlined in the KCSWDM. The size of the proposed drainage'tra~t
-16 -
may have to increase to accommodate the required detention storage volumes and
water quality facilities. The stormwater facility shall be located in a separate tract and
dedicated to King County, unless portions of the drainage tract are used for required
recreation space in accordance with KCC 2IA.14.ISO.
As specified in Section 5. 1.1 of the KCSWDM, roof drain storm water shall be
infiltrated or dispersed within the lot area if the soil conditions are favorable.
Infiltration of storm water for both lot areas and roadway improvements is
recommended if determined to be feasible. A geotechnical report shall be provided to
evaluate soil conditions, seasonal depth to groundwater, and other design
requirements as outlined in the KCSWDM.
f. Core Requirement No.4: Conveyance Systems.
As part of the applicant's submittal for engineering plan review, upstream flows shall
be analyzed to determine whether there is adequate conveyance capacity in the
existing 18-inch CMP that crosses northwest under 148th Avenue SE into Tract C in
the eastern portion of the site.
g. Core Requirement No.8: Water Quality.
The project is required to meet the Basic water quality requirements of the 1998
KCSWDM.
h. Special Requirement No.2: Floodplain Delineation.
Because a wetland and two streams are located on the property, a floodplain anal~sis
shall be performed. The 100-year floodplain boundaries shall be shown on the final
engineering plans and recorded plat.
8. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS)
including the following requirements: .
a. . Road A shall be improved as an urban neighborhood collector between 1481h Ave. SE
and Road C, and as an urban subcollector west of Road C. The design of the subject
plat shall be modified so that the lots in the plat will not take individual direct access
from the neighborhood collector portion of Road A. This modification to the design
may result in the relocation of the proposed alignment of Road A.
b. Roads C and D, at a minimum, shall be designed to the urban, subaccess street
standard.
c. Tract I shall be dedicated as public road right-of-way and improved to the urban,
~ubaccess street standard.
d. One-Hundred-Forty-EighthAvenue Southeast along the frontage of the site shall be
improved to the urban collector arterial standard, including provision for a bicycle
Jane.
e. Tracts M shall be improved as a private joint use driveway, arid shall serve a
maximum of two lots. Lots 40 and 41 shall have undivided ownership of the tract and
be responsible for its maintenance. A note indicating the ownership of the tract and
the parties which are responsible for its maintenance shall appear on the final plat and
engineering plans. As specified in KCRS 3.0IC, improvements to the tract shall
include an l8-foot-wide paved surface and a minimum tract width of 20 feet.
Drainage control shall include a curb or thickened edge on one side of the roadway.
f. Tracts D, F, and L shall be designed and improved as private acc'ess tracts, and shall
each serve no more than six lots. The Jots served by each tract shall have undivided
SR·l/PLA T.FMT 9/20/95 -17 -
ownership of the tract, and be responsible for its maintenance. A note indicating the
ownership of each tract and the parties responsible for each tract's maintenance shall
appear on the final plat and engineering plans. Improvements shall conform to KCRS
2.03 for urban: minor access roads; which includes a 22-foot~wide paved driving
surface. The centerlines of Tracts D and F shall be aligned with the centerlines of
Roads D and C, respectively. The minimum tract width shall be 26 feet with a
maximum length of 150 feet.
g. The width of Tract N may be reduced to 20 feet. No improvements to this tract are
required.
h. A temporary turnaround shall be provided at the terminus of Road A. If this
turnaround is located off-site, easements shall be deeded to King County to allow for
the temporary public use of the turnaround until Road A is extended further north as a
public road.
1. Street illumination shall be provided at the intersection of Road A with 14SIh Ave. SE,
a collector arterial, in accordance with KCRS 5.03.
J. One-Hundred-Forty-Eighth Avenue Southeast along the frontage of the site may
require a design for a bus zone and tum outs. As specified in KCRS 2.16, the
applicant's design engineer shall contact METRO and the Issaquah School District to
detennine if a bus zone is needed, and if so, the specific design requirements.
k. Modifications to the above road conditions may be considered by King County,
pursuant to the variance procedures in KCRS 1.0S.
9.' Boundary Line Adjustment LOOLOOS9 shall be completed and put into effect through the
recording of de~ds, prior to the approval of the engineering plans for the subject plat.
10. All utilities within proposed rights-of-way must be included within a franchise approved by
the King County Council, prior to final plat recording.
11. 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
determine~ 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 pennit
application.
12. Lots within this subdivision are subject to KCC 21A.43 and Ordinance 14009 which imposed
impact fees to fund school system improvements needed to serve new deVelopment. As a
condition of final approval, fifty percent 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.
'. .
13. There shall be no direct vehicular access to 14Sth Ave. SE from those lots in the subject plat
which abut this street. There shall be no direct vehicular access to the portion of Road A east
of Road C from the lots which abut this portion of this street. A note to this effect shall
appear on the fimll plat and engineering plans.
14. Twelve feet of additional right-of-way for 14SIh Ave. SE shall be dedicated along the east
property line, allowing for 42 feet of right-of-way from centerline.
15. The following note' shall. be shown on the final engineering plan and recorded plat:
SR·l/PLAT.FMT 9/20/95 .,. 18 -
-' RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE
AREAS AND BUFFERS
Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a
beneficial interest in the land within the tractisensitive area and buffer. This interest includes
the preservation of native vegetation for all purposes that benefit the public health, safety and
welfare. including control of surface water and erosion, maintenance of slope stability, and
protection of plant and animal habitat. The sensitive area tractisensitive area and buffer
imposes upon all present and future owners and occupiers of the land subject to the
tractisensitive area and buffer the obligation, enforceable on behalf of the public by King
County, to leave undisturbed all trees and other vegetation within the tractisensitive area and
buffer. The vegetation within the tract/sensitive area and buffer may not be cut, pnmed,
covered by fill. removed or damaged without approval in writing from the King County
Department of Development and Environmental Services or its successor agency, unless
otherwise provided by law.'
The common boundary between the tract/sensitive area and buffer and the area of
development activity must be marked or otherwise flagged to the satisfaction of King County
prior to any clearing, grading, building construction or other development activity on a lot
subject to the sensitive area tract/sensitive area and buffer. The required marking or flagging
shall remain in place until all development proposal activities in the vicinity of the sensitive
area are completed.
No building foundations are allowed beyond the required 15-foot building setback line,
unless otherwise provided by law.
16. The proposed subdivision sha1l comply with the sensitive areas requirements as outlined in
KCC 21A.24. Permanent survey marking, and signs as specified in KCC 21A.24.160 shall
also be addressed prior to final plat approval. Temporary marking of sensitive areas and their
buffers (e.g., with bright orange construction fencing) shall be placed on the site and shall
remain in place until all construction activities are completed.
17. Preliminary plat review has identified the following issues which apply to this project. All
other applicable requirements for sensitive areas shall also be addressed by the applicant.
a. Wetland B (in Tract B) shall have a 25-foot native growth buffer. as measured from
the wetland edge. Wetland A (extending from the north boundary of the site to the
north boundary of the Road 'A right-of-way) shall have a 50-foot native growth buffer,
as measured from the wetland edge, to the extent such buffer falls within the subject
property. These wetlands and their required buffers shall be placed in Sensitive Area
Tract in the subject plat.
b. The streams crossing Tracts A and C shall have a 50-foot buffer measured from each
side of the stream channel. to the extent such buffers fall within the subject plat.
These buffers are not required where proposed road right-of-way in the subject plat
crosses a stream channel.
c. A IS-foot building setback line (BSBL) shall be established on the final plat from the
edge of the sensitive areas tracts. The BSBL shall be delineated on all affected lots
and tracts.
d. Buffer averaging may be allowed, pursuant to KCC 21 A.24,320 and 21 A.24,360,
provided the total amount of buffer area is not reduced and better resource protection
is achieved, as determined by the King County Land Use Services Division (LUSD).
If buffer averaging is proposed, a buffer averaging plan shall be submitted by the
applicant for review and approval by LUSD. LUSD may require the submittal of a
bond or other financial guaranfee by the applicant to assure the installation and
survival of required plantings for a five year period.
SR·IIPLA T.FMT 9/20195 -19 -
e. The stream and wetland crossing by Road A is pennitted. This road crossing shall
comply with the provisions ofKCC 21A.24.330N and 21A.24.370G. The amount of
wetland area and stream affected by the road crossing shall be minimized to the extent
feasible through the use of retaining structures, if detennined appropriate by LUSD.
A mitigation plan shall be submitted by the applicant for LUSD approval, to address
impacts from the wetland/stream crossing. LUSD may require the submittal of a
bond or other financial guarantee by the applicant to assure the installation and
survival of required plantings for a five year period.
f. The stonnwater outfall facility for the stonnwater ponds in Tract H shall not be
placed in wetland or stream buffers, unless detennined necessary by LUSD, pursuant
to the provisions ofKCC 21A.24.330H4.
g. The applicant shall delineate all erosion hazard areas on the site on the final
engineering plans. (Erosion hazard areas are defined in KCC 21A.06.415.) The
delineation of such areas shall be approved by an LUSD senior geologist. The
requirements found in KCC 21A.24.220 concerning erosion hazard areas shall be met,
including seasonal restrictions on clearing activities.
18. Suitable on-site recreation space shall be provided consistent with the requirements ofKCC
21A.14.1S0 and KCC 21A.14.l90 (i.e., sport court, children's play equipment, picnic tables,
. benches, etc.). The amount of recreation space provided shall equal or exceed 390 square
feet per lot, as required by KCC 21A.l4.1S0A.
a. An overall conceptual recreation space plan shall be submitted for review and
approval by LUSD, with the submittal of the engineering plans. The conceptual
recreation plan shall include location, area calculatioris, dimensions, and general
improvements. The approved engineering plans shall be consistent with the
conceptual plan.
b. A detailed recreation space plan (Le.,.Iandscape specifications, equipment
specifications, etc.) consistent with the overail conceptual plan noted in Item "a"
above, shall be submitted for review and approval by LUSD and King County Parks,
prior to or concurrently with the submittal of the final plat documents.
c. A perfonnance bond for recreation space improvements to assure their installation,
and the survival of required plantings for a three year period, shall be posted prior to
recording of the plat.
19. A homeowners' association or other workable organization shall be established to the
satisfaction ofLUSD which provides for the ownership and continued maintenance of the
recreation and open space areas.
20. Street trees shall be included in the design of all road improvements within and adjacent to
the subject plat. The street tree landscaping design shall comply with Section 5.03 of the
KCRS and the following:
a. Trees shall be planted at a rate of one tree for every 40 feet of frontage. 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 LUSD
detennines that trees should not be located in the street right-of-way.
c. IfLUSD detennines that the required street trees should not be located within the
righ~-of-way, they shall be located no more than 20 feet from tn.e street right-of-way
'. line.
SR·1/PLAT.FMT 9/20/95 -20 -
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. This shall be noted on the face of the final recorded
plat.
e. The species of trees shall be approved by LUSD 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 LUSD prior to engineering plan approval.
g. The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if
148'h Ave. SE is on a bus route. If 148th Ave. SE is a bus route, the street tree plan
shall also be reviewed by Metro.
h. The street trees must be installed and inspected1 or a performance bond posted prior to
recording of the plat. If a performance bond is posted, the street trees must be
instaJled 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 perforn1ance 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 $538 landscape inspection fee shall also be submitted prior to plat recording. The
inspection fee is subject to change based on the current County fees.
21. Documentation shall be submitted from a licensed land surveyor to demonstrate that all
required zoning setbacks are met for any existing residences or outbuildings that are retained
on the site.
The following conditions hav~ been established under SEPA authority as necessary to mitigate the
adverse environmental impacts of this development. The applicant sha11 demonstrate compliance
with these items prior to final approval.
22. Eastbound and westbound left turn lanes shall be constructed by the applicant on SR 900, at
the SR 900/14Sth Ave. SE intersection. The design for the intersection shall be approved by
the Washington State Department of Transportation (WSOOT). At a minimum, the existing
entering sight distance for the north and south legs of the intersection must be maintained.
All construction work associated with turn lane construction shall be completed between
April 151 and September 30th
! This seasonal restriction shall appear on the final engineering
plans.
23. The east leg of the SR 90011481h Ave. intersection shall be modified, as necessary, so that the
stopping sight distance requirements of WSDOT are met on the east leg of the intersection.
(Note that per the applicant's engineer. this can be achieved by the clearing of vegetation
along SR 900.) 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. '
24. A tree containing a red-tailed hawk nest is located on a parcel adjoining the north boundary
of the site. Tract K in the subject plat, as depicted on the preliminary plat map received
10/9/00 (Sheet 1 of 3), lies south of this nest tree. This tract shall be labeled as a native
growth open space tract on the final plat and engineering plans. This tract shall remain as
undeveloped open space unless it is documented by the property owner, to the satiSfaction of
King County, that the nest is no longer used by red-tailed hawks, i.e., abandoned for at least
SR.I/PLAT,PMT 9/20/95 -21 -
five years. Ifit is demonstrated that the nest has been abandoned, the tract may be developed'
through the approval of a t\tt\H"e plat SJ3plieatioH, SBOrt fllat SJ3plieatioH, or plat alteration
application, however, under the base density ofR-4 zoning. a maximum of one lot is PlllO lots
are pennitted in the tract. A note implementing the preceding provisions shall appear on the
final plat.
.25. Except as provided below, outdoor construct,ion activities on the subject property on any area
lying within a radius of 650 feet from the nest shall be prohibited from February 1 through
July 31. For a specific development permit, this seasonal limitation may be' waived by King
County if it can be shown to the satisfaction of the County that the nest is not being used by
hawks. Any waiver will last for one nesting season, and must be renewed for subsequent
nesting seasons. For any season in which nesting activity occurs, the July 31 seasonal
limitation tennimition date may be adjusted by the County, based on a determination that the
hatchlings have already fledged and the period of disturbance risk has passed. Any waiver or
shortening of the seasonal limitation shall conform with Condition 5 below. A note
, implementing the preceding requirements shall appear on the final plat and engineering
plans.
26. For any nesting season in which the applicant proposes a waiver or shortening of the seasonal
limitation as provided in Condition 4 above, a plan formulated by a qualified wildlife
biologist shall be submitted to DOES no later than February 1, describing protocols for
monitoring the nest for hawk use, and if nest usage is taking place, for identification whether
eggs have been laid and hatched and when fledging has occurred. Any proposed shortening
or waiver of the seasonal limitation shall be based on the monitoring data, and is subject to
the approval ofDDES. A note implementing the preceding requirements shall appear on the
final plat and engineering plans.
27. A six-foot-high cedar fenceshall be constructed on the south boundary of Tract K, adjacent
to Lots 26 -34 and Tracts Hand N. The purpose of this fence is to limit access to Tract K by
the adjoining residents, and to lessen impacts on nesting red-tailed hawks.
28. To mitigate the significant adverse impact the plat of StoneRidge has on the intersection of
SR 900/148111 Aye. SE, the applicant shaH either individually, or in conjunction with other
developments in the area, instaH a traffic signal. The signal design shall be,reviewed and
approved by'WSDOT. and an appropriate financial guarantee shall be posted prior to
engineering plan approval.
Q. OTHER CONSIDERATIONS:
1. 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 permit or license from the State or other regulatory body. This 'may include
obtaining a forest practice permit from the Washington State Department of Natural
Resources for tree removal. '
TRANSMITTED TO PARTIE'S LISTED HEREAFTER:
BALMELLI, DAN
BP LAND INVESTMENTS, LLC PO BOX 8205 KENT, W A 98032-8705
BENNETT, LOWRY + DOROTHY, BENNETT, DAVID + AUDREY
6234 139TH PL SE BELLEVUE, WA 98006
BERGAM, MARK
PREL.REVIEW ENGINEER MS:OAK-DE-OIOO LUSD/ERS
BORBA, GllliG
SUPERVISOR CPLN MS:OAK-DE-OIOO LUSD/CPLN
SR·1/PLAT,FMT 9120195 -22 -
BUXTON, GARrs S.
14506 SE RENTON-ISSAQUAH RD. RENTON, WA 98059
CASEY, LAURA .
WETLAND REVIEW MS: OAK-DE-OI00 LUSD/SDSS
CENTURION DEVELOPMENT SVCS !MIKE ROMANO
22617 8TH DR. SE BOTHELL, W A 98021
CLARK, BRUCE
5210 NE 16TH ST RENTON, WA 98059
CLAUSSEN, KIM
SR PLAT PLANNER MS:OAK-DE-OIOO LUSD/CPLN
DONNELLY, MIKE & CLAUDIA
10415 -147THAVE. SE RENTON, WA 98059
DORSTAD, ROGER
16651 NE 79TH ST REDMOND, W A 98052
GILLEN, NICK
PROJECT WETLAND REVIEWER MS:OAK-DE-O 1 00 LUSD/SDSS
HAYDEN,GEORGE
10630 148TH AVE SE RENTON, WA 98059-4203
HENOCH, LANNY
PROJECT PLANNER MS:OAK-DE-OIOO LUSD/CPLN
HOBBS, CHRISTIE
10405 -147TH AVE. SE RENTON, WA 98059
JONES, ROBERT
1734 ILWACO AVE. NE RENTON, WA 98059
KC EXECUTIVE HORSE COUNCIL I ELEANOR MOON
12230 NE 61 ST KIRKLAND, W A 98033
KC HEARING EXAMINERS OFFICE
ATTN: CHERYLE PACKARD MS: BOC -CC -0850
KC WATER DISTRICT #90
15606 SE 128TH ST RENTON, WA 98059
KEECH, STEVE & MARY
10403 -147THAVE. SE RENTON, WA 98059
KRENZIN, JUDITH
10606148THAVESE RENTON, WA98059
LANGLEY, KRISTEN
KC DOT I ROADS DIVISION MS: KSC-TR-0222
LARSON, NORM
CENTRE POINTE SURVEYING, INC PO BOX 4416 FEDERAL WAY, W A 98063
LEAVITT, ROBERT & CINDY
5303 NE 22ND COURT RENTON, WA 98059
LEMAY, TERESA
LOZIER HOMES CORPORATION 1203 114TH AVE SE BELLEVUE, W A 98004
LUCK, VIRGINIA
285 SAND DUNE DR OCEAN SHORES, W A 98569
MCCARTHY, ED'
HAOZOUS ENGINEERING, INC. 14816 SE 116TH ST. RENTON, WA 98059
MCCLELLAND, CLIFF
14410 SE 107TH PL RENTON, WA 98059
MCMANUS, AlLEEN
LUSD TRAFFIC MS:OAK-DE-OI00 LUSD/CPLN
NEW HOME TRENDS
18912 N.CREEK PKWY, SUITE 211 BOTHELL, WA 98011
NICHOLSON, MICHAEL-CITY OF NEWCASTLE
COMMUNITY DEVELOPMENT DIRECTOR 13020 SE 721'JD PLACE NEWCASTLE, W A 98059-
3030
PALMQUIST, JOHN R AND GAIL D
10731 148TH AVE SE RENTON, W A 98059
ROGERS, CAROL
CURRENT PLANNING SECTION MS: OAK-DE-OIOO LUSD/CPLN
ROGERS, WILLIAM & DEBRA
5326 NE 22ND COURT RENTON, WA 98059
RUDDELL, BOB .
KBS III, LLC 12505 BEL-RED RD SUITE 212 BELLEVUE, WA 98005
SEA TTLEIKC HEALTH DEPT.
SR·1IPLAT.FMT 9/20/95 -23 -
E.DISTRICT ENVIRN.HEALTH 14350 SE EASTGATE WAY BELLEVUE, WA 98007
SERRA, BILL AND MILDRED
14514 SE 107TH PL RENTON,WA 98059
TOWNSEND, STEVE
LAND USE INPSECTIONS MS: OAK -DE -0100
W A STATE ECOLOGY DEPTIWQSW UNIT
LINDA MATLOCK PO BOX 47696 OLYMPIA, W A 98504-7696
WEST, LARRY
PROJECT GEO REVIEWER MS:OAK-DE-OIOO LUSD/SDSS
WOLF, RICHARD AND BEVERLY
14702 SE 105TH STREET RENTON, WA 98059-4209
WYMAN,ROB
SENIOR PLANNER-CITY OF NEWCAST 13020 SE 72ND PLACE NEWCASTLE, W A 98059-3030
YELLAND, EMELINE
10703 148TH AVE SE RENTON, WA 9805.9
SR-I/PLAT.FMT 9120/95 -24 -
'\
4)
~
.~ L"{ ;0.
.<3
\
~
'27
\~E:~I "'--.. ... --us
JJ \34
@1<@91 , 1
--i---i
. .J2 I ~ l @ _-...1 __ .,.-I
--• I
~
TEMPORARY TURN AROUND EASDIENT TO 8£ 08TA/NU)
BY DEvaOPER~
;" .....
/ \ I 40'R
\
CENTER OF 2Jj nR TREE IMTH HAIM< NEST IS 43A'
NORTH OF NORTH PROPERTY LINE AND 560.0' EAST
OF »<£ NOR"""'" PROPER" CORH£R ~ @>
(R-4)
WE1lAND EDGE
INAGE SWAlE EXIST. ORA
. ~~~~~~~-------~nr~~~5.00 .'f;!p "'4 Iu 1
..... 1-.... ~I~ @ ~I~ z,
L ~?:.4~01f-t._
124.99
e ~
in II)
'"
I ,
t
301' 30'
I
4
@
5
@
6
@
7
@9
8
@
9
@
@
@ (I
:t=:fA"
~
~
"'{
@
~ @
-_/
26.f.9T
c:z:n .,. oa.m' £I;2JIDIf'
s.r_~"4~~ I
I
I
I
I ,
~~ii~~~~~iili~~~~~~~iI~~~~~~~~~if~~~~~~.-iI2'R/wDEWC ~~~ =~)==
@} I
I
> v
<@ "-'?-. /'.~
Ov ,,,' ... A;'
, ' -{,.
f-------I Gj 'b
I l (;', \;>./
.1· .'0
" 1><' ~9j
'@ ~ ~!
.. "'!"
SOUTHEAST CORNER SEC. J. nw. 2JN., RNG 5L W.w.
FOUND MONUMENT, INCASED ,~
II::
@
~
##'/
"--
t-
Z
W
~
I U-
~ ~
STONE RIDGE PRELIMINARY PLAT
Pern1it Approval Conditions Document
Fire System Review .
Tracking Number: L99P3008
APPROVE,D
OCT 0 4 1999,
KING COUNTY
6u:ai G
The following conditions apply to the Fire Engin'eering approval of the above referenced
preliminary plat:
M!!l MUDD
Any questions regarding the fire review of this plan should be directed to: Bill Mudd,
Fire Engineer, .
Telephone: (206) 296-6785
SPECIAL CONDITION: Any future res~¢.~nces constructed on lots 3, 4, 6 and 7 shall
be sprinklered NFP A 13D due to the lack of approved fir.e apparatus access turn-around.
The roadway (Tract E) serving these lots is over the ,ISO foot maximum dead-end length
as measured from the center of Road A to 20 feet (building envelope) inside the farthest
lot (#3).
FHO} FIRE HYDRANT W ATERMAIN PERMITS
A separate permit is required for the installation of water mains and/or fire hydrants.
Please submit three (3) copies of drawings and specifications to the King County
Fire Engineering Unit. THIS PERMIT SHOULD BE APPLIED FOR BY MAIL.
Please call (206) 296·6785 for instructions on making the application. Review and
approval by Fire Engineering Section is required prior to installation. Plans shall include,
but are not limited to; pipe sizes, pipe type, valves/fittings, thrust blocks and/or rodding
and material listings, Fire hydrants shall be installed per KC.C. Title 17
NOTE: MODIFICATIONS OF BUILDING FOOTPRINTS AFTER THE
INST ALLATION OF FIRE HYDRANTS MAY RESULT IN HYDRANTS HAVING
TO BE RELOCATED OR THE INSTALLATION OF NEW HYDRANTS BEING
REQUIRED.
Watermains shall be installed and tested per A WWA standards and/or NFPA#24
(ST ANDARDS FOR PRlV ATE FIRE HYDRANTS AND W ATERMAlNS); as
applicable. '
Ref. 1001.4 UFC
NOTE: UNLESS SPECIFICALLY NOTED, ANY W ATERMAIN OR FIRE
HYDRANT DETAILS ON BUILDING PLANSIDRA WINGS HAVE NOT BEEN
REVIEWED OR APPROVED.
Fire Engineering Review Conunents
, Page 1 MAIN FILE COpy
ATTACHMENT 2-
____ ,_, _ OF _l.~. ___ _
EliZ.4 PRELIMINARY PLAT APPROVAL
Preliminary Fire Engineering approval has been granted based upon the following
information provided .. To obtain final Fire Engineering approval, the following item(s)
must be submitted, reviewed and approved:
1. Certificate of Water Availability. (Provided by appropriate water purveyor). Valid
one year from date of signature.
THE ACCEPT ABLE FLOW CANNOT BE DETERMINED UNTIL THE
BUILDING AREAS, FINAL CONFIGURA TJON AND TYPES OF
CONSTRUCTION ARE KNOWN.
II. Three copies of plans indicating:
A. Fire hydrant(s) location -measured by vehicular travel distance. (K.C.c.
Title 17)
Residential
1. 300 ft. maximum spacing.
2. Not more than 150 ft. from each bUilding.
B. Watennain placement (K.C.C. Tit~e.17)
1. Source (i.e.) supply connection.'
2. 'Main sizes identified.
C. Fire access roads Ref. UFC 902.2
1. Minimum 20 ft. wide unobstnlcted -13 '6" vertical clearance, unobstnlcted.
All-weather surface, able to withstand 25 tons. '
2. Fire access roads in excess of 150 feet (dead-ends), must have a tum-around
area. Required tum-arounds must be a minimum 80-foot diameter.
3. Fire access roads must provide 20-foot minimum inside turning radius and 40
outside turning radius when said roads change direction.
4. Fire access roads shall not exceed 15% grade.
S. The required width of any fire apparatus access road shall not be obstnlcted
in any established under,this section shall be maintained at all times.
D. Marking when required, approved signs or other approved notices shall be
provided and majntained for fire apparatus access roads to identify such roads
and prohibit the obstruction thereof or both.
Ref. UFC 902.2 '
FH77 FINAL PLAT APPROY AL
Final plat approval requires aninspection and approval of the fire hydrant and water main
installation by a K.C. fire inspector, prior to recording. Ca1l296~6675; after a pennit to '
install has been obtained from DDES; Fire Protection Engineering. I
Fire Engineering Review Comments
Page 2
ATTACHMENT ......,;;;z.~_,
h OF z..
(APPROVED
~
) DISAPPROVED --~~::j4.-;...;,r.:.-y4;~;';';;";"~'
;. '
.. .','
2 I" fA ,,,I; rHHI 1 "'''4
EPARTMENT, OF PUBLIC HEALTH
• ~. • 'j; ') • '~. :. I';','~ .' I ..•. ,.. : " .:~ •
RONMEN,TAL HEALTH SERVICES
: ", THIS APPLICATION IS FOR PRELIMINARY
, ,REVIEW'OF,:PROPOSEO'METHOOS OF
, SEWAGE DISPOSAL AND WATER SUPPLY ',10' .,;
I, ,or
,or
"
j '...... ~
I : I''', 1\, ,or :\:'
0.: .'it" ;.:).. ,"f",'
• •• .~. • I
, ,or
Dale _____ _
",t hi'so . c~r t:.f. f.f. c:~ t: e pro v J. thJ" ~,,:;,;"(;':';,~~~;;i~\'!' ==~ ...
!!epar,~ment ofl ~~ th':al~'.<';:,::,,':': ;',;, :';,:';;/ Builp~ng & La~d Development,:,',;,:;",;:,':': ':,/
".-1 th ' 1 n(orma t!" on 'ne~ffs,' sa,r" "ll,,:,{ to:',,~, ,:',.', KING COUNTY DEPARTM.ENT OF DEVELOPl'V . & ENVIRONMENTAL SERVICES eval ua te development: proposal s. 3600, 13.6TH PL, SE ,
"';\f:::'::':: BELLEVUE; W1\98006.;.140'0
. '.'. .: ' . . I ~ " ': " , ,'" " ,(20~) 296-6600
, ,: ", ':., " ,..' ' .. , ,1,,+ ,: .. """" '., "'" .. ,',' ,
KING" CO~NTY CEHTIFICATE .oF WATER AVAILABILITY";
i ,,'.':'; 'i ': ' , ; ,
• I, r,. """:"'~:I"
-I='n-u"'mb~eLr--~...z:"'';'''';~;:;:>:;:;~;;;';';~'~''''''------'-;----n-a-m-e------------
• 'I •• ',. o Building pe~mJ. '{::', ,',:'" o Short subdi vision
APPL !CANT'S NAME KRS DEVET,OPMENT
PROPOSED USE 47 T,ots '-Bea1dendal Plat
, [) Preliminary Plat: or PUD o Rezone or other -------------------
LOCATION __ ~14~8~S~E __ ~&_'S~E~1~O~6~t~b _______________________________________________ ___
(Attach map & legal description if nece~sary)
# # #' #' # # # # # # #
WATER PURVEYOR INFORMATION
2.
3.'
•
a. 0 Water will be provided by service connection only to an existing --~-----water main feet from the site. size
OR
b. G Water servicE! will require an improvement to the water system of I
(J (l) ______________ -.feet of water main to reach the site, and/or GO (2) the construction of a distribution system on the site, and/dil au (3) other (describe) Offsite main extension, Developer'Extension
Agreement t' and. Easementa to Diatrict are all required.
:: .,'
The wate~ system is'in conformance with a County approved water comprehensive plan.
'" The water system improvement will require a water comprehensive plan amendment.
The proposed project, is within the corporate limits of the district, or has been
granted' Boundary Review Board approval, for extension of service outside the distric
or city, or is within the County approved servioe area of a private water purveyor.
OR
b. 0 Annexation or BRB approval will be ,necessary to provide service.
4. a. 'Ii' Wate~ AN/P/rl will 'be available, at the rate of flow and duration indicated
~ ~ no less than 20 psi measured at the nearest fire hydrant ~50 feet
~ p~/property (or as marked on the attaohed map) I
Multiple hydrants required on site.
below at
from the
, OR
Rate, of Flow' Duration
o less than, 500 gpm o 500 to 999 gpm
(approx .' _____ 9Pm) o less than'! hour o 1 hour to 2 hours
(] 2 ,hours or more lXJ 1000' 'gprrt or ml)re. o flow test.'of .. , ' _____ gpm
CJ caloulation ofgpm
FOR
o other -~----(commercial Building Perm~ts require flow
test or calculation)
b. 0 wat,er system is n~t.' ~apablQ of p~o~iding fi~e flow.,
COMMENTS/CONDITIONS peve1oper'EXtenaion is required to connect to the main at 148th Ave SE,
install 8" mains throughout the ,plat, qcquire an easement through the property north of the
plat. intall 8" pipe across lot 14. and connect to the existing 6" east/west main at
a22roximately SE l05th S~.as cl~se to the we~t end as feasible.
,,'
I hereby certifi that the.~bove wat~r'purveyor information is true. This
certification sha~l be valid' for one~ear from date of signature.
Su
__ ' ..... I_OF_' -.....1 __
F 27Q'
Thi·9· certi.fi.cd·te, prov ... tc . the
Depa r t:....men t of;iHea 1 th in .. ;.~ .
Build~ng & Lattd D~velopnien't:,
wi th lnforma t:~on 'necessary,; 'to -:
evaluate deve~~pment prop~~als.
~l.asc return·~o,
BUILDING & LAND DEVELOPMENT
. " ....
. , ' ..
450 AdminillUltion Building
Suttle, Washington 98104
206,344,7900
'.: KING COUNTY CERTIFICATE OF WATER AVAlLABILITY
not wr~Ee In fhlS box .
number
Kl Building Permi t:: .
. (] Sho,:t SuMi vision
.'
name
(XJ Preljminary Plat or PUD o Rezon!9 or other ____________ _
APPL !CANT I S NAME--:'~KB=:.· S:::....:· 1:.:1.:1":-::\::::.' ~::.:::C:...,..;.,' . _. _. ~ _____ --:-_____________ --..::13 -2-
, .',: " .'1'··:: .'> .',: ',., . .' .
PROPOSED USE' Subdiyfidon""'''(lot'': 42) -? Ar1)P'l-oO-r:,
LOCATION f!':i Iot 42 south Of otig~plat
: , ; :,' ; , ' ..
(Attach map "legal descript'ion if necessary)
.. .. .. #. # '. ,. '. #. 1# . 1# It It 1# 1# ...
WATER PURVEYOR INFORMATION , .
L
2.
3.
. Water will be provided by servi'ce cQnnection only to an existing
water main feet. ~rotri the site. --s-i~z-e-' ---
OR
b. ~ Water service will require an improvement to the water system of,
(] (1) feet of water main to reach the sitel and/or
fi(2) ,the construction of a distribution system on the sitel and/or
[1(3) other (describe) peyeloper Extension Agreement required
The watar system is in conformance with a county approved water comprehensive plan.
The water ~ystem ~provement will require a water comprehensive plan amendment.
a. r:l 'The proposed project is within the corporate limits of the district, or has been L1U granted Boundary.Review Board approval. for extension of service outside the district
or city, or is within the county approved service area of a private water purveyor.
ORO b. Annexation or B~ approval will be necessary to provide service.
4. a. nl Wate~ fi/!?//1::Ir/ will.' be available at' the' rat~ .of flow and duration indicat~d below at
L-J no less than 20 psi measured at the nearest fire hydrant.~ 300 feet from the
~/~roperty (or. as·~arked on the attached map) z
• • !,',' '. hte".·~f:'''Fi6~ '.', .. '::
(] less th~'n, 500 ~m
(] 500 to 999 gpm .
IlO 1000' gpm or ml)re
(approx • ____ CJPm)
FOR
(] flow t·est· of gpm
Duration
o less than 1 hour o 1 hour to 2 hours
Qg 2 hours or more (] other ________ _
o oalculation -o~f----' gpm
OR
(Commercial'Building Permits require flow
test or calculation)
b. 0 Water syst.em is not capable of providing fir~ flow.
COMMENTS/CONDITIONS . Easements to KCWD #90 required. SpeCifiC DE requirements will be
de.t:e,nrd.il.ad at preliminary plat stage. Water Availability valid' for 90 days., Fees Subj ec t
t~ change without notice. GFCm$3,200 + lll'or 3/4" drop fee $450 (per ~ervice)
I hereby certify'thai the ab~ve water.-purveyor informat~on is true. This
certification shall,. be valid for.):Irf.;lll,l:tfl.r from date of signature.
. 90 days
KING COUNTY WATER DISTRICT ...... (f .. '::
gency: Name
District Mana er
Tit e f ~73
ATTAC.H.:ME,NT -~-,
, .~I.:':"', :1,. ":'~",:'~.:,:,'~~ . .-.:.:~.'<.:"" . .', .. ' ,.,'
'""f
6 28 99
Date
~A~gcounty '~DDES
This certlflca' des the Seattle King
County Depal""ent of Public Health and
the Department 0' Development and
Environmental Services with Information
necessary to evaluate development
proposals.
DEPARTMENT OF DEVELOPMENT AND
ENVIRONMENTAL SERVICES.
900 Oakesdale Avenue Southwest
Rentoh, WA 98055-1219
King County Certificate 9f Water Availability
I Do not write In this box
number ' name
~ Building Permit
o Short Subdivision
o Preliminary Plat or PUP o Rezone or,other ... ·' ______ _ RECEIVED
AUG 1 0 2000
KING COUNTY
LAND USE S'rRV/CES
Applica nt's ·na me . .a...: UlKB:!aSt.lIwIIIoJ:LII&LC_--"S,u,:toilU.n.lliie.J.:R)Jl,ld~g:5.e J:.pUil.lat ___ --I:B~· 2
Proposed use: .... Sll1..t~OJoll:tau..II""'ot.llds _________ _
Location: 14Stn'SE & 51: 1061h
.:,','.: ........ (attach map and legal description If necessary) -, '
Water purv~yor il1form~Uon:
I ....... ,
1. 0 a. Water will be provided by service connection only to an existing (size) water main that Is frQotlng the site.
2.
o
OR
b. Water service will require an Improvement to the water system of: o (1) feet of water main to reach the Site; and/or
~ (2) The constructiOn of a distribution system on the site; and/or
~ (3) Other (describe) offslte main extension. Developer Extension Agreement
and easements to the District are all re~
a. The water system Is In conformance with a County approved water comprehensive plan.
OR
b. nle water system Improvement Is not In conformance with a County approved water comprehensive
plan and will require a water comprehensive plan amendment. (This may cause a delay In Issuance of a permit or
approval).
3. . g a. 'The proposed project Is within the corporate limits of the district, or has been granted Boundary Review Board
OR
approval for extenSion of service outside the district or City, or Is within the County approved service area of a
, private water purveyor.
0' b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service.
4. ~ a. Water Is or will be available at the rate of flow and duration Indicated below at no less than 20 psi measured at the
nearest fire hydrant ~ feet from the building/property (or as marked on the attached map):!
Rlite of now at Peak Demand, DuratIon o less than 500 gpm (approx. gpm) 0 less than 1 hour
o 500 to 999 gpm 0 1 hour to 2 hours
~ 1000 gpm or more ~ 2 hours or more o flow test of gpm 0 o calculation of gpm other
(Note: Commercial building permits which Includes multifamily structures require flow test or
calculation.) . ,
OR
o ,b. Water system Is not capable of providing fire flow.
S. ~ a. Water system has certlflcates of water right or water"rlghtdalms suffiCient to provide service.
OR o b. Water system does not currently have necessary water rights or water right claims.
Comments/conditions: A deyeloper extension agreement Is reqUired. Water Ayallablilty certificates are required·
for each lot at the time meters purchased. This water ayallablllty certlOcate good, until 612112001.
J certlf'y that the above ~atEir purveyor Information Is true.
KING CQUNJ)' WATEa. DISTRICT #90 LEmR f?leLE BefjEWAL EEES:$SO.OO after 1 year
Agency, name Signatory name
,C:\My Documents\WAL KB? III LL~.doc __ 10-_ OF _-.:./ __
\
RECEIVED
, ,State of Washington 2000 NOV "
, OEPARTMENT OF FISH AND WILDLIFE 22 PN 3: 37
R~glon 4 Office: 16018 Mill' Creek Boulevard" Mill Creek. Washington 98012," (~u:n~t. S.
November 20, 2000
King County Land Use Services Division
ATIENTION: Lanny Henoch
Current Planning Section
900 Oakesdale Avenue Southwest
Renton, Washington 98055-1219
Dear l\1r. Henoch:
, .
SUBJECT: Determination of Non-s~gnificance; Subdivision of Storie Ridge, File Number
L99P3008, Greenes Creek, Trt-butary to May Creek, King County, WlUA
08.0288
The Washington Department ofFish and Wildlife (WDFW) has reviewed the above-referenced
State Environment~d Policy Act (SEPA) document received on November 8, 2000, and offers the
following comments at this time. Other comments may be offered if the project progresses. '
A Hydraulic Project Approval is required from WDFW for any activity within any streams or
associated wetlands impacted by the project. This includes wetland fills, culverts, or discharge
of stormwater which changes the natural flow. Design of stormwater facilities must meet' or
exceed criteria found in the Washington 'Department of Ecology Storm water Management
Manual for the Puget Sound Basin (King County Level 2 or 3).
Th~nk you for the opportunity to provide these comments. If you have any questions, please
contact me at (425) 649-7042.
Sincerely,
Larry Fisher
Area Habitat Biologist
LF:lf:kcstoner.s
cc: SEPA Coordinator, WDFW
ATTACHMENT 2
~-.:.I-OF I
.10. • """ h
•
/~' '1/ 'yt,
P:IL-E--
':7: Washington State '1m Department of 'n'ansportation
NorthW(lIt Reslon 1-'171' 3t>t' 8
SId Mom8Olt. .
15700 Dayton Avenull Norin
P.O. 9011330310
SlIllnll;l. WA 98133·9710 Secretary 01 Traf1sponatlon
Febnwy 18, 2000
Aileen McManus
IGng County OnES
900 Oakesdale Ave SW
Renton, WA 98055-1219
RE: SR 900, MP 15.05, CS 1713
Pro sed Pre" Plat of Stone Rid e DDES File No. L99
Dear Ms. McManus:
We reviewed the traffic impact analysis submitted for the preliminary plat of Stone
Ridge. The subject development proposes to construct 53 single-family dwellfng units.
The proposed site would b~ located west of 148th Ave. SE and north ofSE Renton
Issaquah Rond (SR 900) in Klng County. The project'would generate 54 new trips in
p.m. peak hour when completed Eltld fully occupied in 2001. Access to the' project is
proposed on the County Road 14811t Ave SE. We apologize for failing to return our
comments prior to January 14,2000 as requested in Larry Henoch's letter dated
December 6, 1999. We would, however, offer the following comments, if it is not too
lete for the County t~ Consider them:
The intersection of SR 900 and 148th Ave. SE is significantly impacted by this
development. Existing traffic volume does not warrant any left turn pocket on SR 900 in
the eastbo'und direction. When trips generated by pipeline projects aud this project are ,
added, 'a left tum pocket on SR 900 in the BB direction is warranted per'WSDOT besign
Manual. We recommend that this developer and other dev~lopers in this area participate
on pro rata share basis in constructing this left tum pocket.
The intersection of SR 900 and 148111 Ave. SE is in WSDOT's Signal Priority Array
(SPA). It ran.ks 160 out of260. Currently signal WBITantB are not met for this
intersection. We request that this developer detennine jf signal warrants ru-e met at this
intersection due to the addition of new trips generated from this project and other pipeline
projects. ,Tf signal warrants are met with the added trips, we ask that this developer and
the ot]\er developers participate in installing the signal and constructing necessary
channelization at thi~ location.
We identified a hlgh accident corridor (HAC) on SR 900 (MP 15.5 • 16.6) in 2000
located east of the SR 9001 148,h Ave. SE intersection. The intersection of SR 900/1 64th
St. SE, located within' this HAC, is also identjfied as a high accident location (HAL) in
I '
ATTACHMENT --",Or:....-_
_ --,-1_ OF _~~_
. ~
SR 900, MP IS.0S, CS 1713
Proposed PrclJmlnary Plat of Stone RIdge, DDES File No. L99P3008
.. February 18,2000
Page 2
2000. During 2000 HACIHAL review, our team recommended rebuilding thc signal and
constructing eastbound and westboUnd left tum pockets on SR 900 at the 164111 St. SE
intersection. Unfortunately, we have no CWTent funds to develop a project at this
location. Trips generated from this development paSs through this HAC and result in a
significant impact. We recommend that County require this developer and other
developers in this area to participate iIi improvements to the SR 9001164111 st. SE
intersection to mitigate their impact.
. We request that this developer includ~s the level of service (LOS) analysis for the SR
900/1 ~41h St. SE intersection in the TIA to assess the impact. .
If you have any questions·, please call John Collins at (206) 440-4915.
Sincerely, ..
c~~~
Area Administrator -South King
CJS~c
}TC
cc: file
ATTACHMENT ~~_
2. OF ~
\
Washington State
DeiHlrtment of TranaportatJ~n
Sid MorrlMft
Secretary of Trl!ll'\llPOrtl!llon
October 4,2000
Alleen McMBIlus
KIng County DOES
900 Oakesdale Ave SW
Renton, W A 980S 5·1219
RE: SR 900, MP 15.05, CS 1713
Northwest Aegla"
15700 OIlVion Allenue North' '
p, O. Box 330310
SGllttlo. 'IVA 98133·9710
(206) 4M).;1000
Proposed PrelimlnW PhA! of Stone Ridge. DDES File Np. L99P3Q08
Dear Ms. McManus:
We reviewed the responses to our earlier comments as submitted in a Memorandum from
the Transpo Group to Curtis Schuster, KBS [JJ Partners, LLC, dated August 30, 2000.
We have the following comments based on this review:
The Level of Service LOS for the intersection of SR 900 and SB 148th Street will be at E
with or without this development. Therefore, the added traffic from th.i.s development
does n01 trigger the threshold to require mitigation {or impacts to that intersection by this
developer alone.
The developer determ.i.ncid that signal warrants will [lot be met at this intersection after the
addition of new trips generated from this project. We ooncu:.
On the other band. traffic from this development will impact the fntersectlo'n of SR'
900/164th St. Sa a HAL located within a HAC. We continue to'recommend that this
developer and other pipeline deveJopment.CJ that impact this HALIHAC rebuild the signal
and construct eastbound and westbound left turn pockets on SR 900 at this intersection.
A WSDOT project seoped for this work will not be constructed within six years.
Therefore, this developer and the others should mod\1Y the intersection.
If you have any questions, please call John Collins at (206) 440-491 S.
Sinoerely, v ae.. -J FtJ;<"
8 J. Stone, P.E.
Area Adm.in1strator • South King
. CJSdc
JTC
cc: file
ATTACHMENT 'l
_____ 1_ OF I
Ih,' ',:',
Washington State
Departmen~ of Transportation
Sid Morrison
Secretary 01 Transportation
October 17,2000
Aileen McManus
King County bOES
900 Oakesdale Ave SW
Renton, WA 98055·1219
RE: SR 900, MP 15.05, CS 1713
Nor.hwoet "oglon R E r.~: J V,,6~~a'/tO., A'Jenlie Norll'l v I~ tfl,£!&01< 330310
Seatlle, WA'98133·9710
ZOOO OCT 24 p.~ L?t I.' " " ~~f.Jlo:jIM·4000
K.C.D.D.E.S.
Proposed Preliminary Plat of Stone Ridge, DOES File No. L99P300S
Dear Ms. McManus:
On October 5th, you discussed the safety implications the added traffic from this
development will have at the intersection of SR 900 and SE 14Sth Street with JOM
Collins. Despite the Level of Service (LOS) remaining at LOS E with or without this
development, the added traffic from this development would cause a safety hazard for
vehicles turning left from WB SR 900 to SB SE 148th Street. The sight distance to the
east will not be sufficiently mitigated by cutting the brush on the adjoining property
owned by King County Parks & Recreation.
In order to provide a safer environment for traffic at the intersection, we agree that a left·
turn pocket should be constructed. This would ,be more beneficial to the motorists using
SR 900 than an improvement to the signal at the intersection of SR 9001164 th St. SE
would be at this time. Therefore, we concur that this developer should design and build
the left·tum channelization instead of rebuilding the signal at the intersection of SR
900/ 1641h St. SE. (Other pipeline developments that impact this intersection could be
invited to participate with this developer.)
If you have any questions, please call John Collins at (206) 440·4915.
Sincerely,
Craig J. Stone, P.E. '
Area Administrator· South King ,
CJS:jc
ITC
cc: file
Kevin Jones, The T~anspo Group
ATTACHMENT / ~
_--.:....1-OF I
r "Ij,. __ ' ~t~ .... ·~ '7U.-:l~ .'-, .... : .;,,):1,.. '-'. '-• ..Ie,"," -'~.I ..... 1-\'·1'''\ ... , ,'"-_ u,..."... _ ... -
.. St\;NITARY SE'VER Ay.:~r b .... ...lTy FOR SINGLE FAl\-ULY RE~·-~"J!A.L BUlLDING
, • u.:"
CITY OF RENTON
Phone: (41..~ ~0.7l00 ".c::a ' lOU S Gl1Idy WilY, RtnIOft, WA 9BOS.s ~ f ~O' g
, Fax: (42$) "3D-'7300 ... I '
TO BE FILLEP ,our 1J Y hPPLIChm:: Date oC Request _G ... la -9f •
Appllcant's Name: Li'BS-rrr;, I. L, ( Phone No. , -2426" ?IV~O~ to
Mailing Ad!iress: 1r2.ws: /]I:?. t'&"'O d'~ 61 l._, ______ _
v-r! Zip Code
Ch:ck one: ,,;" .... ,\
Proposed Single Family Home i ".
Exlallng Single FamUy Home Oo:Sepltc
Other (Specify) t.f ~ t. are, 1ft: :' ,,.-... ;
"-~. i ".. r.~
LoelluonJAddress: 1020 J 1ft'{r:I!' ,we [C, fi(!>VfOAi -;-
King Counry Tu AC:COWlt No: 0 3.i3.:?r -90.:;ott .c% , OsN.3ar' 9r.7¥.os::, Leplly Oescribe'd ~';', , . . "
'-', .
C3~.3~S"""9aY6:9,~ . O"110}'"-<lQ°n "'.2) O'3.)]Of·9X9') .; ~3)3c)~-10~1 ' f J 7 oJ.
TIllS APPLICATION SHALL INCLUDE A COpy OF nm PROPOSED SlTEIPLOT PLA.N.
JNFORMA nON PROVIDED BY CIn':
J. o S&nlwy Sower Service wtll be ,provided by Side sewer cOlUlcclion only 10 an e.wting __ sl.ze
$~Wer rDWt l0C4tcd within '
-------------------~--------.----------------------------~--------City recordl sbow II ~Ide sewer .rub 10 the properry Cl Y Cl N
or
SlU1.iwy Bewer 3ervl~o wUl require an exlc:wion Q~&fI'FQ);iRl'uly Q~ A c:,I,I\,o&'C<'T,c..) S'1~1e.," e"j ee Ittl. U'VU I:ULR IOG:r.(.eQ whAIA pte "''''0 lsI""", tr"'7fP..J j-o fit""/J'7/o,)5, S'rsr~"" ~ ...,1 It.-" . S r-
or
The proposed deve[opment lies witbin _________ service area: thererore, the apptic3Jlt shall
contact The DucrlctlAgcncy al ._ (pbone) for sanltar/ sewer availlibUity. o Sec attached letler daled ______________________________ _
2. JS!. Paymenc of all applicable ~ysr.em ctevelopme:1t fees:
(P~ arc subject to change without notice)
, • System 'Development Charge:
• Residential buUdlna ,sewer pCl'm]t:
S 58!
S 60
per ImRie family residence
pel' single family residence
• ullecomers. apecllll assessment rees: "
J.41.J~ .... ,,,"',. ""$",101,. /'J1tr4w-_ S~_. 1'~le 4/~'-'of A_· .. v, 4~J"'~.J.tr..4' $. __ _
• Right of Way Fee
$. ___ --
S 1b .g'f <J &. r ~ f11""~ 0. -:)
$1"0, '3-r ~~.:.,., ... ~ (1
$1'1:1 ~t.. (It. 7'c'O' .... ,..:14 (J
• RighI or Way Bond (Refundable)
• '""'~ f~O~""I"".\ ~~II.""" '"",,,.1,) $, __ _
(coer)
,I'
ATTACHMENT II
_-:,,/-OF ~
. rh· ,;',
" ..
Swtaty Sewer Avallabllhy Form
Pase 1.
4.
s.
6.
"h-
Dr
8.
or
9.
c
o
Ji(
0
'Jil
0
£.
0
Rof.rtnct uta _________ ----------------
Applicant dwl ,abandon thn ulstlnS septic I)'ttcl2\ in lecotd~ with Section 1J 19 ot the currelU
Unllorm Plutnbln, Code and S4lCtlOD n.S.3eE) oC the City Code.
C~tom.n ~~ to slllltaty Jowers in KI.lIS Caun!)" U\cludi~ RlltUcn's Sewer SCMeC AcCA, after
FcoC'.I&I')' I, 1900, arc NbJcct to l WNI'C trNunc.n1 capaeity charec. The PU:lIOSe o( this King County
chatS' 'I: 10 ~y tor blll:din& uwaSC treltmanl C4PAClty 10 serve newly ~~'LCd C:WlOm,o. Single·
, tamily ~.Ilorners pay $lO.~ • InOI:IIh (bUlcd b~ K1n, Count)' U $63 tve!,), ,Lx II'IOrlUts) (or 15 yean.
AI Iho ,"'Iomer', clIol". L4U (et may be paid to Kin, County u • lump .um or Sl,089.40. n.h ret:
is III a4di!lon to the C\onthly chargc Cor U'caUllel1t IhAt Rcn:cn ~ nct~rcd 10 collect e.nd pw 10 K~, '
CO\jnty.
The RJ:I\\tm pcrtion of cbe Wastewaler Utility lU:u for CUllomers, out.side tht chy limits Ls 1.5 limc.s
the :taZldatd nlC for Cl&$lOall:n wide the cit)'limiIJ. (Cil)' Code $¢Clion 8·S-Be)
Th. prClpOud pr9.l1Cl is wilbill Ibe corporate UmJu ot \be. Cl(), ot ~UI,cn 01 has been fl"ADlcd KlnS
COWl\), Bounduy IUvJew Board (BRB) approval for uten:lor. o( 18fV1.ce ouui~o !he CI\)'.. .
All.DCllrioll or B,la appl'O'Va1 will be:.n.euull')' (or Lbe provision of lanituy sewer 8el"fiu.
The iCWCl s),alc.m Improvemem u IA eOAtortna.nc. with a Cowl)' approved JCWct comfirchcNi~ pl~ ..
The se .... er syStelll ImprovemttU wUl require 1ft IfMft'llIlU .... the RelIlCll l.otlg-RuI&c Wa.sLow~,cr Mw.~cnt PIc. t""tCJ~.Nr..) ,",,,,,J",, ....... -:IIJok, -"" :'
The ,ewer system impro'lOlftUlt will be within an cxlstlng t:llIc:hise from Klna CC\IlI!y lllowin& cho
\ult&Ulltian or facUlties 11\ Iha Count)' Rigbt(s)-ot Way.
~r 1iL 'The "'Ncr .yalcm improwl!leftl will requln thai Ran/Oil ob.a..IA a !ta.ceIWe (rorr. King COIlAI)' co iNtall
rbe tl.cWtlu as thl COlm\)' RightCs)o(IC Way,
!=ONDmONS OF CERTIFlCA nON:
1) 11 I.e I.h. rupol\&lb01I)' of tho oll.'ll.Cr/devtloper to verify, by lIJ\ cll3iJ:1eulna .l\Id)', wholber il U pouiblo to
C:OMCa by rravtry line to the f,xlstln, Cl:y uwcr sya\4m (a prlvale 11ft I(llion ml)' be installed, Ol.lt I.e ToOl
deatuble). Tae Cily 1'l\l)' r.:q\,llre. al It·, opllon, the \lcrlticalion to bo i.D tho form of • lellcr Si,IlCd b)' I
pro(essicn2J cIvil ~. :.,
2) When IlCW .anltary sew or line~ aze iruuUl:d. Lit Cll)' l),plc.a11y lrul'US 0: requlru 10 have ilulalhtd lI\lb·o\l1.$
10 the Pro:x:r1Y lice. This Is dCl1u as " COu.!'IU)I 10 the propoM)' owocn. inc Cil)' dOCJ not guarll1tee a Slutl
(Ol all propcmle.a nor dCl~ ir CU&rall1.cC the ccmdidotl or loeallon of \.he lrub.
It is !he r"poD$lbUlty of the owner/;oamClor 10 havo l!) Ilpproved COtlne:.(IOD from ,110 bu.iIQi~ KWct 10 the
City" scwu m.alt •• Uthere is I crub, II u in good c~olticn, OllQ Cle oWNr/ccntrlelor can locllc it, !beu it 1$
ava.ilablc for ~,' Tb, d6U1rm~l1ol\ of condilloc of WSWI& tAniLAry ~cwCt ,;ubI I.bill be the ,ole
tetpolUibilicy ot &h. City and the Ciry', clccuion IhaU he1W!.
If !h •• Nb b brokeA or tho City Uupe~or dClCmllnCJ rim the srub', condition is noe acceptable. II sha.U tle the
owner/contraclor's respanslbiliey to repair the ~Cl.lb, rcplic:c the SU!O at the e.-Ustlng IU, or 10 Install I now srub
and tee directly Into Ibe main. The method orrcpair/flpll.ccmCnllo be dctumincd by !.he Cicy" wpcctor.
I hereby certiry that the '~YC,NWW) III'wcr in!cmnalion 1.s~. This ceri1fle&tioll .\hill be valid (or ODe )lear (rom
dIll; of &1!nANre. (Felt In(orm<llion ia JU*'IIO c:hM,c without nonel).
CITY OF RI!NTON . WAS1EWATER. UTILlTY
SI&/Iitory Na!'Tlc
W&.Slewalcr Ulillry Seclion
SlanaNtC
ATTACHMENT 1/
_..cZ=--OF ~
. .
. li:.'· ,,;~
, S~Nl'''A.I{V .)I.:.Hl!.l~ 1\\'I'I ... d.)l~,,, __ ,_~ __ _
CITY OF RENTON
10555 Grady Way, Renton, WA 98055
Phone: (425) 430· 7200
Fax: (425) 430.7300
RECEIVED
AUG 1 0 2000
LAND TO BE FILLED our DYAPPLICANT: Date of Request --Io~.-;J..1FIIod:loldC.l~;:'"
Applicant's Name: !<~ JIC l I LL Phone No. (~) qJ4-6Zt:D
Maillng'Address: tZ-ZQ$"" ~ f?eo -tz.<=? -:tl:= z:.tz...
City ~cN0E.-State vU/b-Zip Code qea:::>$'""
Check one:
Proposed Single Family Home
Existing Single Family Ho~On Se~~ 0 _".-_
Other (Specify) Z~ ~ ~
Location/Address: 1010"2 1=1£m±: A", ~.
King County Tax Account No: a:2z.:~pG:-q0?>t' ~A?i l'~:r~LegaIlY Described as:
9'z~7) "iMZ..
THis APPLICATION SHALL IN'CLUDE A COpy OF TIjE PROPOSED SITEIPLOT PLAN.
~ORMATIONPROVIDEDBYCnY:
1. o
o
o
2.
SaniUUj' Sewer Service will be provided by side sewer connection only to an existing __ size
sewer main located within ______________________ _
City ' records show a side sewer stub to the property 0 YON
or
SanJtary sewer service will require an .ex~ension of .• o,!fflt:~~ //~'+f!4m1f~
9f si!e sewer mah~ located Wlthitt CW.£tllf::. tJ/'-_7;j)_~(¥l:z:::kI2-~
or 6y~(5 t. k
The proposed development lies within service area: therefore, the applicant shalt
contact The Districtl Agency at (phone) for sanitary sewer availability.
See attached letter dated ______________________ _
Payment of all applicable system development fees:
(Fees are subject to change without notice)
• System Development Charge:
• Residential building sewer permit:
• UUJ~omers, spey~~ assessment fees: ~'f ~e£ alltZ
• Right of Way Fee
• R~Way Bond (Re~ ~ · 'I-4@/tJ:7liNl. II ~
· ,
$ SBS
$ 60
" ATTACHMENT 12..
_--=-1 ____ OF _,.;;;.$...--._
per single family residence
per single family residence'
(over)
. .
Sanitary Sewer, Availability Form
Page 2
3.
4.
5.
t:. ....
7.
or
8.
or
9.
or
o
o
¥
0
X ¥
0
0
Reference data _______________________ -,-______ _
Applicant shall abandon the ex.isting septic system in' accordance with Section' 1119 of the current
Uniform Plumbing Code and Section 8-5-3(E) of the City Code.
Customers connecting to sanitary sewers in King County, including Renton's Sewer Service Area, after
February I, 1990, are subject to a sewage treatment capacity charge. The purpose of this King County
charge is to pay for building sewage treatment. capacity to serve newly connected customers. Single-
family customers pay $10.50 a month (billed by King County as $63 every six. months>'for 15 years.
AI the customer"s choice, this fee may be paid to King County as a lump sum of $1,089.40. This fee
is in addition to the monthly charge for treatment that Renton is required to collect and pass to King
Couney. "
The R.enton portion of the Wastewater Utility Rates for CUStOmers outside the city limits is 1.5 times
the standard rate for customers inside the ciey limits. (City Code section 8-5~ 15C)
The proposed project is within the corporate limits of the City of Renton or ha~ been granted King
COWllY Boundary Review Board (BRB) approval for extension of service outside the Ciry ..
Annexation or BRB approval will be necessary for the provision of sanitary sewer service.
The sewer system improvement is in confonnance with a County approved sewer cOlt;lprehensive plan., '
The sewer system improvement will require an amendment to the Remon Long-R<Ulge Wastewater
Management Plan'.
The sewer system improvement will be within an existing franchise from King Counry allowing the
installation of facilities in the Counry Right(s)-of Way,
The sewer system improvement will require that Renton oblain a franchise from King Counry to install
the facilities in the Counry R1gbt(~)-of Way. (b~v-/ ~~ uJ ~ ~ ~ ~~ )
CONDITIONS OF CERTIFICATION:
1) It is the responsibiliry of the owner/developer to verify, by an engineering study, whether it is possible to
connect by graviry line to the existing Ciry sewer sy'stem (a private lift'station may be installed, but is not
desirable). The Ciry may require, at it's option, the verification to be in the form of a letter signed by a
professional civil engineer,.
2) When new sanitary sewer lines are installed, the Ciry rypically installs or requires to have, installed stub-outs
to the property line. This is done as a courtesy to th~ property owners. The City does not guarantee a stub
for alI properties nor does it guarantee the condition or location of the stub.
It is the responsibility of the owner/contractor to have an approved connection from the building sewer to the
Ciry's sewer main, If there is a stub, it is in good condition, and the owner/contraclor can locate it, then it is
available for use. The delenninalion of condition of existing sanitary sewer stubs shall be the sole
responsibility of the Ciry and the Ciry' s de'cision shall be final.
If the stub is broken or the City inspector determines that the stub's condition is not acceplable, it shall be the
owner/contractor's responsibiliry to repair the stub, replace the stub al the existing tee, or to install a new stub
and tee directly into the main. The method of repair/replacement 10 be determined by the Ciry's inspector.
I hereby certify that the above sanitary sewer information is true. This certification shall be valid for one year from
date of signature. (Fee information is sub' Cl to change without notice). .
-J; :>~\<;;>w, ~
~7'-~----~ .. ' Signalory Name" 4,' !
Wastewater Utility Section h ~ .
"Dc,
11:11'11. n s y SII'K~1I1I4I1N f)()U'li(XIII), DOCWSII 219'1) FORM H4 (lOiO
",
. fir: .:;.;
ATTACHMENT I;'
g OF 'b
i \
..
CIT\. ~F RENTOJ~
Planning/Building/Public Works Department ~
Jesse Tanner, Mn or Zimmerman P.E., Administrator /'.LJ..
2000 NOY 27 .. . PH 4: 17
November 22, 2000
D.D.E.S.
Land Use Services Division
Attn: Permit Center
900 Oakesdale Ave. S.W.
Renton, W A 98055-1219
SUBJECT: STONE RIDGE PROJECT
FILE NO .. L99P300R
I(CDOE .... S
Thank you for the Notification of Determination for the Stone Ridge Plat, File No. L99P3008.
The. City of Rental!, Planning/Building/Public Works Division, has the following comments:
• Since the City of Renton has not received an inquiry as to' preference for Lead Agency, we
are assuming that King County has chosen to hold lead agency status. It is further assumed
that this SEPA review has considered all potential impacts of the construction 'and existence
of this plat, such as those that may be associate.d with the installation and operation of
structures, roads, and utilities associated with the development of the plat. This would
include facilil.ies for sanitary sewer service as generally identified' in the Sanitary Sewer
Availability Certi'ficate' issued by Renton and specifically proposed by the developer.
• The Stone Ridge development. is located in the City of Renton's Potential Annexation Area.
Therefore, we strongly request that the internal roadway system and any improvements to
1481h Avenue S.E. abutting the site, be installed according to City of Renton Standards (i.e.
roadway width, roadway pavement thickness, curbs, gutters, sidewalks, and street lighting).
Thank you for the opportunity to respond to this application.
Sincerely,
Jj(1JjCj ? IftI/1Ie(P--
Gregg Zimmerman, P.E., Administrator
Planning/Building/Public Works Department
cc: Lys Hornsby. Utililies Director. City or Renton
Sandra Meyer, Tran'sponntion Director
Jennirer Toth·Henning, Senior Plnnner
1(:\D(VISION.S\ADMI'~~~~~~M'Mk~~W&Y'~li~nton, Washingto~ 98055 . * Thl8 papar contaln8 50% mcyclod mntarlal. 20'1'. poal consumer
ATTACHMENT ,..3
_......;:/ __ OF __ , __
•• . .
KingcOUn~ £)CH"'" A"
Department of Developm~nt and Environmental Services
State Environmental Policy Act (SEPA)
Mitigated Determination Of Non-significance
for
Stone Ridge, FUe No. L99P3008
Date of Issuance: November 3, 2000
Project: Proposed subdivision of 12.75 acres into 49 lots for the development
of detached single-family residences. The proposed lot sizes range
fromJ,886 to 7,399 square feet.
Location: Lying on the west side of 14Slh Ave. SE, approximately between 14Sth
Ave. SE and Ilwaco Ave. NE, and approximately between NE· ] 61h St.
and NE ] Sth Ct. ifboth streets were extended ..
King County Permits: Formal Subdivision
County Contact: Lanny Henoch, Planner II
Phone: (206) 296-7168
Proponent: KBS III, LLC
Attn: Kolin B. Taylor
12505 Bel-Red Rd., #212
Bellevue, W A 98005
Phone: 206-623-7000
Zoning: R-4
Drainage Subbasin: May Creek
SectionlfownshiplRange: NE ~ of the SE Y4 of Sec .. 3, Township 21, Range 5
Notes:
A. This finding is based on review of the project site plan set (3 sheets) received October 9,
2000, environmental checkIlst dated August 30, 1999, correspondence from the Washington
State Department of Transportation dated February 18, 20bo, October 4, 2000 and October
17, 2000, Levell Downstream Drainage Analysis dated August 16, 1999, Supplemental
Levell Drainage Analysis dated March 14,2000, Amended Red-tailed Hawk Nest Site
Management Plan dated June, 2000, Wildlife Habitat Assessment dated July 27, 1999,
Preliminary WetlandiStream Assessment and Delineation dated July 27,1999, Traffic
Exhibit No. .. 1/
Item No. L qif aDoj
Received ____ .14~/~~2uO~1 MAIN FILE COpy
King County Hearing Examiner
'.
Storie Ridge
. November 3, 2000
Page 2 .-.-.. ",
Impact Analysis dated July 23, 1999, two addenda to the Traffic Impact Analysis dated
August 30, 2000, and other documents in the file.
B. Issuance of this threshold detennination does not constitute approval of the permit. This
proposal will be reviewed for compliance with all applicable King County codes which
regulate development activities, including the Uniform Fire and Building Codes, Road
Standards, Surface Water Design Manual, and the Sensitive Areas Regulations.
C. Two streams cross the subject property, Greenes Stream and a tributary to Greenes Stream.
Under King County's classification system, Greenes Stream, where it crosses the site, is a
Class 3 stream and its tributary is a Class 2 stream. Downstream of the confluence of these
two streams, Greenes Stream becomes a Class 2 stream.
'D. Greenes Stream does not contain salmonids. This is apparently due to the fact that a delta
exists at the mouth of Greenes Stream, where it enters May Creek. Because of the delta, the
channel depth in Greenes Stream is not deep enough to allow salmonids to pass from May
Creek into Greenes stream. '
E. A minor flooding problem exists downstream from the subj~ct property, in the vicinity of
Tax Parcels 17764000~0 and 0323059159. This flooding problem appears to be a
"conveyance system nuisance problem," as defined in the King County Surface Water
Design Manual, since habitable structures are not being inundated, nor are roads being
overtopped. To address this problem, the applicant has proposed to provide Level 3 flow
control, in lieu of Level 2 as specified in the ;King County Surface Water Design Manual.
Level 3 flow control has the most restrictive release rate specified in the Manual for
stormwater ponds, and it is designed to address severe erosion and flooding problems.
F. Some erosion has been occurring downstream from the site in the Greenes Stream channel, ,
as evidenced by downcutting.
G. The eastern end of the site is situated in a separate drainage catchment (sub-basin) from the
remainder of the property. This eastern catchment conveys stonnwater runoff into the .
above-noted tributary to Greenes Stream. The majority and remainder of the 'property .
conveys stormwater runoff into Greenes Stream. The applicant applied' for and received
approval for a stonnwater diversion (Drainage Adjustment LOOV0062) to convey
stormwater runoff from the impervious surfaces in the proposed plat located in the eastern
catchment, into the western catchment area.
H. A red tailed hawk nest is located in a ftr tree, which is situated approximately 43 feet north
ofthe north, property line of the subject property. This nest and tree lie north of the central
portion of the site.
1. The Washington Btate Department of Transportation (WSDOT) provided comments on the
proposed plat. WSDOT concluded the subject plat will add enough trips to meet tum lane
SErA Delenninnlion.doc, 7127/99 clc
" ,
Stone Ridge
• November 3, 2000
... Page 3
warrants under the WSDOT Design Manua], at the intersection ofSR 900/14S th Ave. SE.
WSDOT also concluded the plat will have an impact on the safety of this intersection. As a
result, WSDOT requested that the applicant be required to install eastbound and westbound
left tum lanes on SR 900 at the SR 900/14Sth Ave. intersection.
J. .. Stopping sight distance, as defined in the King County Road Standards and WSDOT Design
Manual, is currently not met on SR 900, east of the SR 900/14S th Ave. intersection. Entering
sight distance is also not met at the intersection, looking east from both the north and south
legs of the intersection. The applicant's traffic engineer has concluded that stopping sight
distance can be met at the intersection by the clearing of vegetation on the southeast
quadrant of the intersection.
K. The subject plat is expected to generate five peak hour trips at the SR 900/164th Ave.
intersection. While WSDOT has jdentified this intersection as a High Accident Location
(HAL), WSDOT concurs itwou]d not be appropriate to require the applicant to improve this
intersection because of the small number of trips it will send to the intersection.
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 pursuanttb RCW 43.21C, KCC 20.44 and
WAC 197-11 after reviewing the environmental checklist and other information on file with the
lead agency and considering ntitigation measures which the agency or the applicant will implement
as part of the proposal. The responsible official finds this information reasonably sufficient to
evaJuate the environmental impact of this proposal.
Mitigation List;
The following ntitigation measures shall be attached as cqnditions 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 substaritive authority for each mitigation measure are in
brackets; however, other sources of substantive authority may exist but are not expressly listed.
1. Eastbound and westbound left tum lanes shall be constructed by the applicant on SR 900, at
the SR 900/14S th Ave. SE intersection. The design for the intersection shall be approved by
the Washington State Department of Transportation (WSDOT). At a minimum, the existing
entering sight distance for the north and south legs of the intersection must be maintained.
[Comprehensive Plan Policies T-506 and T-509, and King County Road Standards Sec.
1.03]
SBPA Delenninolion.doc 7127/99 clc
. /. Stone Ridge
November 3,2000
Page 4
2. The east leg ofthe SR 900/148th Ave. intersection shall be modified, as necessary, so that the
stopping sight distance requirements ofWSDOT are met on the east leg of the intersection.
(Note that per the applicant's engineer, this can be achleved by the clearing of vegetation
along SR 900.) In addition, the applicant shall clear vegetation withln the right-of-way
along SR 900, east of 148th Ave., to maximize the entering sight distance for the north and
south legs of the intersection. [Comprehensive Plan Policies T-506 and T-509, and King
O~unty Road Standards Sec. 1.03]
3. A tree containing a red-tailed hawk nest is located on a parcel adjoining the north boundary
of the site. Tract K in the subject plat, as depicted on the preliminary plat map received
10/9/00 (Sheet 1 of 3), lies south of this nest tree. TWs tract shall be labeled as a native
growth open space tract on the final plat and engineering plans. This tract shall remain as
undeveloped open space unless it is documented by the property owner, to the satisfaction of
. King County, that the nest is no longer used by red-tailed hawks, i.e., abandoned for at least
five years. If itis demonstrated that the nest has ·been abandoned, the tract may be
developed through the approval of a future plat application, short plat application, or plat
alteration application, however, under the base density ofR-4 zoning, a maximum of two
lots are permitted in the tract. A note .implementing the preceding provisions shall appear on
the final plat. [Comprehensive Plan Policies NE-602 and NE-604]
4. . Except as provided below, outdoor construction activities on the subject property on any
area lying within a radius of 650 feet from the nest shall be prohibited from February 1
through July 31. For a specific development permit, tills seasonal limitation may be waived
by King County ifit can be shown to the satisfaction ofthe County that the nest is·not being
used by hawks. Any waiver wilJ last for one nesting season, and'must be renewed for
subsequent nesting seasons. For any season in whlch nesting activity occurs, the July 31
seasonallimitation,termlnation date may be adjusted by the County, based on a '
determination that the hatchHngs have already fledged and the period of disturbance risk has
passed. Any waiver or shortening of the seasonal limitation shall conform with Condition 5
below. A note implementing the preceding requirements shall appear on the final plat and
engineering plans. [Comprehensive Plan PoHcies NE-602 and NE-604]
5. For any nes~ing season in which the appHcant proposes a waiver or shortening of the
seasonal limitation as provided in Condition 4 above, a plan formulated by a qualified
wildJife biologist shall be submitted to DDES no later than February 1, describing protocols
for monitoring the nest for hawk use, and if nest usage is taking place, for identification
whether eggs have been laid and hatched and when fledging has occurred. Any proposed
shortening or waiver of the seasonal 'limitation shall be based on the monitoring data, and is '
subject to the approval ofDDES. A note implementing the preceding requirem~nts shall
appear on ~he final plat and engineering plans. [Comprehensive Plan Policies NE·602 and
NE-604]
6. A six-foot-high cedar fence shall be constructed on the south boundary of Tract K, adjacent
to Lots 26 -34 and Tracts H and N. The purpose ofthis fence is to limit access to Tract K
SEPA Determination.doe 7127/99 cle
. '~.,
Stone Ridge
:.' November 3, 2000
PageS
'I,
"
by the adjoining residents, and to lessen impacts on nesting red-tailed hawks.
[Comprehensive Plan Policies NE;.602 and NE-604]
Comments and Appeals
Written comments or any appeal of this threshold determination must be received by King County's
Land Use Services Division prior to 4:30 PM on November 27, 2000. 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 anyone 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:
Greg Borba, Current Planning Supervisor
Current J>lanning Section
Land Use Services Division
Date Mafled:November' 3, 2000
SEPA Delenninalion.doc 7127/99 clc
4:30 p.m., November 27, 2000
$125 check or money order made out to the King
County Office of Finance
King County Land Use Services Division
900 Oakesdale Avenue SW
Renton, WA 98055-1219
Am: Current Planning Section
N()v~ 2./ 2.-000
Date Signed
\,
I
)
)
II
1994 King County Comprehensive Plan
King County
Department of Development and Environmental Services
November 1994
King County, Washington
.U·:t:S',CL.i('lN:fJD/ij' ..... . ... . .... :...
Thisdocliment·has·been,e4itedto·improV~':t~adnbm~:, :·T~~'Compr~hensly.e:::Plan~:
. .as. ad~ptedbythe.· M ~ttopo titan J( ing::c6uhtY.,'¢p~ndjH~.avaihMle:t'tom;theKI~g::'
Count)I'Cle*:ofth~::CoO~:~iFq.ft:jce;: .. . .. .. ....:
(' ,
\
J
)
)
diversity. Invasive plants also decrease the quality of wildlife habitats, reduce visual quality, and
increase maintenance and production costs for natural resource managers and farmers.
NE-501 King County should protect native plant communities by encouraging management
and control of non-native invasive plants, including aquatic plants. Environmentally
sound methods of vegetation control should be used to control noxious weeds.
NE-502 King County should actively encourage the use of environmentally safe methods of
vegetation control. Herbicide use should be minimized.
NE-503 The use of native plants should be encouraged in landscaping requirements, erosion
control pro.iects, and in the restoration of stream banks, lakes, shorelines, and wet-
lands.
King County has modeled impacts of vegetation removal on several drainage basins. These models
indicate that at least 65 percent of the existing vegetation needs to be retained to prevent significant
impacts from floods, erosion, and stream and lake deterioration.
NE-504 As part of King County's basin planning process, King County may adopt vegetation
retention goals for each drainage basin in the Rural Area. These goals should be
consistent with Policy R-216. The County should explore incentives and regulations
to attain these goals, and the County should monitor their effectiveness.
VI. Fish and Wildlife Habitats
A. Maintain 'Countywide Biodiversity
It is King County's goal to conserve fish and wildlife resources in the County and to maintain COUllty-
wide biodiversity. This goal may be achieved through implementation of several broad policy direc-
tions that form an integrated vision for the future. Each of the pieces are necessary for the whole to
be successful. The policy objectives are to 1) identify and protect critical fish and wildlife habitat
conservation areas, 2) link those critical habitat areas and other protected lands through a network
system, and 3) integrate fish and wildlife habitat and ~onservation goals into new and existing
developments. Conservation of biodiversity is necessary if wildlife benefits currently enjoyed by
residents of the County are to be enjoyed by fun.re generations.
NE-601 The County shall strive to mairitain the existing diversity of species and habitats in
the County. In the Urban Growth Area, King County should strive to maintain a
quality environme~t which includes fish and wildlife habitats that support the great-
est diversity of native species consistent with the'density objectives. The County
should maximize wildlife diversity in the Rural Area.
-131 -
NE-602 Fish and wildlife should be maintained through conservation and enhancement of :" )
terrestrial, air, and aquatic habitats. .
NE-603 Habitats for species which have been identified as endangered, threatened, or sensi-
tive by the state or federal government shall not be reduced and should be preserved.
In the Rural Area and Natural Resource Lands, habitats for "candidate" priority
species identified by the County, as well as species identified as endangered, threat-
ened, or sensitive by the state or federal government shall not be reduced and should
be preserved.
B. Fish and Wildlife Habitat Conservation Areas
The Growth Management Act requires jurisdictions to designate Fish and Wildlife Habitat Conserva-
tion Areas for protection. The Washington Administrative Code (WAC) sets out guidelines that
jurisdictions must consider when designating these areas. As set forth in the WAC guidelines, Fish
and Wildlife Habitat Conservation Areas include: (l) areas with which endangered, threatened, and
sensitive species have a primary association; (2) habitats and species oflocal importance; (3)
commercial and recreational shellfish areas; (4) kelp and eel grass beds; herring and smelt spawning
areas; (5) naturally occurring ponds under 20 acres and their submerged aquatic beds that provide fish
or wildlife habitat; (6) waters of the state; (7) lakes, ponds, streams, and rivers planted with game, fish
by a governmental or tribal entity;,or (8) state natural area preserves and natural resource
conservation areas. It is important to note that for some species, mere presence is not considered
significant. Significant habitats, for some species, are those areas that may be limited during some)
time of the year or stage of the species life cycle.
King County has reviewed these guidelines and, has developed policies NE-604 through NE-607 that
address the various species included in the WAC guidelines. These policies recognize the tiered
listing of these species and their habitats as defined by the United States Fish and Wildlife Service
and the Washington State Department of Fish and Wildlife. These policies also recognize the need to
regularly review the information developed on species and habitats and amend the tiered listing as
appropriate. '
NE-604 ' King County shall designate and protect the following Fish and Wildlife Habitat
Conservation Areas found in King County:
a. Habitat for federal or state listed Endangered, or Threatened species.
b. Habitat for Salmon of Local, Importance: kokanee/sockeye/red salmon, chum
salmon, coho/silver salmon, king/chinook salmon, and pink salmon, coastal
resident/se~run cU,tthroat, rainbow trout/steelhea", and pygmy whitefish;
c. Habitat-for Raptors and Herons of Local Importance: red-tailed hawk, osprey,
black-crowne~ night h~ron, and great blue'heron;
, d. Commercial and recreational shellfish areas;
e. Kelp and eelgrass beds;
f. Herring and smelt spawning areas;
g. Wildlife habitat networks designated by tbe County, and
h. Riparian corridors.
-132 -
,--. , \
)
)
)
King County shall also protect the habitat for "candidate" priority species as listed
hy the Washington Department of Fish and Wildlife and found in King County out-
side of the Urban Growth Area.
"Candidate" Priority Species of Local Importance are: birds -common loon, harle-
quin duck, golden eagle, northern goshawk, mountain quail, pileated woodpecker,
purple martin, Vaux's swift, western hluehird, yellow-hilled cuckoo; fish -bull
troutlDolly Varden; amphibians -Cascades frog, red-legged frog, spotted frog, Van
Dyl<e's salamander; invertebrates -Beller's ground beetle, Hatch's click beetle, long-
horned leaf beetle, Puget blue butterfly, Feder's soliperlan stonefly; mammals -
fisher, Townsend's big-eared bat, California wolverine, Pacific harhor porpoise.
The habitats and species listed above represent those most threatened and critical in King County.
The policy language in NE-604 states that they shall be protected.
The next tier of vulnerable habitats and species is addressed in Policy NE-605, which states that they
should be protected, allowing for discretion as to the nature' and extent or the protection in balance
with the other goals of the Comprehensive Plan, such as reducing urban sprawl.
NE-60S King County should protect all priority species of local importance and their
habitats as listed by the Washington Department of Fish and Wildlife and found in
and listed hy King County on lands outside of the Urban Growth Area, where they
arc likely to he most successful. Priority Species of Local Importance include: birds
-trumpeter swan, tundra swan, snow goose, band-tailed pigeon; mammals -marten,
beaver, Columbia black-tailed deer, elk, mountain goat.
NE-606 The identification of species which need protection shall occur one time during the
development review process. This work shall be completed as established in a single
set of stu~y guidelines. , '
NE-607 King County sh~\lld regularly review the Washington State Department ofFish and
Wildlifc'sllist of Priority Species and other scientific information on 'importa .. t local
species, and evaluate whether any species should be addedto'or deleted from the list
in Policies NE-604 and NE-60S. Any additions, or deletions should be made through
the annual amendment process for the Comprehensive Plan.
Existing buffer requirements for streams and wetlands are not intended to, and do not, always ade-
quately protect wildlife resources in those sensitive areas. Areas with critical wildlife resources may
need larger buffers to protect the resource. '
NE-608 Stream and wetland buffer requirements may be increased to protect Endangered,
Threatened, and Priority wildlife species, as listed in this chapter, and their habitats,
as appropriate. Whenever possible, density transfers and/or buffer averaging should
be allowed.
-133 -
" c-" @OP'tes.2001
O~'FICE OF THE HEARING EXAMINER
KING COUNTY, WASffiNGTON
850 Union Bank of California Building
900 Fourth A venue
Seattle, Washington 98164
TeJephone (206) 296-4660
Facsimile (206) 296-1654
CONSOLIDATED REPORT AND DECISION:
SUBJECT:
A. SEPA THRESHOLD DETERMINATION APPEAL
B. APPLICATION FOR PRELIMINARY PLAT
Department of Development and Environmental Services File No. L99P3008
STONE RIDGE
Preliminary Plat Application
Location: On the west side of 148111 Avenue Southeast. approximately between
148111 Avenue Southeast and Ilwaco Avenue Northeast, and
approximately between Northeast 161h Street and Northeast 18 th Court,
ifboth streets are extended
Applicant: KBS III, LLC represented by
David L. Halinen, Attorney at Law
2115 N 30lh Street no. 203
Tacoma, W A 98403
Telephone: (206) 443-4684
Facsimile: (253) 272-9876
Appellants: Michael and Claudia DonnelJy
10415 _1471h Avenue SE
Renton, W A 98059
King County: Department of Development and Environmental Services,
Land Use Division. represented by
Lanny Henoch
900 Oakesdale Avenue SW
Renton, W A 98055-12] 9
Telephone: (206) 296-i) 68
Facsimile:. (206) 296-6613
SUMMARY OF DECISION:
Department's Preliminary Recommendation:
Department's Final Recommendation:
Examiner's Decision:
Approve, subject to conditions.
Approve, subject to conditions, modified
Approve, subject to conditions, modified
L99P3DDS-Slone Ridge
Surveyor:
STR:
Location:
Zoning:
Acreage:
Number of Lots:
Density:
Lot Size:
Proposed Use:
Sewage Disposal:.
Water Supply:
Fire District:
School District:
Complete Application Date:
Centre Pointe Surveying, Inc.
33639 -9111 Ave. S:
Federal Way, WA 98003
Phone: 253-661-1901
3
NE Y.. of the SE Y.. of Sec. 3, Township 23, Range 5
Lying on the west side of 148111 Ave. SE,
approximately between 1481h Ave. SE and Ilwaco
Ave. NE, and approximately between NE 16111 St.
and NE 18111 Court ifboth streets were extended.
R-4
7.49
32
4.3 dwelling units per acre
Ranging from 4,500 to 10,000 square feet in area
Single Family Residential
City of Kent
City of Kent
Number 37
Kent School District
September 30, 1999
2. State Environmental Policy Act. On November 3, 2000 DDES issued a mitigated threshold
determination of non-significance (MDNS). That determination required the applicant to
construct eastbound and westbound left tum lanes at the SR 90011481h Avenue SE intersection; to
clear vegetation within the right of way along SR 900 to achieve maximum entering sight
distance; to set aside a "Tract K" in order to protect a red-tailed hawk nest tree; and to perform
other specified impact mitigating measures related to the red-tailed hawk nest location.
On November 27, 2000, Michael and Claudia Donnelly appealed the Department's SEPA
threshold determination. Pursuant to a pre-hearing conference conducted on December 19,2000,
the issues of that appeal were limited to impacts related to flooding of neighboring properties;
impacts related to erosion, sedimentation, water quality and salmonid species protection; and
impacts related to traffic safety at SR90011481h Avenue Southeast. Hearings on that appeal were
consolidated with public hearings on the proposed plat which occurred on March 15,2001, March
22,2001, April 2,200] and April 3,2001. Thereafter, the parties agreed to a briefing schedule
which concluded May 8, 2001. TIle parties waived those KCC.20.24.098 time limits for appeal
revie'w to the extent necessary to complete the schedule described here.
In its report and recommendation (Exhibit no.2), the Department consolidated its preliminary plat
recommendation with its analysis and response to the appeal. In that report, the Department
made some revisions to its original November 3, 2000 MDNS, most notably by specifying a
seasonal construction period for the east/west left turn lanes on SR 900 and a new condition
requiring the apl~licant to install or t? collab~rate w~th other devel~pers to install ~ traffic si~al at
the SR 9001148 Avenue Southeast mtersectlOn penod, together wIth "an appropnate finanCIal
guarantee to be posted prior to engineer plan approvaL"
L99P300B·Stone Ridge 5
5. Drainage/SEPA. The SEPA Appellants and some neighboring property owners express concern
regarding possible drainage impacts upon their downstream properties. "Greene's Stream," an
ephemeral or seasonal stream, emanates from the subject property, then passes through or
adjacent to the Donnelly, Keech and Hobbs properties. Though it sometimes may enter May
Creek, it typically completely infiltrates before reaching May Creek. This infiltration answers a
concern raised by SEPA Appellant Donnelly and some neighboring property owners regarding
potential sedimentation impacts upon May C~eek. Usually there are none. .
In addition to downstream sedimentation concerns, however, the Appellants and neighboring
property owners also express concern regarding downstream flooding and sedimentation from
peak flow periods as well as a concern for erosion and downstream sedimentation. These
concerns are based, at least in parI, on observed results from past land clearing activity on the
Wolfe property. Jt is important to note that this applicant, KBS. 111, LLC, cannot be held
responsible for past actions of Wolfe nor can it be held responsible for solving existing problems
endured by downstream property owners. However, the county can certainly require the
applicant to adhere to the highest standards available in regulatory code if circumstances warrant.
In this case, DDES recommends precisely that-applying the highest, most vigorous, drainage
controls and standards to this application. In so doing, DDES observes also that Greene's Stream,
as it crosses or abuts the properties of concern (Donnelly, Hobbs and Keech) was artificially
rerouted from its original drainage course-analt~ration that extends approximately 450 to 650
feet. There is no evidence that this alteration was achieved pursuant to proper permits. The
alteration includes two 90° turns; TIle Department observes that, at present, the majority of flows
in Greene's Stream under non-storm conditions appear to follow the realigned channel.
The evidence of record strongly suggests that, during significant storm events, the (unpermitted)
altered cOLlrse of the stream bed and the reduced capacity of a 24 inch culvert at the northwest
comer of the Hobbs property collaborate to cause backups along the stream bed, resulting in
standing water upon tlie complainant properties.
The parties agree that none of the interior spaces of any buildings on the Donnelly, Hobbs or
Keech properties have flooded in the past. Keech indicates that, while the driveway to his
residence overtopped on one occasion, "sheet flow" of approximately Y:z inch water depth is more
typical. Some neighboring property owners resent the King County Surface Water Management
Design Manual characterization of such flooding as "nuisance flooding". Nonetheless, as
indicated above, the highest Surface Water Management Drainage Manual standards are
recommended. The Department concludes at page 13 of its preliminary report (Exhibit no. 2):
... [DDES) has concluded that the development of the subject plat.will not exacerbate the
flooding that the appellant and their neighbors have experienced with the application oflevel
3 flow control to st01111 water releases from the plat. Level 3 flow control is the most
restrictive release rate contained in the drainage manual. It is designed to address a severe
flooding situation. With its application to the proposed Stone Ridge subdivision, [DDES)
expects there will not be an increase in either the depth of flood waters or the frequency of
flooding after the development of the plat, as compared with prior to the development of the
plat. Further, [DOES] believes that with the application of appropriate release rates to future
development in the Greene's Stream sub-basin and the May Creek sub·basin, downstream
flooding in these basins will not be significantly affected.
L99P300B-Stone Ridge 7
the County for review. More recently, subsequent to the publication of the SEPA
detennination for this project, an update of the software was issued.
The application of the updated software yields a conclusion that the intersection of
SR 900/1 481h Avenue Southeast will operate at LOS "F" rather than "E", when the
development of the subject plat is expected to be completed. As a result, additional
improvements to the intersection will be needed.beyond the clearing of vegetation
necessary to achieve stopping site distance, in order to bring the LOS to "E" or better
as mandated by KCC 14.80.
Recent discllssions have occurred between WSDOT.and KCDOT concerning the
nature of the improvements which should be made to the intersection to achieve an
improved level of service. WSDOT has verbally indicated (and in e-mail
correspondence) that the installation of a traffic signal is the appropriate method to
address the substandard level of service. Thus, this has been recommended by
[DDES]IKCDOT, in addition to the construction of eastbound and westbound left
tum lanes and the vegetation clearing to achieve stopping site distance.
WSDOT prepared and submitted for evidence a formal letter agreeing with this position
(exhibit pos. 22 and 50). In addition, WSDOT representatives testified in support of the
intersection signalization requirement.
B. The Transpo Group analysis of intersection LOS was based on computer software
corresponding to the 1994 version of the Highway Capacity Manual ("HCM") while the
"update of the software" referred to by DDES in its staff report corresponds to the 1997
HCM. However, no change in intersection standards occurred.
C. KCC 14.65 describes intersection standards ("JS") as those standards by which King
County will evaluate intersections affected by new development to assure safe and
efficient operation and to assure that improvements to mitigate the adverse impacts of
such developments are completed in accordance with the State Environmental Policy Act.
KCC 14.65.0 I O.c. In a code section title "Relationships Among Three Components Of
The Integrated Transportation Program" KCC 14.65.020.C.2 describes IS calculations:
Intersection level of service shall be calculated according to the most recent Highway
Capacity Manual or an alternative method approved by the Department of
Transportation.
KCC 14.65.020 goes on to describe the relationship of the integrated transportation
program (and necessarily, intersection calculations) to SEPA. KCC 14.65.020.G states,
among other things, that "impacts on intersections will be mitigated through the
provisions ofKCC 14.80. It states further, among other things, that, "the provisions of
this title [ie, KCC Title 14, "roads and bridges"] do not supersede or replace the
provisions of the County SEPA authority as enacted in KCC 20.44."
D. KCC 14.80, "Intersection Standards", states as its authority and purpose, in part, "this
chapter is enacted pursuant to the State Environmental Policy Act, KCC 20.44 and RCW
58. J 7 and the King County Charter as a home rule county, Article 11, Section II of the
Washington State Constitution." KCC 14.80.0JO.A. Further, the Intersection Standards
chapter defines Highway Capacity Manual:
L99P300B·Stone Ridge 9
B. RCW 43.21C.075(3)(d) and KCC 20.44.120 each require that the decision of the Responsible
Official shall be entitled to "substantial weight". Having reviewed this "substantial weight"
rule, the Washington Supreme Court in Norway Hill Preservation Association v. King
County, 87 Wn 2d 267 (1976), determined that the standard of review of any agency
"negative threshold determination" is whether the action is "clearly erroneous".
Consequently, the administrative decision should be modified or reversed if it is:
... clearly erroneous in view of the entire record as submitted and the
public policy contained in the act of the legislature authorizing the
decision or order.
9. Any portion of any of the following conclusions that may be construed as a finding is
incorporated here by this reference.
SEPA CONCLUSIONS:
J. The appellant argues that the KCDOT director cannot prohibit the use of the 1994 HCM or, in
this case, intersection impact calculating software associated with the 1994 HCM. This argument
overlooks the SEPA authority vested in DDES and KCDOT. The ultimate decision making
authority regarding impact (and, necessarily, the method of determining impact) rests with the
responsible official, not with the applicant. The applicant's arguments are framed in such a
manner as to suggest that the responsible official's choice of impact calculation method is a
regulatory matter rather than an analytical one. However, with respect to the choice of
intersection impact calculation method, the applicant is not being regulated. The applicant has
not been prohibited from using the 1994 HCM. In fact, the 1994 HCM (and its associated
software) is the only impact calculation method used by the applicant in this hearing record.
Those calculations and their results have not been prohibited or excluded from this review in any
sense.
However, DDESIKCDOT have, in the exercise of their SEPA responsibility and authority, used
the rilost recent impact calculation methodology to determine the impact of the proposed
development of Stone Ridge upon the SR 90011 48 1h Avenue Southeast intersection. WAC
J 97-J h340 (2)(F) requires the responsible official to reconsider the DNS based on timely
comments (such as those of appellant Donnelly) and authorizes the responsible official 'to make
appropriate changes to the threshold determination if warranted. Further, WAC
197-11-340(3)(A)(ii) requires the lead agency to withdraw a determination of non-significance if,
"there is significant new information indicating, or on, a proposals probabJy significant adverse
environmental impacts." Recall that, as noted in the findings above, the Metropolitan King
. County Council in February, 200), adopted the 1997 HCM and its corollary software. This King
County Council action set the stage for review of the Donnelly SEPA threshold determination
appeal review by providing "new infonl1ation" for the Departments to take into consideration.
Certainly, a threshold determination is not "vested" when an appeal has been flied and when new
information (including the adoption of impact calculation method) becomes available.
2. The applicant argues that the intersection standards (and by implication the methodology used to
calculate intersection impacts) have a "restraining or directing influence" on the proposed plat of
Stone Ridge; and that, therefore, the vesting rule contained in RCW 58.17.033(1),must be
applied. The applicant cites Westside Business Park. LLC v. Pierce County, 100 Wn. App. 599 at
607, in which the Division Two court determined that stormwater drainage ordinances are land
, Throughout this review it is useful 10 remember thaI il is only the method of calculating impact that is al issue.
The Intersection Standard (1S) remains unchanged.
L99P3008·Stone Ridge 11
14.80 consistent with King County Charter Section 850 would yield an Examiner's decision
which affinns the applicant's arguments.
The applicant's arguments are directed toward KCC 14.65.020.C.2:
IS calculations.
Intersection level of service shall be calculated according to the most recent Highway
Capacity Manual or an alternative method approved by the Department of Transportation.
The applicant's arguments are rejected for several reasons, including not only those set forth in
conclusions nos. 1 and 2, preceding, but also the following:
• There is no doubt regarding the Council's intention as to the meaning of "most recent
Highway Capacity Manual. In KCC 14.80.020.A the Council defined Highway Capacity
Manual as meaning "special report 209 of the Transportation Research Board of the National
Research Council, as currently amended." To strain for the "consistency" sought by the
applicant would mean to directly disregard this explicit direction and definition by the "
Metropolitan King County Council. It will be presumed lawful until shown otherwise.
• The language at issue in KCC 14.65.020.C.2 does not wholly delegate any authority or
responsibility to the Transportation Research Board or any other entity outside County
government. It keeps the King County Director of Transportation in the driver's seat, so to
speak. by authorizing the KCDOT director to use "an alternative method." In other words, if
the "most recent" Highway Capacity Manual proves unacceptable, the decision to use an
alternative method rests with the King County Department of Transportation, not the National
. Transportation Research Board. The authority to choose retained by the KCDOT director
distinguishes the facts in this case from OsbOn! v. Psychiatric Review Board. 325 Or. 135.
934P2d 391 (1997), cited by the Applicant. No delegation has occurred, therefore, except to
the KCDOT which clearly may make such decisions pursuant to King County Charter
Section 850. That Charter section authorized the Director to "promulgate regulations in
accordance to adequate standards established by the County Council." We note again that the
" intersection standard applicable to the SR 900/ 1481h A venue Southeast has not changed under
any of the ordinances considered in this appeal review.
4. The applicant argues that the KCDOT has no authority to go beyond the standards adopted by
Council ordinance when the KCDOT director adopts a public rule. As indicated above, the
KCDOT Director has not done that. This hearing record contains no evidence that the definition
of Highway Capacity Manual as stated in KCC 14.80.020 has been exceeqed by KCDOT. That
definition requires KCDOT to use the Highway Capacity Manual "as currently amended." That
is precisely what KCDOT has uum: in this cast:!.
5. As noted in finding no. 8, above, the burden of proof falls on the Appellant in a threshold
detennination appeal. Considering the preponderance of the evidence, the Appellant has not
successful1y borne that burden" in this case. Considering the above firtdings of fact regarding traffic
and drainage, and the entire hearing record, it must be concluded that the Department's threshold
detennination in this matter is not clearly erroneous and therefore cannot be reversed.
L99P300B·Slone Ridge 13
5. The conditions for final plat approval recommended below are in the public interest and are
reasonable requirements to mitigate the impacts of this development upon the environment.
6. The dedications ofland or easements within and adjacent to the proposed plat, as recommended
by the conditions for final plat approval or as shown on the proposed preliminary plat submitted
by the applicant, are reasonable and necessary as a direct result of the development of this
proposed plat.
SEPA DECISION:
For the reasons indicated in condition nos. 1 through 7, above, the SEPA threshold determination appeals
of both the Applicant and the Donnelly's are DENIED.
PLAT DECISION:
The proposed plat of Stone Ridge i~ GRANTED preliminary approval: subject to the following conditions
of final plat approval:
1. Compliance with all platting provisions of Title 19 of the King County Code.
2. All persons having an ownership interest in the subject property shall sign on the face of the final
plat a dedication 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 and shall be generally as shown on the face of the approved preliminary plat, 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. Any changes to the
plat design which are mandated by the conditions which follow shall also be permitted.
4. The. applicant must obtain final approval from the King County Health Department. Existing
septic tanks on the site must be properly abandoned prior to final Health Department approval.
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.
6. The applicant must obtain the approval of the King County Fire Protection Engineer, to
demonstrate compliance with the fire hydrant, water main, and fire flow standards of Chapter
17.08 of the King County Code.
7. . Final plat approval shall require full compliance with the drainage provisions set forth in King
County Code 9.04. Compliance may result in reducing the number and/or location 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
appJicable requirements in KCC 9.04 and the Surface Wate!: Design Manual 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 (KCSWDM). DDES approval of the drainage and roadway plans is
required prior to any construction.
L99P3008·Stone Ridge 15
H. Special Requirement No.2: Floodplain Delineation.
Because a wetland and two streams are located on the property, a floodplain analysis
shall be performed. TIle 1 DO-year floodplain boundaries shall be shown on the final
engineering plans and recorded plat.
8. TIle proposed subdivision shall comply with the 1993 King County Road Standards (KCRS)
including the following requirements: .
A. Road A shall be improved as an urban neighborhood collector between 1481h Ave. SE and
Road C, and as an urban subcollector west of Road C. The design of the subject plat
shall be modified so that the lots in the plat will not take individual direct access from the
neighborhood collector portion of Road A. This modiiication to the design may result in .
the relocation of the proposed alignment of Road A.
B. Roads C and D, at a minimum, shall be designed .to the· urban, subaccess street standard.
C. Tract J shall be dedicated as public road right-of-way and improved to the urban,
subaccess street standard.
D. One-Hundred-Forty-Eighth Avenue Southeast along the frontage of the site shall be
improved to the urban collector arterial standard, including provision for a bicycle lane.
E. Tracts M shal.1 be improved as a private joint use driveway, and shall serve a maximum
of two lots. Lots 40 and 41 shall have undivided ownership of the tract and be
responsible for its maintenance. A note indicating the ownership of the tract and the
parties which are responsible for its maintenance shall appear on the linal plat and
engineering plans. As specified in KCRS 3.01 C, improvements to the tract shall include
an 18-foot-wide paved surface and a minimum tract width of 20 feet. Drainage control
shall include a curb or thickened edge on one side of the roadway.
F. Tracts D, F, and L shall be designed and improved as private access tracts, and shall each
serve no more than six lots. The lots served by each tract shall have undivided ownership
of the tract, and be responsible for its maintenance. A note indicating the ownership of
each tract and the parties responsible for each tract's maintenance shall appear on the
final plat and engineering plans.
Improvements shall conform to KCRS 2.03 for urban minor access roads, which includes
a 22-foot-wide paved driving surface. The centerlines of Tracts D and F shall be aligned
with the centerlines ofRonds D ahd C, respectively. The minimum tract width shall be
26 feet with a maximum length of) 50 feet.
G. The width ofTract'N may be.reduced to 20 feet. No improvements to this tract are
required.
,H. A temporary turnaround shall be provided at the terminus of Road A. If this turnaround
is located off-site, easements shall be deeded to King County to allow for the temporary
public use of the turnaround until Road A is extended further north as a public ~oad.
1. Street illumination shall be provided at the intersection of Road A with) 48111 Ave. SE. a
collector arterial, in accordance with KCRS 5.03 ..
L99P300B-Stone Ridge 17
The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and
occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on
be~alf of the public by King County, to leave unoisturbed all trees and other vegetation within the
tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not
be cut, pruned, covered by fill, removed or damaged without approval in writing from the King
County Department of Development and Environmental Services or its successor agency, unless
otherwise provided by law. .
The common boundary between the tract/sensitive area and buffer and the area of development
activity must be marked or otherwise flagged to the satisfaction of King County prior to any
clearing, grading, building constnlction or other development activity on a lot subject to the
sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in
place until all development proposal activities in the vicinity of the sensitive area are completed.
No building foundations are allowed beyond the required IS-foot building setback line, unless
otherwise provided by law.
16. The proposed subdivision shall comply with the sensitive areas requirements as outlined in KCC
21A.24. Pennanent survey marking, and signs as specified in KCC 21A.24.160 shall also be
addressed prior to final plat approval. Temporary marking of sensitive areas and their buffers
(e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place
until all construction activities are completed.
17. Preliminary plat review has identified the following issues which apply to this project. All other
applicable requirements for sensitive areas shall also be addressed by the applicant.
A. Wetland B (in Tract B) shall have a 25-foot native growth buffer, as measured frpm the
wetland edge. Wetland A (extending from the nOJ1h boundary of the site to the north
boundary of the Road A right-of-way) shall have a 50-foot native growth buffer, as
measured from the wetland edge, to the extent such buffer falls within the subject
property. These wetlands and their required buffers shan be placed in Sensitive Area
Tract in the subject plat.
B. The streams crossing Tracts A and C shall have a 50-foot buffer measured from each side
of the stream channel, to the extent such buffers fall within the subject plat. These
buffers are not required where proposed road right-of-way in the subject plat crosses a
stream channel.
C. A IS-foot building setback line (BSBL) shall be established on the final.plat from the
edge of the sensitive areas tracts. The BSBL shall bc delineated on all affected lots and
tracts.
D. Buffer averaging may he allowed, pursuant to KCC 21A.24.320 and21A.24.360,
provided the total amount of buffer area is not reduced and better resource protection is
achieved, as determined by the King County Land Use Services Division (LUSD). Jf
buffer averaging is proposed, a buffer averaging plan shall be submitted by the applicant
for review and approval by LUSD. LUSD may require the submittal of a bond or other
financial guarantee by the applicant to assure the installation and survival of required
plantings for a five year period.
L99P3008·Stone Ridge 19
C. IfLUSD 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 shal1 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. This shall be noted on the face of the final recorded plat.
E. The species of trees shall be approved by LUSD iflocated within the right-of-way, and
shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any
other tree or shmb whose roots are likely to obstruct sanitary or storm sewers, or that is
not compatible with overhead utility lines.
F. The applicant shal1 submit a street tree plan and bond quantity sheet for review and
approval by LUSD prior to engineering plan approval.
G. The applicant shall contact Metro Service Planning at (206) 684-1622 to detennine if 1481h
Ave. SE is on a bus route. If 1481h Ave. SE is a bus route, the street tree plan shal1 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
tTees 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 $538 landscape inspection fee shall also be submitted prior to plat recording. The
inspection fee is subject to change based on the current County fees.
21. . Documentation shall be submitted from a licensed land surveyor to demonstrate that all required
zoning setbacks are met for any existing residences or outbuildings that are retained on the site.
The following conditions have been established under SEPA authority as necessary to mitigate
the adverse environmental impacts of this development. The applicant snall demonstrate
compliance with these items prior to final approval.
22. Eastbound and westbound left tum lanes shall be constructed by the applicant on SR 900, at the
SR 90011481h Ave. SE intersection. The design for the intersection shaH be approved by the
Washington State Department of Transportation (WSDOT). At a minimum, the existing entering
sight distance for the north and south legs of the intersection must be maintained. All
con'struction work associated with tum Jane construction shall be completed between April 151 and
September 301h • This seasonal restriction shall appear on the final engineering plans.
23. The east leg of the SR 90011481h Ave. intersection shall be modified, as necessary, so that the
stopping sight distance requirements of WSDOT are met on the east leg of the intersection. (Note
that per the applicant's engineer, this can be achieved by the clearing of vegetation along SR
900.) In addition, the applicant shall clear vegetation within the right-of-way along SR 900, east
of 148111 A ve., to maximize the entering sight distance for the north and south legs of the
intersection.
L99P300B·Stone Ridge 21
ORDERED this 5th day of June, 2001.
TRANSMIITED this 5th day of June, 2001, to the parties and inter
NOTICE OF RIGHT TO APPEAL
In order to appeal the decision of the Examiner, written notice of appeal must be tiled with the Clerk of the King County
Council with a fee of $125.00 (check payable to King County Office of Finance) on or before June 19, 2001. 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 26, 2001. Appeal
statements may refer only to facts contained in the hearing record; new facts may not be presented on appeal.
Filing requires aClual delivery to the Office of the Clerk of the Council, Room 403, King County Courthouse, 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 tiling requirement.
I f 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 MARCH 15,22. APRIL 2 AND APRIL), 2001 PUBLIC HEARING ON DEPARTMENT OF
DEVELOPMENT AND ENVIRONMENTAL SERVICES FILE NO. L99P3008 -STONE RIDGE: .
R. S. Titus was the Hearing Examiner in this matter. Participating in the hearing and representing the Department was Lanny
Henoch and Mark Bergam. Participating in the hearing and representing the Applicant was Attorney David Halinen.
Participating in the hearing and representing the Appellants were Claudia and Michael Donnelly. Other participants in this
hearing were Christine Hobbs. Kathy Torretta, Or. Stephen Conroy, Aileen McManus. Robert Jones, Betty Filley, George
Hayden, Jullianne Bruce, John Collins, Dan 8almel/i. Chad Armour, Kevin Jones, Wayne Potter and Mark.Bandy.
The following exhibits were offered and entered into the record:
Exhibit No. I
Exhibit No.2
Exhibit No. )
Exhibit No.4
Exhibit No.5
Exhibit No.6
Exhibit No.7
Exhibit No.8
Exhibit No.9
Exhibit No. 10
Exhibit No. I I
Exhibit No. 12
Exhibit No. I)
Exhibit No. 14
Exhibit No. 15
DDES/LUSD File No. L99P3008
DDES/LUSD Staff Report, dated February 16, 200 I
SEPA Environmental Checklist. signed by the Applicant, August 30. 1999
SEPA MONS. published on November 3. 2000 .
Letter from Michael & Claudia Donnelly, dated November 26. 2000, received November 27,2000, appealing
the SEP A Determination.
Letter from Curtis Schuster, Affidavit of Posting concerning the Notice of Application, and two additional
pages (4 sheets tot a!), dated October 13, 1999
Applicant'S revised plat map, received October 9, 2000
Land use maps-Kroll Maps 800E, 80lW (E3-23-5 and W2·23·5)
Assessors Maps-SE I/. 0(3·23·5, and SW I/. of 2·23·5
Letter from Lanny Henoch, LUSD to Michael and Claudia Donnelly. containing a discovery request, dated
December 20, 2000 .
Letter dated January 10.2.001 from Michael and Claudia Donnelly containing a response to the December 20,
2000 LUSD discovery request.
Drawing submitted by the Applicant entitled "Conceptual Open Space Plan," received October 9, 2000
Letter dated July 11,2000 from Joe Miles, P.E., and JeffO·Neill. DOES, approving SWM Adjustment
Request LOOV0062, and attached adjustment application and Applicant's cover letter (8 sheets total).
Level I Downstream Drainage Analysis .... dated August 16, 1999, prepared by the Applicant's engineer.
Daniel Balmelli, P.E.
Supplemental Levell Drainage Analysis ... , dated March 14,2000
L99P3008·Stone Ridge 23
Exhibit No. 45
Exhibit No. 46
Exhibit No. 47A
Exhibit No. 47B
Exhibit No. 48
Exhibit No. 49
Exhibit No. 50
Exhibit No. 51
Exhibit' No. 52
Exhibit No. 53
Exhibit No. 54
Exhibit No. 55
Exhibit No. 56
Exhibit No. 57
Exhibit No. 58
Exhibit No. 59
Exhibit No. 60
Exhibit No. 61
Resume of Kevin Jones
Transpo Group memorandum from Kevin Jones to Curtis Schuster. KBS IJI. LLC, dated February 1,2001.
March, 2000 Biota Pacific Red Tailed Hawk Nest Site Management Plan.for Stone Ridge
June, 2000 Biota Pacific Red Tailed Hawk Nest Site Management Plan for Stone Ridge'
Excerpt. WSDOTDesign Manual. April 1998to November. 1999
Document, "Other Developments not in KCDOT Files. as of June. 2000 for Stone Ridge", annotated by
Kevin Jones.
February 22, 2001 letter from Kevin Jones and Holly Parsons. Transpo Group to WDOT, Craig Stone and
John Collins.
Transpo Group memorandum from Kevin Jones to Aileen McManus. KCDOT and John Collins. WSDOT,
dated February 1,2001 .
Transpo Group memorandum from Kevin Jones to David Halinen, dated March 30, 2001
Copy of King County Ordinance No. 12616
March 19, 200 I Neighborhood Drainage Assistance Program-Complaint No. 95·0420
King County Road Services Division traffic counts for 148,h Avenue SE at SR 900. with cover letter attached
from Carla Kritsonis.
WSDOT traffic counts for 148,h A venue SE at SR 900
PUT 10·3·2, effective date April 26, 1999
October 30, 2000 letter from Kevin Jones, Transpo Group, to John Collins. WSDOT
Voluntary Settlement Agreement to Mitigate Impacts to State Facilities, offered by John Collins
Mr. Henoch's final argument (entered not as evidence, but to keep track of his notes)
Examiner'S Decision on SEPA threshold detennination appeal, dated June 4, 2001 contained in this same
repon
RST:gao
[Plals/L99P300B RPT
L99P3008 L99P3008 L99P3008
Pauline Andersan Chad Armour Dan Balmelll
10205 t 1481h Avenue 5E Chad Armour, LLC 3617· 44th Street Court
Renlon WA 98059 6500 • 1261h Avenue SE Tacoma WA 96422
Bellevue WA 96006
L99P3008 L99P3008 L99P3008
Mark Bandy Lowry & Dorothy Bennett Jullianne. Bruce
WSDOT/MS 250 PO Box 330310 6234 • 139th PI SE 17023 SE May Valley Road
15700 Dayton Avenue N Bellevue WA 98006 Renton WA 98059
Seattle WA 98133·9710
L99P3008 L99P3008 L99P3008
Galus Buxton Bruce Clark John Collins
14506 SE Renton·lssaquah Rd 5210 NE 161h St 15700 Dayton Ave. N.
Renlon WA 98059 Renlon WA 98059 MS 250/PO Box 330310
Seattle WA 98133·9710
L99P3008 L99P3008 L99P3008
Claudia & Michael Donnelly Roger Dorstad Belte Filley
10415 • 1471h Avenue SE Evergreen East Realty 19801 SE 123rd Street
Renlon WA 98059 16651 NE 79th Street Issaquah WA 98027
Redmond WA 98052
L99P3008 L99P3008 L99P3006
David L. Halinen David L. Halinen George Hayden
Attorney at Law Attorney At Law 10630· 148th Ave SE
2115 N. 30lh #203 10500 NE 8th #1900 Renlon WA 98059
Tacoma WA 98403 Bellevue WA 96004
L99P3006 L99P3008 L99P3008
Christie Hobbs Steve Johnson Kevin Jones
10405 -147th Ave SE 11509· 161 st Avenue SE The Transpo Group
Renton WA 98059 Renton WA 96509 11730 118th Ave. NE Suite 600
Kirkland WA 98034·7120
L99P3008 L99P3008 L99P3008
Roberl Jones Steve & Mary I<eech King County Envlr Health Division
1734 Ilwaco Ave NE 10403 -147th SE Eastgate Public Health Center ..
Renton WA 98059 Renton WA 98059 14350 SE Eastgate Way
Bellevue WA 98007
L99P3008 L99P3008 L99P3008
King County Water Dlstrlct 90 Judllh Krenzin Norm Larson
15606 SE 126th Street 10606 -148th Ave SE Centre Point Surveying, Inc.
Renton WA 98059 Renton WA 98059 PO Box 4416
Federal Way WA 98063
L99P3008 L99P3008 L99P3008
Robert & Cindy Leavitt Teresa LeMay Virginia Luck
5303 NE 22nd Ct Lozier Homes Corp 285. Sand Dune Dr
Renton WA 98059 1203 -114th Avenue Southeast Ocean Shores WA 98569
Bellevue WA 98004
L99P300B L99P300B L99P3008
Linda Matlock Ed McCarthy Cliff McClelland
WA Stale Dept Ecology WQSW Unit Haozous Engineering 14410 SE 107th Place
PO Box 47696 14816 SE 116th St Renton WA 98059
Olympia WA 98504·7696 Renton WA 98059
1
2
3
4
5
6
7
8
KING COUNTY
Signature Report
October 14, 2003
Ordinance 14775
Proposed No. 2003-0383.2 Sponsors Hague
1200 King County CourthOllse
516 TIlird Avenue
Seattle. WA 98104
AN ORDINANCE relating to comprehensive planning and
zoning; adopting the King County Comprehensive Plan
2003 amendments to the King County Comprehensive Plan
2000 and are~ zoning. in accordance with the Washington
State Growth Management Act; and amending Ordinance
263. Art. 2 Section 1~ ~s amended. and KC.C. 20.12.0]0.
9 BE IT ORDAlNED BY THE COUNClL OF KING COUNTY:
10 SECTION 1. Findings. For the purposes of effective land use planning and
]] regulation. the King County council makes the following legislative findings:
12 A. King County has adopted the 2000 King County Comprehensive Plan to meet
13 the requirements of the Washington State Growth Management Act ("OMA");
14 B. The OMA requires that the Comprehensive Plan and development regulations
15 be subject to continuing review and evaluation by the county;
16 C. The OMA requires that King County adopt development regulations to be
17 consistent with and implement the Comprehensive Plan; and
1
: Ordinance 14776
18 D. The changes to zoning contained in this ordinance are needed to maintain
19 conformity with the King County Comprehensive Plan, as required by the GMA. As
20 such, they bear a substantial relationship to, and are necessary for, the public health,
21 safety and general welfare of King County and its residents.
22 SECTION 2. Ordinance 263, Article 2, Section I, as amended, and K.C.C.
23 20.12.010 are each hereby amended to read as follows:
24 Comprehensive Plan adopted. A. Under the King County Charter, the state
25 Constitution and the Washington State Growth Management Act, chapter 36.70A RCW,
'26 the 1994 King County Comprehensive Plan is adopted and declared to be the
27 Comprehensive Plan for King County until amended, repealed or superseded. King
28 County has performed its first comprehensive four-cycle review of the Comprehensive
29 Plan. As a result of the review, King County amended the 1994 Comprehensive Plan
30 through passage of the King County Comprehensive Plan 2000. The Comprehensive
31 Plan shall be the principal planning document for the orderly physical development of th~
32 county and shall be used to guide subarea plans, functional plans, provision of public
33 facilities and services, review of propos~d incorporations and annexations, development
34 regulations and land development decisions.
35 B. The amendments to the 1994 King County Comprehensive Plan contained in
36 Appendix A to Ordinance 12061 (King County Comprehensive Plan 1995 amendments)
37 are hereby adopted.
38 C. The amendments to the 1994 King County Comprehensive Plan contained in
39 Attachment A to Ordinance 12170 are hereby adopted to comply with the Central Puget
2
OrdInance 14775
40 Sound Growth Management Hearings Board Decision and Order in Vashon-Maury
41' Island, et. al. v. King County, Case No. 95-3-0008.
42 D. The Vashon Town Plan contained in Attachment 1 to Ordinance 12395 is
43 adopted as a subarea plan of the King County Comprehensive Plan and, as such,
44 constitutes official county policy for the geographic area of unincorporated King County
45 defined in the plan and amends the 1994 King County Comprehensive Plan Land Use
46 Map.
47 E. 'The amendments to the 1994 King County Comprehensive Plan contained in
48 Appendix A to Ordinance 12501 are hereby adopted to comply with the Order of the _
49 Central Puget Sound Growth Management Hearings Board in Copac-Preston Mill, Inc., et
50 al, v. King County, Case No. 96-3-0013 as amendments to the King County
51 Comprehensive Plan.
52 F. The amendments to the 1994 King County Comprehensive Plan contained in
53 Appendix Ato Ordinance 12531 (King County Comprehensive Plan 1996 amendments)
54 are hereby adopted as amendments to the King County Comprehensive Plan.
55 G. The Black Diamond Urban Growth Area contained in Appendix A to Ordinance
56 12533 is hereby adopted as an amendment to the King County Comprehensive Plan.
57 H. The 1994 King County Comprehensive Plan and Comprehensive Plan Land
58 Use Map are amended to include the area shown in Appendix A of Ordinance 12535 as
59 Rural City Urban Growth Area. The language from Section ID of Ordinance 12535 shall
60 be placed on Comprehensive Plan Land Use Map page #32 with a reference marker on the
61 area affected by Ordinance 12535.
3
Ordinance 14775
62 I. The amendments to the 1994 King County Comprehensive Plan contained in
63 Appendix A to Ordinance 12536 (1997 Transportation Need Report) are hereby adopted as
64 amendments to the King County Comprehensive Plan ..
65 1. The amendments to the 1994 King County Comprehensive Plan contained in
66 Appendix A to Ordinance 12927 (King County Comprehensive Plan 1997 amendments)
67 are hereby adopted as amendments to the King County Comprehensive Plan.
68 K. The amendments to the 1994 King County Comprehensive Plan contained in
69 the 1998 Transportation Need~ Report, contained in Appendices A and B to Ordinance
70 12931 and in the supporting text, are hereby adopted as amendments to the King County
71 Comprehensive Plan.
72 L. The amendments tothe 1994 King County Comprehensive Plan contained in
73 Appendix A to Ordinance 13273 (King County Comprehensive Plan 1998 amendments)
74 are hereby adopted as amendments to the King County Comprehensive Plan.
75 M. The 1999 Transportation Needs Report contained in Attachment A to
76 Ordinance 13339 is hereby adopted as an amendment to the 1994 King County
77 Comprehensive Plan, Technical Appendix C, and the amendments to the 1994 King
78 County Comprehensive Plan contained in Attachment B to Ordinance 13339 are hereby
79 adopted as amendments to the King County Comprehensive Plan.
80 N. The amendments to the 1994 King County Comprehensive Plan contained in
81 Attachment A to Ordinance 13672 (King County Comprehensive Plan 1999 amendments)
82 are hereby adopted as amendments to the King County Comprehensive Plan.
4
Ordinance 14775
83 O. The 2000 Transportation Needs Report contained in Attachment A to this
84 Ordinance 13674 is hereby adopted as an amendment to the 1994 King County
85 Comprehensive Plan, Technical Appendix C.
86 P. The FaJ) City Subarea Plan contained in Attachment ,A to Ordinance 13875 is
87 adopted as a subarea plan of the King County Comprehensive Plan and, as su~h, constitutes
88 official county policy for the geographic area of unincorporated King County defined in the
89 plan. The Fall City Subarea Plan amends the 1994 King County Comprehensive Plan land
90 use map by revising the RuraI Town boundaries of FaIl City.
91 Q. The amendments to the King County Comprehensive Plan contained in
92. Attachment A to Ordinance 13875 are hereby adopted as amendments to the King County
93 Comprehensive Plan.
94 R. The FaIl City area zoning amendments contained in Attachment A to
95 Ordinance 13875 are adopted as the zoning control for those portions of unincorporated
96 King County defined in the attachment. Existing property-specific development
97 standards (p-suffix conditions) on parcels affected by Attachment A to Ordinance 13875
98 do not change except as specifically provided in Attachment A to Ordinance 13875.
99 S. The amendments to the 1994 King County Comprehensive Plan Land Use Map
100 contained in Attachment A to Ordinance 13987 are hereby adopted to comply with the
101 Central Puget Sound Growth Management Hearings Board Decision and Order on
102 Supreme Court Remand in Vashon-Maury Island, et. aI. v. King County, Case No. 95-3-
103 0008 (Bear Creek Portion).
5
Ordinance 14775
104 T. The 2001 transportation needs report contained in Attachment A to Ordinance
105 14010 is hereby adopted as an amendment to the 1994 King County Comprehensive Plan,
106 technical appendix C.
107 U. The amendments to the 1994 King County Comprehensive Plan contained in
108 Attachments A, Band C to Ordinance 14044 (King County Comprehensive Plan 2000) are
109 hereby adopted as amendments to the King County Comprehensive Plan. Attachment A
110 amends the policies, text and maps of the Comprehensive Plan. Amendments to the
111 policies are shown with deleted language struck out and new language underlined. The text
112 and maps in Attachment A replace the previous text and maps in the Comprehensive Plan.
113 Attachment B to Ordinance 14044contains technical appendix A (capital facilities), which
114 replaces technical appendix A to the King County Comprehensive Plan, technical appendix
115 C (transportation), which replaces technical appendix C to the King County
116 Comprehensive Plan, and technical appendix M (public participation), which is a new
117 technical appendix that describes the public participation process for the King County
118 Comprehensive Plan 2000. Attachment C includes amendments to the King County
119 Comprehensive Plan Land Use Map. The land use amendments contained in Attachment C
120 are adopted as the official land use designations for those portions of unincorporated King
121 County defined in Attachment. C to Ordinance 14044.
122 V. The Snoqualmie Urban Growth Area Subarea Plan contained in Attachment A
123 to Ordinance 14117 is adopted as a subarea plan of the King County Cc;>rnprehensive Plan
124 and, as such, constitutes official county policy for the geographic area of unincorporated
125 King County defined in the plan. Attachment B to Ordinance 14117 amends the King
126 County Comprehensive Plan 2000 land llse map by revising the Urban Growth Area for the
6
Ordinance 14776
127 City of Snoqualmie. Attachment C to Ordinance 14117 amends the policies of the
128 Comprehensive Plan.
1.29 W. The Snoqualmie Urban Growth Area Subarea Plan area zoning amendments in
130 Attachment D to Ordinance 14117 are adopted as the zoning control for those portions of
131 unincorporated King County defined in the attachment. Existing property-specific
132 development standards (p-suffix conditions) on parcels affected by Attachment D to
133 Ordinance 14117 do not change
134 X. The amendments to the King County Comprehensive Plan 2000 contained in.
135 Attachment B to Ordinance 14156 are hereby adopted as amendments to the King County.
136 Comprehensive Plan.
137 Y. The amendments to the King County Comprehensive Plan 2000 contained in
138 Attachment A to Ordinance 14185 are hereby adopted as amendments to the King
139 County Comprehensive Plan in order to comply with the order of the Central Puget
140 Sound Growth Management Hearings Board in Green Valley et al. v. King County,
141 CPSOMfm Case No. 98-3-0008c, Final Decision and Order (1998) and the order of the
142 Washington Supreme Court in King County v. Central Puget Sound Growth Management
143 Hearings Board. 142 Wn.2d 543, 14 P.3d 133 (2000).
144 Z. The amendments to the King County Comprehensive Plan 2000 contained in
145 Attachment A to Ordinance 14241 (King County Comprehensive Plan 2001
146 Amendments) are hereby adopted as amendments to the King County Comprehensive
147 Plan.
148 AA. The amendment to the King County Comprehensive Plan 2.000 contained in
149 Attachment A to «tJTi&..e»Ordinance 14286 is hereby adopted as a~ amendment to the
7
Ordinance 14n6
150 King County Comprehensive Plan in order to comply with the Central Puget Sound
151 Growth Management Hearings Board's Final Decision and Order in Forster Woods
152 Homeowners' Association and Friends and Neighbors of Forster Woods, et al. v. King
153 County, Case No. OJ-3-000Bc (Forster Woods), dated November 6,2001.
154 BB. The amendments to the King County Comprehensive Plan 2000 contained in
155 Attachment A to Ordinance 14448 (King County Comprehensive Plan 2002
156 Amendments) are hereqy adopted as amendments to the King County Comprehensive
157 Plan.
158 CC. The amendments to the King County, Comprehensive Plan 2000 contained in
159 Attachment A to this ordinance eKing County Comprehensive Plan 2003 Amendments)
160 are hereby adopted as amendments' to the King County Comprehensive Plan.
161 SECTION 3. The King County Comprehensive Plan 2003 zoning amendments
162 contained in Attachment A to this ordinance are adopted as the official zoning control for
163 those portions of unincorporated King County defined in Attachment A to this ordinance
164 in accordance with K.C.C. 20.12.050.
165 SECTION 4. Severability. if any provision of this ordinance or its application to
8
Ordinance 14775
166 any person or circumstance is held invalid, the remainder of the ordinance or the
167 ' application of the provision to other persons or circumstances is not affected.
168
Ordinance 14775 was introduced on 8/18/2003 and passed as amended by the
Metropolitan King County Council on 10113/2003, by the foJlowing vote:
Yes: 12 -Ms. Sullivan, Ms. Edmonds, Mr. von Reichbauer, Mr. Phillips, Mr.
Pelz, Mr. McKenna, Mr. Constantine, Mr. Hammond, Mr. Gossett, Ms.
Hague, Mr. Irons and Ms. Patterson
No: 1 -Ms. Lambert
Excused: 0
ATTEST:
Anne Noris, Clerk of the Council
KINO COUNTY COUNCIL
KING COUNTY, W ASHINOTON
~~
~
%
C)
n a c:n :z:r-
-if'Tl
§
o ;:.::J n m ...... (')
~ rh -
, APPROVED this a day of Oerpg6!'t 2003.
-<::0
",::7' ~ < m
CJ
Attachments
a c: ·X 'n
A. King County Comprehensive Plan 2003 Amendments liS IImended by Council,
October 13,2003
9
C,.) ..
Ordinance 14775
Attachment A
King County Comprehensive Plan
2003 Amendments
As amended by Council,
October 13, 2003
• Amendment to Policy E-168
• Amendments to the land use designation, zoning and
development conditions for the ''Tanner Mill" properties
within the North Bend Urban Growth Area
Policy E-168 Amendment
Policy E-168 is amended to read as follows:
E-168 King County shall designate and protect, through measures such as
regulations, Incentives, capital projects or purchase, the following
Fish and Wildlife Habitat Conservation Areas found In 'King County:
a. Habitat for federal or state listed Endangered,
Threatened or Sensitive species.
b. Habitat for Salmonlds of Local Importance;
kokanee/sockeye/red salmon, chum salmon, coho/sliver
salmon, pink salmon, coastal resldentlsearun cutthroat,
rainbow iroutlsteelhead, bull trout, Dolly Varden, and
pygmy whitefish, Including Juvenile feeding and
migration corridors In marine waters;
c. Habitat for Raptors and Herons of Local Importance: «red tailed hawltt» osprey, black-crowned night heron,
and great blue heron;
d. Commercial and recreational shellfish areas;
e. Kelp and eelgrass beds;
f. Herring, sand lance and smelt spawning areas;
g. Wildlife habitat networks deSignated by the County, and
h. Riparian corridors.
King County shall also, protect the habitat for tbe red-tailed hawk and
l2t candidate species, as listed by the Washington Departmentof
Fish and Wildlife, found In King County outside of the Urban Growth
Area.
Policy E-168 Amendment
Background Information
When King County adopted Policy E-168, the state Department
of Fish and Wildlife had been considering placing the red-tailed
hawk on the state's Priority Species list.
Since that time, the red~tailed hawk has become the most
common raptor in North America and the state Is no longer
considering it's placement on that list.
The proposed amendment would continue to protect habitat for
this species in the Rural Area, while providing additional
fl~xiblllty for growth within the Urban Areas due to the dramatic
recovery of the red-tailed hawk ..
"Tanner Mill" Amendments
"Land,Use Map Amendment LU~1
North of. 1-90 betWeen SE North Bend Way arid SE 1361h
Street; east of 4361h Ave SE " ""
Location:
" Land Use Atlas Map Page 32
Section 14, Township 23, ~ange 8
Parcel Numbers: 1423089184 (portion)
1423089183; (portlonr
14230891a5 (portion)
1423089073 (portion) "
Current Land Use Designation: Industrial
Proposed Land Use Deslgnatl~n: Rural City Urban Growth Area
. The a':!1endment affectS a portion 9f four parcels are located totally within the
North tsend Urban Growth Area, between SE North Bend Way and SE 1361h
Street, just easterly of 4361h Avenue SE. The"affected portion of the four "
properties measures approximately 120' by 2,000' (totaling approximately 5.1
acres).
Surrounding land uses include commercial and industrial development to the
west, north and east, Urban Reserve zoned land developed with homes to the
southwest and Interstate 90 to the south. The portion of the four properties that
are currently zoned Industrial contain a number·of industrial uses. Utiiities, '
including: power, telephone, and water are available to the site; Access is
available through either SE North bend Way or SE 136th Street. According to the
King County Geographic Information System, there are no documented sensitive
areas .
. NOTE: The proposed land use designation is consistent wi.th the
remainder of the four parcels, as well as, all other properties located within
the North Bend UGA. . '
'"
Affected Parcels
_ RR -Rural Residential
142308-9184
• RX -R,ural City Urban Growth Area
142308-9183 '
142308-9185
142308-9073
_ I -Industrial
/V\ Urban Growth Line North Bend Land Use Amendment
LU-1
,
,~
"Tanner Mill" Amendments
Zonin'g Map Amendment AZ-1 . "
Location: North of 1-90 betWeen SE North Bend Way and SE 1361h
Street, east of 4361h Ave SE .' .
Zoning Atlas Map Page 32
Section 14, Township 23, Range 8
Parcel Numbers: 1423089184 (portion)
1423089183 (portion)
1423089185 (portion)'
1423089073 (p.ortlon)
Current Land Use Designation:
'. Current Zoning:
Prcposed Z.onlng:
Industrial .
RA-5 (Rural-one dwelling unit per 5 acres)
I-P (Industrial with conditions)
The amendment affects a portion 'cf four parcels are lo~ated totally within the
North Bend Urban Growth Area, between SE North Bend Way and SE 136th
Street, just easterly of 436th Avenue SE. The affected portion of the four
properties measures approximately 120' by 2,000' (totaling approximately 5.1
acres).
Surrounding land uses include commercial and industrial development to the
west, north and east, Urban Reserve zoned land developed with h.omes to the
southwest and Interstate 90 t.o the south. The porti.on of the four properties that
are currently zoned Industrial contain a number of industrial uses. Utilities,
includi~g: power, telephone, and water are available to the site. Access Is
available through either SE North bend Way or SE 1361h Street According to the
King County Geographic Information System, there are no documented sensitive
areas. .
NOTE: The proposed zoning Is consistent with the remainder of the four
parcels. .
III Regional Business zone _RA 10 zone
_RA5zone
_ RA2.5zone
Industrial zone
!;m${1\ UrbSn Reserve zone
/V\. Urban Growth Line
Affected Parcels
142308-9184 (l)
142308-9183
142308-9185
142308-9073
North Bend Zoning Amendment
AZ·1
"Tanner Mill" Amendments
P-Suffix Revision
Location: North of 1-90 between SE North Bend Way and SE 136th
Street, .east of 436th Ave SE . 0
Parcel Numbers: 1423089184 (all)
1423089.183 (all)
1423089185 (all)
1423089073 (all)
Current· P-Sufflx: 0
. 1. The uses on the subject property shall be limited as follows:
a. Parcels 1 and 2 to log. storage and 'moorage aOnd saw mills, and shingle mills
and lumber mills, wood planing mill (SIC 2421, 2429), and accessory use as, .
follows: ..
1. Circle head saw,
2. Planer;
3. Log truck de"verl~s and lumber shipments;
o 4. Yard equipment usage such as rubber tire forklift, log stacker and
crawler tractor;
5. Two resaws;
b. Parcel 3 to truck repairing and rental (SIC 7359, 7699), and truck parking
(limit 12) ..
Proposed P-Sufflx:
1. Uses on the subject property shall be limited to:
a. log storage and moorage, saw mills, shingle mills, lumber mills, and
accessory uses;
b. utility service center; and
c .. employment park uses, such as light manufacturing, indoor fabrication,
distribution. research and development, finance and other service related
business. Heavy Industrial may be allowed with additional review.
2. Access to the subject property shall only be by way of SE North Bend Way.
3. A 50 foot wide Type 1 landscape buffer shall bernaintalned along SE 136th
Street and adjacent to any residential zone a~d Interstate 90.
NOTE: The proposed p-sufflx is consistent with the conditions
recommended as part of the 1994 Snoqualmie Valley Community Plan Area
Zoning Study and .applied to the former right-of-way portion of the four 0
properties under Ordinance 11665.
"Tanner Mill" Amendments
Background Information
The affected parcels are part of an are~ formerly occupied by the Tanner Mill and
an adjacent 1 ~O-foot wide right-of-way, which was sold as surplus property by
the state Department of Transportation In 1981. In 1981, the Tanner mill
properties were zoned MH (Heavy Manufacturing) subject to p-suffix conditions'
that generally limIted uses to a sawmill and related accessory uses (Rezone File
No. 112-79 adopted per Ordinance 5744).
When ·the right-of-way was sold as surplus property to the owners of the Tanner
Mill, it was zoned AR-2.5 (Rural resldentlal-2.5 acres) rather than MH .. Other
portions of the surplus right-of-way sold to adjacent MH-zoned property were
glven'MH zoning. Timing of the sale of the property see'ms to have played a
part, In that, at the time of the sale the MH zoning for the Tanner Mill had not yet
gone into effect.
Zoning the surplus right-of-way consistent with the soon to be effective MH
zoning on the Tanner Mill site would have been consistent with the county
practice of zoning surplus right-of-way identical to the zoning for the rest of the
receiving site and consistent with the MH zoning given to other segments of
surplus right-of-way sold to adjacent MH-zoned properties.
, .
In 1994, by Motion 9303, the Council initiated an area zoning study to amend the
1990 Snoqualmie Valley Community Plan relating to the entire Tanner Mill site.
. The purpose of the study was to rezone the surplus right-of-way portion of the
site and to amend the P-sufflx conditions for the entire site (Tanner Mill and right.:.
of-way) to allow a broader range of employment park uses, consistent 'with the
city of North Bend Employment Park zone. The council also elected to review
the amendments through a quasi-judicial process, rather than the legislative
process typical used for area zoning studies, and directed the Hearing Examiner
to conduct the hearing as soon as the study was completed and to transmit a
recommendation to council within 14 days of the conclusion of the hearing.
Responding to Motion 9303, the Planning and Community Development Division
(P&CD) contracted with David Nevens Associates to conduct the area zoning
study. This study was, completed on December 5,1994 and recommended that
the surplus right-at-way portion of the site be zoned Industrial (I) and that the P-
suffix conditions allowing a broader mix at industrial uses be' applied to the entire
Tanner Mill site.
On December 20, 1994, the Examlnerconducted the public hearing, On January
4, 1995, the Examiner Issued a report recommending adoption of Industrial
zoning for the surplus right-of-way portion of the site and applied the revised p-
suffix conditions for the right-of-way consistent with the recommendations of the
area zoning study. Interestingly, the Examiner describes the request as only
" " ~
applying to the right-of-way portion of the site despite the fact that Motion 9~03,
the area zoning study, the environmental checklist submitted for the hearing and
the public notice for the hearing all clearly Indicate that P-sufflx conditions for the
entire Tanner Mill site were Intended to be addressed. On January 19, 1995, the
council adopted Ordinance 11665 Implementing the recommendations contained
in the Examiner's January 4th report. '
The difference between the intent and action, as relates to the remaining, larger
portion of.the Tanner Mill site, went unnoticed when the council adopted
Ordinance 11665 and remained unnoticed when the Department of Development
and Envlror:Jmental Services Issued a permit for a communications center for a
portion of the Tanner Mill owned by Puget Sound Energy.
To further complicate matters, the council adopted Ordinance 12824, as part,of
the county-wide review of p-sufflx conditions In 1997. This ordinance was written
In such a way that the Industrial zoning' and the p-suffix conditions of the rlght-of-
way portion of the site adopted under Ordinance 11665 were inadvertently
repealed and the area rezoned RA-5.
Conclusions:
Land Use:
The current land use designation of the former right-of-way portion is Industrial.
While this Is not inconsistent with the proposed zoning change, it is different that
the land use designation of all other properties, Including the remaining majority
of the Tanner Mill site, contained within the North Bend Rural City UGA.
Zoning: ,
The current RA-5 zoning, is Inconsistent with prior council intent per Motion 9303
and Ordinance 11665 (adopted January 1995). The 1997 reinstitutlon of the RA-
5 zoning under Ordinance 12824 appears to be unintended, having occurred
during the massive ~eview of all properties In the county with P-sutflx conditions.
Furthermore, the current RA-5 zoning Is Inconsistent with the current Industrial
land use designation, the proposed Rural City UGA designation, King County
Comprehensive Plan policies and Countywide Planning Policies governing the
location of Rural zonln,g.
P-Suffix Conditions: ,
The current P-sufflx conditions reflect those Initially placed on the Tanner Mill
properties in 1981. In 1994, circumstances had already so significantly (Le.
passage of the Growth Management Act, Inclusion of the entire Tanner Mill site
within the North Bend UGA and the intent of the City of North Bend to designate
the commercial and industrial area along SE North Bend Way as "Employment
Park") that the council adopted a motion for an area zoning study to Implement
new P-suffix conditions allowing more flexibility oruses, consistent with the city's
I .
Employment Park designation. This intent was also clearly reflected in the $Irea
zoning study, as well as, the environmental checklist prepared by PC&D and the
public notice sent for the public hearing before the Hearing Examiner.
Despite all the clearly stated Intent to address the P-suffix conditions for the
entire Tanner Mill properties, the Examiner report was focused solely upon the
former right-of-way portion. It Is unknown as to why there was such a limited
focus and the fact that it was limited to just that portion of the Tanner Mili.
properties appears to be an oversight, as opposed to a clearly stated intent.
CHAD ARMOlJ'~, LLC
February 2, 2004
Job # 01-0005
KBS Develofment Corporation
12320 NE 8 Street, Suite 100
Bellevue, Washington 98005
Attn: Curtis Schuster
Subject: Red-Tailed Hawk Nest Assessment
Stone Ridge Plat
King County, Washington
Dear Mr. Schuster:
6500 1261h Avenue S.E.
Bellevue. Washington 98006·3941
(425) 641·9743
chad.annour@comcaslnet
At your request, we visited the Stone Ridge site on Friday, January 30,2004 to assess
the current condition of the red-tailed hawk (RTH) nest that was located in a Douglas-fir
tree on the adjacent Richard Wolf property. This letter assesses the current condition of
the RTH nest.
The RTH nest in question is no longer present. We spoke to Mr. Wolf concerning this
matter during our January 30th site visit and he told us that the branches of the Douglas-
fir tree which had been supporting the nest broke off of the tree during the snowstorm
that occurred during early January 2004 (Attachment A -Photograph 1). We searched
the ground below the tree and found numerous branches but no remains of the nest.
Given the thick shrubs and mass of broken branches at the base of the tree, the lack of
noticeable nest remains is not surprising.
The Douglas-fir tree that had supported the nest appears to be in poor health. The
tree's foliage is thin and pale green (Photograph 2). In contrast, nearby Douglas-fir trees
that appear to be healthy have thick, dark green foliage. With the tree in a weakened
condition, the branches that supported the nest apparently could not support the weight
of the snow that accumulated on them during the recent snowstorm, resulting in the
demise of the RTH nest.
We have visited the site numerous times between 1999 and 2004. On occasion, we
observed RTH soaring overhead or perched in nearby trees. However, at no time did
we observe RTH in the nest in question.
RTH letter Report.doc
Chad Armour, LLC
21212004
Red-tai/ed Hawk Nest Asses~. _ ..Jnt
Renton, Washington
KBS Db • ..Ilopment Corporation
If you have any questions regarding our work, this report, the presentation of the
information, and/or the interpretation of the data, please let us know.
Sincerely,
Chad Armour, LLC
~A---
Chad Armour
Principal
Attachment -Photographs
ATTACHMENT A
Photograph of the Former Red-Tailed Hawk Nest Tree
'.' -.
I _
'. '
Photograph 1. The red-tailed hawks nest was formerly located in the upper third of this
tree adjacent to its trunk. Branches reportedly broken off by the snow event that
occurred during early January 2004 had supported the nest. Three of the four branches
that once supported the nest and the nest broke off and the nest is no longer present.
What is left of two of the three branches that broke off can be seen in this photograph on
the right side of the tree.
RTH letter Report.doc
Chad Armour, LLC
2/2/2004
Photograph 2. The tree that was the former location of the red-tailed hawk nest is
shown in the center of this photograph. Note the tree's thin foliage relative to the tree to
the left.
RTH letter Report.doc
Chad Armour, LLC
2/2/2004
.1
() _ o. . ....L ~ t; f, J (~d/ J\JI.# OJO~~ ~ ,t..~' Au4.J) ~evwr ;v-~d I,;\-.. I }:/ ,
fAN IJIVlPNJ~;f~)
/-Jqfo44 ~IA l~b {&",of.Jt.~)anuary 19, 2004r@RWif~
.J 7HAND DELIVERY
i£?fA ftOa;J;-.flU/V\. -J V.\."-"Nt? ~ /41-<.4 (?r? ~ JtJfl
City of Renton Development Services Division ~ ~
Department of PlanninglBuildingIPublic Works
JOSS S. Grady Way, Sixth Floor
Renton, W A 98055
Attn: Neil Watts, P.E., Director
RE: Applicant KBS Development Corporation's Proposed 49-Lot "Stone Ridge" Residential
Subdivision in an Area Being Annexed Into the City of Renton
Explanation as to How and Why (Under the City of Renton's Development Regulation
Procedures and the Statewide SEPA Rules) the City Ought to Eliminate the Three King
County Conditions of Approval Relating to the Red-Tailed Hawk Nest Near the Site Now
That King County Has Officially (1) Recognized that the Red-Tailed Hawk Has Become the
Most Common Raptor in North America and the State Department of Fish and Wildlife Is
No Longer Considering Placing It on the State's Priority Species List and (2) Amended the
Comprehensive Plan Policy That Was the Basis for Those Three Conditions in the First
Place
Dear Neil:
In follow-up to my recent discussions with Jason Jordan and Jennifer Henning of your staff, I am writing
at the request of my client KBS Development Corporation, the owner of the site of the proposed 49-lot
Stone Ridge Residential Subdivision, to explain how and why the City ought to eliminate the three King
County conditions of approval relating to the red-tailed hawk nest near the site once the currently-pending
annexation of the site has been completed. Let me provide you some history concerning the County's
processing of the Stone Ridge preliminary plat application and then explain how, in my view, the
applicant's desire to implement the County's 49-lot preliminary plat approval fTee of the three'
hawk-related conditions ought to be processed by the City now that King County has officially
(1) recognized that the red-tailed hawk has become the most common raptor in North America and the
State of Washington Department of Fish and Wildlife is no longer considering placing it on the State's
priority species list, and (2) amended the County comprehensive plan policy that was the basis for those
three conditions in the first place.
The County's Processing of the Stone Ridge Preliminary Plat Application: On November 2, 2000,
the King County Department of Development and Environmental Services (DDES) issued an MDNS for
the 49-lot Stone Ridge project (see Exhibit A enclosed). The three hawk-related mitigating conditions are
set forth on page 4 as Mitigation Measures 3, 4, and 5. At the end of each of those three mitigating
measures, a reference is made in brackets to "Comprehensive Plan Policies NE-602 and NE-604". On
page 3 of the MDNS, the preamble paragraph to the "Mitigation List" states:
"The following mitigation measures shall be attached as conditions of permit issuance.
These mitigation measures are consistent with policies. plans. ntles. or regulations
designated by KCC 20.44.080 as a basis for the exercise of substantive authority and in.
effect when this threshold deterwingtion is issued. Key sources of substantive
authority for each mitigation measure are in brackets,' however, other sources of
,
City of Renton Development Services Division
Attn: Neil Watts, P.E., Director -2-
authority may exist but are not expressly listed. " (Emphasis added)
January 19,2004
I have enclosed as Exhibit B to this letter pages 131 through 133 of the 1994 King County
Comprehensive Plan, which contain Section VI (of Chapter Seven), entitled, "Fish and Wildlife Habitats.
Policy NE-602" (which was actually relabeled as Policy E-l66 following the 2000 Amendments to the
Comprehensive Plan), this is a broad policy statement that reads as follows:
"Fish and Wildlife should be maintained through conservation and enhancement of
terrestrial. air. and aquatic habitats."
Policy NE-604 (which was slightly amended and relabeled as Policy E-168 following the 2000
Amendments to the Comprehensive Plan) stated:
"King County shall designate and protect tile following Fish and Wildlife Habitat
Conservation Areas found in King County:
a. Habitat for federal or state listed Endangered. Threatened species.
b. Habitat for Salmon of Local Importance: kokanee/sockeyelred salmon. chum
salmon. coholsilver salmon. kinglChinook salmon. and pink salmon. coastal
resident/searun cutthroat. rainbow troutlsteelhead. and pygmy whitefish;
c. Habitat for Raptors and Herons of Local Importance: red-tailed hawk. osprey.
black-crowned night heron. and great blue heron;
d. Commercial and recreational shellfish areas.'
e. Kelp and eelgrass beds;
f Herring and smelt spawning areas;
g. Wildlife habitat networks designated by the County. and
h. Riparian corridors.
King County shall also protect the habitatfor "candidate" priority species as listed by the
Washington Department of Fish and Wildlife and found in King County olltside of the
Urban Growth Area."
(Emphasis added.)
Clearly, Policy NE-604's specific reference to the red-tailed hawk as a "Raptor of Local Importance" was
the reason for the three red-tailed hawk-related mitigating measures in the MONS. If, at the time of the
MDNS. the red-tgiled hawk had instead been included in Policy NE-604's list of "candidate" priority
City of Renton Development Services Division
Attn: Neil Watts, P.E., Director -3-January 19,2004
species for protection outside of the Urban Growth Area, no hawk-related mitigation measures would
have been imposed.
The King County Hearing's June 5, 2001 decision approving the 49-lot preliminary plat listed all three of
the hawk-related SEPA mitigation measures as conditions of final plat approval (Conditions 24 through
26)I(see page 20 of Exhibit C, attached). Exhibit D, attached, is a copy of the October 9, 2000 version of
the preliminary plat that the Examiner approved (that version was noted on page 21 of the June 5, 2001
decision as Exhibit No.7).
Recent King County Council Action Relating To The Extent of Protection for Red-Tailed Hawks:
On October 13, 2003, the Metropolitan King County Council passed Ordinance 14775 (copy attached
hereto as Exhibit E). Of relevance to this letter is (a) the amendment to Policy E-168 of the King County
Comprehensive Plan set forth on the second page of Attachment A to that ordinance and (b) the
"Background Information" statement set forth on the third page of Attachment A to that ordinance.
First, as to the amendment itself, the Council eliminated the red-tailed hawk from the list of "Raptors of
Local Importance" and revised the last paragraph of the policy to provide protection for red-tailed hawk
habitat "found in King County outside of the Urban Growth Area." (Emphasis added.) By doing so,
protection of red-tailed hawk habitat inside of the Urban Growth Area is no longer contemplated.
Second, the "Background Information" statement set forth in Ordinance 14775 is official
recognition by King County of changed factual circumstances concerning the red-tailed hawk. That
statement notes that "[w]hen Policy E-168 [or, more accurately, its predecessor policy, Policy NE 604]
was adopted the state Department of Fish and Wildlife had been considering placing the red-tailed hawk
on t'he state's Priority Species list", but, "[s]ince that time "the red-tailed hawk has become the most
common raptor in North America and the state is no longer considering it's placement on that list." That
statement goes on to explain that:
"The proposed amendment {which was adopted by Ordinance 14775J would continue to
protect habitat for this species in the Rural Area. while providing additional flexibility
for growth within the Urban Areas due to the dramatic recovery of the red-tailed
hawk. "
(Emphasis added.)
How the Applicant's Desire to Implement the County's Preliminary Plat Approval Free of the
Three Hawk-Related Conditions Ought to be Processed by the City:
In view of the changes to Policy E-168, the applicant wishes to make minor revisions'to the plat layout.
(See the applicant's now-proposed 49-lot layout, Exhibit F, attached). Upon consummation of the
pending annexation, the applicant requests that:
I In condition 24, the Examiner made minor revisions to SEPA mitigation measure 3. Those revi~ions are not
germaine to this letter.
City of Renton Development Services Division
Attn: Neil Watts, P.E., Director -4-January 19,2004
(I) Renton's Environmental Review Committee review this slightly-modified
proposal and adopt the County's MDNS (with the exception of the three
now-inappropriate hawk-related SEPA mitigating measures) pursuant to
WAC 197-11-600(4)(a) and the procedures described in WAC 197-11-630; and,
(2) The Administrator of PlanninglBuildinglPublic Works (or you as his designee)
approve as "Minor Amendments" under RMC 4-7-080M.l both (a) the revised
layout and (b) the elimination of the three now inappropriate hawk-related plat
conditions of approval.
The above-requested action by the Environmental Review Committee would be appropriate because, with
the minor layout revisions, the 49-lot proposal is not exactly the same as the proposal that was before
King County (see subsections (1), (2) and (3) of WAC 197-11-600(4)) and because, in this circumstance,
under WAC 197-11-600(4)(a) the City "may use all or part of an existing environmental document to
meet its responsibilities under SEPA." (Emphasis added.) Further, the above-requested action by the
Administrator would be appropriate because (a) the proposed layout revisions are all minor (none of them
would constitute any of the "major amendments" listed in RMC 4-7-080M.22) and (b) under
RMC 4-7-080M.2.f the elimination of the hawk-related plat conditions would not significantly increase
any adverse impacts or undesirable effects of the plat in view of what the Metropolitan King County
Council has recently found concerning the resurgence of red-tailed hawks and has ordained in modifying
Policy E-168.
Thank you very much for your anticipated review of the above. I would appreciate an opportunity to
discuss this matter with you once you have had a chance to review this letter and its attached exhibits.
OWP/ath
11189c.003.doc
enc:
Sincerely,
HALINEN LAW OFFICES, P.S.
David L. Halinen
cc: KBS Development Corporation (Attn: Curtis Schuster)
O. Wayne Potter, Barghausen Consulting Engineers, Inc.
2 Note that because the first one of the three hawk-related SEPA mitigating measures and plat conditions explicitly
provided for future development of original Tract K upon a demonstration that the subject hawk nest is no longer
being used by red-tailed hawks, the proposed minor amendment should not be viewed as running afoul ofRMC 4-7-
080M.2.n.
..
... D-7 SEPA Handbook
Introduction
Welcome to the 1998 Edition of the SEPA Handbook. The focus of this
volume is to provide guidance on the State Environmental Policy Act (SEPA).
We have included information on the history and purpose of SEPA and its
relationship with other associated environmental laws. We have provided
explanations of the purpose and importance of each step in the SEP A process,
and tips on how to best complete them.
A list of Acronyms immediately follows the Table or Contents. The attached
appendices include a section on Frequently Asked Questions, another on
SEPA-related Significant Court Cases, information on Additional Re-
sources, and a selection of Sample Letters and Forms. Following the
appendices we have included an Index with references to discussions in the
handbook and the WAC.
This handbook is also available via the Internet by accessing Ecology's
homepage at http://www.wagov/ecology. The SEPA Statute, Chapter 43.21C
RCW; the SEPA Rules, Chapter 197-11 WAC; the SEPA Model Ordinance;
and the SEPA Register can also be accessed at this location. (See Additional
Resources for more infonnation.)
We hope you find the new format and content of the SEP A Handbook helpful
in yom work with SEP A, whether you are a responsible official, reviewing
agency, applicant, concerned citizen, or tribal member. If you have additional
questions (or comments you would like to make on this publication), please
contact om office:
Washington Department of Ecology
Environmental Coordination Section
PO Box 47703
Olympia W A 98504-7703
(360) 407-6922
Email address: sepaunit@ecy.wa.gov
You may also contact any of our Regional Offices, particularly for questions
on SEPA documents currently under review.
Northwest Region, Bellevue: (425) 649-7128
(Island, King, Kitsap, San Juan, Skagit, Snohomish, and Whatcom Counties)
Southwest Region, Lacey: (360) 407-6312
(Clallam, Clark, Cowlitz, Grays Harbor, Jefferson, Lewis, Mason, Pacific,
Pierce, Skamania, and Wahkiakum Counties)
Central Region, Yakima: (509) 575-2012
(Benton, Chelan, Douglas, Kittitas, Klickitat, Okanogan, and Yakima
Counties)
(Rel.14-1W'l Pnb.82760)
,.
Appemtix 0 D-8
Eastern Region. Spokane: (509) 45(H;367
(Adams, Asotin. Columbia, Ferry, Franklin, Garfield. Grant, Lincoln, Pend
Oreille, Spokane, Stevens, Walla Walla, and Whitman Counties)
The SEP A Handbook is intended to be used in conjunction with the State
Environmental Policy Act (Chapter 43.21C RCW) and the SEPA Rules
(Chapter 197-11 WAC). Should a conflict be found at any time between the
guidance in this handbook and either the SEPA Rules or the RCW, it shonld
be understood that this handbook is intended as guidance only, and does not
have the legal standing of the RCW or the Rule.
(Bd.14-l2ttll Pab.827611)
...:;.
D-33 SEPA Handbook 2[2.7.]
If significant impacts are likely, a determination of significance (DS) is issued
and the environmental impact statement process is started. If there are no
likely significant adverse environmental impacts, a determination of nonsigni-
ficance (DNS) is issued. The OS or ONS is referred to as a threshold
determination. Additional guidance for making the threshold determination
is included in WAC 197-11-330.
Table 3. Considerations During the Threshold Determination Process
When evaluating the proposal, the responSible official must consider a number of
issues. The fonowing are examples of the type of questions that need to be
answered during the review process. o Are the permit application(s) and environmental checklist accurate and
complete? o Are there any additional studies andlor information available that would help
in the evaluation of the proposal? (I.e. an environmental impact statement on
the comprehensive plan, or on a similar project, or on a project at a similar
location.) o Are specific studies needed under the (1) development regulations, (2) SEPA,
or (3) other local, state, or federal regulations? For example, is a wetland
study, a transportation study, or an archaeological review needed? o Is early consultation with tribes, other agencies, andlor the public required or
would it be beneficial? What form shoUld this take? o Is the project consistent with the local critical area ordinances, develornent
regulations, and comprehensive pian? (GMA counties and cities should refer
to Section 8.4.1. on Analyzing Consistency .. ) o Is the proposal consistent with other local, state, and federal regulations (such
as those governed by regional air authorities, health districts, and state namral
resource agencies? o Will mitigation/conditions be required by the local development regulations or
other local, state, or federal regulations? o What are the likely adverse environmental impacts of the proposal? Have the
reasonable concerns of tribes, other agencies, and the public been met? o Is the applicant willing to change the proposal to elim:inate or reduce the
likely adverse environmental impacts of the proposal? o Are there additional environmental impacts that have not been mitigated? Are
there possible mitigation measures that could be required using SEP A
substantive authority to mitigate those impacts? o Are there likely significant adverse environmental impacts that have not been
mitigated to a nonsignificant level?
[2.7.}-Use of Existing Documents
It is often possible to use existing documents to satisfy all or part of the
requirements of SEP A. Existing environmental documents that analyze all
or part of i:he environmental impacts of a proposal may be adopted, addended
or incorporated by reference. If there are any remaining environmental
(Rd.l~l2i02 Puh.l!2760)
..
.2[2.7.] Appemlh D 0-34
concerns, they can be addressed in supplemental analysis-such as a
supplemental EIS or by an addendum issued with the new threshold
detennination.
The use of existing documents is particularly important for GMA cities and
counties that have completed enviroilmental analysis for their' comprehensive
plans and development regulations. This analysis should be used as the start-
ing point for review of indiVidual projects, allowing project review to focus
on just those aspects that have not yet been addressed. GMA cities and
counties also have available the new Planned Action process, where fonnal
SEP A review is completed prior to proponents submitting permit applications
. for specific projects.
SEPA documents do not ~ve expiration dates. After·SEPA is completed,
if a proposal is delayed so that new permits must be applied for, environmen-
tal review may be limited to verifying that there is no· new information,
regulatory changes, or changes to the proposal that would require additional
review. (This is true even if the applicant has changed.) As long as there
are no changes to be addressed, no additional paperwork is required and
agencies may proceed with permit decisions. 42
[2.7.L}-Adoption
Documents that may be adopted are limited to those that have been used in
Wa previous SEP A or NEP A process. Any environmental infonnation--report,
jf" study, etc.-may be incorporated by reference.
, If the impacts associated with a new proposal have been adequately evaluated
in a previously issued SEP A or NEP A document, the document may be
adopted to satisfy the requirements of SEP A 43 It is also possible to adopt
several documents, such as the EIS done on the local comprehensive plan
and a document prepared for either a similar proposal or a proposal located
in a similar location. The lead agency may adopt aD or part of the information
and environmental analysis in the adopted document(s), but a new· threshold
determination is still required. 44
A sample adoption form is found at WAC 197-11-965 in the SEPA Rules
Agencies may modify the fonn to better suit their needs but informational
fields should not be omitted. (Examples of combined forms for a DNS with
an adoption and a DS with adoption are found at the back of this handbook.)
It is very important to provide a thorough description of the current proposal,
as well as to clearly identify the document(s) being adopted.
42WAC 197-11-600.
43WAC 197-11-630.
44WAC 197-11-340(1) and 360(2).
(Rd.l~!2.m Pab..82760)
D-35 SEPA Handbook 2[2.7.]
An addendum or supplemental E1S that contains additional information or
analysis may also be issued in conjunction with the adoption of existing
documents, Adoptions typically take four forms:
• Adoptionldetennination of significance (DS): Issued when an
existing environmental impact statement addresses all probable
significant adverse environmental impacts of a new proposal. (A
combined fonn is provided.) A copy of the adoption notice must
be circulated, but neither a comment period nor public notice is
required. There is a seven-day waiting period· before an agency
can take an action (e.g., issue/deny a permit).
• AdoptionIDS and addendum: The same procedure as the
adoptionIDS applies, except that an addendum that adds minor
new information is circulated with the adoption notice.
• Adoption/Supplemental EIS: If an existing EIS addresses some,
but not all of the probable significant adverse environmental
impacts of the new proposal, the E1S can be used as the basis
for a new supplemental E1S. The ~option notice must be
included within the supplemental EIS.45 (See the. discussion on
supplemental EISs in Section 3.6.)
• Adoption/Determination of Nonsignificance: An existing envi-
ronmental checklist or a NEP A environmental assessment may
be adopted for a new proposal by using the combined adoption!
DNS form. The procedures for a DNS must be followed, includ-
ing a comment period, distribution, and public notice, if required
by WAC 197-11-340(2). (An addendum may be included to pro-
vide minor new information.)
When adopting a document, a copy of the adopted document must be
available for review-although the lead agency is not required to recirculate
copies with the adoption notice except to agencies with jurisdiction that have
not already received them. 46 Agencies are encouraged to also distribute
copies of adopted or incorporated documents to agencies with expertise or
interest.in the proposal, and to affected tribes along with the SEPA determina-
tion whenever the documents may assist in adequately evaluating the
proposal.
[2.7.1.1.}-TJPs
It is a common misconception that agencies must "adopt" the environmental
checklist prepared for the current proposal. This is neither necessary nor
45WAC 197-11-630(3)(b).
46WAC 197-11-630(2)(a).
(ReL14-12lO2 Pub.8ZT6O)
;.
2(2.7.] Appendix 0 0:-36
appropriate. Adoption of a checklist is only appropriate when the lead agency
chooses to use a checklist that has been issued as part of a previous
environmental review process, to support their current threshold
determination.
The lead agency is responsible for completing the environmental review
process for all agencies with jurisdiction. 47 Other agencies with jurisdiction
are not required to adopt the environmental documents issued by the lead
agency for the same proposal.
[2. 7 .2.~Incorporation by Reference
Incorporation by reference48 is very similar in substance to adopting a
document, in that all, or part, of the incorporated document becomes part
of the agency environmental documentation for a proposal. Unlike the
adoption process that is limited to environmental documents issued under
either SEP A or NEP A, any information may be incorporated by reference.
This may include any study or report that provides information relevant to
a proposal.
To incorporate documents by reference, the document must be identified in
the current checklist, threshold determination, or EIS, and the content briefly
descnDed. The adoption form is not used.
[2.7 .3.~Addendum
An addendum 49 contains minor new information that was not included in
the original SEPAdocument. An addendum may be issued for any SEPA
document, and there is no set format. The addendum should clearly identify
the original document, as well as the new information.
An addendum is appropriate when a proposal has been modified, but the
changes should not result in any new significant adverse impact. They can
also be used if additional information becomes available that does not change
the analysis of likely significant impacts or alternatives in the original SEP A
document.
The lead agency is encouraged to distribute the addendum to affected agencies
and to interested persons. Distribution is required for an addendum to a draft
EIS, and for an addendum to a final EIS if the addendum is issued prior to
an agency action on the proposal. 50 Addendums do not require a comment
period.
47WAC 197-11-6OO(4)(a).
48WAC 197-11-625 and 754.
49 WAC 197-11-6OO(4)(c) and 625.
50WAC 197-11-625.
(Rcl.l4--t:Z.u2. Pnb.8776O)
~
§ WAC 197-11-570 APPENDIX C C-72
[Statutory Authority: RCW 43.21C.llO. 84-05-020 (Order DE 83-39),
§ 197-11-560, filed 2110/84, effective 4/4184.]
§ WAC 197-11-570 Consulted agency costs to assist lead agency.
A conSulted agency shall not charge the lead agency for any costs incurred
in complying with WAC 197-11-550, including providing relevant data to
the lead agency and copying documents for the lead agency. This section
shall not prohibit a consulted agency from charging those costs allowed by
chapter 42.17 RCW for copying any· environmental document requested by
an agency other than the lead agency or by an individual or private
organization. This section does-not prohibit agencies from making interagency
agreements on cost or personnel sharing to provide environmental information
to each other.
[Statutory Authority: RCW 43.21C.110. 84-05-020 (Order DE 83-39),
§ 197-11-570, filed 2110184, effective 4/4/84.]
PART SIX. -USING EXISTING ENVIRONMENTAL DOCUMENTS
§ WAC 197-11~ When to use existing environmental domments.
(1) This section contains criteria for determining whether an environmental
document must be used unchanged and describes when existing documents
may be used to meet all or part of an agency's responsibilities under SEPA
(2) An agency may use environmental documents that have previously been
prepared in order to evaluate proposed actions, alternatives, or environmental
impacts. The proposals may be the same as, or different than, those analyzed
in the existing documents.
(3) Any agency acting on the same proposal shall use an environmental
document unchanged, except in the following cases:
(a) For DNSs, an agency with jurisdiction is dissatisfied with the DNS,
in which case it may assume lead agency status (WAC 197-11-340 (2)(e)
and 197-11-948).
(b) For DNSs and EISs, preparation of a -new threshold determination -
or supplemental EIS is required if there are:
(i) Substantial changes to a proposal so that the proposal is likely
to have significant adverse environmental impacts (or lack of significant
adverse impacts, if a DS is being withdrawn); or
(ii) New information indicating a proposal's probable significant
adverse environmental impacts; (This includes discovery of misrepre~
sentation or lack of material disclosure.) A new threshold determination
or SEIS is not required if probable significant adverse environmental
(l!d.14-1.2m2 Pah.!l276O)
C-73 SEPA RuJes § WAC 197-Il~10
impacts are covered by the range of alternatives and impacts analyzed
in the existing environmental documents.
(c) For EISs, the agency concludes that its wrinen comments on the
DEIS warrant additional discussion for purposes of its action than that
found in the lead agency's FEIS (in which case the agency may prepare
a supplemental £IS at its own expense).
(4) Existing documents may be used for a proposal by employing one or
more of the following methods:
--->~ (a) "Adoption," where an agency may use all or part of an existing
environmental document to meet its responsibilities under SEP A. Agencies
acting on the same proposal for which an environmental document was
prepared are not required to adopt the document; or
(b) "Incorporation by reference," where an agency preparing an environ-
mental document includes all or part of an existing document by reference.
(c) An addendum. that adds analyses or information about a proposal
but does not substantially change the analysis of significant impacts and
alternatives in the existing environmental document.
(d) Preparation of a SEIS if there are:
(i) Substantial changes so that the proposal is likely to have significant
adverse environmental impacts; or
(ii) New information indicating a proposal's probable significant
adverse envirOnmental impacts.
(e) If a proposal is substantially similar to one covered in an existing
EIS, that EIS may be adopted; additional information may be provided
in an addendum or SEIS (see (c) and (d) of this subsection).
[Statutory Authority: 1995 c 347 (ESHB 1724) and RCW 43.21C.llO. 97-
21-030 (Order 95-16), § 197-11-600, filed 10110/97, effective 11110/97.
Statutory Authority: RCW 43.21C.1l0. 84-05-020 (Order DE 83-39), § 197-
11-600, filed 2110184, effective 414/84.]
§ WAC 197-11-610 Use of NEPA documents.
(1) An agency may adopt any environmental analysis prepared under the
National Environmental Policy Act (NEPA) by following WAC 197-11-600
and 197-11-630.
(2) A Nt:PA environmental assessment may be adopted to satisfy require-
ments for a determination of nonsignificance or EIS, if the requirements of
WAC 197-11-600 and 197-11-630 are met.
(3) An agency may adopt a NEPA EIS as a substitute for preparing a SEPA
EIS if:
(Rd.14-12JU2 Pub.8276O)
.'1 -
§ WAC 197-~1-620 APPENDIXC C-74
(a) the requirements of WAC 197-11-600 and 197-11-630 are met (in
which case the procedures in Parts Three through Five of these rules for
preparing an EIS shall not apply); and
(b) The federal EIS is not found inadequate: (i) By a court; (ii) by the
council on environmental quality (CEQ) (or is at issue iil a predecision
referral to CEQ) under the NEPA regulations; or (iii) by the administrator
of the United States Environmental Protection Agency under section 309·
of the Oean Air Act, 42 U.S.C 1857.
(4) Subsequent use by another agency of a federal EIS, adopted under
subsection (3) of this section. for the same (or substantially the same) proposal
does not require adoption. unless the criteria in WAC 197-11-600(3) are met.
(5) If the lead agency has not held a public hearing within its jurisdiction
to obtain comments on the adequacy of adopting a federal environmental
document as a substitute for preparing a SEPA EIS, a public hearing for such
comments shall be held if, within thirty days of circulating its statement of
adoption. a written request is received from at least fifty persons who reside
within the agency's jurisdiction or are adversely affected by the environmental
impact of the proposal. The agency shall reconsider its adoption of the federal
document in light of public bearing comments.
[Statutory Authority: RCW 43.21C.I10. 84-05-020 (Order DE 83-39).
§ 197-11-610, filed 2110/84, effective 4/4/84.]
§ WAC 197-11-620 Supplemental environmental impact statement-
Procedures..
(1) An SEIS shall be prepared in the same way as a draft and final EIS
(WAC 197-11-400 to 197-11-6(0), except that scoping is optional. The SEIS
should not include analysis of actions, alternatives, or impacts that is in the
previously prepared EIS.
(2) The fact sheet and cover letter or memo for the SEIS shall indicate
the EIS that is being supplemented.
(3) Unless the SEPA lead agency wants to prepare the SEIS, an agency
with jurisdiction which needs the SEIS for its action shall be responsible for
SEIS preparation.
[Statutory Authority: RCW 43.21C.ll0. 84-05-020 (Order. DE 83-39).
§ 197-11-620, filed 2110/84, effective 4/4/84.]
§ WAC 197-11-625 Addenda--Procedu
(1) An adderublID shall clearly identify the proposal for which it is written
and the environmental document it adds to or modifies.
(Bd.14-1W2 l'Ilb.8276!l)
C-75 SEPA Rules § WAC 197-11~630
(2) An agency is not required to prepare a draft addendum.
(3) An addendum for a DEIS shall be circulated to recipients of the initial
DEIS under WAC 197-11-455.
(4) If an addendum to a final EIS is prepared prior to any agency decision
on a proposal, the addendum shall be circulated to the recipients of the final
£IS.
(5) Agencies are encouraged to circulate addenda to interested persons.
Unless otherwise provided in these rules, however, agencies are not required
to circulate an addendum.
[Statutory Authority: RCW 43.2IC.ll0. 84-05-020 (Order DE 83-39),
§ 197-11-625, filed 2110/84, effective 4/4/84.]
§ WAC 197-11-630 Adoption-Procedures.
(1) The agency adopting an eXIstIng environmental document must
independently review the content of the document and determine that it meets
the adopting agency's environmental review standards and needs for the
proposal. However a document is not required to meet the adopting agency's
own procedures for the preparation of environmental documents (such as
circulation, commenting, and hearing requirements) to be adopted.
(2) An agency shall adopt an environmental document by identifying the
document and stating why it is being adopted, using the adoption form
substantially as in WAC 197-11-965. The adopting agency shall ensure that
the adopted docwnent is readily available to agencies and the public by:
(a) Sending a copy to agencies with jurisdiction that have nQt received
the document, as shown by the distribution list for the adopted document;
and
(b) Placing copies in libraries and other public offices, or by distributing
copies to those who request one.
(3) When an existing EIS is adopted and:
(a) A supplemental environmental impact statement or addendum is not
being prepared, the agency shall circulate its statement of adoption as
follows:
(i) The agency shall send copies of the adoption notice to the depart-
ment of ecology, to agencies with jurisdiction, to cities/counties in which
the proposal will be implemented, and to local agencies or political
subdivisions whose public services would be changed as a result of
implementation of the proposal.
(ii) The agency is encouraged to send the adoption notice to persons
or organizations that have expressed an interest in the proposal or are
(Rd.14-12IOZ Pub.87760)
,.
...
§ WAC 197-11-635 APPENDIXC C-76
known by the agency to have an interest.in the type of proposal being
considered, or the lead agency should announce the adoption in agency
newsletters or through other means.
(iii) No action shall be taken on the proposal until seven days after
the statement of adoption has been issued. The date of issuance shall
be the date the statement of adoption has been sent to the department
of ecology and other agencies and is publicly available.
(b) A SEIS is being prepared, the agency shall include the statement
of adoption in the SEIS; or
(c) An addendum is being prepared, the agency shall include the state-
ment of adoption with the addendum and circulate both as in subsection
(3)(a) of this section. ,
(4) A copy of the adopted document must accompany the current proposal
to the decision maker, the statement of adoption may be inciuded.
(5) If known. the adopting agency shall disclose in its adoption notice when
the adopted document or proposal it addresses is the subject. of a pending
appeal or has been found inadequate on appeal
[Statntory Authority: RCW 43.21C.ll0. 84-05-020 (Order DE 83-39).
§ 197-11-630, filed 2110/84, effective 4/4/84.)
§ WAC 197-11-635 Incorporation by reference-Procednres.
(1) Agencies should use existing studies and incorporate material by
reference whenever appropriate.
(2) Material incorporated by reference (a) shall be cited, its location
identified, and its relevant content briefly descnDed; and (b) shall be made
available for public review during applicable comment periods.
[Statutory Authority: RCW 43.21C.ll0 .. 84-05-020 (Order DE 83-39),
§ 197-11-635, filed 2110/84, effective 4/4184.)
§ WAC 197-11-640 Combining documents.
The SEPA process shall be combined with the existing planning, review,
and project approval processes being used by each agency with jurisdiction.
When environmental documents are required, they shall accompany a
proposal through the existing agency review processes. Any environmental
document in compliance with SEP A may be combined with any other agency
documents to reduce duplication and paperwork and improve decision
. making. The page limits in these rules shall be met, or the combined document
shall contain, at or near the beginning of the document, a separate summary
of environmental considerations, as specified by WAC 197-11-440(4). SEPA
(Rd.14-l2m Pnb.S2760)
...
§ WAC 197-11-965 . APPENDIX C C-142
Proposed measures to avoid or reduce shoreline and land use impacts
are:
6. How would the proposal be likely to increase demands on transportation
or public services and utilities?
Proposed measures to reduce or respond to such demand(s) are:
7. Identify, if possible, whether the proposal may conflict with local. state,
or federal laws or requirements for the protection of the environment.
§ WAC 197-11-965 Adoption notice.
ADOPTION OF EXISTING ENVIRONMENTAL DOCUMENT
Adoption for (check appropriate box) DONS 0 EIS r&other {V\llNS, (pall'+)
Description of current proposal ___________ _
Propon~----------------------------~--------
Location of current proposal _____________ _
TItle of document being adopted ____________ _
Agenf;y that prepared document being adopted _____________ _
Date adopted document was prepared __________ _
Description of document (or portion) being adopted ______ _
If the document being adopted has been challenged (WAC 197-11-630),
p1ease~be: __________________ ___
The document is available to be read at (placeJtime) _______ _
We have identified and adopted this document as being appropriate for this
proposal after independent review. The document meets our environmental
review needs for the current proposal and will accompany the proposal to
the decisionmaker.
Name of agency adopting document ___________ _
Contact person, if other than responsible official _________ --'-____ Phone _____________ _
~bkofficial---~------------------------
Positionltitle Phone ______ _
(Hd.l-!2.U2 Pah.82761J)
C-143 !:!'EPA Rules § WAC 197-11-970
Address _______________________________________ _
Dare Signarure _________________ _
LWAC 197-11-970 Detennination of Donsignificance (DNS).
DETERMINATION OF NONSIGNIFICANCE
osal, including street address, if any ---7,''--------
Lead agency ___ ---"'.--_________ -+ ________ _
The lead agency for . proposal has dete . d that it does not have a
probable significant adve e impact on the en· nment. An environmental
impact starement (£IS) is ot required under CW 43.21C.030(2)(c). This
decision was made after reV! w of a comple d environmental checklist and
other information on file with e lead age y. This information is available
to the public on request.
o There is no comment period ~~. DNS.
o This DNS is issued after using the tiona! DNS process in WAC 197--11-
355. There is no further comment on the DNS.
Responsible official, ,
Positionltitlel ~
Address / --" ~ \ Date _____ _
(OPTIONAL)
o You may app~ this determination to (name) ___ .....,.' ___ __
at (location) ,L \.
no later than
by (method·
You sti'uld be prepared to make specific factual objections.
_ __ to read or ask about the procedures for SEP A apperus
o is no agency appeal.
(Rd.1-11JIl2 Pub.8276O)
...... ~" ~ ... j ..: ,,' , . . ' "
.-' .' 4 ,
OFFICE OF THE HEARING EXAMINER
KING COUNTY, WASHINGTON
850 Union Bank of California Building
900 Fourth A venue
Seattle, Washington 98164
Telephone (206) 296-4660
Facsimile (206) 296-1654
June 5,2001
Gin OF RENTON
RECEIVED
I ''''' j.. lvu3
BUILDING DIVISION
CONSOLIDATED REPORT AND DECISION:
SUBJECT:
A. SEPA THRESHOLD DETERMINATION APPEAL
B. APPLICATION FOR PRELIMINARY PLAT
Department of Development and Environmental Services File No. L99P3008
STONE RIDGE
Preliminary Plat Application
Location: On the west side of 148th Avenue Southeast, approximately between
148th Avenue Southeast and Ilwaco Avenue Northeast, and
approximately between Northeast 16th Street and Northeast 18th Court,
if both streets are extended
Applicant: KBS III, LLC represented by
David L. Halinen, Attorney at Law
2115 N 30th Street no. 203
Tacoma, W A 98403
Telephone: (206) 443-4684
Facsimile: (253) 272-9876
Appellants: Michael and Claudia Donnelly
10415 -147th Avenue SE
Renton, WA 98059
King County: Department of Development and Environmental Services,
Land Use Division, represented by
Lanny Henocb
900 Oakesdale Avenue SW
Renton, WA 98055-12 I 9
Telephone: (206) 296-7168
Facsimile: (206) 296-6613
SUMMARY OF DECISION:
Department's Preliminary Recommendation:
Department's Final Recommendation:
Examiner's Decision:
Approve, subject to conditions
Approve, subject to conditions, modified
Approve, subject to conditions, modified
• ,
." I ~ ~ , , ~. . .
I .' • Ur9~3I!08-Stono Rldgo
-PRELIMINARY MATTERS:
Complete application date:
EXAMINER PROCEEDINGS:
Hearing Opened:
. Hearing Closed:
ISSUEsrrOPICS ADDRESSED:
• Drainage
• Traffic
• Flooding
• Erosion
• ESA
• Recreational Area
SUMMARY:
September 2, 1999
March 15,2001
May 8, 2001
A. Denies SEP A threshold determination appeal regarding drainage and traffic.
2
B. Approves a subdivision of 49 single family residential lots within a 12.75 acre parcel classified
R-4.
FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner
now makes and enters the following:
FINDINGS:
1. Proposal KBS 1lI, LLC (the "applicant"), represented by David Halinen, proposes to subdivide
a 12.75 acre parcel into 49 single family residential building lots. With lot sizes ranging'from
3,886 to 7,399 square feet, the proposed development density will be 3.88 dwelling units per acre,
consistent with the R-4 classification of the subject property.
The preliminary report to the Hearing Examiner dated February 16, 2001, issued by the
Department of Development and Environmental Services ("DDES" or "the Department")
contains as "Attachment 1" the applicant's preliminary plat drawing. The same preliminary plat
drawing, dated October 9, 2000, is entered as Exhibit no. 7.
2. Generallnfonnation:
OwnerlDeveloper:
Engineer:
KBS Ill, LLC
Attn: Kolin B. Taylor
12505 Bel-Red Rd., no. 212
Bellevue, W A 98005
Phone: 206-623-7000
Dan Balmelli, P .E.
BP Land Investments, LLC
P. O. Box 8205
Kent; W A 98032
Phone: 253-852-7527
----------------------------~~
4" , .. , .' ., .. ,
• .' ~ Ld~p"OO8-Stono RIdge
...
Surveyor:
STR:
Location:
Zoning:
Acreage:
Number of Lots:
Density:
Lot Size:
Proposed Use:
Sewage Disposal:
Water Supply:
Fire District:
School District:
Complete Application Date:
Centre Pointe Surveying, Inc.
33639 - 9th Ave. S.
Federal Way, WA 98003
Phone: 253-661-1901
3
NE Y4 of the SE Y4 of Sec. 3, Township 23, Range 5
Lying on the west side of 148th Ave. SE, '.
approximately between 148th Ave. SE' and Ilwaco
Ave. NE, and approximately between NE 16th St.
and NE ISth Court ifboth streets were extended.'
7.49
32
4.3 dwelling units per acre
Ranging from 4,500 to 10,000 square f1
Single Family Residential
City of Kent
City of Kent
Number 37
Kent School District
September 30, 1999
,:
/
2. State Environmental Policy Act. On November 3, 2000 DDES issued a mitigated threshold
determination of non-significance (MDNS). That determination required the applicant to
construct eastbound and westbound left turn lanes at the SR 9001l4Sth Avenue SE intersection; to
clear vegetation within the right of way along SR 900 to achieve maximum entering sight
distance; to set aside a "Tract K" in order to protect a red-tailed hawk nest tree; and to perform
other specified impact mitigating measures related to the red-tailed hawk nest location.
On November 27,2000, Michael and Claudia Donnelly appealed the Department's SEPA
threshold determination. Pursuant to a pre-hearing conference conducted on December 19, 2000,
the issues of that appeal were limited to impacts related to flooding of neighboring properties;
impacts related to erosion, sedimentation, water quality and salmonid species protection; arid
impacts related to traffic safety at SR9001l48th Avenue Southeast Hearings on that appeal were
consolidated with public hearings on the proposed plat which occurred on March 15,2001, March
22,2001, April 2, 2001 and April 3, 2001. Thereafter, the parties agreed to a briefing schedule
which concluded May 8, 2001. The parties waived those KCC.20.24.098 time limits for appeal
review to the extent necessary to complete the schedule described here.
In its report and recommendation (Exhibit no.2), the Department consolidated its preliminary plat
recommendation with its analysis and response to the appeal. In that report, the Department
made some revisions to its original November 3, 2000 MONS, most notably by specifYing a
seasonal construction period for the east/west left tum lanes on SR 900 and a new condition
requiring the aPflicant to install or to collaborate with other developers to install a traffic signal at
the SR 900/ 148 Avenue Southeast intersection period, together with "an appropriate financial
guarantee to be posted prior to engineer plan approval."
, ' ... '. , l l i. • .: LIt1ti'3008-8tone 'RIdge 4
3.
The applicant opposes that portion of the revised SEPA threshold determination, concerning the
traffic signal requirement at the SR900/148th Avenue Southeast intersection. '
Department Plat Recommendation. The Department recommends granting preliminary
approval to the proposed plat of Stone Ridge, subject to the twenty-eight (28) conditions of final
plat approval stated on pages 15-22 of the Department's preliminary report (Exhibit no. 2), with
the following modifications:
A. Red-Tailed Hawk protection area. Recommended condition no. 24 requires that Tract,
K, be set aside as undeveloped open space to remain in native growth unless it is
documented by the property owner, to the satisfaction of King County, that the nest haS
been abandoned for at least five years. In its final recommendation, entered as Exhibit
no. 35 in the hearing record, the Department indicates that the tract may be developed
through the approval of a future plat application, short plat application or plat alterations
when it has met that five year abandonment standard, but that the number of lots created
in Tract K shall be consistent with the zoning and overall permitted density for the entire
plat of Stone Ridge.
B. Grading within designated erosion hazard areas. In its final recommendation, the
Department adds a new recommended condition no. 29 which would require all grading
work on designated erosion hazard areas to be completed consistent with the seasonal
restrictions appearing in KCC 16.82.150.D.
4. Applicant respo,nse. The applicant accepts the Department's final recommendation as described
in finding no. 3, preceding, except for the following:
A. Traffic Signal. The applicant opposes the SEPA-based requirement to install a traffic
signal at the SR 900/148 th Avenue Southeast intersection.
B. Tract I stub street. As proposed by the applicant (Exhibit no. 7) Tract 1-42 feet
wide-connects proposed "Road B" (the central vehicular circulation spine within the
proposed plat) to the south boundary of the subject property. Recommended condition
S.C requires that, "Tract I shall be dedicated as public road right of way and improved to
urban sub-access street standard." The applicant opposes that recommendation.
C. Recreation area. Recommended condition no. 18 requires suitable on sight recreation
space to be provided by the applicant including appropriate improvements. The amount
of recreation space provided is recommended to equal or exceed 390 square feet per lot
as required by KeC 21A.14.180.A. Note: Although the applicant raised concerns
regarding this requirement at the outset of the hearing, the applicant expressed no
objection at closing.
D. Eastbound and westbound left tum lanes. In the SEPA appeal review, the applicant
objected to the language contained in SEP A-based recommended condition no. 22
which-at that time-made no mention of cost sharing with other development
applicants in the area who would benefit from the required eastbound and westbound left
turn lanes on SR 900 at its intersection with 148th Avenue Southeast. The applicant
mentioned the proposed plat of Astor Park, in particular.
. , '
• ~I
• • " LiHlP300ll-Stono Rldgo
.. '
s
,5. Drainage'SEPA. The SEPA Appellants and some neighboring property owners express concern
regarding possible drainage impacts upon their downstream properties. "Greene's Stream," an '
ephemeral or seasonal stream, emanates from the subject property, then passes through or
adjacent to the Donnelly, Keech and Hobbs properties. Though it sometimes may enter May
Creek, it typically completely infiltrates before reaching May Creek. This infiltration answers a
concern raised by SEP A Appellant Donnelly and some neighboring property owners regarding
potential sedimentation impacts upon May Creek. Usually there are none.
In addition to downstream sedimentation concerns, however, the Appellants and neighboring
property owners also express concern regarding downstream flooding and sedimentation from
peak flow periods as weH as a concern for erosion and downstream sedimentation. These
concerns are based, at least in part, on observed resultS from past land clearing activity on the
Wolfe property. It is important to note that this applicant, KBS, m, LLC, cannot be held '
responsible for past actions of Wolfe nor can it be held responsible for solving existing problems
endured by downstream property owners. However, the county can certainly require the
applicant to adhere to the highest standards available in regulatory code if circumstances warrant.
In this case, DOES recommends precisely that-applying the highest, most vigorous, drainage
controls and standards to this application. In so doing, DOES observes also that Greene's Stream,
as it crosses or abuts the properties of concern (DonneHy, Hobbs and Keech) was artificially
rerouted from its original drainage course-an alteration that extends approximately 450 to 650
feet. There is no evidence that this alteration was achieved pursuant to proper permits. The
alteration includes two 900 turns. The Department observes that, at present, the majority of flows
in Greene's Stream under non-storm conditions appear to foHow the realigned channel.
The evidence of record strongly suggests that, during significant storm events, the (unpermitted)
altered course of the stream bed and the reduced capacity of a 24 inch culvert at the northwest
comer of the Hobbs property coHaborate to cause backups along the stream bed, resulting in
standing water upon the complainant properties.
The parties agree that none of the interior spaces of any buildings on the DonneHy, Hobbs or
Keech properties have flooded in the past. Keech indicates that, while the driveway to his
residence overtopped on one occasion, "sheet flow" of approximately ~ inch water depth is more
typical. Some neighboring property owners resent the King County Surface Water Management
Design Manual characterization of such flooding as "nuisance flooding". Nonetheless, as
indicated above, the highest Surface Water Management Drainage Manual standards are
recommended. The Department concludes at page 13 of its preliminary report (Exhibit no. 2):
... [DOES] has concluded that the development of the subject plat will not exacerbate the
flooding that the appellant and their neighbors have experienced with the application of level
3 flow control to storm water releases from the plat. Level 3 flow control is the most
restrictive release rate contained in the drainage manual. It is designed to address a severe
flooding situation. With its application to the proposed Stone Ridge subdivision, [DOES]
expects there will not be an increase in either the depth of flood waters or the frequency of
flooding after the development of the plat, as compared with prior to the development of the
plat. Further, [DOES] believes that with the application of appropriate release rates to future
development in the Greene's Stream sub-basin and the May Creek sub-basin, downstream '
flooding in these basins wiIJ not be significantly affected.
L" • , •
• . ~." La9P300B-Stono Rldgo
\ I . -
8
The rather extensive drainage controls are contained principally in condition nos. 7 A through 7H
on pages 14 and 15 of this Report and Decision. Although the record contains significant
evidence and testimony regarding the extent of current conditions, it contains absolutely no
evidence or expert testimony which would cast doubt on the adequacy of the rigorous drainage
standards required by condition no. 7. Appellant Donnelly testified that her motivation in
pursuing the drainage issue is based on fear that the condition nos. 7 A through 7H may be
inadequate.
However, as a result of hearing testimony, the Department also recommends condition no. 29 .
which requires all grading work within designated erosion hazard areas to be completed
consistent with the seasonal restrictions established by KCC 16.82.150.0 .
. 6. TrafticlSEP A. The proposed development received transportation concurrency certification on
April 9,' 1999. The developer will be assessed a traffic impact mitigation fee (MPS fee) and an
administration fee for each of the proposed 49 lots. That fee is based upon pending area
improvements to county streets. The amount of the fee is determined at the time it is assessed
(half upon final plat approval; the remaining half upon building permit issuance). The current fee
amount is $2,913.00 per lot.
Access to the proposed plat will be obtained from 148111 Avenue Southeast, a 21 foot wide asphalt
roadway with a 3 to 4 foot wide grass and gravel shoulder along its eastside and a 3 to 6 foot wide
gravel shoulder along its west side. Traffic studies in evidence indicate that 148th Avenue
Southeast will be fully capable of absorbing the additional 490 vehicle trips per day that will be
generated by Stone Ridge. However, both the Department and the SEPA appellants have
expressed concern regarding the adequacy of the SR 900/148111 Avenue Southeast intersection
nearby. The current intersection design does not meet the King County entering site distance
(ESD) standard on both the north and south legs of the intersection. Nor does it meet the
stopping sight distant (SSD) standard on the east leg of the intersection. To address the sight
distance problems, the Department recommends vegetation clearing and construction of east and
westbound left tum lanes.
The Department and the applicant disagree as to whether the level of service (LOS) for this
intersection should be calculated as LOS "E" or LOS "F". This question arose through the appeal
review of the SEP A threshold determination. Michael and Claudia Donnelly contested the
adequacy of the initial threshold determination. Responding, KCDOT recalculated the LOS
based upon 1997 Highway Capacity Manual methodology and software, thereby finding LOS
"F". The applicant, using 1994 Highway Capacity Manual software, found LOS "E". The
Department's calculation resulted in a SEPA-based requirement, supported by WSDOT, to install
a traffic signal at the SR 9001148111 Avenue Southeast intersection-a requirement which the
applicant opposes.
The following additional fmdings are relevant:
A. In its report to the Hearing Examiner (Exhibit #2) the Department states:
With regard to level of service ("LOS"), Transpo's traffic analysis concluded that the
LOS at the intersection, following the development of the subject plat, will be at LOS
"E". This anaylsis was based on traffic modeling which utilized computer software
that was the best available software at the time the analysis was completed. Thus, it
was accepted by King County at the time Transpo's traffic analysis was submitted to
.... • 1 . ,.f
...
• L99PSOOa-8tone Ridge 7
the County for review. More recently, subsequent to the publication of the SEPA
determination for this project, an update of the software was issued.
The application of the updated software yields a conclusion that the intersection of
SR 900/1481b Avenue Southeast will operate at LOS "F" rather than "E", when the
development of the subj~t plat is expected to be completed. As a result, additional
improvements to the intersection will be needed beyond the clearing of vegetation
necessary to achieve stopping site distance, in order to bring the LOS to "E" or better
as mandated by KCC 14.80.
Recent discussions have occurred between WSDOT and KCDOT concerning the
nature of the improvements which should be made to the intersection to achieve an
improved level of service. WSDOT has verbally indicated (and in e-mail
correspondence) that the installation of a traffic signal is the appropriate method to
address the substandard level of service. Thus, this has been recommended by
[DDES]IKCDOT, in addition to the construction of eastbound and westbound left
turn lanes and the vegetation clearing to achieve stopping site distance.
WSDOT prepared and submitted for evidence a formal letter agreeing with this position
(exhibit nos. 22 and 50). In addition, WSDOT representatives testified in support of the
intersection signalization requirement.
B. The Transpo Group analysis of intersection LOS was based on computer software
corresponding to the 1994 version of the Highway Capacity Manual ("HCM") while the
"update of the software" referred to by DDES in its staff report corresponds to the 1997
HCM. However, no change in intersection standards occurred.
C. KCC 14.65 describes intersection standards ("IS") as those standards by which King
County will evaluate intersections affected by new development to assure safe and
efficient operation and to assure that improvements to mitigate the adverse impacts of
such developments are completed in accordance with the State Environmental Policy Act.
KCC 14.6S.010.C. In a code section title "Relationships Among Three Components Of
The Integrated Transportation Program" KCC 14.65.020.C.2 describes IS calculations:
Intersection level of service shall be calculated according to the most recent Highway
Capacity Manual or an alternative method approved by the Department of
Transportation
KCC 14.65.020 goes on to describe the relationship of the integrated transportation
program (and necessarily, intersection calculations) to SEPA. KCC 14.65.020.0 states,
among other things, that "impacts on intersections will be mitigated through the
provisions ofKCC 14.80. It states further, among other things, that, "the provisions of
this title [ie, KCC Title 14, "roads and bridges"] do not supersede or replace the
provisions of the County SEPA authority as enacted in KCC 20.44."
D. KCC 14.80, "Intersection Standards", states as its authority and purpose, in part, "this
chapter is enacted pursuant to the State Environmental Policy Act. KeC 20.44 and RCW .
58.17 and the King County Charter as a home rule county, Article II, Section 11 of the
Washington State Constitution." KCC 14.80.010.A. Further, the Intersection Standards
chapter defines Highway Capacity Manual:
. ( . ,.1
, '. ' LlWP300a-8tono Rldgo a
"0.1
Highway Capacity Manual means special report 209 of the transportation reSearch
board of the National Research Council, as currently amended.
E. KCC 14.80.030 defines significant adverse impacts regarding.intersection standards, a
matter not disputed in this case. That is, the parties agree that if the roadway intersection
that provides access to the proposed development will function at a level of service worse
that "E" there will be a significant adverse impact which must be mitigated. KCC
14.80.030. Rather, the parties disagree as to the method of calculation of the impact upon
the intersection at issue (SR 900/148th Avenue S~utheast).
F. KCC 14.80.050 provides for inter jurisdictional agreements. It states, in part:
The level of service standards used in such agreements shall be those of the County,
the WSDOT, the· local jurisdiction, or some combination of them as provided in the
agreement. Such interlocal agreements, of course, must be approved by the King
County Council.
G. King County Charter Section 850 (Delegation Of Authority) states, in part:
The County Council shall not delegate its legislative power exceptto the extent that
it delegates to a County officer the authority to promulgate regulations in
accordance with adequate standards established by the County Council.
H. On February 20, 2001, the County Council amended KCC 14.6S.020.C.2. That
amendment did not change the text of the section which indicates that IS shall be
calculated "according to the most recent Highway Capacity Manual or an alternative
method approved by the Department of Transportation".
I. King County Public Rule PUT 10-3-2 (PR), effective April 26, 1999 also states that the
calculation of intersection capacity will be done according to the "the most recent edition
of the Highway Capacity Manual (HCM), or by alternative methods approved by the
director." Further, Section 5.21 defines the HCM as "the latest version of the Highway
Capacity Manual." The "most recent edition", "latest version," and "current" HCM at the
time the public rules was adopted in 1999 was the 1997 HCM.
7. Department Report Adopted. Except as noted above, the facts and analysis contained in the
Land Use Services Division Preliminary Report, dated February 16, 2001~ are correct and are
incorporated here by reference. A copy of the Land Use Services Division report will be attached
to those copies of the examiner's report which are submitted to the King County Council.
8. Standard of Review. Section F of the Division's preliminary report to the King County Hearing
Examiner (exhibit no. 2) cites the scope and standard of review to be considered by the Examiner.
The Division's summary is correct and will be used here. In addition, the following review .
standards apply:
A. WAC 197-11-350(1), -330(l)(c), and -660(1)(3). Each authorize the lead agency
(in this case, the Environmental Division), when making threshold determinations,
to consider mitigating measures that the agency or applicant will implement or
mitigating measures which other agencies (whether local, state or federal) would
require and enforce for mitigation of an identified significant impact.
. ,
, • • I L99P3P08-Stono Rldgo 9
..
B. RCW 43.2IC.075(3)(d) and KCC 20.44.120 each require that the decision of the Responsible
Official shall be entitled to "substantial weight". Having reviewed this "substantial weight"
rule, the Washington Supreme Court in Norway Hill Preservation Association v. King
Countv. 87 Wn 2d 267 (1976), determined that the standard of review of any agency
"negative threshold determination" is whether the action is "clearly erroneous".
Consequently, the administrative decision should be modified or reversed if it is:
... clearly erroneous in view of the entire record as submitted and the
public policy contained in the act of the legislature authorizing the
decision or order. .
9. Any portion of any of the following conclusions that may be construed as a fmding is
incorporated here by this reference.
SEPA CONCLUSIONS:
I. The appellant argues that the KCDOT director cannot prohibit the use of the 1994 HCM or, in
this case, intersection impact calculating software associated with the 1994 HCM J. This argument
overlooks the SEPA authority vested in DOES and KCDOT. The ultimate decision making
authority regarding impact (and, necessarily, the method of determining impact) rests with the
responsible official, not with the applicant. The applicant's arguments are framed in such a
manner as to suggest that the responsible official's choice of impact calculation method is a
regulatory matter rather than an analytical one. However, with respect to the choice of
intersection impact calculation method, the applicant is not being regulated. The applicant has
not been prohibited from using the 1994 HCM. In fact, the 1994 HCM (and its associated
software) is the only impact calculation method used by the applicant in this hearing record.
Those calculations and their results have not been prohibited or excluded from this review in any
sense.
However, DDES/KCDOT have, in the exercise of their SEPA responsibility and authority, used
the most recent impact calculation methodology to determine the impact of the proposed
development of Stone Ridge upon the SR 9001148ti1 A venue Southeast intersection. WAC
197-11-340 (2)(F) requires the responsible official to reconsider the DNS based on timely
comments (such as those of appellant Donnelly) and authorizes the responsible official to make
appropriate changes to the threshold determination if warranted. Further, WAC
197-11-340(3)(A)(ii) requires the lead agency to withdraw a determination of non-significance it:
"there is significant new information indicating, or on, a proposals probably significant adverse
environmental impacts." Recall that, as noted in the findings above, the Metropolitan King
County Council in February, 2001, adopted the 1997 HCM and its corollary software. This King
County Council action set the stage for review of the Donnelly SEPA threshold determination
appeal review by providing "new information" for the Departments to take into consideration.
Certainly, a threshold determination is not "vested" when an appeal has been filed and when new
information (including the adoption of impact calculation method) becomes available.
2. The applicant argues that the intersection standards (and by implication the methodology used to
calculate intersection impacts) have a "restraining or directing influence" on the proposed plat of
Stone Ridge; and that, therefore, the vesting rule contained in RCW 58.17.033(1) must be .
applied. The applicant cites Westside Business Park, LLC v. Pierce County, 100 Wn. App. 599 at
607, in which the Division Two court determined that stormwater drainage ordinances are land
I Throughout this review it is useful to remember that it is only the method of calculating impact that is at issue.
The Intersection Standard (IS) remains unchanged.
, , ,. ' "
'"'
..
L99P~008-8tono Rldgo 10
use control ordinances. The Westside decision cites New Castle Investments v. City of LaC enter.
98 Wn. App 224, 989 (1999). in which the court held that, "a land use control ordinance is an" "
ordinance that exerts a 'restraining or directing influence' over land use.
Reading New Castle Investments further, however, we find that-as the head note promises-"the
definition of 'land use control ordinances' does not include transportation impact fees." In New
Castle Investments the issue was whether the term "land use control ordinances" as stated in
RCW 58.17.033(1) could be used to describe a fee used to pay for City facilities, "such as" traffic
signals or a park," that may be indirectly impacted by new development. The court found that :
Transportation impact fees do not exercise a restraining or directing influence over land use;
they only increase the cost.
The Division Two court in New Castle Investments concluded further:
The cost of a development, which is the only aspect of development affected by
transportation, impact fees, is a large part of the developer's decision making. Certainly it is
to the developers advantage if the cost can be determined early in the process and with some
degree of certainty. But it does not necessarily follow that the cost of development is the type
of expectation the vested rights doctrine was intended to protect. .... The transportation
impact fee does not limit the use ofland. nor does it resemble a zoning law. Instead. a
transportation impact fee merely affects the ultimate cost of the development. Thus, it is not
the type of expectation that vests under the vested rights doctrine.
Thus, we see that the appellate court found such fees not to be vested under either statute or
doctrine. How do we distinguish between the court's decision in Westside Business Park and
N~ Castle Investments? Easily. Stormwater management controls, such as were at issue in
Westside Business Park, usually affect the use and distribution ofland on any given parcel
proposed for development. A stormwater retention/detention pond can consume a significant
portion of the development property and restrain or influence the distribution of uses throughout
the remainder portion of that property. In contrast, the traffic impact fee in New Castle
Investments and in the instant case of Stone Ridge, have no restraining or directing influence over
land use-as the court said. Ifwe translate the "impact fee" to the actual hardware required as
significant adverse impact mitigation pursuant to SEPA, the "traffic signal", we still see that it is
off-site and has no "restraining or directing influence over land use"-the criterion used by the
court in both New Castle Investment and Westside Business Park.
3. The applicant argues, as a matter of statutory construction, that section l.B.2 of Ordinance 12616
(codified as KCC 14.65.020.C.2) made the 1994 HCM the only directly code authorized
methodology for intersection LOS analysis in King County. "In view ofKCC Charter Sectic;>n
850 and by virtue of the applicant's Stone Ridge subdivision application being vested under
Ordinance 12616," the applicant argues "the 1994 HCM must be construed as a continuing,
directly authorized methodology for intersection LOS calculations until amended by the County
Council."
The argument continues that to interpret KCC 14.65 and KCC 14.80 consistently with King
County Charter Section 850, the Council cannot be presumed to have delegated any authority to
the National Research Council or the Transportation Research Board to amend applicable
regulation in King County in the absence of specific Council authorization. In making this
argument, the applicant cautions that no request to set aside any portion ofKCC 14.65 or KCC
] 4.80 is being made-a ruling which everyone agrees would exceed the authority and jurisdiction
ofthe Examiner. However, the applicant believes that an interpretation ofKCC 14.65 and KCC
"
• LottP300a-Stone Ridge 11
14.80 consistent with King County Charter Section 850 would yield an Examiner~s decision
which afftrms the applicant's arguments.
The applicant's arguments are directed toward KCC 14.6S.020.C.2:
IS calculations.
Intersection level of service shall be calculated according to the O1ost recent Highway
Capacity Manual or an alternative method approved by the Department of Transportation.
The applicant's arguments are rejected for several reasons, including not only those set forth in
conclusions nos. 1 and 2, preceding, but also the following:
• There is no doubt regarding the Council's intention as to the meaning of "most recent .
Highway Capacity Manual. In KCC 14.80.020.A the Council defined Highway Capacity
Manual as meaning "special report 209 of the Transportation Research Board of the National
Research Council, as currently amended." To strain for the "consistency" sought by the
applicant would mean to directly disregard this explicit direction and definition by the
Metropolitan King County Council. It will be presumed lawful until shown otherwise.
• The language at issue in KCC 14.65.020.C.2 does not wholly delegate any authority or·
responsibility to the Transportation Research Board or any other entity outside County
government. It keeps the King County Director of Transportation in the driver's seat, so to
speak, by authorizing the KCDOT director to use "an alternative method." In other words, if
the "most recent" Highway Capacity Manual proves unacceptable, the decision to use an .
alternative method rests with the King County Department of Transportation, not the National
Transportation Research Board. The authority to choose retained by the KCDOT director
distinguishes the facts in this case from Osborn v. Psychiatric Review Board. 325 Or. 135.
934P2d 391 (1997), cited by the Applicant. No delegation has occurred, therefore, except to
the KCDOT which clearly may make such decisions pursuant to King County Charter
Section 850. That Charter section authorized the Director to "promulgate regulations in
accordance to adequate standards established by the County Council." We note again that the
intersection standard applicable to the SR 900/ 148d1 Avenue Southeast has not changed under
any of the ordinances considered in this appeal review.
4. The applicant argues that the KCDOT has no authority to go beyond the standards adopted by
Council ordinance when the KCDOT director adopts a public rule. As indicated above, the
KCDOT Director has not done that. This hearing record contains no evidence that the definition
of Highway Capacity Manual as stated in KCC 14.80.020 has been exceeded by KCDOT. That
definition requires KCDOT to use the Highway Capacity Manual "as currently amended." That
is precisely what KCDOT has done in this case.
5. As noted in finding no. 8, above, the burden of proof falls on the Appellant in a threshold
determination appeal. Considering the preponderance of the evidence, the Appellant has not
successfully borne that burden in this case. Considering the above findings of fact regarding traffic
and drainage, and the entire hearing record, it must be concluded that the Department's threshold
determination in this matter is not clearly erroneous and therefore cannot be reversed.
,
'. t'
!'
• LOfJP3008-Stono Rldgo 12
. 6. The Donnelly appeal is comprised principally of documentation of past occurrences, speculation
about the future, and questions. The presentation of issues, questions and concerns is not sufficient
to overturn a threshold determination. Rather, the determination (and the appeal review of that'
determination) must be based upon the preponderance of the evidence. The preponderance of the
evidence in this case supports the Department's determination.
7. In addition, the following conclusions apply:
a. There is no indication in the record that the Division erred in its procedures as· it
came to its threshold declaration of non-significance. Rather, the Appellant differs
with the Department's assessment of impacts or the probability of potentially adverse
impacts. Speculation or questions with respect to potential impacts cannot prove a
probable significant impact that requires the responsible agency to be overruled or to .
alter its initial determination.
b. Although the Appellant argues that the information on which the Department based
its determination was insufficient, there is no adequate demonstration that the
information on which the Division based its determination is actually erroneous. The
fmdings above, particularly regarding drainage conditions to be imposed to protect
downstream property owners and the SR 900/14Sth Avenue Southeast intersection,
properly address probable significant adverse impacts.
c. There is a substantial amount of information in the record regarding the various impacts
which have been asserted by the Appellants Donnelly. The Department has not been
unaware of these issues and has investigated (and reinvestigated) them, but has arrived
at conclusions which differ from the Appellant's. The Department, having had access to
the variety of issues and points of view and information expressed by the Appellant and
others, maintains its original determination of non-significance. The Department's
judgement in this case must be given substantial weight.
d. In view of the entire record as submitted and in view of the State Environmental Policy Act,
the Department's decision is not clearly erroneous and is supported by the evidence.
PLAT CONCLUSIONS:
1. Any portion of any of the above findings that may be construed as a conclusion is incorporated
here by this reference.
2. Other issues raised, principally by the applicant, such as recreation area standards and sub street
tract improvement standards were not addressed as objectionable at the applicant's closing
presentation.
3. If approved subject to the conditions recommended below, the proposed subdivision will comply
with the goals and objectives of the King County Comprehensive Plan, Subdivision and Zoning
Codes, and other official land use controls and policies of King County.
4. If approved subject to the conditions recommended below, this proposed subdivision will make
appropriate provision for the public health, safety and general welfare and for open spaces, for
drainage ways, streets, other public ways, transit stops, potable water supply, sanitary wastes,
parks and recreations, playgrounds, schools and school grounds, and safe walking conditions for
students who onJy walk to school; and it will serve the public use and interest.
, ' • .. " t.
'. L99P3Q08-Stone Ridge 13
, ,
,
.5. The conditions for final plat approval recommended below are in the public interest and are
reasonable requirements to mitigate the impacts of this development upon the environment.
6. The dedications of land or easements within and adjacent to the proposed plat, as recommended
by the conditions for final plat approval or as shown on the. proposed preliminary plat submitted
by the applicant, are reasonable and necessary as a direct result of the development of this .
proposed plat.
. SEPA DECISION:
For the reasons indicated in condition nos. 1 through 7, above, the SEPA threshold determination appeals
of both the Applicant and the Donnelly's are DENIED.
PLAT DECISION:
The proposed plat of Stone Ridge is GRANTED preliminary approval: subject to the following conditions
of final plat approval:
1. Compliance with all platting provisions ofTitIe 19 of the King County Code.
2. All persons having an ownership interest in the subject property shall sign on the face of the final
plat a dedication 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 and shall be generally as shown on the face ofthe approved preliminary plat, 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 .. Any changes to the
plat design which are mandated by the conditions which follow shall also be permitted.
4. The applicant must obtain final approval from the King County Health Department. Existing
septic tanks on the site must be properly abandoned prior to final Health Department approval.
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.
6. The applicant must obtain the approval of the King County Fire Protection Engineer, to
demonstrate compliance with the fire hydrant, water main, and fire flow standards of Chapter
17.08 of the King County Code.
7. Final plat approval shall require full compliance with the drainage provisions set forth in King
County Code 9.04. Compliance may result in reducing the number and/or location 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 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 (KCSWDM). DDES approval of the drainage and roadway plans is
required prior to any construction.
•• • " t •
L89P.:5008-8tone Ridge 14
. . . .
.
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 no. on file with DOES andlor the
Department of Transportation. This plan shan 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
jnfiltration systems, the systems shall be constructed at the time of the building permit
and shall comply with the plans on file."
D. Core Requirement No.1: Discharge at the Natural Location.
The applicant has received approval for a requested diversion of surface water flows
within the project, under Drainage Adjustment LOOV0062. The conditions of approval of
this drainage adjustment shall be satisfied during the design and review of the project
engineering plans.
E. Core Requirement No.3: Runoff Control.
To mitigate for downstream capacity issues, the applicant shall provide Level Three flow
control, as outlined in the KCSWDM. The size of the proposed drainage tract may have
to increase to accommodate the required detention storage volumes and water quality
facilities. The stormwater facility shall be located in a separate tract and dedicated to
King County, unless portions of the drainage ·tract are used for required recreation space
in accordance with KCC 21 A.14.180.
As specified in Section 5.1.1 of the KCSWDM, roof drain storm water shall be infiltrated
or dispersed within the lot area if the soil conditions are favorable. Infiltration of storm
water for both lot areas and roadway improvements is recommended if determined to be
feasible. A geotechnical report shall be provided to evaluate soil conditions, seasonal
depth to groundwater, and other design requirements as outlined in the KCSWDM.
F. Core Requirement No.4: Conveyance Systems.
As part of the applicant's submittal for engineering plan review, upstream flows shall be
analyzed to determine whether there is adequate conveyance capacity in the existing 18·
inch CMP that crosses northwest under 148tll Avenue SE into Tract C in the eastern .
portion of the site.
G. Core Requirement No.8: Water Quality.
The project is required to meet the Basic water quality requirements of the 1998
KCSWDM.
~. .. \, .. .' , ,
" L9.9P~OO8-8tono Rldgo 1&
... I I .,
H. Special Requirement No. 2: Floodptain Delineation.
Because a wetland and two streams are located on the property, a floodplain analysis
shall be performed. The 100-year floodplain boundaries shall be shown on the final
engineering plans and recorded plat.
8. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS)
including the following requirements: .
A. Road A shall be improved as an urban neighborhood collector between 148th Ave. SE and
Road C, and as an urban subcollector west of Road C. The design of the subject plat.
shall be modified so that the lots in the plat will not take individual direct access from the
neighborhood collector portion of Road A. This modification to the design may result in
the relocation of the proposed alignment of Road A.
B. Roads C and D, at a minimum, shall be designed to the urban, subaccess street standard.
C. Tract I shall be dedicated as public road right-of-way and improved to the urban,
subaccess street standard.
D. One-Hundred-Forty-Eighth Avenue Southeast along the frontage of the site shall be
improved to the urban collector arterial standard, including provision for a bicycle lane.
E. Tracts M shall be improved as a private joint use driveway, and shall serve a maximum
of two lots. Lots 40 and 41 shall have undivided ownership of the tract and be
responsible for its maintenance. A note indicating the ownership of the tract and the
parties which are responsible for its maintenance shall appear on the fmal plat and
engineering plans. As specified in KCRS 3.01C, improvements to the tract shall include
an I8-foot-wide paved surface and a minimum tract width of20 feet. Drainage control
shall include a curb or thickened edge on one side of the roadway.
F. Tracts D, F, and L shall be designed and improved as private access tracts, and shan each
serve no more than six lots. The lots served by each tract shall have undivided ownership
of the tract, and be responsible for its maintenance. A note indicating the ownership of
each tract and the parties responsible for each tract's maintenance shall appear on the
final plat and engineering plans.
Improvements shall conform to KCRS 2.03 for urban minor access roads, which includes
a 22-foot-wide paved driving surface. The center lines of Tracts D and F shall be aligned·
with the centerlines of Roads D and C, respectively. The minimum tract width shaD be
26 feet with a maximum length of 1 SO feet.
G. The width of Tract N may be reduced to 20 feet. No improvements to this tract are
required.
H. A temporary turnaround shall be provided at the terminus of Road A. If this turnaround
is located off-site, easements shall be deeded to King County to allow for the temporary
public use of the turnaround until Road A is extended further north as a public road.
I. Street illumination shall be provided at the intersection of Road A with 148th Ave. SE, a
collector arterial, in accordance with KCRS 5.03.
~ •• I· • • ! ' .
., ,
L~9P300B-8tone Ridge 18
J. One-Hundred-Forty-Eighth Avenue Southeast along the frontage of the site may require a
design for a bus zone and tum outs. As specified in KCRS 2.16, the applicant's design
engineer shaU contact METRO and the Issaquah School District to detennine if a bus
. zone is needed, and if so, the specific design requirements.
K. Modifications to the above 'road conditions may be considered by King County, pursuant
to the variance procedures in KCRS 1.0S.
9. Boundary Line Adjustment LOOLOOS9 shall be completed and put into effect through the
recording of deeds, prior to the approval of the engineering plans for the subject plat.
10. All utilities within proposed rights-of-way must be included within a franchise approved by the
King County Council, prior to final plat recording.
11. 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 ofthe date of building permit application.
12. Lots within this subdivision are subject to KCC 21A.43 and Ordinance 14009 which imposed
impact fees to fund school system improvements needed to serve new development. As a
condition offinal approval, fifty percent 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.
13. There shall be no direct vehicular access to 14SII1 Ave. SE from those lots in the subject plat
which abut this street. There shall be no direct vehicular access to the portion of Road A east of
Road C from the lots which abut this portion of this street. A note to this effect shall appear on
the final plat and engineering plans.
14. Twelve feet of additional right-of-way for 14SIh Ave. SE shall be dedicated along the east
property line, allowing for 42 feet of right-of-way from centerline.
15. The following note shall be shown on the final engineering plan and recorded plat:
RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS
Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial
interest in the land within the tract/sensitive area and buffer. This interest includes the
preservation of native vegetation for all purposes that benefit the public health, safety and
welfare, including control of surface water and erosion, maintenance of slope stability, and
protection of plant and animal habitat.
t .. ,,' • ,. ' • •
II , .
L99P;tOOB-Stono Rldgo 17
The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and
occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on
behalf of the public by King County, to leave undisturbed alltrees and other vegetation within the
tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not
be cut, pruned, covered by fill, removed or damaged without approval in writing from the King
County Department of Development and Environmental Services or its successor agency, unless
otherwise provided by law.
The common boundary betw~ the tract/sensitive area and buffer and the area of development
activity must be marked or otherwise flagged to the satisfaction of King County prior to any
clearing, grading, building construction or other development activity on a lot subject to the
sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in
place until all development proposal activities in the vicinity of the sensitive area are completed.
No building foundations are allowed beyond the required IS-foot building setback line, unless
otherwise provided by law.
16. The proposed subdivision shall comply with the sensitive areas requirements as outlined in KCC
21 A.24. Permanent survey marking, and signs as specified in KCC 21 A.24.160 shall also be
addressed prior to final plat approval. Temporary marking of sensitive areas and their buffers
(e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place
until all construction activities are completed.
17. Preliminary plat review has identified the following issues which apply to this project. All other
applicable requirements for sensitive areas shall also be addressed by the applicant.
A. Wetland B (in Tract B) shall have a 25-foot native growth buffer, as measured from the
wetland edge. Wetland A (extending from the north boundary of the site to the north
boundary of the Road A right-of-way) shall have a SO-foot native growth buffer, as
measured from the wetland edge, to the extent such buffer falls within the subject
property. These wetlands and their required buffers shall be placed in Sensitive Area
Tract in the subject plat.
B. The streams crossing Tracts A and C shall have a SO-foot buffer measured from each side
of the stream channel, to the extent such buffers fall within the subject plat. These
buffers are not required where proposed road right-of-way in the subject plat crosses a
stream channel.
C. A 15-foot building setback line (BSBl) shall be established on the final plat from the
edge of the sensitive areas tracts. The BSBl shall be delineated on all affected lots and
tracts.
D. Buffer averaging may be allowed, pursuant to,KCC 21A.24.320 and 21A.24.360,
provided the total amount of buffer area is not reduced and better resource protection is
achieved, as determined by the King County Land Use Services Division (LUSO). If,
buffer averaging is proposed, a buffer averaging plan shall be submitted by the applicant
for review and approval by lUSO. lUSD may require the submittal of a bond or other
financial guarantee by the applicant to assure the installation and survival of required
plantings for a five year period.
1', • i1
t,
• t t
L99PSOOa-8tone Ridge 18
E.
F.
The stream and wetland crossing by Road A is peIlTlitted. This road crossing shall
comply with the provisions ofKCC 21A.24.330N and 21A.24.3700. The amount of'
wetland area and stream affected by the road crossing shall be miriimized to the extent.
feasible through the use of retaining structures, if determined appropriate by LUSD. A
, mitigation plan shall be submitted by the applicant for LUSD approva~ to address
impacts from the wetland/stream crossing. LUSD may require the submittal of a bond or
other financial guarantee by the applicant to assure the installation and survival of
required plantings for a five year period.
The stormwater outfall facility for the stormwater ponds in Tract H shall not be placed in
wetland or stream buffers, unless determined necessary by LUSD, pursuant to the
provisions ofKCC 21A.24.330H4.
The applicant shall delineate all erosion hazard areas on the site on the final engineering
plans (Erosion hazard areas are defined in KCC 21A.06.415.) The delineation of such
!!U"~~~ua!JJproved by an LUSD senior geologist. The requirements found in KCC
onceming erosion hazard areas shall be met, including seasonal restrictions
ng activities.
18. Suitable on-site recreation space shall be provided consistent with the requirements ofKCC
21 A.14.180 and KCC 21 A.14.190 (i.e., sport court, children's play equipment, picnic tables,
benches, etc.). The amount of recreation space provided shall equal or exceed 390 square feet per
lot, as required by KCC 21 A.14.180A.
A. An overall conceptual recreation space plan shall be submitted for review and approval
by LUSD, with the submittal of the engineering plans. The conceptual recreation plan
shall include location, area calculations, dimensions, and general improvements. The
approved engineering plans shall be consistent with the conceptual plan.
B. A detailed recreation space plan (Le., landscape specifications, equipment specifications,
etc.) consistent with the overall conceptual plan noted in Item "a" above, shall be
submitted for review and approval by LUSD and King County Parks, prior to or
concurrently with the submittal of the final plat documents.
C. A performance bond for recreation space improvements to assure their installation, and the
survival of required plantings for a three year period, shall be posted prior to recording of
~p~ , '
19. A homeowners' association or other workable organization shall be established to the satisfaction
of LUSD which provides for the ownership and continued maintenance of the recreation and open
space areas.
20. Street trees shall be included in the design of all road improvements within and adjacent to the
subject plat. The street tree landscaping design shall comply with Section 5.03 of the KCRS and
the following:
A. Trees shall be planted at a rate of one tree for every 40 feet of frontage. 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 LUSD determines
that trees should not be located in the street right-of-way.
, t' ... '. ., .
, L99P3bOB-Stone RIdge 19
i •
C. IfLUSD 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. This shall be noted on the face of the final recorded plat.
E. The species of trees shall be approved by LUSD iflocated 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 LUSD prior to engineering plan approval.
G. The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if 148tb
Ave. SE is on a bus route. If 148th Ave. SE is a bus route, the street tree plan shall also be
reviewed by Metro.
H. The street trees must be installed and inspected, or a performance bond posted prior to
recording of the plat. Ifa 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.
A $538 landscape inspection fee shall also be submitted prior to plat recording. The
inspection fee is subject to change based on the current County fees.
21. Documentation shall be submitted from a licensed land surveyor to demonstrate that all required
zoning setbacks are met for any existing residences or outbuildings that are retained on the site.
The following conditions have been established under SEP A authority as necessary to mitigate
the adverse environmental impacts of this development. The applicant shall demonstrate
compliance with these items prior to final approval.
22. Eastbound and westbound left turn lanes shall be constructed by the applicant on SR 900, at the
SR 900/148tb Ave. SE intersection. The design for the intersection shall be approved by the.
Washington State Department of Transportation (WSDOT). At a minimum, the existing entering'
sight distance for the north and south legs of the intersection must be maintained. All .'
construction work associated with turn lane construction shall be completed between April 151 and
September 30th• This seasonal restriction shall appear on the final engineering plans.
23. The east leg of the SR 9001148tb Ave. intersection shall be modified, as necessary, so that the
stopping sight distance requirements ofWSDOT are met on the east leg of the intersection. (Note
that per the applicant's engineer, this can be achieved by the clearing of vegetation along SR
900.) In addition, the applicant shall clear vegetation within the right-of-way along SR 900, east
of 148th Ave., to maximize the entering sight distance for the north and south legs ofthe
intersection.
•. I ' .f .•
, '. L~P3008-Stono Rldgo 20
"., .
24. A tree containing'a red-tailed hawk nest is located on a parcel adjoining the north boundary of the
site. Tract K in the subject plat, as depicted on the preliminary plat map received 10/9/00 (Sbeet
1 of3), lies south of this nest tree. This tract shall be labeled as a native growth open space trl;lct
on the final plat and engineering plans. This tract shall remain as undeveloped open space unless
it is documented by the property owner, to the satisfaction of King County, that the nest is no
longer used by red-tailed hawks, i.e., abandoned for at least five years. If it is demonstrated that
the nest has been abandoned, the tract may be developed through the approval of a future plat
application, short plat application, or plat alteration application. If Tract K is subdivided, the
number of lots created in this tract shaH be consistent with the zoning and overall permitted
density for the entire plat of Stone Ridge. A note implementing the preceding provisions shall
appear on the final plat.
25. Except as provided below, outdoor construction activities on the subject property on any area
lying within a radius of 650 feet from the nest shaH be prohibited from February 1 through July
31.' For a specific development permit, this seasonal limitation may be waived by King County if
it can be shown to the satisfaction of the County that the nest is not being used by hawks. Any
waiver will last for one nesting season,. and must be renewed for subsequent nesting seasons. For
any season in which nesting activity occurs, the July 31 seasonal limitation termination date may
be adjusted by the County, based on a determination that the hatchlings have already fledged and
the period of disturbance risk has passed. Any waiver or shortening of the seasonal limitation
shall conform with Condition 5 below. A note implementing the preceding requirements shall
appear on the final plat and engineering plans.
26. For any nesting season in which the applicant proposes a waiver or shortening of the seasonal
limitation as provided in Condition 4 above, a plan formulated by a qualified wildlife biologist
shall be submitted to DOES no later than February 1, describing protocols for monitoring the nest
for hawk use, and if nest usage is taking place, for identification whether eggs have been laid and
hatched and when fledging has occurred. Any proposed shortening or waiver of the seasonal
limitation shall be based on the monitoring data, and is subject to the approval of ODES. A note
implementing the preceding requirements shall appear on the final plat and engineering plans.
27. A six-foot-high cedar fence shall be constructed on the south boundary of Tract K, adjacent to Lots
26 -34 and Tracts Hand N. The purpose ,of this fence is to limit access to Tract K by the
adjoining residents, and to lessen impacts on nesting red-tailed hawks.
28. To mitigate the significant adverse impact the plat of Stone Ridge has on the intersection of SR
900/1481b Ave. SE, the applicant shall either individually, or in conjunction with other
developments in the area, install a traffic signal. The signal design shall be reviewed and
approved by WSDOT, and an appropriate financial guarantee shall be posted prior to engin~g
plan approval.
29. All grading work in designated erosion hazard areas on the site shall be completed consistent with
the seasonal restrictions appearing in KCC 16.82.150D. (See Condition 17 g above.) A note to
this effect shall appear on the engineering plans.
( , J ~ ....... .
' ..
L9SP8008-Stone Ridge 21
ORDERED this 5th day ofJune, 2001.
R. S. Titus, Deputy
King County Hearing Examiner
TRANSMITTED this 5th day ofJune, 2001, to the parties and interested persons of record:
NOTICE OF RJGIfi TO APPEAL
In order to appeal the decision of the Examiner. written notice of appeal must be filed with the Clerk of the King County
Council with a fee of$125.00 (check payable to King County Office of Finance) on or be/oreJuM 19,2001. Ifa notice of
appeal is filed, the original and six (6) copies ofa 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 be/ore June 26,2001. 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 403. King County Courthouse, 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.
MlNUTES OF THE MARCH 15,22, APRll.. 2 AND APRll.. 3,2001 PUBLIC HEARING ON DEPARTMENT OF
DEVELOPMENT AND ENVIRONMENTAL SERVICES FILE NO. L99P3008 -STONE RIDGE:
R. S. Titus was the Hearing Examiner in this matter. Participating in the hearing and representing the Department wus Lanny
Henoch and Mark Bergam. Participating in the hearing and representing the Applicant was Attorney David Halinen.
Participating in the hearing and representing the Appellants were Claudia and Michael Donnelly. Other participants in this
hearing were Christine Hobbs, Kathy Torretta, Dr. Stephen Conroy, Aileen McManus, Robert Jones, Betty Filley. George
Hayden, Jullianne Bruce. John Collins. Dan Balmelli, Chad Armour. Kevin Jones, Wayne Potter and Mark Bandy.
The following exhibits were offered and entered into the record:
Exhibit No. 1
Exhibit No.2
Exhibit No.3
Exhibit No.4
Exhibit No.5
Exhibit No.6
Exhibit No. 7
Exhibit No.8
Exhibit No.9
Exhibit No. 10
Exhibit No. 11
Exhibit No. 12
Exhibit No. 13
Exhibit No. 14
Exhibit No. 15
DDESILUSD File No. L99P3008
DDESILUSD Staff Report. dated February 16. 2001
SEPA Environmental Checklist, signed by the Applicant. August 30. 1999
SEPA MONS, published on November 3.2000
Letter from Michael & Claudia Donnelly. dated November 26. 2000. received November 27,2000. appealing
the SEP A Determination.
Letter from Curtis Schuster. Affidavit of Posting concerning the Notice of Application. and two additional
pages (4 sheets total), dated October 13. 1999
Applicant's revised plat map. received October 9.2000
Land use maps-Kroll Maps 800E. 801W (E3-23-5 and W2-23-5)
Assessors Maps-SE ~ of3-23-5. and SW ~ of2-23-S
Letter from Lanny Henoch. LUSD to Michael and Claudia Donnelly. containing a discovery request, dated
December 20. 2000
Letter dated January 10. 2001 from Michael and Claudia Donnelly containing a response to the December 20,
2000 LUSD discovery request.
Drawing submitted by the Applicant entitled "Conceptual Open Space Plan;" received October 9, 2000
Letter dated July 11.2000 from Joe Miles. P.E .• and JeffO·Neill. DDES. approving SWM Adjustment
Request LOOV0062. and attached adjustment application and Applicant's cover letter (8 sheets total).
Level 1 Downstream Drainage Analysis ... , dated August 16, 1999. prepared by the Applicant's engineer.
Daniel Balmelli, P.E.
Supplemental Level I Drainage Analysis .... dated March 14.2000
f' • r • i' 6
L9~PtlOO8-Stono Rldgo 22
~ ... ,,-
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
Exhibit No. 24-1
Exhibit No. 24-2
Exhibit No. 24-3
Exhibit No. 24-4
Exhibit No. 24-5
Exhibit No. 24-6
Exhibit No. 24-7
Exhibit No. 24-8
Exhibit No. 24-9
Exhibit No. 24-10
Wildlife Habitat Assessment, dated July 27, 1999, prepared by the Applicant's consultant EA Engineering,
Science &: Technology.
Preliminary Wetland/Stream Assessment and Delineation, dated July 27, 1999, prepared by the Applicant's
consultant EA Engineering. Science &: Technology.
Traffic Impact Analysis ... , dated July 23, 1999, prepared by the Applicant's consultant The Transpo Group
Additional traffic analysis from The Transpo Group concerning "Stone Ridge-Traffic Safety at SR
900/1481h Avenue SE," dated August 30, 2000 .
Additional traffic analysis from The Transpo Group concerning "Stone Ridge-Response to WSOOT
Comment Letter," dated August 30, 2000
Nine photographs of portions ofGreenes Stream. taken on February 13, 2001 by Grant Smith, Environmental
Engineer. King County Road Maintenance Operations Section. .
Letter dated February 7,2001 from Craig Stone, P.E .• Area Adminstrator South King. Washington State
Department ofTransportation to Aileen McManus, KCOOT
Memo from Connie Blumen, King County Parks. fucsimile dated March 15.2001. to Lanny Henoch,
Department of Development and Environmental Services
Notebook of Information. entered by Appellant Donnelly
Hand-drawn map
Photographs
Letter to DDES from Donnellys, dated December 4. 1999; response from DDES dated December 10. 1999
Basin Plan for May Valley, dated December I, 2000. authored by Doug & Oscar Vandelln
Letter dated July 11,2000 to KB Taylor from Department of Development and Environmental Services
Two letters, both from Mark Bergam. DOES to Mrs. Donnelly, dated September 20 and October 9. 2000,
respectively
DOES Information Bulletins 37 and 29
Neighborhood Drainage Assistance Program sheets
Report prepared by Paul Tanaka for Mrs. Donnelly. dated 1995
Various excerpts (5-19 to 10-10, plus 3 spreadsheets) from 1995 Current and Future Conditions Report of
May Creek, authored by King County, City of Renton and Citizens Advisory Council.
Exhibit No. 24-11 Water analysis done by AMTEST Laboratories, received January 5,2001
Exhibit No. 24-12 Photographs ofSR 900/1481h Ave. SE Intersection
Exhibit No. 24-13 PROPOSED-Road rnformation
Exhibit No. 24-14 WSP accident printout
Exhibit No. 24-15 KCDOT accident data
Exhibit No. 24-16 WSDOT letters to Aileen McManus, KCDOT, dated February 18, 2000, October 17, 2000
Exhibit No. 24-17 Transpo Group memo from Kevin Jones to Curtis Schuster. dated
Exhibit No. 24-18 Seattle Times articles, "More Slipping and Sliding'. dated January 6, 2001
Exhibit No. 24-19 Seattle Times article, "Arenas Let More Games Begin". dated January 6, 200 I
Exhibit No. 24-20 Transpo Group memo from Kevin Jones to Curtis Schuster, dated August 30, 2000
Exhibit No. 24-21 Short Sudivision No. L94S0 I 02 (Bachman Short Plat)
Exhibit No. 25
Exhibit No. 26
Exhibit No. 27
Exhibit No. 28
Exhibit No. 29
Exhibit No. 30
Exhibit No. 31
Exhibit No. 32
Exhibit No. 33
Exhibit No. 34
Exhibit No. 35
Exhibit No. 36
Exhibit No. 37
Exhibit No. 38
Exhibit No. 39A
Exhibit No. 39B
Exhibit No. 40A
Exhibit No. 40B
Exhibit No. 41
Exhibit No. 42
Exhibit No. 43
Exhibit No. 44A
Exhibit No. 448
May Creek Basin Action Plan, dated December. 1998
Four color photographs, offered by Appellant Donnelly
Letter from Craig Stone to Claudia Donnelly. dated February 5,2001
Keech letter
Anderson letter
Hobbs letter
Newspaper oftrnffic statistics, authored by Betty Filley (spec. page 3)
Letter from Craig Stone, WSOOT. to Aileen McManus, KCOOT. dated October 4. 2000
Resume of Dan Balmelli. P.E.
Conceptual Storm Dminage map with colorized location of proposed stormdrainage pond for Stone Ridge
Revised/Additional Conditions (Nos.8.c. 24 & 29) to staff report (Exhibit No.2)
Interlocal Agreement for Coordination with King County for Mitigation of Development Impacts on
Intersections, received February IS, 1998
Resume and qualifications of Chad Armour
Stone Ridge Plot Biological Evaluation. datedFebruary I, 2001 prepared for KBS III. LLC by Chad Armour
Video tape of Donnelly property and neighboring properties showing water flow
Letter accompanying Exhibit No. 39A, to Lanny Henoch from the Donnellys, dated January 10.2001
Seattle Times article "Mud May Fly ....... dated February 19,2001
Issaquah Press article, "A Flood of Problems", dated February 28, 2001
Letter to Examiner Titus from t1te Donnellys, received March 5, 2001
Letter of intent from KBS m. LLC. dated September 20, 2000
Seattle Times weather article "January Weather was a Yawn", dated February 2,2001
Portion ofHCM, Special Report 209, updated December, 1997
Portion of HCM, Special Report 209. updated October, 1994
"' \ .. ' .,. " I . L99P3008-8tono Rldgo 23
-,., ..
Exhibit No. 45
" Exhibit No. 46
Exhibit No. 47A
Exhibit No. 47B
Exhibit No. 48
Exhibit No. 49
Exhibit No. 50
Exhibit No. S 1
Exhibit No. 52
Exhibit No. S3 .
Exhibit No. 54
Exhibit No. 55
Exhibit No. 56
Exhibit No. 57
Exhibit No. 58
Exhibit No. 59
Exhibit No. 60
Exhibit No. 61
Resume of Kevin Jones
Transpo Group memorandum from' Kevin Jones to Curtis Schuster, KBS m. UC, dated February 1, 2001.
March, 2000 Biota Pacific Red Tailed Hawk Nest Site Management Plan for Stone Ridge
June, 2000 Biota Pacific Red Tailed Hawk Nest Site Management Plan for Stone Ridge
Excerpt, WSDOT Dellign Manual, April 1998 to November. 1999
'Document, "Other Developments not In KCDOT Files. as of June. 2000 for Stone Ridge", annotated by
Kevin Jones.
February 2Z, 2001 letter from Kevin Jones and Holly Parsons, Transpo Group to WDOT, Craig Stone and
John Collins.
TranspoGroup memorandum from Kevin Jones to Aileen McManus, KCOOT and John Collins, WSDOT,
dated February 1, 2001
Transpo Group memorandum from Kevin Jones to David Hallnen, dated March 30, 2001 :
Copy of King County Ordinance No. 12616
March 19, 2001 Neighborhood Drainage Assistance Program-Complaint No. 95-0420
. King County Road Services Division traffic counts for I 48th Avenue SE at SR 900, with cover letter attached
from Carla Kritsonis.
WSDOT traffic counts for 148th Avenue SE at SR 900
PUT 10-3-2, effective date April 26, 1999
October 30, 2000 letter from Kevin Jones, Transpo Group, to John Collins, WSDOT
Voluntary Settlement Agreement to Mitigate Impacts to State Facilities, offered by John Collins
Mr. Henoch's final argument (entered not as evidence, hutto keep track a/his notes)
Examiner's Decision on SEPA threshold determination appeal, dated June 4, 2001 contained in this same
report
RST:gso·
[platsII.99P3008 RPT
" .
" ~4~ ~jjjI .
'au. -, Jesse Tanner, Mayor
July 24. 2003
Curtis O. Schuster
KBS Development Corp.
12320 NE 81h Street
Suite 100
Bellevue. W A 98005
CITY <Ii RENTON
PlanningIBuHdinglPublic Works Department
Gregg Zimmerman P.E., Administrator
SUbject: Stone Ridge Plat· Final Plat Requirements
Dear Mr. Schuster.
This letter is to explain the City of Renton' s requirements for compliance with the conditions imposed
by the King County Hearing Examiner on the approval of the preliminary plat for the Stone Ridge
Plat. Upon annexation by the City of Renton, the final plat must be approved by Renton. It is our
intent to require compliance with the conditions of the preliminary plat where practical, and to require
conformance with the intent of conditions that cannot be met exactly as worded. The following is a
list of the King County Hearing Examiner conditions of the preliminary plat approval, along with the
Renton requirement for compliance with each condition for fmal plat approval.
1. Compliance with all platting provisions of Title 19 of the King County Code.
Renton Requirement: The applicant shall. complete the plat required street, utility and drainage
improvements per the approved preliminary plat. The applicant shall comply with the requirements of
the Renton Subdivision Regulations for final plat approval procedures.
2. All persons having an ownership interest in the subject property shall sign on the face of the final
plat a dedication that includes the language set forth in King County Council Motion No. 5952.
Renton Requirement: The applicant shall comply with the requirements of the Renton Subdivision
Regulations for final plat approval procedures.
3. The plat shall comply with the base density and minimum density of the R-4 zone classification.
All lots shall meet the minimum dimensional requirements of the R4 zone classification or shall
be generally as shown on the face of the approved preliminary plat. except that minor revisions to
the plat that do not result in substantial changes may be approved at the discretion of the
Department of Development and Environmental Services. Any changes to the plat design which
are mandated by the conditions which follow shall also be permitted.
Renton Requirement: The applicant shall comply with the condition as written for density and
dimension requirements. The applicant shal1 provide a copy of the R-4 zone dimensional
requirements with the final plat application. Minor revisions to the plat that do not result in
substantial changes may be approved at the discretion of the Development Services Division.
4. The applicant must obtain final approval from the King County Health Department. Existing
septic tanks on the site must be properly abandoned prior to final Health Department approval.
-"!:1stmOJmleTi:ildd!!g~e fufi'1lfIllIt-r."rtaI3r1tllet8sl'eIle5r.C,[~IDI~:\"~-th-G-ra-d-y-W-a-y---R-e-nt-o-n.-W-as-h-in-g-to-n-9S-0-S-S-------~ * This paper contains 50% recycled material, 30% post consumer AHBAD OP THE CURVE
Renton Requirement: The applicant must obtain final approval from the King' County Health
Department prior to recording of the plat. Construction of the new sewer main system for the plat, per
City of Renton requirements, must be completed and accepted by the City prior to recording of the
plat.
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.
Renton Requirement: All construction and upgrading of public and private roads shall be done in'
accordance with City of Renton requirements, with the exception of street pavement widths for the
new streets. The new streets can be constructed with the pavement widths approved with the
preliminary plat. The pavement thickness must be a minimum of 4" of asphalt over 6" of crushed
rock. Rolled curb is not acceptable, thus vertical curb will be required. Any streets narrower than 32
feet in width must be posted for no parking along one side of the street. Any street narrower than 28
feet must be posted for no parking along both sides of the street. Street lighting must be provided to
meet the minimum street lighting levels established in Renton Code. All streets within the plat will be
subject to naming specified by the Developme~ices Division. The street lights along the arterial
streets must be constructed per City o~Re~f6?<tapd'ii~~~an~ turned over to the City for ownership
and maintenance. The street light~iJlrft~e{~tside~tfal streets ~~5f,.cO?struc.ted as a City system, or as
a Puget Sound Energy (PSE) system. T~e, m~t~J1Jtnce and, elec~cal bills to PSE would be the
responsibility of the homeowl1eP8.~.as~b~i~tiofifor a PSEsys~~m.-#9.', l i ,~/ '\, "-$:;/(\' \~
6. The applicant mu~t o,B{ai~~!tb~/ap~r?va Uf~il~~g .61fuf(ty~' FtTe Protection Engineer, to
demonstrate comphanw With, tpe fir.~{h t. ~w.ate~maln \and fire~f1ow standards .of Chapter
17.08 of the King cou;;ty ~?<~e;\:' ,; i ,~~.: ~
Renton Requirement: Th~. applica~t niusih ,,', " ~; ,~p'roval 9;£ the Ren~on Fire Department for the fi~e ~ydrants and water mai'Q, SY~~<;':{o'~~tfie'~imminary~i'I~t./,Th~~pp})bnt shall w~rk wit~ ~ater
Dlstnct #90 to demonstrate th\lHJI1~ 9,pmmum fire flow requlret'11Onts"oJfone hydrant With a mlnlmUm,
fire flow of 1,000 g~llons per'iW~~rt~itfij,n:.~ .. ~9fe:~",o.fl.~a~h.ri~r·,~!pyte sat~sfied. All such hydrants,
must conform to City of Renton,l;p~t~!ld,atd's; rtnclv,aJn~:'s~OJtzfit~gs. Spnnklers for the proposed
residences shall be required if fire f1b~~~~es,p'ot~,~eet t~,ab~~timdards for minimum fire flow.
7. Final plat approval shall require fu~i'lh~mpffa~l?e'i"~~h 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 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 (KCSWDM). DOES approval of the drainage and roadway plans is required prior to
any construction.
b) Current standard plan notes and ESC notes, as established by 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 ODES and/or the Department of
Slone ridge final pMI leller.doc\
Public Works. 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) Core Requirement No.1: Discharge at the Natural Location
The applicant has received approval for a requested diversion of surface water flows within
the project, under Drainage Adjustment LOOV0062. The conditions of approval of this
drainage adjustment shall be satisfied during the design and review of the project engineering
plans.
e) Core Requirement No.3: Runoff Control.
To mitigate for downstream capacity issues, the applicant shall provide Level Three flow
control, as outlined in the KCSWDM. The size of the proposed drainage tract may have to
increase to accomm?~ate the r_~.g.!:Ii~!a:~~[rn\istOt!H~e volumes and .water quali~y facilities.
The stormwater faclhty shf.\Jl"~e1ilocateoUim a separ!l~t!act and dedIcated to Kmg County,
unless portions of the dr.a, j~~ge trac,$, ure ',~~~~ for re(ui'ire~'.l>-fle~reation space in accordance with
KCC21A.14.180. :p~", ",_'ff'''"''' "'.'.~"'. ':. ,~ ~'\'. . .f ,;., ~ J,'-".', -,.-... -:jlll'" ;f,.
As specified in sectlt~~~~.Jro{~~e K5r~~~"r~O;"'d~tf~~dr~\ water shall be infiltrated or
dispersed within tW110t are~1 if ~b'J~J.1/:I. ,1, 'i"r 1'.~1il' re f~vorable\ Infiltration of storm water
for both lot areas abd rg~dw*ay :lJipro, §' f'· mrne?dect if d~termined to be feasible. A
geotechnical repo~ tl~'fflJ ~be~'p"~~i~,., ev~h.iate spil~on~tions, seasonal depth to
groundwater and otper desigp reggifsi~bts Bt, ined in)the KC~:WDM.
'{\ ",te,\ ,1l:>ffi.'l!Jj if!lJ.~ ,,,;; t ,<. ". If
f) Core Requirement No. 4;r.'Peo",z~yance Systems. _/~~ !~ ~. • \ -;(; \, f" .,' li1
'\ t,'/)" -Ir'''l"" -., •• ~~>-II
As part of the applicari'~~" ~}.!P'rtii'ttar"fol'~en~.ue~r~hg p)a~(lview, upstream flows shall be
analyzed to determine whetl~er ,th,ere lihfld~cfuat);r cd'i1ve~rife capacity in the existing 18-inch
CMP that crosses northwest ~l1d~E;J1.8lh"Xvenu~: S~:rinto Tract C in the eastern portion of the
site. '~·'Ai';'/Ih~;\\'.) 'i';;,~:I-'!<I!:;'il
g) Core Requirements No.8: Water Quality.
The project is required to meet the basic water quality requirements of the 1998 KCSWDM.
h) Special Requirements No.2: Floodplain Delineation.
Because a wetland and two stream are located on the property, a floodplain analysis shall be
performed. The l00-year f1oodp,Iain boundaries shall be shown on the final engineering plans
and recorded plat.
Renton Requirement: The applicant shall comply with the condition as written. The note on the
final plat shall refer to the Renton PlanninglBuildinglPublic Works Department instead of the King
County agencies. Please note that the City of Renton does not assume maintenance responsibilities
for the drainage facilities for new subdivisions. The homeowners' association wiIJ be responsible for
the ownership and maintenance of these facilities.
stone ridge final pint letter.doc\
8. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS):
including the following requirements:
a) Road A shall be improved as an urban neighborhood collector between 148th Avenue SE and
Road C, and as an urban subcollector west of Road C. The design of the subject plat shall be
modified so that the lots in the plat will not take individual direct access from the
neighborhood collector portion of Road A. This modification to the design may result in the
relocation of the proposed alignment of Road A.
b) Roads C and D, at a minimum, shall be designed to the urban, subaccess street standard.
c) Tract J shall be dedicated as public road right-of-way and improved to the urban, subaccess
street standard.
d) 148m Avenue SE along the frontage of the site shall be improved to the urban collector arterial
standard, including provision for a bicycle lane.
e) Tracts M shall be improved as aJr.iYateJJ~ifruse'tdrjv,eway and shall serve a maximum of two
lots. Lots 40 and 41 shall.,9J\V~.updivrd1?7 ownersh1P~ot,,-.. ~he tract and be responsible for its
mainten.ance. ~ note. J~di_~tfhg'ii~!,.~e. o~!~~hip @f·'·thf~ttact and the. pa~ies which are
responsIble for Its maJJ1t~anc .. ~, shaU"iifpear on··,t!)e_!1,l)al ,pl~t and engmeenng plans. As
specified in KCRS 3:01C,' itn~rcfvements to the trilet ~~w,\l'\jn91ude an 18-foot wide paved
surface and a minir6trr\~t!p.dVwiqth q~~,),~(~~tit.t;. Drai~ag~ c'oritrol shall include a curb or
thickened edge on one side ofthelr~oQrI '" • ~;'~~~,~'1l \, " 'il .(1 'le" .• ~"r > ,~ ). l~
1) Tracts D, F and L s~an~ d~si . .. :,.it .,;"'~ ecfijs Priv~e .. ~es~ tracts and shall each serve
no more than six lot~~ The Idts s~fu~~9ljy!~acIW~£~ct shall ~ave undlo/ided ownership of the tract
and be responsible fi;k its mJ.lh,tenancertl% note~f~Jicating/tQ~ owpership of each tract and the
parties responsible fo1'\el\cll' trn'hCs maintenance shall PPHC{lrion lhe final.plat and engineering
pans. "ii\ ~ ',t"""'>-'.', ' ... ,' .""'~!t1. ...... '1 ' I \.\' :r!l!1, '1\. p ".l-:;L'Y
Improvements shaH conf:~~1.ti~~'~~;;~:i;~a~b~k7.mil.o ~~cess roads, which includes a 22-
foot wide paved driving surfat~~R.rJ1lce~terline~:,of.t;Pffcts D and F shall be aligned with the.
centerlines of Roads D and C, respe~nvely;w"Flit¥hlnimum tract width shaH be 26 feet with a
maximum length of 150 feet.
g) The width of Tract N may be reduced to 20 feet. No improvements to this tract are required.
h) A temporary turnaround shall be provided at the terminus of Roa~ A. If this turnaround is
located off-site, easements shaH be deeded to King County to allow for the temporary public
use of the turnaround until Road A is extended further north as a public road.
i) Street illumination shaH be provided at the intersection of Road A with 148th Avenue SE, a
collector arterial, in accordance with KCRS 5.03.
j) 1481h Avenue SE along the fTOntage of the'site may require a design for a bus zone and tum
outs. As specified in KCRS 2.16, the applicant's design engineer shall contact METRO and
the Issaquah School District to determine if a bus zone is needed, and if so the specific design
requirements.
k) Modification to the above road conditions may be considered by King County, pursuant to the
variance procedures in KCRS 1.08.
slone ridge finul plulleller.doc\
Renton Requirement: The applicant shall comply with the condition as written. All construction
and upgrading of public and private roads shall be done in accordance with City of Renton
requirements, with the exception of street pavement widths for the new streets. The new streets can
be constructed with the pavement widths approved with the preliminary plat. The pavement thickness
must be a minimum of 4" of asphalt over 6" of crushed rock. However, rolled curb would not be
considered acceptable; therefore, vertical curbs would be required. Any streets narrower than 32 feet
in width must be posted for no parking along one side of the street. Any street narrower than 28 feet
must be posted for no parking along both sides of the street. All streets within the plat will be subject
to naming specified by the Development Services Division. Street lighting must be provided to meet
the minimum street lighting levels established in Renton Code. The street lights along the arterial
streets must be constructed per City of Renton standards, and turned over to the City for ownership
. and maintenance. The street lights on the residential streets can be constructed as a City system, or as
a Puget Sound Energy (PSE) system. The maintenance and electrical bills to PSE would be the
responsibility of the homeowners' association for a PSE system
9. Boundary Line Adjustment LOOL0089 shall be completed and put into effect through the
recording of deeds, prior to the approval plans for the subject plat.
Renton Requirement:
10. All utilities within orOIDO!ie(l
King County Council,
Development
electric, gas,
to construction, and
a franchise approved by the
t be approved by Renton
for all utilities, including
evelopn;i~ll1t Services Division prior
hAtllnr\rn·vArt by a Renton inspector.
11. The applicant or su Code 14.75, Mitigation
Payment System (MPS), . on fee as determined by
the applicable fee . (1) pay the MPS fee at final
plat recording,. or (2) pay the issuance. If the first option is
chosen, the fee paid shan be the plat application and a note shall be
placed on the face of the plat that required by King County Code 14.75,
Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid
shan be the amount in effect as of the date of building permit application.
Renton Requirement: The applicant shall pay the City of Renton the· standard transportation
mitigation fee of $75 per net new average daily trip, prior to recording of the final plat, as required by
City of Renton concurrency policies. The transportation mitigation fee, based on 44 new single
family lots shall be $31,581.00.
12. Lots within this subdivision are subject to KCC 21A.43 and Ordinance 14009 which imposed
impact fees to fund school system improvement~ needed to serve new development. As a
condition of final approval, fifty percent of the impact fees due for the plat shaH 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.
Slone ridge final plallellt.T.doc\
Renton Requirement: The applicant shall pay the City of Renton the standard Issaquah School
Impact fee of $2,937.00 per net new residence, prior to the issuance of building permits, as required
by City of Renton policies.
13. There shall be no vehicular access to 1481h Avenue SE from those lots in the subject plat which
abut this street. There shall be no direct vehicular access to the portion of Road A east of Road C
from the lots which abut this portion of this street. A note to this effect shall appear on the final
plat and engineering plans.
Renton Requirement: The applicant shall comply with the condition as written.
14. Twelve feet of additional right-of-way for 1481h Avenue SE shall be dedicated along the east
property line, allowing for 42 feet of right-of-way from centerline.
Renton Requirement: The applicant shall comply with the condition as written.
The common boundary between the tract/sensitive area and buffer and the 'area of
development activity must be marked or otherwise flagged to the satisfaction of King County
prior to any clearing, grading, building construction or other development activity on a lot
subject to .the sensitive area tract/sensitive area and buffer. the required marking or flagging
shall remain in place until all development proposal activities in the vicinity of the sensitive
area are completed. '
No building foundations are aJlowed beyond the required I5-foot building setback line, unless
otherwise provided by law.
Renton Requirement: The applicant shall comply with the condition as written. Reference should
be to the Renton Development Services Division in place ofDDES and King County.
16. The proposed subdivision shall comply with the sensitive area requirements as outlined in KCC
21A.24. Permanent survey marking and signs as specified in KCC 21.A.24.160 shaH also be
addressed prior to final plat approval. Temporary marking of sensitive areas and their buffers
(e.g. with bright orange construction fencing) shaH be placed on the site and shall remain in place
until all construction activities are completed.
stone ridge final plat leller.doc\
Renton Requirement: The applicant shall comply with the condition as written.
17. Preliminary plat review has identified the following issues which apply to this project. All other
applicable requirements for sensitive areas shall also be addressed by the applicant.
a) Wetland B (in Tract B) shall have a 25-foot native growth buffer, as measured from the
wetland edge. Wetland A (extending from the north boundary of the site to the north boundary of
the Road A right-of~way) shall have a 50-foot native growth buffer, as measured from the wetland
edge, to the extent such buffers falls within the subject property. These wetlands and their
required buffers shall be placed in Sensitive Area Tracts in the subject plat.
b) The streams crossing Tracts A and C shall have a 50-foot buffer measured from each side of
the stream channel, to the extent such buffers fall within the subject plat. These buffers are
not required where proposed road right-of-way in the subject plat crosses a stream channel.
c) A IS-foot building setback line (BSBL) shall be established on the final plat from the edge of
the sensitive areas tracts. The BSBL shall be delineated on all affected Jots and tracts.
'',lfi'i1.'i'/IJ(/o.'(J';111/;6' t'ilr~.
d) Buffer averaging may be a1!>~w!cl~llrsiih~tto KC~21';A1:~4.320 and 21A.24.360, provided the
total amount of buffer .!Jfg~, is\ne~..reduced and b~tter\1eij?urce protection· is achieved, as
determined by the Kii~!(<;,oii'tlJj' J;and·tlseSe'tVic.~,':r>,!);;jffiio{l"'f<kUSD). If buffer averaging is
proposed, a buffer a~rr~gin~ p!~fi shall be submittedi;qy"tb~tapp,llcant for review and approval
by LUSD. LUSD ljiaY~rQ9~lie t~~ SQ~rnural~,k~ bouQ.~ or-'atlier financial guarantee by the
applicant to assure~he insta~latio.li~p ~'J"i~r.'!~~2>deqUir~t planti~~s for a five year period.
e) The stream and w~tlaii\tP-cr~ssi '!!ii." ;<;td, "ermittep . ..;;thisioad crossing shall comply
with the provisions'i.pfKCC~lAt~Jia .. aJiidtt,A.24.372G. Thetlmount of wetland area and
stream affected by t1}e road.~d(OSSingi sm.U be iiUglmizeqrte,.,the e~~ent feasible through the use
of retaining structu~~\s;,\.!if~ d~te{Otined . approprifue 9~JtJJSE>.J" A mitigation plan shall be
submitted by the appli~ant¢f6rJ:~S!? approval, t.q;a~dt~se~ W,lpacts from the wetland/stream cros~ing. LUSD may.fre~~i.~eJJl~i's9~mit~t;~r~(~~0~~ ~~oth7r, financial guarantee .by the
apphcant to assure the mst~ll.at1on an,d s~rylval ~f requ.!~.d"P]antmgs for a five-year penod. ~'" ''''" ~> ..... ", .. ,f;
, f) The 'stormwater outfall facility "tf~~:Sine!:'s~0tmWitlr;0~ds in Tract H shall not be p'laced in'
wetland ot steam buffers, unless determined necessary by LUSD, pursuant to provisions of
KCC 21A.24.330H4.
g) The applicant shall delineate all erosion hazard areas on the site on the final engineering
plans. (Erosion hazard areas are defined in KCC 21A.06.415.) The delineation of such areas
shall be approved by an LUSD senior geologist. The requirements found in KCC 21A24.220
concerning erosion hazard areas shall be met, including seasonal restrictions on clearing
activities.
Renton Requirement: The applicant shall comply with the condition as written. Reference should
be to the Renton Development Services Division in place ofDDES, LUSD and King County.
18. Suitable on-site recreation space shall be provided consistent with the requirements of KCC
21A.14.J 80 and KCC 21A.14,190 (Le. sports courts, children's play equipment, picnic tables,
benches, etc.). The amount of recreation area shall equal or exceed 390 square feet per lot, as
required by KCC 21A.I4.1S0A.
stone ridge final pint letter.doc\
a) An overall conceptual recreation space plan shall be submitted for review and approval by
LUSD, with the submittal of the engineering plans. The conceptual recreation plan shall
include location, area calculations, dimensions and general improvements. The approved
engineering plans shall be consistent with the conceptual plan.
b) A detailed recreation space plan (i.e. landscape specifications, equipment specifications, etc.)
consistent with the overall conceptual plan noted in Item "a" above, shall be submitted for
review and approval by LUSD and King County Parks, prior to or concurrently with the
submittal of the final plat documents.
c) A performance bond for recreation space improvements to assure their installation and the
survival of required planting for a three-year period, shall be posted prior to recording of the
plat.
Renton Requirement: The applicant shall comply with the condition as written. The applicant shall
obtain approval of the Development Services Division of the detailed recreational facilities plan
before final plat approval will be granted. . '" . .. I ,
. ..~~~1J.:~l)E""" ;;,:Ii ,.~
19. A homeowners' association or9-tlf~~~'~OrkaBI~~rganizat~'n~s,~all be established to the satisfaction
of LUSD which provides fO!tJ~~;~WnJrJ~,~J?;.~~.£~~~im~~a",mt~nance of the recreation and open
space areas. ,.; , '\')".. .}. t' >",\" , '-:If ,", 'p"'). ··W.) -"\ •. ,~'v' ~ ~
Renton Requirement: ~,fhb~~d~;rp; a~,~~jati9lkSh~;i\b.1~:ia~i~hed to the satisfaction of
Development Services D,i;tision i~ o(a~r /4!,W.,i1iftiHli~~the "tecreati6p facilities, and associated lan?~caping, and sens~tiv~1 ar~q,~: }T~,i~~£n;lr;P'Q.d~,~::";~~~ciatidp s2.~ll '~lso be responsible for the
mamtenance of the drama~~ faclhtlts conS~tJ~d~ 11Iie':plat. ,1 '~" pi,
':, . ~ 1"JA'I/Mt y.-f.!l , ~ i ,H
20. Street trees shall be in6luded ,tri\~he.:desig1i~of all~f~~4d imFro~eme~ within and adjacent to the
subject plat. The street\t~ee;.lifndsca.Ping des.ign. shad COm~lY~Wi/'h . ection 5.03 of the KCRS and
h ~ 11 . . % '. ~"IIf1 ,. '~"" /~, I t e ,0 owmg. ~~, ... it' R('" "'" ",t. ,.'" ',,-;' ,M ., , f· ... ~ '" <,F' J Y "
a) Trees shall be Plant~d\t~~;4.~e:~~f~\~i~~: rJ;~~' ~erY~6~eet Of frontage. Spacing may be
modified to accommodati'~lgll~,~istan~e req~i!~l,!leJftS for driveways and intersections. 1!,.~l'(j'i;'i.lt(;IlI;':!'.~IV.'A.,1Ii>
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 LUSD determines
that trees should not be located in the street right-of-way.
c) If LUSD determines that the required street 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. This shall be noted on the face of the final recorded plat.
e) The species of trees shall be approved by LUSD 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 LUSD prior to engineering plan approval.
stone ridge finn I pint lelter.doc\
g) The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if
148th Avenue SE is on a bus route. If 1481h Avenue SE is a bus route, the street tree plan
shall also be reviewed by Metro.
h) The street trees must be installed and inspected, or a performance bond posted prior to
recording of the plat. If a performance bond is posted, the street trees must be installed
and inspected within one year of recording of the plat. At the time of inspection, if the
trees are found to. be installed per the approved plan, a maintenance bond must be
submitted or the performance bond replaced with a maintenance bond, and' held for one
year. After one year, the maintenance bond may be released after DOES has completed a
second inspection and determined that the trees have been kept healthy and thriving.
A $538 landscape inspection fee shall also be submitted prior to plat recording. The
inspection fee is subject to change based on the current County fees.
Renton Requirement: The applicant shall comply with the condition as written. Reference should
be to the Renton Development Services Di~isl~9J.1l1il~~~e of DOES. There is no separate landscape
inspe~tio~ fee withi~ the City of Ren:~~~~t~~e~t treeSDrSb\~ be included as part of the construction
permIt, WIth appropnate plans, fee~j,ana{in,!lpectJOrs. M''''~ ~1; _ , .~~ ~L 1'1 ' ,:.~
21) Documentation shall be W~~~q.J!:p~1i1ice~se(rtan~s..!:mJey~ demonstrate that all required
zoning setbacks are m~.~lo\ an~:~~isting ~~S,id~:~ .. ~s., ~r Oi1t,~~qilq>~5.sii~hat are retained on the site.
, ~ 'l'm-'" I n ~7itlfiH.I: !{!i,f.it["I';'~ \ Rent.o~ Requirement: T~.'~e .app1i~·~nt i.MJ.·I. ~sin~~ !.~'i}.~\the c~ndition~as writt~~. The following
condItIons have been estlbl}~bt,ed~ u~i~11.E@'I,rt~w.Q9.t~~'Y as peci~sa~ to mItIgate the adverse ~nviron~ental impacts of ~lis (Jev~l0P'meh~ri '~ltegp:@.'!ic.oant shallldeyti'BnsJ!ate compliance with these
Items pnor to final plat app~oval. \~.film ~~ '{~~{'~'t l t~ v\ '\' 'ri\".~"'" L~~~!!ll .:",~,:\" .) . . "IV ~\ i ' ~, (,,"SiI!_ \'li''Y' l ""', ~
22) Eastbound and westbourt~l~fft~~.~anes shall be ccinstnl~t;4;1bttl~ applicant on SR 900, at the
SR 9~0/1481h Avenue SE~l~;'1J.~Cti,Ojl.!:"",,£~: desiW! <f.or::The..~n~r~~8t!0~ shall be ap.pr?ved by ~he 'Yashm~ton State Departmen~ of¢r9n$pq~ati~n~':c\ySp,p~I')~ ~Jt~ mInImUm, the eX.lstl~g entermg
SIght dls~ance for the .north~~,~~~:,soutr ~l~~s 'of~l.le~ln~srsectlOn must be mamtam~d. 51 All
constructIOn work assocIated WIth tl1l1hJ~ne c0nstru,~t.t2Jlllsliall be completed between Apnl 1 and
September 301h• The seasonal restrictio;man~ppeaf on the final engineering plans.
Renton Requirement: The applicant shall comply with the condition as written.
23) The east leg of the SR 90011481h Avenue SE intersection shall be modified, as necessary, so that
the stopping sight distance requirements of WSDOT are met on the east leg of the intersection.
(Note that per the applicant's engineer, this can be achieved by the clearing of vegetation along
SR 900.) In addition, the applicant shall clear vegetation within the right-of-way along SR 900,
east of 1481h A venue SE, to maximize the entering sight distance for the north and south legs of
the intersection.
Renton Requirement: The applicant shall comply with the condition as written.
24) A tree containing a red-tailed hawk nest is located on a parcel adjoining the north 'boundary of the
site. Tract K in the subject plat, as depicted on the preliminary plat map received 10/900 (sheet 1
of 3), lies south of this nest tree. This tract shall be labeled as a native growth open space tract on
the final plat and engineering plans. This tract shall remain as undeveloped open space unless it
is documented by the property owner, to the satisfaction of King County, that the nest is no longer
used by red-tailed hawks, (i.e. abandoned for at least five years). If it is demonstrated that the
slone ridge linal pint letter,doc\
nest has been abandoned, the tract may be developed through the approval of a future plat
application, short plat application, or plat alteration application. If Track K is subdivided, the
number of lots created in this tract shall be consistent with the zoning and overall permitted
density for the entire plat of Stone Ridge. A note implementing the preceding requirements shall
appear on the final plat and engineering plans.
Renton Requirement: The applicant shall comply with the condition as written.
25) Accept as provided below, outdoor construction activities on the subject property on any area
lying within a radius of 650 feet from the nest shall be prohibited from February 1 through July
31. For a specific development permit, this seasonal limitation may be waived by King County if
it can be shown to the satisfaction of the County that the nest is not being used by hawks. Any
waiver will last for one nesting season and must be renewed for subsequent nesting seasons. For
any season in which nesting activity occurs, the July 31 seasonal limitation termination date may
be adjusted by the County, based on determination that the hatchlings have already fledged and
the period of disturbance risk has passed. Any waiver or shortening of the seasonal limitation
shall conform with Condition 5 below (#t..§.Jn, .. J,Pjs report). A note implementing the preceding
requirement shall appear on the fil1f1hpnft}.~Qd et1g~'rihg~Rlans.
"f;/"'iJ' .,.~ .• ,\ '1t'~/ ~,,)),. ,~/t' '1"~ \~j.. , . -"~~
Renton Requirement: The apetfSiQ! shafJicompl _, with the;fcinq,itiQll as written. '
,(I! . !~~ ,"'..-""""""""''' . II. J \\
26) For any nesting season J~fhiOJ1 ~h{';pPlicant prop~~cli·{~~l~~r\9.r shortening of the seasonal
limitation as provided 'I.~ COl1~itlpn 4f~bo~~~~'1S~Jl~m!s rep~ort)~ at'pl~n formulated by a qualified
wildlife biologist shal),be subqtitte4~tB>q~ro~~iii~~lthan\februa~ I, describing protocols for
monitoring the nest f~~ h~yJ.~ uk~e ~n~iM:w,~)l, ,,,,,,,,a'l~i)king p)a51t!ortldentification whether eggs
have been laid and hat;Chearanq whfff fiegB~n ~ occurred. rAnypr9,posed shortening or waiver
of the seasonallimita~,pn shall\lJe based Q!11the ~i~oring data and its subject to the approval of
DOES. A note impJeWent~2.t<'t~e~Pfec~dihg reqqtieme~J~)shall ~ppear on the final plat and
engineering plans., ;'1. i~"\, ~I' ~ ./' '1id~~' jJ { ~ .I!'~:i:,l "'-'.I t'-)!~ '. lJ! .
" ",iJ.' ;p' " .. ' , .... ".,' "., .1.1
Renton Requirement: The ap'p1'li~ant{'shall"corri'p"IY"Wiiil\the cdbdititn as written. Reference should V'.:t ~.. ,"'\I~" 't. \i'~ ..... 1Ji. 01 tt?' ....
be to the Renton Development SerVi'Q~~"Bivisioridn place ofDDES. ~ -i ~f ~!\ ,w~" ''Iir~.., . ..p.fii!J
27) A six-foot high cedar fence shaH be ~~'fru'clecf'iiifthe south boundary of Tract K, adjacent to
Lots 26 -34 and Tracts Hand N. The purpose of this fence is to limit access to Tract K by the.
adjoining residence and to lessen impacts on nesting red-tailed hawks.
Renton Requirement: The applicant shall comply with the condition as written.
28) To mitigate the significant adverse impact the plat of Stone Ridge has on the intersection of SR
900/1481h Avenue SE, the applicant shaH either individually or in conjunction with other
developments in the area, install a traffic signal. The signal design shaH be reviewed and
approved by WSDOT and an appropriate financial guarantee shall be posted prior to engineering
plan approval.
Renton Requirement: The applicant shall comply with the condition as written.
29) All grading work in designated erosion hazard areas on the site shall be completed consistent with
the seasonal restrictions appearing in KCC 16.82.1500 (see condition 17g above.) A note to this
effect shall appear on the engineering plans.
Renton Requirement: The applicant shall comply with the condition as written.
stone ridge finnl pint letter.doc\
Construction plans for the grading, drainage, sewer and street improvements for the preliminary plat
are required and would be reviewed by the City of Renton's Development Services Division. A
separate plan submittal for the water mains will be required from Water District 90. Plan submittals
are also required for all franchise work, including electrical, gas, phone and cable. All work for the
preliminary plat will require a permit from the City, and will be inspected by a Renton inspector.
Permit fees will be per City of Renton Code, and include System Development Charges for sewer and
drainage for the new plat. A preconstruction meeting will be required before work can begin on the
~~ .
As-built drawings, cost data inventory sheets, and bills-of-sale for all the public improvements must
be submitted to the City for review and approval prior to recording of the final plat. The plat map
itself must also be .reviewed and approved by the City prior to recording. The plat map can be
submitted for preliminary review at any ttme to expedite the final plat approval process. Submittal of
an itemized list explaining how each of the Hearing Examiner conditions have been met will also help
expedite the final plat approval process.
There are several people with the City who canJJ,Clp .you with this process. Juliana Sitthidet (425-
430-7278) is the City project managtf.t:jlfar~!a1i""~~rprat'1l;r~yiew of this project, and can address ques~ions rela~ed to the publi7 w~~~sffi'~u~s"lfo~"W~ plat. D~::~'W>mpson (~06-999-1828) will be the
pubhc works mspector for thls.r~roJ,~t. QJle~~.e!),.the ~pph~ah,~ requIrements' for the final plat
can best be ans~ered by Juliawl9f. Jas9~}oraan (425-43a-7f12):~ ~Re~final plat map will be reviewed
by Bob MacOme (425-430-JJ6~ '~.<p'. h'" . "',..,,, \\ .. ~61~",", :~~'i . . ".~ .. wr/ {, ~ fj}l1Jilgji~;i!t0fi~ft'h '\ \, I hope t.hlS letter answers ~our qu~stlon~ ~n I~~rt~!!~em~nts for appr~¥al of th~ final p~at fo~ the
Stone Ridge Plat. We 100K.,jfory,mrdfto C91ltlQ i' . '.;~lth yo\' to~ar4.lcompletlon of tiltS proJect. .~ ""S0" r WIIlI?!'iV '.p 'fq~. E 1:, Ii ~ , V ' ~
qSinCberelY, fcij1{' .·;L ~,t;,s,,~~ . ,,,if' /"'-.. ' l
Jennifer Henning
Principal Planner
, ,d!A, '" . / .. ~, q,.l \ ~'JJi\ i. \ g;:JJ'11!i~ C '1:~ .\-11.··..... J'(, I '{ .:;~. f" "" .. , -." ""'If.. '"t I.);;',. ;J .. ,·~4··~·, .. , ...... , .•.. ..,.~~~. 'ill '-i~. ''f ''J' !'l, "c' "lk f I "~:'H .... '. "~,., t.· I~ ~.; ··~~t' ..... ¥ .'-~
'U .. ';. \ {If!' t" ~ . A':' , ':'~~ .. ':It ... , !:;.. ,&,,-,~", 1" '," ' ,""~~. """10"""" ~'6~,", ·;.;I.~~ .. /~ .. l"1it'1::P'iL":'!·;,~'.;~;{.;..":'
Development Services Division
cc: Neil Watts
Juliana Sitthidet
Jason Jordan
Kayren Kittrick
Bob MacOnie
stone ridge final plat letter.doc\
DATE:
TO:
FROM:
SUBJECT:
CITY OF RENTON
Planning/Building/Public Works
MEMORANDUM
July 24, 2003
Pre-Application File No. 03-081
Jason JOrd~enior Planner, x7219
Stone Ridge Annexation and Final Plat Approval
General: We have completed a preliminary review of the pre-application for the above-referenced
development proposal. The following comments on development and permitting issues are based on
the pre-application submittals made to the City of Renton by the applicant and the codes in effect on
the date of review. The applicant is cautioned that information contained in this summary may be
subject to modification andlor concurrence by official decision-makers (e.g., Hearing Examiner, Zoning
Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may
also need to be revised based on site planning and other design changes required by City staff or
made by the applicant. The applicant is encouraged to review all applicable sections of the Renton
Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from
the Finance Division on the first floor of City Hall.
Project Proposal: The subject property is located directly east and contiguous to the "Summer Wind"
neighborhood, north of NE 16th Street and west of 148th Avenue SE (Nile Avenue NE). The proposal
is to annex five parcels totaling 12.75 acres with preliminary plat approval from King County into the
City of Renton and then complete the final plat approval process.
Zoning/Density Requirements: The subject property is located outside of the current City limits, but
has been pre-zoned with a Residential -5 dwelling units per acre (R-5) zoning designation. The
density range required in the R-5 zone allows up to a maximum of 5.0 dwelling units per acre (dulac).
However, the applicant would be allowed to use the King County density based on the
approved R-4 requirements. As part of the final plat approval, the applicant would be required
to provide the City with a copy of the King County R-4 requirements and demonstrate that
those requirements are being achieved. It should be noted that the proposed revisions appear
to be adding one lot (22 Is counted twice) to the development. Unless, this was originally
approved as part of the King County Decision, a major modification (new hearing) would be
required.
Development Standards: The R-5 zone permits one residential structure I unit per lot. Detached
accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or
one per lot at 1,000 square feet in size. However, the applicant would be allowed to use the King
County standards based on the approved R-4 requirements. Again, as part of the final plat
approval, the applicant would be required to provide the City with a copy of the King County R-
4 requirements and demonstrate that those requirements are being achieved.
Minimum Lot Size, Width and Depth -The minimum lot size permitted in the R-5 is 7,200 square feet.
A minimum lot width of 60 feet for interior lots and 70 feet for corner lots, as well as a minimum lot
depth of 70 feet, is also required. The lots generally appear to meet the minimum required dimensions
established for the R-5 zoning designation. However, the applicant would be allowed to use the
King County dimensional standards based on the approved R-4 requirements (It appeals that
proposed Lot 19 may not meet the minimum King County corner lot width requirements).
Again, as part of the final plat approval, the applicant would be required to provide the City
with a copy of the King County R-4 requirements and demonstrate that those requirements are
being achieved.
Building Standards -The R-5 zone allows a maximum building coverage of 35% of the lot area or
2,500 square feet, whichever is greater for lots over 5,000 square feet in size. Lots under 5,000
square feet in size are permitted a maximum building coverage of 50% of the lot area. Building height
Stone Ridge Annexation Final Plat t T.;I-Applica!lon Meeting
July 24,2003
Page 2 of 3
Is restricted to 30 feet and 2-stories. Detached accessory structures must remain below a height of 15
feet and one-story with a gross floor area that is less than the primary structure. Accessory structures
are also included in building lot coverage calculations. These standards would be reviewed at the time
of individual building permits. However, the applicant would be allowed to use the King County
standards based on the approved R-4 requirements. Again, as part of the final plat approval,
the applicant would be required to provide the City with a copy of the King County R-4
requirements and demonstrate that those requirements are being achieved.
Setbacks -Setbacks are measured from the property lines to the nearest point of the structure. The
required setbacks in the R-5 zone are 20 feet in the front, 25 feet in the rear, 5 feet on interior side
yards, and 15 feet on side yards along streets. The lots generally appear to be able to provide the
minimum setbacks established by code and still have enough area to situate a single-family residence
on the lot. Again, these standards would be reviewed at the time of individual building permits.
However, the applicant would be allowed to use the King County standards based on the
approved R-4 requirements. Again, as part of the final plat approval, the applicant would be
required to provide the City with a copy of the King County R-4 requirements and demonstrate
that those requirements are being achieved.
Parking: Each lot is required to accommodate off street parking for a minimum of two vehicles.
Street Improvements: Full street improvements as required in the King County Hearing Examiner
Report would be required. In addition, the applicant would be required to construct vertical
curbs and place no parking slgnage along one side of the Internal public streets serving the
site. The applicant would also be required to construct any off-site Improvements as
determined necessary In the King County Report and Decision. Finally, the traffic mitigation
fee would be modified to the City of Renton requirements, which Is $717.75 per new slngle-
family lot.
Access: Each lot would be required to have access to a public street. The proposal appears to
provide each lot with direct access to a public street.
Critical Areas: Based on the information submitted, the subject site appears to have a drainage
course located in the north western corner of the site, a regulated wetland running north/south through
the center of the site and Is within 500 feet to a Red Tailed Hawk nest. All King County SEPA
conditions and Preliminary Plat approval conditions would be required to be complied with as a result
of the final plat approval. Any work, not originally disclosed In the SEPA review portion of the
project (sewer pipe Installation near the Hawk nest) would require a new SEPA review along
with a new threshold determination.
Environmental Review: As the subject site already underwent SEPA review and has obtained
preliminary plat approval, no new SEPA environmental review would be required. However, any work
that was not originally disclosed would trigger additional SEPA review. The SEPA review process
would be completed in an estimated 6-8 weeks (assuming no appeals are filed) and would cost
$1,000.00 plus postage.
Permit Requirements: The time to process a final plat approval is dependent on the quality of the
submittal, the completion of project conditions and the speed of the engineering team. Generally, the
land use process would be completed within an estimated time frame of 8 to 12 weeks for final plat
approval (assuming all construction and project conditions have been completed and all required fees
are paid). The application fee is $1,000.00. Detailed information regarding the land use application
submittal is provided in the attached handouts.
Once preliminary approval is received, the applicant must complete the required improvements and
satisfy any conditions of the preliminary approval before the plat can be recorded. The newly created
lots may be sold only after the plat has been recorded.
Fees: In addition to the applicable building and construction permit fees, the following mitigation fees
would be required prior to the recording of the plat (the project will be credited for the existing home).
• A Transportation Mitigation Fee based on $75.00 per each mrl!! average daily
trip attributable to the project (In lieu of the King County Traffic MItigation
Fees) ;
I'rc03·081 Stone Ridge annexation tinnl plnl npproval.doc\
Stone Ridge Annexation Final Plat I • ",-Application Meeting
July 24, 2003
Page 3 of 3
• A Parks Mitigation Fee based on $530.76 per new single family residence (In
lieu of the King County MItigation Fees); and,
• A Fire Mitigation Fee based on $488.00 per ~ single family residence (In lieu
of the King County MItigation Fees).
A handout listing all of the City's Development related fees in attached for your review.
Expiration: Upon preliminary plat approval, the preliminary plat approval is valid for five years with a
possible one-year extension.
cc: Jennifer Henning
Pre03·081 Stone Ridge annexation final plat approval.doc\
CITY O'F RENTON
ECONOMIC DEVELOPMENT
NEIGHBORHOODS, AND STRA TEGIC PLANNING
MEMORANDUM
DATE:
TO:
FROM:
ST AFF CONTACT:
SUBJECT:
July 23, 2003
Jason Jordan
IfitJ.V
Rebecca Lind
Don Erickson
Stoneridge Preliminary Plat, between 148th Ave SE and Ilwaco
Ave NE and NE 16th St and NE 18th Court, if extended; PRE 03-
081
The applicant has proposed a 44-lot subdivision in King County, which would come into the City
as part of their recently filed notice of intention for the proposed Stoneridge Annexation. The
proposed subdivision would comprise approximately 12.75 acres of the larger annexation area.
The proposed 44-lot subdivision has been preliminarily approved for 44 single-family detached lots
by King County. The site is zoned R-4 (4 units per gross acre) in King County and, upon
annexation, would be zoned R-5 (5 units per net acre) in Renton. Tn fact, the site is part of a larger
area that was prezoned R-1 and R-5 in June, 1997.
Analysis:
Although there is no minimum density within the RR land use designation, the applicant has
indicated that the density for this plat is 4.3 units per acre (gross) based upon an area of 7.49 acres.
Staff note that 1.74 acres of the 12.75 acre site have set aside for "future development". It is
unclear how the applicant arrived at this density. Their submitted drawings indicated 45 new lots
on approximately 10.34 acres (gross). This would indicated a density of ± 4.35 units per gross
acre. Assuming net at 80% of gross, the net acreage would approximately 8.27 acres resulting in a
density of 5.44 units per net acre. The applicant should be required to provide information on the
amount of acreage in public roads, legally recorded private access easements serving three or more
dwelling units, and critical areas so that an accurate density calculation can be made. (Policy LU-
26).
The current proposal shows no linkages with the Summerwind Subdivision to the west. Such
potential linkages occur to the south of the current proposal at NE 16th Street and to the north at NE
20th Street. Unfortunately, both of these streets are outside the boundaries of the current proposal
(Policy LU-M).
Assuming the plat is extended in the future to the north and south there will be opportunities for
creating a more interconnected street pattern with possibly loop streets rather than dead-ends and/or
cul-de-sacs (Policy LU-70). Currently. this preliminary plat is defined by a series of dead-end cul-
de-sacs.
Recommendation:
Support in principal this plat assuming that it falls with the permitted density range for the R-5
Zone.
H :\EDN S P\lntcrdcpartmental\Dcvelopmcnt Rcview\Preapps\Commcnts\RR\Stoncridge Subdi vision .doc\d
--... -...
Note: The applicant should be required to provide, as soon as possible, more detailed information
including: the areas that are public right-of-ways, area that is legally recorded access easement, and
area in critical areas, so that an accurate calculation of density can be made.
Attachment:
cc: Don Erickson
H:\EDNSP\lnterdcpartmentaI\Dcvelopment Review\Preapps\Comments\RR\Stoneridgc Subdivision.doc\d
Relevant Comprehensive Plan Land Use Policies:
Policy LU-23. New development within all residential designations except Rural
Residential should achieve a minimum density. The minimum density may be adjusted
to reflect constraints on a site.
Policy LU-26. Maximum development densities should range from 1 home per 10 acres
to 5 homes per acre in Residential Rural except in areas with significant environmental
constraints including but not limited to: steep slopes. erosion hazard. floodplains. and
wetlands where density shall not exceed] home per acre.
Objective LU-M: Provide more linkages within and between neighborhoods by
deveLoping a system of residential streets that serves both vehicles and pedestrians and
creates a continuous. efficient. interconnected network of roads and pathways
throughout the City without unduLy increasing pass through traffic.
Policy I .. U-70. Streets. sidewalks. pedestrian or bike paths in a neighborhood
development should be arranged as an interconnecting network. The extensive or
predominant use of cul-de-sacs and pipestems should be discouraged for new
development. A "flexible grid" pattern of streets and pathways should be used to
connect adjacent and future development.
Policy LU-71. New streets should be designed to provide convenient access (lnd a
choice of routes between homes (lnd parks. schools. shopping and other community
destinations.
H:\EDNSP\lnterdepartmentnl\Development Review\Preapps\Commcnts\RR\Stoneridge Subdivision.doc\d
To:
CITY OF RENTON MEMO
PUBLIC WORKS
From:
Jason Jordan
Juliana Sitthidet
July 22, 2003 Date:
Subject: PreApplication Review Comments PREAPP No. 03-081
Stoneridge Plat
NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN TillS REPORT:
The following comments on development and permitting issues are based on the pre-application
submittals made to the City of Renton by the applicant. The applicant is cautioned that Information
contained In this summary may be subject to modification and/or concurrence by official decision
makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council).
Review comments may also need to be revised based on site planning and other design changes
required by the City or made by the applicant.
I have reviewed the preliminary application for this plat, located on 1481h Ave SE. The following
comments would be requirements upon site's annexation into the City of Renton.
WATER
I. The proposed development is within the water service area of Water District 90 (WD 90).
The applicant shall obtain a certificate of water availability fTOm the District and provide it
the City prior to the approval of the preliminary plat. A fire flow analyses and field flow test
of hydrants will be required to verify that the District's system can provide a minimum of
1,000 gpm of available fire flow. Results of analysis and flow tests shall be submitted to the
City along with the certificate of water availability to ensure that adequate flow rate and
pressure is available to serve the development
2. The proposed project is located outside an Aquifer Protection Zone.
SANITARY SEWER
I. There is a sewer main on NE l61h Street. There is also a sewer main in Lyons Ave NE. A
sewer main extension to connect to a sewer main will be required.
2. Sewer improvements will be required in 1481h Ave SE (up to north and south property line
where is adjacent to the right-of-way).
3. Existing septic systems shall be abandoned in accordance with King County Health
Department prior to recording of the plat.
4. This parcel is subject to the Honey Creek Special Assessment District (SAD = $250.00 per
lot). Fees are collected at the time the utility construction permit is issued.
5. The Sanitary Sewer System Development Charges (SOC) is $760 per lot. These are payable
at the time the utility construction permit is issued.
Stoneridge Plat 07123/2003 Page 2
SURFACE WATER
1. Compliance with the 1998 KCSWDM level 3-flow control and water quality will be
required. The Homeowner's Association will be responsible for the maintenance of the
stormwater facillties.
2. The Surface Water System Development Charges (SDC) are $525 per building lot. These
are payable at the time the utility construction permit is issued.
TRANSPORTATION
1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm
drain, landscape, street lighting and street signs will be required along 148th Ave SE and
streets interior to the plat.
2. All construction of public roads shall be done in accordance with City of Renton
requirements, with the exception of street pavement widths for the new streets. The new
streets can be constructed with the pavement widths approved with the preliminary plat.
3. The pavement thickness must be a minimum of 4" of asphalt over 6" of crushed rock.
Rolled curb is not acceptable, thus vertical curb will be required. Any streets narrower than
32 feet in width must be posted for no parking a long 0 ne side 0 f t he street. Any street
narrower than 28 feet must be posted for no parking along both sides of the street.
4. Street lighting must be provided to meet the minimum street lighting levels established in
Renton Code.
5. Traffic mitigation fees of $75 per additional generated trip shall be assessed per single
family home at a rate of9.57 trips.
6. All wire utilities shall be installed underground per the City of Renton Undergrounding
Ordinance. If three or more poles necessitate to be moved by the development design, all
existing overhead utilities shall be placed underground.
GENERAl .. COMMENTS
1. All required utility, drainage and street improvements will require separate plan submittals
prepared according to City of Renton drafting standards by a licensed Civil Engineer.
2. Pemlit application must include an itemized cost of construction estimate for these
improvements.
The fee for review and inspection of these improvements is 5% of the first $100,000 of the
estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3%
of anything over $200,000. Half the fee must be paid upon application.
3. If you have any questions, call me at 425-430-7278
cc: Kayren Kittrick
"
CITY OF RENTON
FIRE PREVENTION BUREAU
MEMORANDUM
DATE: July 14, 2003
TO: Jason Jordan, Senior Planner
FROM: Jim Gray. Assistant Fire Marshal ~I -
SUBJECT: Stoneridge Plat, 148t.h Ave. SE
Fire Department Comments:
1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of
all new single-family structures. If the building square footage exceeds
3600 square feet in area, the minimum fire flow increases to 1500 GPM
and requires two hydrants within 300 feet of the structure.
2. A fire mitigation fee of $488.00 is required for all new single-family
structures.
3. Fire Department access roadways require a minimum 20 Foot paved
roadway with an approved fire department turnaround. Cul-de-sacs are
required to be 90 feet in diameter. See attached diagram.
4. All building addresses shall be visible from the public street.
5. Dead end roadways exceeding 700 feet in length shall be provided with
a secondary access.
Please feel free to contact me if you have any questions.
CITY OF RENTON
RECEiVED
MEMORANDUM JUL ~ 1 2003
BUILDING DIVISION
DATE:.' ,;' :;-((). oS
TO: Construction Services, Fire Prevention, Plan Review, EDNSP,
._._ . ___ . ___ . ______ ......... ______ P~~.l~~!_~I~~.~_~r._._. ___ . __ ... __ .. __ ... _____ . __ . _____ . __ .. _ ... _ ... .
FROM: Neil Watts, Development Services Division Director
SUBJECT: New Preliminary Application: --,S"="~Aoruz"",",-"...::::::.t..&"""'\.=C~\(,:;,,,:xt.~· ______ _
LOCATION: &± o~ ::lAVY\W&IA)Iy'\C\
PREAPP NO. ::tRE-63· 05 I
00 I~~ ~ ~t; -j)\N~ 6?>2.~05· 9o;.\!>,q~l-j. 10'"&5
QoY1.., Cf64fo
A meeling with the applicant has been scheduled for ~\~~ '2<j~ ,Thursday,
1_ 61 IN\. , in one of the 6th floor conf ence rooms (new City
Hall). If this meeting Is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED
PRIOR TO .11 :00 AM to allow time to prepare for the11 :00 AM meeting.
Please review the attached project plans prior to the scheduled meeting with the
applicant. You will not need to do a thorough "permit Jevel" review at this time. Note
'only major Issues that must be resolved prior to formal land use and/or building permit
application submittal.
Plan Reviewer assigned is :s \ ! \. "'fH\~ '.
Please submit your written comments to ~cSCJY'"'....
least two (2) days before the meeting. Thank you.
H:\Division.s\Develop.ser\Dev & Plan.ing\Template\Preapp2
Revised 9/00
(Planner) at
-'''1:1 .oCI:) -
\.. •• ... ~ .... " ........... o ••••
WHBN IU3COJtD2P llBTt1JU.J TO-CHIC4ICD Tme £TIIIIII: 3a ..
Zeno, Dt"8ke and Hively, P.S. =7m.r.lI~
4020 Lake Washington Blvd. HE kINO CGII!TV. ~
~!~~!~ WA 98033 E1902488
""'aItv'!tr JfI tzII~UI:a
(j)Chicago'Dtle Durance CoIllJNlD1 PAGI H' fill H'
RBfERENCE NUMBb(S) OF DOCUMINTS ASSICNlm OR RELEASED: o MobtaCGAllllllllbcn tIIlJIIIC _of doc-=nt
GRANTOR(S):
l. Clifford and Cindy Mc:Clelland 2
l
4
CRANTU{S):
pS Ill, Ltc
1
l.
4
ABBRIMA TED LEGAL DESCIUP110N
Lot.f1nlt Black. Volume. PfBe
ScctIDD 1'owump. aa.p. PCIJtlaD;
Lot 3, 1t1DB County Short Plat' 486017 recorded uQdel' lecardtna ,
Pl. Name: 8703039001
ASSISSOR'S PllOPERTY TAX PARCEL ACCOUNT NUMBER(9):
032305-9270 o AdIIiII.cmIlIM ICCOIId IIUInIIcq III pic-_01 dDclllllllll
ito. Wft, ..... h lI, ... C-aIJ n.conw ....... PIJ'IIO$I .1)'. ,..._.__ .... ..-,. UIIIdanIIIIIIII
Pf"Ic1t4 GIl "" film. 'IbI aaft'WIII ~ .......... I bJftI'I~ u.. uqnq ... CGlfW-. or ..... _ .. Ill""" ...,.,.
c
• CD
C
·. -_ .. _--------
Flied 81 Request of .. ___ __.z:=--._
ZENO, DRAKE & HIVELY, P S
4020 Lake Washtngton Blvd NE,
#100
Krldand, WA 98033
DOaIMENTmLE
GRAm'OR
GlWn'BK
LEGAL DI!SClUP110N
ASSESSOR'S PARCEL NOS.
~
CbIfoJd I1MI CuIdy
KBSm LLC
See BDIbItC
AddIhoaaJ IHII Oft lWeI 10 -13 of dua doc:amcI11
03~, o:mQS.903s.0:5, 0323()S.!X)t6.0'2, OJ23OS.9034-06,
03230S·9033.07, 03230.5·9269
EASEMENT AGREEMENT
.. -It.
THIS BASEMBNT AGRBBMENT (' ~') IS entmd into this ...a.::. day
~l ' 1999, by mI between Cb1fonIand Cindy McClellarvJ, a marital
mty ('McCJeDmJ') and KBS m, L L.C., B Washington limited hablbty company
and/or successors or assigns ('KBS')
RECITALS
A McCleJlamll the o~r ofca1am real property located at 14410 SB 107111
Place. Renton, W A 98059, legally described an BxlnM A attached hereto ('McClelJarul
Property'), and
B KBS IS the purchaser under an executory Purcbaae aod Sale Agreement of
certam real property wluch IS adjacent to tile McClelland Property, legally deacribed in
Exhibit B attached hereto ('KBS Proptny'), the cl0811lg of pm:hase and sale of winch WlU
be coruemporaneous with the conveym:e of b Basement ~
C KBS mrends to obtaIn approval for I fonnal sulxbVWOD or PRD for the K.BS
property, mI conatrucnon drawlIlg approval of tbe same 88 a conditioD to the closing of the ,
purchase and sale transaction as well as to tbc conveyance of the easement descnbed herem,
and
EASEMENT AGREEMENT -1
W~mt1N"n5 doG
DUPLICATE
ORiGINAL
D KBS desires to obtsm as easement across a pOI'non of the McClelland
Propeny for the purpose of a IIlstalhng and mamtaining underground utilities, and
E McClelland IS wdlmg to grant such easements according to the terms
descnbed herem,
NOW, THEREFORE, ID consideratIOn of $25,000 prud ~y KBS to McClenand
($2,000 w/uch IS payable upon McClelllU¥1's execution of this Agreement and tbe approval
by KBS of its feaslblhty study, and the remamder IS payable WJthm thirty (30) days of
approval of a p1ehmmary plat and approved construcllon drawings for said SUbdivIsIon or
PRO), the mutual pronuses contamed herem, and !he benefits denved therefiom, the
undersigned parnes hereby agree as follows
Gmnts of Easements and LIcense
1 1 Easement (or Underground Uullnes. McClelland hereby grants to
KBS a perpetual, non-excluslve easemenl over, under, and across that portIOn of the
McClelland Property legally described 10 ExhibIt C attached hereto ("Easement Area") for
!he purposes specified m paragraph 2 below McClelland shall have the right to use the
ID Easement Atea for any and all purposes not Inconsistent WIth the nghlS granted to KBS
,... herem SUch nght shallllDude, but not be hmited to, the lnstaJlatJon of underground N c:a utilities, sidewalks, gutters, PIpeS and culverts, so long as said uses do not unreasonably
~ mterfere With the mstallation, malnte~ and operanon of the undcrgrouOO uttlibcs 10 the
I:' Easement Area
Q
CD
Q I 2 ~ McClelland also grantS to KBS a temporary hceme to elXer
IN upon the McClelland Property for the huuted purposes of complenng construcbon and
::g IDStallabon of the underground utdllles, provided, bowever, KBS shall ex:el t Its most
N reasonable efforts to confine such entry to)he Bosemellt Area and areas IInmedJately
adjacent to the Easement Area
2 Use of Easement Area W' 8 use of !be Easement Area shaU be lmrited to
the constructJon, Installadon, malOtenance, repair, operauon and we of underground
ullbtJes to serve the fortY-eJght houses to be budt on the Property desCrIbed 10 Exhtblt B,
subject to the nght of mUDM:1pahtres and utility dlStcEts to use as they may reqUire after
dedicatlon of the uuhlles as set forth 10 paragraph 8 1 below In adclitlOn, If any more
parcels of property are added to the proposed subdiVISIOn, any residences built on those
parcels will also have the same right to use the easement
3. US's WWDlte.$ KBS warrants that the underground uulllles for the KBS
property shall be constructed ID accordaJu WIth all app!Jcable drawmgs, speclficaboDS,
EASEMENT AGREEMENT· 2
~n10\IlItt\mcbc
C
ID =
penrulS, approvals and other legal requIrements Imposed by cIty. county, state or federal
laws and/or regulallons
3 1 DJhgent ConstmctJon. KBS shall prosecute the constructIOn and
mstallatlon of the underground utJlltJes diligently and continuously until they are completed
3 2 Dwnershlg KBS or assIgns will be the owner of the KBS Property
upon clOSing of the above-referenced purchase aoo sale transaction
4 MCCiellaOO'a Wi\lTllDlle8. McClelland warrants that they are the owner of
the McClelland Propeny and that there are no liens or encumbrances affectmg the
McCleUand Property whICh would mterfere WIth tbe Intended use of the Easement Area
5 Cost of Constmct19n of Undergrourxl UUblles KBS shall, at us sole cost
and expense, design, construct and Install the underground utthtles m compbance WIth all
applicable TeqUlremenlS Pnor to conunencmg mstaJlallon of the underground uuhties, KBS
shall have a hcensed surveyor sUrvey the west property line of the McClelland Property,
and shall pbu:e surveyor's rebar stakes at Ihe northwest corner and the southwest comer of
!he McClelland Property At the completion of ilIstaIlaJJon of the underground ubhllCS.
KBS shall fuush grade the Easement Area and adj8Cellt ground which may have been
disturbed by OS's constmcUon acuVlues, and sball also re-seed the re-graded area WIth
grass seed KBS shall take care not to damage the McClelland Property, and any
improvements thereon, dunng the eJel'CJsc ofKBS's rights hereunder. In the event any
damage IS suffered dunng tIus work. KBS agrees to promptly rep81I'saKl damage. or to
reunburse McClelland for the entire costs of the repair work KBS will replace any trees or
shrubs removed or dIsturbed to the nearest location allowed '
6 Water Lme KBS agrees to loop D, WDter hne m the Easement from !he
existing water nwn to the proposed SUbdIVISIon if aJIowable by Waler Dlstnct #90 upon
consttuctlon of saKI subdIVISion If further easements are necessary to loop saId water nuun
in easement to be purchased. Seller agrees to grant such addlbonaJ easements. at no further
cost to KBS
7 McClelland's eon_on to UuhtJe!l. KBS agrees to connect McClelland's
eXIS!mg resuience. as legally penDlsslbJe, to the sanitary sewer to be installed m the
easement and to leave one alkhtlonal sewer stub-out on the north boundaly hne of the
McClelland parcel. approxtmately 2S0 feet from tbc western-most property hne of tax
pared No 032305-9270 at the hme of the constnlCtlOn of the proposed SUbdIVISIon In
addition, KBS agrees to pay the folloWU18 sewer connection charges for the exlStmg
McClelland e~from KlOg County and the City of Renton l~ ~ y:tUJ to(tM~
V'\l V~ ~
EASE ENT AGREEMENT -3 A \t'll' n __ ." .. ,m. ",.,\ 0.'1
N
IQ
·Ct eN
. '
a City fees'
System Development Charge $ 585
Honey Creek Special Assessment DJStnct $ 250
Permit fees
SUbtotal $ 895
King County-Capacity Charge $1.09840 Olfetune payoff) ~&iJJ.41~1
liM V/zilW, -.~'~ I'"
b
TOTAL $1,984 ~~~'1"Vi1 ~ilt! In the event McCleJland conneclS into and uses any other of the undergrou I ~d z 1f!}.»q( ho~
McClellaoo shall pay all construction expenses assocJ8ted With S8Jd connectJon to \ 't/J ~ ~
utlhbCS, and said connecbon shall be free of aU liens on the KBS Property, and shall be m il1 '
comphance With all applicable legal requlremenlS Notwltbstmlmg the foregomg, lCBS
agrees that McClelland shall not be required to pay any connection fee, surcharge or othe II~
fee to KBS for the purpose of reunbursmg KBS for the cost of all or any pornon of the \!..60
construcUon or lIlStallanon oflhe uUlIues ~~ \\ff q l.\ 11/
~ 8, MalDtenance and RCpalr B5pemes All expenses associated with
mamtauung, repainng, restormg, clelUlJDg or semcJng the completed underground unllttcs
sball be paid entJrely by KBS until such tune as KBS dedicates the underground u~ities to
the AssocJ8tton Thereafter, all such expemes associated with mamwrung, repalI'lDg,
restonng, cleanmg or servlCmg the completed undergrourxl utilities 8~'llJ be paid by the
Association or appropnatt uU11ty dlstllct If utliities are dedicated ptInmant to paragraph 8 1;
provided, OOwever, If repair or malntena~ of the underground UtIlIUes IS reqwred as a
result of the sole acbOD or IJI8Ctlon of McClelland, McClelland shall pay the entire expense
of such repair
8 1 Dedication to Ooyemmcntal Entities/Commercial Utthty The
utilities may be dedicated to the City of Renton, K.mg County, Waler DIStrict No 90 or any
utlhty company In the future by KBS or by the homeowners' assocllltlon, provided that the
City of Renton, King County, Water District No 90 or any utlhty company agrees to
operate. ID811ltaln, repair and lepJact the utlhtltS Upon such dedlCatlon, the oblJg81ion of
the propeny owners to contribute to the operauon, matIIftnal¥:e, repair and replacement of
the underground utilities shall tenrunate Further, the nght to use such ulillties WIll
thereafter be at the dISCretion of the uultty company or muniCIpality whIch owns the ubhttts
and not lunrted to the Icslderu:es In the proposed subdiVISIon
EASEMENT AGREEMENT -4
WWpcIoQ\m4fttlmtll'1J$ doc:
CltCAGO 1ITlE IJISIJIAHCt COMPANV
I\a plmd \lie docuInIIIl 01 rem &8 • custorm QlQfIc8y
II1d accaplS m IJ3IIIdy III
lilt l~tll1CY OfYlIcHy 01
Iho tIocumtnl
.....".,,,,------
9 EOlry on McClelland Property to Perlonn Mamtenance and Repair Work
XBS and successors shall have the perpetuaJ nght, at such tImes as may be necessary, (0
enter upon the McClelland Property for the purpose of accesSIDS, mamtauung, repaJnDg,
restonng, clearung or semclIlg the unhdes McClelland agrees that slUd nght of entry shan
~ no less than twenty feet (20') In width. KBS arxI its successors agree that such work
shall be accomphshed In such a manner that the surface of the ground and any pnvate
unprovements eXlstmg on the McClelland Property shall not be disturbed or destroyed, or
m the event they are disturbed or destroyed, they WIJI be replaced m as good a COnditIon as
they were nnrnedl3tely before the McClelland Propeny was entered upon by KBS or Its
successors
10 Hold Harmless and IndemrulY ProV!Slons
10.1 MutuallndemmficaUQn. KBS and McCleJIIlIKI hereby agree to hold
each other hannJess, to mdemnify and defeoo each other of and from any and all clalJDS
andlor damages whIch eIther party may sustain as a result of any breaches of their
respecbve obhgaoons descnbed herem. WIthout ltnuttng !he generality of the foregomg,
KBS speCIfically agrees to hold hannless, Uldemrufy and defend McClenand, unbl transfer
of the uttllheS 10 the homeownm assocl3bon wlneh WIll be formed or KBS's successors In
mterest to tbe KBS PI operty, or for l penod of two (2) years from the date of completion of
the construcuoo of the uUlllles, whIChever occurs last, from and against any and all c)a1DlS
and/or damages relatlDg to.
10.11 KBS's construction and mstalJation of tile unllues,
'0 . ~ 10 1 2 The fllmg of any hens or assessments agamst the McClelland
propeny as a result of the IDstallanoD of the uulities,
10 1 3 The overflow of water from the utllmes, provided, however,
KBS shall have no habllity hereunder If sald overflow 18 caused solely by
McClelland's aellon,
10.1 4 The conrammation of the McCleUand Property With hazardous
or toxic waste or malenal as a result ofKBS's lnstaJlaaoD of the utilities,
lOIS The dISCharge of hazardous or toXIC waste or matmal through
the utilIty system, unless said contamlnanon or dlSCbarge IS caused by McClelland,
or ongmates wltlun the McClelland Property,
10 1 6 Any governmental agency or other party or person contendtng
that the utlhlles were not properly constructed or otherwIse damaged theIr property
or Ihe environment
EASEMENTAGREEMENT·5
W\oIlIIoCI\:I)04I\I0111t1112S dOQ
Notwuhstanchng any prOVISion hereof seenuogly to the conlJ'ary. the AssocIauon and/or
KBS's successors In mterest shall contJnue to be bound by the obhganons contaJIled in thiS
paragraph 9 m perpenuty.
J J ExtenSIOns Twenty-SIX (26) months after Slgmng and muNal acceptance of
this Agreement, If KBS has not received I1nal engmeermg 000 construction drawtng
approval for the above-menttoned subcilvislOn, McClelland agrees to extend the closing of
tlus transaClJon fOJ three (3) mnety (90) day periods at a cost of seven hundred fifty doUors
($750) for each extensIon, to be paid at the begiMing of each extension All eam:st money
dePOSits and extension payments shall apply to the purchase pnce at closmg
12 TcumnalJon of Easement Notwlthstruxhng any other proVISion contamed
herein seemmgly to the contrary I In the evem KBS has not completed UlStallauon of the
unhnes within ten years of the date that thiS Agreement IS recorded With the KlIlg County
Recorder, this Agreement shall automatJcally temunate and shall thereafter be I1UII and
vOid KBS's wOIk shall be deemed complete at such tune as City and/or County fully and
fmally accept all of KBS's wOIk on the utilities as complete
13. Covenants Runmn& With the Land. McClelland and KBS agree that the tenDs
and COnditiOns contamed herem sball benefIt and burden the McClelland and KBS
Properties, and shall constitute covenants that run With both Properties, and shall benefit
mI burden the heirs. successor and asSIgns of tbe McCJellaOO and KBS Properties
14 Nnll and VOld Tlus conlJaC( and the contents herem will become null and
VOid and unenforceable III the event KBS fads to rtce!ve final engmeermg and constructJon
drawmg approval for a formal subdiviSion or PRO f9r the property shown on Exlublt B
IS. EmG KBS agrees to place a SIX foot (6') fence along the North line of tax
parcel No. 0323059270 In the event the aforementtoned subcbvlSlon recems approvals
acceptable to Purchasel
16. Dramage. KBS agrees to protect and defend McClelland from drrunage from
the proposed KBS subchvlSlOn and development efforts KBS shall resolve any dralllllge
problems arismg dIrectly as a result of the development and construction of the property
descnbed on Bxblblt B, and repaIr any damage caused to McCleUand's property from any
such drainage problems.
17 Entire Agreement There are no other agreements between KBS and
McClelland that modify or affcct. thiS Agreement TIus Agreement IS fully integrated and
all pnor negotialJans regardmg the tenns of the Easement Agreement are merged mto and
have become a part of this Agreement .
EASEMENTAGREEMENT-6
W~1\I01Wtllti daG
Qi1CAGO mu INSUlWlCE COMPANY
hat placed lit document of
r!COIII as I customer COtJtttSy
8!ltt aCCtjQ no alUJy /or
tho BCWtolCJ 01 valKlfy 01
1110 QIICUII'I9tt
;:ea-
18. ~. AJI notices, consents, approvals and other communications
provided for herem or gIVen In connectton herewIth shall be vahdly gIVen, made, delJvered
or served If 10 wrltlng afKi delivered personally or &em by rqpstered, cem1ted mall, or
receipted overrugbt semces, pOstile prepaid, or by facsllDiJe to, with confirmed receipt at
the followmg addresses
KBS KBSm,LLC
12505 Bel-Red Road
Bellevue, WA 98005
AttentIOn' Kohn Taylor
Fax 4251452·9016
McClelland Clifford and Cmdy McClelland
14410 SE 1~ Place
Renton, WA 98059
19 Attorney's Fees In the event any party empJoyslD attorney to enforce any of
the provisiOns of thiS Agreement, on any issue of state,"" federal or bankruptty law, the
prevallmg p~rty shall be eutrt1cd to recover dB costs, htJgauon expell8eS and reasonable
a~'8 fees m connectIOn tJmWltb from the non-prcvatlllll party.
20 Om'munB Law. TbJs Agreement shall be cons1nJed under mI governed by the
laws of the Start of WashingtOn.
21 SevsnbJlnY If any PlOVISlOD of thIS Basenat Agmment is determined by a
court to be mvalld or unenforceable, the remaJtxler of this Easem:11l Agreement shall remam
m full force and effcct
22 Suctessors nus Basement Agreemenl bmds the bears, successors and WJgJU of
the pll1ICS
KBS m, L L.C .• a WashiDgtOD lumted babJlrty
company
CtilCAGO mu nlSl.GlAHCE IXlfANV
haa ilh'td Dlf doclllVlm d
RCOId It. customer courtesy
nt"llDbalnlyftr IIIe 1CN.I."y 0/ milt/ of
Ills dJClJ1mf1
EASEMENTAGREEMENT-7
W~m01b1ras",
Q
aa
CI
N • c:a
ICI
CN
.~~.
'. .
ClIldy MeCI land
STATE OF WASHINGTON )
) ss
COUNTY OF KING )
nils IS 1'0 CER'nFY thai on thlS.11 day of Q,~cJ ,19ir., before me,
a Notary puhllc In and for the SllIte of Washington, duly CClmm~ssloned and SWOln, came
Kohn Taylor, pelsonally lnown or having presented sOllsfllctOlY eVidence to be a Member of
KBS JII, L Le, the IImlled hablhty company that executed Ihe foregomg lOslrumenl, and
acknowledged the said mSlmment to be the free and voluntary act and deed of Mild limited
hablhty company fOI the uses and purposes therem menlloned, nnd on oath stated that he IS
authorIZed to execute lhe ~ard Instrument on behalf of srud Imuled habillty company
Y HAND and offiCial seal the day and year III thiS et:rhhcate first
STATEOFWASHINGTO~ )
} ss
COUNTY OF KINO )
~~~
Notary PublIC In and for the
State~~~Wash~IO:""ldlng at
JUf."tUlL ~
THIS IS TO CURTIFY Ihlll on the':)'\t\'lAday of Afr\\ ,t9~before me, II
NOlary puhhc In nnd fOllhe SIDle of Wash mgt 011, duly commissioned and ~WOIn, came
Clifford McClelland. personally known or havang presenled sallsfaetory eVidence to be the
IIl(iJvldual descllbed In and who executed the wrthln Instrument, and acknowledged that he
SIgned lhe srune lIS hl~ free and vohmlolY act and deed for the uses and purposes thclem
menhOncd
EASEMENTAGREEMENT-8
W~III01\IMmdoc
ClflCAOO nru:INSI.IWUC~
bas pllUd Ille dOctrnenl ~
_ a.J a cullomef collllasy
iN! acuptt no Ubdlly lOf
lilt acculdCY orVlllUyd
Uledocume"
Q
CD
Q
N
.Q .0
.·N
WITNESS MY HAND llnd olliciol seal the dJy ,lnd yem In IIlIS ceilificiltc lirst above
wllllen
~~:io
Notal y Public In and for the
State of shmgton, reslinJ at
f rP. .t
STATE OF WASIIING10N
) 5S
COUNTY OF KING )
THIS IS TO CERTIPY thaI on the,)""''' day of A(;){\ \ . 19/"i'lbefore me, a
Notary public In lind for the Slate of Washington, duly co~ed and SWOIn, came Cmdy
McClelland, personally known or having presented satJsfactolY eVldence to be the indiVIdual
desmbed In and who executed the WIthin Instrument, and acknowledged !hal she sIgned the
same as her flee lind volunl8ly nct and deed for the lISes and purposes therein menttooed
WITNESS MY BAND lind orficl8l seal the day and yenr In this certificate lirst above
wntten
EASEMENT AGREEMENT· 9
W~lI101'j.M/25c1oc
-"-~~~1 Pnnt Name FlEW
CHJ('AAQ lf1lflNSIJRAHCE COIQIAHf
h:. rW:ed 1Ilol cIOcll!lel1l ~
ICCOtd II I MIrmf COIIInY end _III blDty III
IIIa~GI'Vlllllttol
"l4t'otlllall
CI
CD
CI
EXIlIBlT A
Lot 3 of Kmg County Short Plat Number 486017, recorded under Recording NWDber
870303900 I, and corrected by Affidavit recorded under Recording Number 8706260950,
together WIth the West 428 00 feet of the South 330 feel of the Northeast quarter oftbe
Southeast quarter of Section 3, Township 23 North, Range 5 Easl, WiJlamette Meridian,
in King County. Washington;
EXCEPT the NorthJ 65 feet dlcteof,
EXCEPT that penllon Iylng within the South half of lbe Soulb balf of Ibe South half of
said subdivision and EXCEPT County roads;
IN ACCORDANCE willi Decree Quieting nde in King County Court Cause Number
86-2·22118·2 entmdon March 23. 1981:
EXCEPT the East 164 rut of saW Lot 3;
(BEING KNOWN AS Lot 3 of KIDs County Lot LUle Adjustment No. S92LO 1 03,
recoJded under Recording Number 920910 I 022, and other property )
EASEMENT AGREEMENT -10
W~1I10\l\ltI7l'\dor
CItICACI.> nn.L IHIilIlAOOE CMHt
h4S jUud \be docIIlI!nt 01
mcon! IS I CIISIi:InIf consy
and le_ III IiIb6tt fer
lI1uccUt4.,ormldyol
(", waJI11!l1I
c
CD
C
Luck Parcek .
I£XIUOIT n
Parcel A.
The North 165 feet or the South 495 feet of the Northeast quarter of the Southeast quarter
of Section 3, Township 23 North, Range S Easl, W1l1amette Meridian, in King County,
Washington
(No Road exception has beeD noted in Ilus description for Parcel A)
Parcel 8.
The North half of the North balf of the South half of the Northeast quarter of the
Southeast quarter oC Section 3, Township 13 North, Range S East, Willamette Meridian,
in King COUlty, WashingtoD;
EXCEPT that portion described as follows:
Beginning at 8 point on the North line of said subdivision which bears South 01 '25'02"
West 633J8 feet IlJ1d North 8~3"l8' West 30 feet fiom the East quarter comer of said
Section 3,
thence North 87°3138" West along .aid Nonh lme IlS feel,
thence South 01 ~S'02" West 122.17 feet.
thence South &7'49'08" Eat 125 feet;
thence North 01~'02' East 121.75 feet to the Point ofBegilllling;
Except the East 30 feet tbetCOf for County Road.
: g (!bere is an overlap of approximately 17 feet betweCll Parcels A aDd B.)
N ¥enand Parcel:
The North 165 Ceet of the South 330 feet oC the Nonbcast quarter of the Southeast quarter
ofSccttOD J, Towosiup 13 North, RInge S Eas~ Wlllamette MendUIII. in King County,
Washlnaton;
EXCBPT County roads
Bennett Parcel:
Lot I, KiAs County Short PIal Number 4860 J 7, rcconled under Recording Number
8703039001, and amended by Affidavit of Correction recorded under Recording Number
8706260950, in Kmg County. Washington. being a poniOD of the South balf of the South
half of the South half of the Northeast quancr onne Southeast quarter of Section 3,
ToWDShip 23 North, Range 5 East. W.llamet1e Mendian, m KIllS County, Washing\on;
EASEMI;NT AGREEMENT· 11
W"~"IOIWt"IICbc
N
,0
,Q
IN
TOOETHER WITH the following described property in accordBllce with Decree
Qwetlng Tide in KIng Caunty Superior Court Cause Number 86·2·2211 g·2 entered on
March 23, J987. .
The South 330 feet of the Northwt quarter of the Southeast quaner of Section 3,
Township 2J North, Range 5 Eut, Willamctte Meridian, in King COWlty, Washington;
EXCEPT the West 840.50 feet thereof. and
EXCEPT the North 165 feet thcreo~ and
EXCEPT that portion of lying within the South half of the South half of the South balf of
said subdivision; and
EXCEPT County roads.
Serra Parcel:
Lot 2 and thcEast 164 feet or Lot 3, Klllg Count)' Soon Pial Nlirnbef486017, recorded
UDder R.ecordlrsg Number 870303900 I, and corrected under Recording Number
8706260950, being a portioD of the following:
The South half of the South half of the South balf of the Northeast quarter of the
Southeast quarter ofScction 3, Township 23 North, RaDae S East, W"allametto Meridian.
in King County, Washington,
ExCEPT County roach;
AND EXCEPT the following described parcel.
BEGINNING at the Southeast comer of the Nonheast quarter of the Southeast quarter of
said SectiOD J;
TI1ence Northerly 65.00 feet alona the Ea!t Jine of said Section 3;
Thence North 8,.49'08" West 610 20 fed;
Thence South OI~'02"West 6S.oo feet 10 the South line orlho Noltheastquarteroftbe
Southeast quWrofsaid Section 3;
Thence Easterly along said South line 670 20 feel to the Point of BegiMing;
(ALSO KNOWN AS Lot A. King County Boundary Uno Adjwtment application
number S92LOIOl. recorded under Recordin8 Number 9209101022)
TOOEnlER WITH an easement for road and ulllilles over the Southerly ~rtlon of Lot 1
as disclosed 00 die face of the short plat.
EASEMENT AGREEMENT· 12
WlopdonIJJOfll101ll.tam: .....
ctmO nn llNS\IW£E CWA\IN
lin pkeed lie dolcIIn9 of _ as a custaner cutIS,
1!Id~11O_1ar
1IIo1lCal'-:70r_ot
\llataa.rr:nt
"
EXIIIIJIT C
The West 20.00 feet of the following described parcel:
Lot 3 of King County Short Plat Number 4860 17, recorded undtr Recording Number
8703039001, and canceled by Affidavit recorded under Recording Nwnber 8106260950,
together with the West 428.00 feet of the South 330 feet of the Northeast quarter of the
Southeast quarter of Section 3, Townslup 23 North, Range S East, Willamette Meridian,
in King County, Washmgton;
EXCEPT the NOM 16S feet thereof,
EXCEPT that portion lying within the SoU1h half of the South half of the South half of
said sulxfivlslon and EXCEPT County roads, .
IN ACCORDANCE with Decree Quieting Title In King County Court Cause Nwnber
86-2·22118·2 entered on Marcb 23, 1981:
u> EXCEPT the East 164 feet of said Lot 3; .....
"" : (BEINO KNOWN AS Lot 3 of King County Lot Line Adjustment No S92LOI03,
CI recorded lDtder Recording Number 9209101022, and other property.)
EASEMENT AGREEMENT· 13
W~ftto"ITi\ _
, \ I N~C~
\ ' 11'01 da:unent d
01,1 ••• ~cocrtesy
,·1,1C1.ilP""'_tcr
• ~C'~ ... yar_d
I llGVlllel'f
"
----_ ...... _.,--_ ........ .,.._--~
WJmlof 1U1CORDBD ll.I!'IVllN TO
Zono, Dl'llke and 1I1ve!y. P.B.
4020 Lake Wa8hington Blvd. NR
Suite 100
Kirkland, lolA 98033
7015tJt A • SuIbJUDO -'Sea
IJOCUMINT TITLE(S) I Agreement
2.
3
4
--
RUBRINCE NVMJl£R(S) OF DOCUMENTS ASSIGNED OR RELEASED: o AddaballallllllbbtnQII PDlC _ofdDc:umat
GRANTOR(S):
Jel1fford and Cl.IIdy McClelland 2 .
3
4.
GRANTBE(S):
JXBS III Partners, LLC, a Washington Limited L1ablllty Company
1
3
4.
ABBREVIATED LEGAL DESCRIPTION
Lot·U!Iit' Block: Volume' Page
Scc:titm: • ToWD!lUP: blBC: POftiOll.
Lot 3 ot King County SftOrt plat , 486017 recorded under
PlatNamo: Recordll13 NUmber 8703039001
o 0anIJIWe ltall da$CqllWa 011 pili __ of documcD&
ASSESSOR'S PROPERTY TAX PARCEL ACCOUNT NUMBER(S):
032305-9270 ocr Alllfltumalta ___ ~ 011,. _orcloc_
'I1III-r ..... Jr ,.,11» c...., iIImInJer' ......... , ~OII". n. ~ WID reb Q 1M iafDrDlahcnI pnmcW 01 1M rona. .... ...., .... .01 m .... lII_t .. Milt tile -cnnc, III' n11I ......... orllJe ID~
laftlnatattoa ,NfJ414 ....
ICI
CD
IQ
IN
·c oct
N
RETURN ADDRESS:
Leshe A. Drake
leBO, Drake IDd Hively, p.s.
4020 Lake Washington Blvd, NE. Swte 100
Kukland, WA 98033
WASHINGTON STATECOVNTY AUDITORIRECORDER'S
Document Tide.
Grantor
Abbrev Legal DescnplJon:
Assessor's Tax Pan:e1ID11.
Cross References:
INDEXING FORM (Cover Sbeet)
Agreement
cttCAGO 1I1lf ISJWCE CIlImff
lin plaCId GIll ~ of
IUOId III I QIIfn COIrtesy
"d"~_tor
tilt a=ncyrtYIIdJ of
Ihe dDc!JnI1t
Clifford and Cmdy McClelland
KBS III Partners, LLC, a Wasbtngton Limillxl
Liabthty Company
Lot 3 of King County Short Plat Number 48601',
recorded under Recording Number 8103039001
032305-9270
SIte address' 14410 SB to" Place
~WA98OS9
The AudltorlRecorder WIll rely on the information proVIded on thiS fonn. The staff will not
read the document to venfy the accuracy or completeness of the tndexmg mfonnabon
~~~~ .
-----_ ... ,..... ----
AGREEMENT
Parties. Clifford and Cindy McClelland, their heirs, succ:essor and assigns
(''McClelland") and KBS ill Partntls, lLC, a Washington limited HabiJity
company, and lor assigns ("KBS") ::~~= CIJAPANV
Date July ~ 2002 =::.~_~ Ibf 8CCIllCY (Jt _ 01
Recitals a. docIImtnt.
McClelland is the owner of certain real property Jocated at 14410 SE 1 ~
Place, Renton, WA 98059 (the "McClelland Property")
2 Mildred Serra is1he 0WIIa' of certain real property located at 14514 SE
10Th Place. Renton WA 98059 (the "Serra Property")
3 KBS is the purchaser under certam purcIwe and 8Ilo Igreements of
cenaln reaJ property adJactIIt to the Mc:C1dland Property (the"ICBS
Property")
4 KBS intends to obtain approval for a fonnalsubdivision or PllD for the
KBS Property
S McClellllld curreltly accesses the McClelland Property through and over
the Serra Property and the KBS Property (the "Bxutina Aa:asj II shown
on the attached ExIu'brt A
6 McClelland desim to have access to the McClelJlDII Property through and
Ova'the Serra Property and tho KBS Property as shown on Bxbibit B (the
"New Accr&")
7 KBS II willing to povide such BCCe8I ac:cordiog to die tbllowins terms
and conditions
Agreement
KBS sbaJJ provide Mdlelland with access to the Mt.CIelllJId Property
through the ms Propaty and the Serra Property II shown on Etbrbit B
2 In additioD, KBS shall mstall asphalt pavlns over that portion of the New
Access that CIOSSCI the south 30 feet oftbe reaill'OJMItY 0WDed by
Mildred Sara and located at 14S14 SB-IOl'PL, RaItoD WA98059as
shown on the attached Exhibit B .,/ ,I ~ 1~~0l."
N
.Q
oQ
N
---
3 Upon KBS p-ovidmgtbe New Accesa to the McClelland Property,
McClelland agrees to rdiJIquish any and all easententl or other nsbts to
access the McClelland Property over the Existins Acccsa, whether such
right arisea by express gram, implication, praaiption or othtrwise
McClelland agrees to execute any and all documents reasonably required
in order to extinauisb the Existill8 Access
4 KBS reserves the right, in its BOle discretion, to revise the subdivision or
PRD so long as such revision proVides McCltJland with acceu to the
McClelland Property OVlII'the KBS Property and the San Property
McClelland agrees to execute any and all documeats reasonably required
in order to effect such revisions
S. In the event that either party employs 811 attorney to enforce 8IIy oftbt
provisions of this asreement. the prevailing party shall be entitled 10
recover its costs, Jitigrmou expenses mI attorneys' feet incurred In
conoecdon thttewith from the non.prmliing party
MeOell.ld
~ii1.~.
Cindy CcleJland
KBSID,LLC,
a Wulwlston limIted Habibty
company
CItCfm nlLC IHSUWICE rIJIINN
11M pial l1li dameII II _as. cuslDmCr'"
1l1Iaa:ejD1lD1d!1111r llUxmcyor_at
tha dOcIrIII,.
SJIi,l20r3
, .. ,
,.
I II) :
I \, ')
, I I' • II, "\ ·l'~· It. " r·
• /IV .;
\ .
.SlIP1' 2. or.3. .'
IN
ExnlUIT A
MCCLELLAND PROPERTY
lotl of 1<.111& County Short Plat Number 486011, recorded under Recording Nwnbtr
870303900 I. and corrected by Affidavit recorded under Recordutg Number 87062609S0,
together With the West 428 00 feel of the South 3]0 feet of the Northeast qUMl'f of the
Southeast quarter of Section ), To~hip 23 Nonh, Range S Easl, Willamette Meridian.
III K.in8 County, WashingtOn;
EXCEPT the North .I6S feel theRof,
EXCEPT that portion lying witJun the South half of the South half of the South balf of .
• aid subdiviSion and EXCEPT County roads;
IN ACCORDANCE with Decree Quieting Title in Kin8 County Court Cause Number
86·2·22118·2 entered on Mard123, 1987.
EXCEPT the East 164 (~el of said Lot 3;
(BEINO KNOWN AS lot 3 otKinS County Lot Lane Adjustment No S92LOI01,
recorded under RecordUlg Number 9209101022, and other propeny )
QtcAIIO TITl£ rwwa COMPANY hII_ '" dOaImt a/
nccrd II I CUdIIW cMIsy
nl mID no Idyfal
ItlKUllCYor_oI
taltlcunltrt
N
,g
.g
N
Luck Parce~:
I~XII"HT II
Parcel A"
The North 165 feet of the South 49S feet of the Northeast quatteroflhe Southeast quamr
of Section 3, Townslup 23 North, Range 5 East, Willamette Meridian, in KlJIg County.
Washington
(No Rood exception Ms been noted In thiS descnpllOn for Plilcel A)
Parcel B
The North half oflhc North half of the South half of the Northeast quarter of the
Southeast quarter of Section 3, Township 23 North. Range S East, Willamene Meridian,
in King County, Washington;
EXCEPT that portion described as follows'
Beginning at a point on the North line of said subdivision which bean South 01 °25'02"
West 633 38 feet and North 89°J7'38" West 30 feet from the East quarter comer of SIlId
SeetloR J,
thence North 87°37'38" West along said North IlJIe 125 feel,
thence South 01~S·02· West 122 17 feet,
thence South 87'49'08' East 11S fee~
thence North 0)°25'02' East )21.75 feet to the Point of BeginDing;
Except the East 30 feet thereof (or County Road
(There is an overlap ohpproximately 17 feel belWcen Parcels A and B.)
YellaDd Parcel:
The North 165 feet oflhe South 330 feet orthe Northeast quarter of the Southeast quarter
of Sec Ii aD 3, Township 23 North, Range S East, Wll/amerte Mendl8n, lIllCing COWIty,
Washington;
EXCEPT County roads.
BelacH Parcel:
Lot I, King County Short Pial Number 486017, recorded under Recordmg Number
8703039001, and amended by Affidavit ofCorrecbon recorded under Recording Number
8106260950, In K.tng COUOfy, Washmgtoo, bemg a portlOD oftbe South bait oftbe South
balf of the Sculll half oftbc Northenst quarter of the Southeast quarter of Section ),
Township 23 North. Range S East, Willamelle MendlBn, \R KIng County, Waslungton;
EASEMENT AGREEMENT· 11
W.J'IlD<"IX'lnl"\I.~" '. ,
N
.CI .&::1' N
TOGETHER \ylTH the following described property m accordance with Decree
Quieting Tide an King County Supenor Coun Cause Number 86.2·22118·2 entered on
March 23,1987: '
The Sou III 330 feel oflhe Northeast quarter oClhe Soulbeast quaner ofSeetian 3,
Township 23 North, Range $ East, Willamctte Meridian, In KIng County, WasluJIgton,
EXCEPT the West 840.50 feet thereof, and
EXCEPT lhe North 165 feet thereof; and
EXCEPT that portion oflying wttlun the South half or the South half oflhe South balf of
said subdivision; and
EXCEPT Couoty roads
Serra Parcel:
Lot 2 and the East 164 fect of Lot 3, King County Short Plat Nlilnber-486011, recorded
under Recording Number 8703039001, and corrected under Recordmg Nwnber
8106260950, being a portion oflhc following'
The South balf of the South hal f of the South half of tho Northeast quarter of the
Southeast quarter of Sccdon 3, Township 23 North, Range S East, W'tllamette Meridian,
III KmS COWl!)" WashiDgton,
EXCEPT County roads,
AND EXCEPT !he following described parcel:
BEGINNING at the Southeast comer of the Northeast quarter of the Southeast quarter of
said Section 3; ,
Thence Northerly 6S.00 feet alon, the East line oC said Seetion 3,
Thence North 87°49'08" West 61020 feet;
Thence South 01°25'02-West 65 00 feet to the South line oflbe Northeast quaner orlb.,
Southeast quarter of s8Jd Seedon 3;
Thence Easterly along said South line 610 20 feet to the P01l1t of Beginning;
(ALSO KNOWN AS Lot A, Kina County Boundary Line AdJustmeDt application
number S92LOI03, recorded WIder RccordiDg Nwnbu 92091 OlOn )
TOG ETIIER WIlli an easement for road and ulillties over the Southerly pomon of Lot J
as disclosed on the face of the shOrt plat.
EASEMENT AGREEMENT· 12
1Y1""",,~'"I .. n·~I"· •••
WRBN RBCORDBD RE1'I1RNTO'
Zeno, Drake and Hively, P.5.
4020 Lake Wash1ngton Blvd. N&
Suite 100
Kirkland, VA 98033
CTI-sl-llIa1'> -I
3
4. @
BUERENC& NUMJlERfS) OF DOCUMENTS ASSIGNED OR RELl.ASED:
C A.ddIbIwII1IIIIIbcn OIl NO 01 docuaItaI
GRAI'fI'OR(S): ! H1ldl'ed Sona
3
4.
GRAN'I'EI(S):
~ ItBS.IIl Partners, LLC, 8 Waoh1ngton 'Limited LubUlty Colllpllny
3
4
ABBJUMATED LF..o.u. DlSCRlmON
[,m"UIUt' Blode.
Scclaon. 'I'owIuhIp'
Volume:
~.
Portlon of tot 2 K1ng County Short Plat , ~86017 recorded under King ~llDDUCounty Record1ug Number 870303900l
C CaqIIde IqaI ~ l1li pqI __ oIdocumai
ASSESSOIl'S PROrERTY TAX PARCEL ACCOUNT NUMBER(S):
032305261102 o ~_KCOtD1lIlllOlbCrt DIIp!F _f'II~
11111 c...-*'*_ IIr ... ...., JlI,Qrdr ........ ~ MI.Y. ne ....... rdJ NiUlllfbnnaaa. ,1Q\jd 011 U. " .... 1'IIe IbtI WIn not ,... ftIe .._._t to """ ... 1ImIIIt;J " _plat_ ., 11M IIIc1a1q ....,...... lin-.
" '"
D
CD c-.
Q a
CI
'" c
CD =
eo.. ·c ,1:)
I'll
RETURN ADDRESS'
leslie A. Drake
Zeno, Dnke and Hively, p.s.
4020 Lalce Waslungton Blvd I NE, SUite JOO
Kukland, WA 98033
WASHINGTON STATE COUNTY AUOfl'ORIRECORDER'S
INDEXING FORM (Cover Sheet)
Docwnent TItle.
Grantor.
Grantee:
AbbJ1lV LegaJ DtMnpuon'
Assessor's Tax Porcel JD#:
Cross References.
Agreement
MIldred A sam
CICAIlO lInE INSIIWG CQIIPN«
hIS ~ I1a 00cumn ~ _ ... cuslllnlr autesy
~ ecatD no _1Df
"l:CIIICYor_~
Ibocbclml
KBS m Partners, LLC, a WasJungton Lurutcd
Llabtbty Company
That portion of Lot 2, K1I18 County Short Plat Number
486017, Recorded under Kmg County File Number
8703039001
032305926902
SlteaddRss. 14S148£ 10000Place
Renton, WA 98059
The AudJtorIRecorder will rely em the information proVIded on this form. The staff Will not
read the document to venfy the accuracy or compJetales& of the mdexmg mfurmanon
proVIded heretn.
"
cr
CD
N
CIo
Q
c::t
" c
CD
CD
IN
'0 .CQ
IN
AGREEMENT
Parties Mildred A Serra, her heir&, 8UCCeSsorslJld assigns ("Sem") and KBS m
Partners, LLC, a Waslungton Umited hability company, and lor assignll
("KBS,,)
Date JuJy;ll 2002
Recitals
1 Serra Is the owner ofcertmn real property located at 14514 SB lrr{Jl PIau,
Renton WA 98059 (the "Serra Property")
2 KBS is the purcbaaer UIIdcr certain purdIase and sale agReJIleIlts of
certain real property adjant to the Sara Property (the "KBS Propaty")
3 OS Intends to obtlln approval for I formal subdivision or PRO for the
KBS Property
4 Scm aureutJy acceaea die Serra Property through and oVa'the KBS
Property (the "ExlstIn8 Access1as shown on the attached Exhibit A
S serra desires to 11M access to the Serm Property throuah and OWI'the
KBS Property as shown GO Exblbit B (the "New AcctS8")
6 KBS Is wilUDg to provide meb access laxmling to the following tmns
aIMI condittODl
Ap!nent
KBS shaJJ provide Serra with access to the McC1elland Property through
the ICBS Property ulhown 011 ExIn'bit B
2 In addition, ICBS sballlftSIIJI asphalt paYIng over the south 30 feet of the
Serra Property as shown 011 the attached ExIn'bit B
3 Upon DS ptOVidins the New Access to the Sara Property, Sara ~s
to rdlnquiah any aDd all atements or other rights to access the Serra
Property over the Bxiatins Atc:esa, whether sucb nsbt arises by express
IJI1III1, impIiCldon, ~ or otherwise Serra agrees to aecute any
and all documeutB I'1II01IIbIy required in order to 8¥tinguish the Bloating
Aooess
4 KBS reserves the nAin itt sole disaetion, to revise the subdivision or
PRO so long as such mision provides Serra with access to the Scm
~6'r ~I.~ ,J (IV ~ l f1'1"of
10
CD
II:)
. ,
•
Property over the KBS Property Serra agrees to execute any and aIJ
documents reasonably required In order to effect such revtsions
S In the event that either party employs an attorney to enforce any oftbe
provWoll8 orthls apment, the prevailing party shall be attitled to
recover ita cosu.lidgationa expenses and attorneys' fees ina.u'tld In
connectJon therewith tom the lIOn-prevailing party
KBSlD,u.c,
a Wubington limited liability
company
CHICNiO nnE IHSW.HCE CCMIWf1 has _ JIll docll1Wt II
nard a a CUIIIIl1II CIOIIIaJ
andlCQllOna.""
IhIIIlW'I fI_"
1111 doClIIreIII
... :,":.!. .-:l. '" 7
",'/</""'?/"/')~(@
{'(:~, .. r.''':-'''·:: .• ~> •• /:'::.: ... / .••.•• /~.. .. "...
BOUNDARY LINE ADJUSTMENT NO. LOOL0089
A PORTION OF THE NE 1/4 OF THE SE 1/4 SEC.
KING CO UNTY •
03, T. 23 N., R 5 E., W. M.
. ~~ . ..,. ,.,l)EC~':{l(j:N:·\ ./. ._"", APPROVAlS: .... a ,'" ,-,: .' ••• -'-~ •
.... -•. , _ .• , ~/'U. -BY THESE AA£SENT~S:TH.ll ..r It£: tHlERSISwto llIzIw:.."ont .f o. .. l_nt """ En.tronento1 90"'1<03 --lSI [If ~ LAND .ilf'lEIN DO r«RBIT MMf ... .....'<T,:'. ~ LlllS AD.A.ISlJII:NT T ., 1HT l~ '.: ./ .."",Dvo;9·tI\l. ____ day Of (' 10 .... ' A.D .. l!IIOSo<'" ~~~~:~~~ .r,;· ... ,,/ ~ iWE~nEFliEI! CIlI6BIT 3IitAI:CllflOOICE II!TIt THE:: t'" <" ..... ~ ~ DESIRES OF THE aMfrER (51.;' IN .... nNESS."'1fHEREDf' lIE HAVE·:: ~.. ~... ......... '-SET OUR HAIUS .o+tQ.~. .,' :~. ." .;. '~,,:, .'lI ,,:.., .j' ~rrunit
• ~' .. :: \.~,:,." ... \, ....... : .... , .... , .. /' :.:,:/" ,l"··" ..... ~r ~ a:;::''''' .~,,~6tJ1v101an.1IlJ£S
~"~,, ·''' .. h.··· .,:' .",. ~1ne:t ~,'!"~~t'lII"t~aay of "":\;l1&;t1"1-'--
Mil",. • ., ~ .... ".,. .::mounl.~;;' MiiDSt$v _ D4. 924'l f~~:s.:lw.l ~~~~' ./,.i: ~,g;;;:;" .. ,,/' , ... ,·jjz'),:1JltL ~!")I
WASHINGTON
OLD LEGAL DESCRIPTIONS:
un C (TA.2 IWIZL. CIJZWZl.~
Tit[ ~~~ Im1H ~:gJ: nc~ =:~ ~ £ASt. ~ ~ '\.. «till auot't.
urr I: (TAl P.-s. ma:s.me
ne Gmt N1I' tr' It<< tamt ..., at fl'lr: Dmf ttU..P' ~ ne N:ImI!dT ~ r:r '1M!: SI.I1'tr..ISI" awm:A Ir !!ErT'ttIf .s. n.eaP' e CR1l1. fWGf!l HST. tal..l.AETlI: IIIII!IUIJlMI. Df m:..rm:.r.. ==~ _ .. fOI.I..OG:
ESDImC AT It fiIaDtr 0rI 1'HI! IIR1H lDE IE aA%D ~ :m~~ ~~ ::rsm-~ ~~lECttDM ~ IDnM B7 "37'311" teIT ~ atom .a!H LDI! 121 FEn:
Ii ~. " ~,_"i ~Siu ~or ": •. <, 1:-.-:,... ~ .. ,.. ;.-'-: .... -:~ .. , .,..... ''''s) :.: .t.:..I..... .... LCT 1:: CTAZ ~ c:IZ!I!L..SI:IM
Stete of bSn10gton ) • .. ·-·.;o~~~-t:l1'jt". for L~10n '~.~:~ ~t) ,?' ~~~~m:Dlt...~D ACKNOWLEDGEMENT:
'~ ~ .. )SS CDc. tao.a" It C!:q1ta nat ~ee that Ute !DU ~ •• -...... ., Cou.,ty :It JDlA.C:nuu ) .::..... .111 #a ~lt=le t= O'~.Ja:tten~. at" in ttl8.~"utur~ .... :~· .... <' ~ 1I:1&IIS. _'to~::":: • • :' '':.;. ...,z:::::~ Tftc hpl tren:stC'" u.r tr,. pr Y-RI!It De dt=!! 0, I' ••• 1 '._ .r.~ h ttl to certify .-th.a: ~ 'itnl ~ .Day of uDerita lDitruaan't:':.'UDln.B a 1 tne 1bts napt'1n aN ... = '.:..;._.~ .... -l.Jllt,:l: rru~ rna:s.~~" -;;:=9':~TI;;-==~:f.·'';;· =;:-=~ '~cre ce. the &.rn:2er' Uw --o~... .1-' .\' .. :' '~ .... ".~ ~~=-tF ex. a:urry ..an ~T ~ 11: p~rsDn81hr:.8=r.reu __ ":1. ,.... ,':: .~... .. ••••• , ....... ,.,.. 1.1Ji9-~~ ~ 1I7tI:JI:lS:ID1
,: ;,~.1!t8 t""~"'"tc ne~ lb .. _ ;i .. /.: .... I"·' '-':IDIlTlT: .I:~ ~tuB3I ~ ..,
pr,-atl1\ ts) .no ... a.rt.e~ tM;;g~{'Ii a:nicdlon snfl "!'" ." .:. • •• ·--.. ··~tt'DBE'ltet .n.,~... ~ t4U'tAaJt.m.~ tf~"!.~ i.o M' ttlat ffSgn.ea tna::.s.ace a. • ': ... <"' ~.. .... ..~ WIllI ~_' TItl.Ijt'uIJ::' aurn , aa.A'f , frae ~ vtJhmt art. ~ O!'eO fat. the use~ " ~l ..;.-:,............. eAUe ~ :0.... Ut~1 ell tWDI ZI. mal':
""" """poses ,i1"'r.ln ee,\!fi>nea.}" .;;. NOTES: ':.~. ~.!!fittJ"2.-!li 1'UT "'~cI"'lEC"'Ii1..'" ~ ..,ltn.e:~~y nand a:*l Dff1cl~ .. eeal th~·aa ... aM yeer .: ................ ;!. ;;rof"~'i ~ ~ tII~ COI;IIftY. U,..at a1JD~.·""ltten. z... .= .. ! ..... ~ ......
.i .... ".. . ...... ' • :" :~. . .. -· .... I •• ~~=... 1) ~l~~ ~an ~! ~~y~yf"'ra:. :~~t~d:t' "':',"1\1 :',' ~'1. .' J~"'c. ~ir ... ~ '-.:. U'.nnUa1rm~.t.I"ltb1tlcn .,Steas ana eppurt.neDC'8
• ~.ReUC J t ':::. ~~tr~~r eMsC;;1~~~n.~~ a::er I ..... 0« d~~ i No tor, :f not pr~ onougn Infar ... U"" tD g'8IlhtcoUy _'et ......-.~_.. ...~~~.!. ~::: " ....... _~~t 0.."1 tftt. WHey.
~-=~~~~~~ .:.. ..... 2J ~j=f"~\D dralnUeld cma.-nt. tn. lD:Ca'tUm Df wnltn
\..... .:1' cannot be~crnlca,u, ~te::l on tnls survey. par --=saa.J .
, • .:-t' /' ........ =~g ",. ~~.IID. SlI2UIIQ] fU'" _
_ •• • .... ,1
1 :.~. .,,: ..... 3J su%:im~: tov~ .. "~1tl restrlcllona. et al. ·h.,_._'· .,: .~~ amtelutr'tn t\:tng ~b~~p.t lID. _.,. 1110 •
tQ;II(tlIEA tant ..,. DaBIEJIt RIll RMZ:I .., urtLITt:£S DftR 1M! ~T flllilRUm. CW UlT a oUI ~ QH ne FACE. tr _ eaAf A.AT.
• -!. under re:card N I'm. • '\0 ..
'\ ·:··,···.f"~ut m.i~ ~., c:onlIlu&.. of ~g ~Jy lI:>unao,y .:::,',. ~g~t .!f' ~~F 111.~~""a~~ ... tDt'~\n; no. ·:·:·\ .. ~'··~,~:to resrli'iatl~~~no ... ~ .. tlarri:~tal~1n ... ·~~ .. :. ,r"".¥':1etnorn ~.I~_UroOJl·Cn»apy. fU •• unO ..... ~I1!ng
ratI. • .:r:o''' . .~:: .::!' .i .•• ' .... ~ .. j, ;;-••• -.•.•..•...••
6) Subiel:t"'.tJl ,.~ ... asn~enenC8: alJr~nt Irytf"teNS ~t'lne.a ":. In lUng eoctmy ~t PI.~''*'. ~t7. (po.~· ,.eo~J.oA..... ::
:'!:D. £J7 3D3iDOS. '.~":: •• :!' ,:: ... s· ......... ..:-H :-:. .. ....... , ... , •• n SutJ, .. tt to. Dt1DUlle .. ·fance.~Itm:roa=-nt as plstlQS~' em ::: .... -.. ,,-" ""':'. ~ .... --~-"'~':',i/',(:"::"'<{;:>·,;:'<3~:.)/'· .. j;·-"··,"';;
un~
t.o _~~wn to De t plI~n(.) W!UlI oxaeutelt tl.:o;ftl1n; dedScation and ;'U,\li-"rr:e t:n~ y~~~, y oc a:~;:~d% s: :e.
end pW"tlttsel t.neN:1n aenUaned.
~ __________________ ~
RECORDING CERTIFICATE: . LAND SURVEYOR'S CERTIFICATE: 4 Centre ~ V = ..... m:-sg,,'Oa ~N. ' .. ,!1M ~ing~. ---t!d8 ~ U. ____ CII'TCllr,....... ~ _" Pointe (26.3) ... lJCIL........ ..,... _ Par~ .:-,: '?
ru.. ... ~ DlJII ~_., r~ aq,.,L.L!.. rrcr 1ft"UUzrt taanrww.a.m.It8ttIl=:l~"", • • :r:. ::125Q5 eai·Re.a RG8G '24~i· e. .. u_I£l."'_ .. ~ ..... _.. l~ t C!-.-.eymg ··,:, .. ,'· .. l1-"·:-!I!lcos:;<'
-L...... I " ./ _ 5 !CO.tta ~&U y H Lusan mi; CO~ :'vfAsmN~TO~1
f'lL Ite:o&< Woo 1\9 ' l.L1= j I ~/= .-.1 03. 2000 1459 ". .: .. ~ ---, ~-.~~ ................. ..... DNA SHEET 1 OF a.:
...... ---:-.jj
,!·-·"-·V·:·
:J:
'://~~:'~"'?/"'~;@: BOUNDARY UNE ADJUSTMENT NO.-~~OOLO089 ,...::-:~ .,.' ,. : ... ' n
.J::' i/" .:.// .. //',::,~ A PORTION OF THE NE 1/4 OF THE SE 1/4 SEC. 03, T. 23 N .• R 5 E., W.M.
if' :{ ./' .;" ..:':.-f .. ·····.... KING COUNTY. WASHINGTON \~~..,.., .... '.':: .. ~~ ...... -' .. , .. <>:/ ... :/·:·~·:~lJ '.:.) " .... -.. ' .... ,':. ~t ler carm:r Stt. i
-.... -:.:" :F I .".-,t.. • ... : ... -~~f'DRIN~~T· .. ~;..,···'-'.,";I_. ~:n:,~·l:rtD·~·M. m :;: .,\' 1:"'\ .-::r CREAn: • ~ltlrll CftIDIWP. "lItE u:rr ......". .~ 0/1 8 1/1 aonuMnt 0.5" W of .... x"'" cu ~.:.. .i: .~ :: ~-~~ 1~ ~, : ~4114 Of fen:e PDBt • t.o;» of dUn. .)
·· ... :-rr !.p='J ... ..;": .. :'? i'''t.· ;,r ,I #,~:. .(:~·::7T . .;;: .. ; .. ;;;;:~. L. a.
.. --i .. ,. \,.". .. .. / . ~L £-" ¥'M_ ':"'1 ,," ,r 1 l~··'···--"i·i 1 •• / ')'7 ~.t;';;:: . (
s· ..... _ 1"''',,-, 1_"
..L -LOT X":·:'::J.·
....
I ,
.. ""'"
Notes:
II
21
3)
~t~tJf"~:;l~ ~~·cl::t:~!~~Jl~~~ing
entered on Nar~ 2'3. 1387_
There u a gap bet.ween the north 11no of thO south 169 feet an" the ng ... U\ lin., Of t<ing County Sibcr-t Plot teo . .eSSOl1. wt\:cn tile!» platted to the aU1)-Oh1s1an l1ne. Tne north 11na or tne aoutn 165 feet .as nel~ far this ~~or"'~~H!u::S:'~~_~r;,&-2_
anteNd an MaI"dl 2J. ,9S7 .
A cnuer-ent .CC"tlon Dreil!liC.ODwn wa!I useO fOf' tnll BLA uum the ~"t1on Dreetdo'lllfl used
, r'\~
l.VI LOT Y .
I
.,. Sautl>e_ Qlf'ner SU. ~ .::' ·: .. ·."..hT!CP. 23N •• Rng 2 •••• ". ,-,-founa mnuant. 1.n.CeSeC 2
.... : .. !;. .:.JI .. :4' ................. ::. s s
~ <>
/::"':ll~ ~. ft' .. " ,,~,,/,.
... :" ..
, •• t:·:·
o 100 COD ! • !
Scale:
1" = 100'
Easemerit. .. No~·~~.···· ./:,:-./,. .;[ ........ \ I';"'[;gEind:
U An .. eant f~r"~:~ ~oy..ai~~u r::6~"'~celi: .~".~"".: ••• ~nt found. Yisit.e= Qetaber 15. t99B
rn1t1 laseeent 11 a-blahlteJ:.----= e.crcs .. :t1W .n .... · :: :: ;..' _ .... , and t. NIt plDUaDh. "lI"'"n~f.Aae. ~ 1!5D91=,~. .:" //e .Jts~~ig: ~;-:~~I( cap lIU,_d
Basis of Bearing: "',.:<:" /,i" i/:' ii" ./':::>-":' ";;:."~ '\1 ./, .. :, .....
nsntngtcn Stete l.aII:Det't Grla-Hartn Zone a. Cleterct.l'baq,. _: :} ~':.' ......... • -I:. :: ;:,; '-..
oy &P5 Oll ....... tI"". . :r .. , ... ::;.'" ~{ f ... ::::~'·.,.,,,ii·::,/·· .~'.>--........ ::~:.
r.s.:.J ...,..,r.J. IIIIIICI!I... • . .
Pointe (~) e5["~'" --. .,' .' '':''
.... ·--.. ·1·;-~ (! .... for the original St-.ol"t Plat. Th15. ono th. use of proretion. azpl.lna ttl. difference:) 1n COM COUT"'Oes bet~en the or Igina J Short Plot ana ttth BL'. •
Centre -.; eq, .. -SouIII .,: "',NE-S~:o3. 'd3N B6E..~'WY : .. ' 1_ Pat-~ :Y ~:.~
t'._. • ':,:.. .,'12505 B~ Rod /lOll! t2~'" "":"'! ~UI. veymg . ":-;;' EIoI1~ •• A .:·'lIBoas .~ ~
tIIIL.e~n
tolS9
KING COmrr.x,/WAS~GTONl §
SHEET 2 OF\~
.'\\
'''1' ;,'
/"/:"~:.:§.?/ .. '/')~ BOUNDARY tiNE ADJUSTMENT NO. D~OOLO089 ''-'-::'1
.. ..,., .,'. / j~1 A PORTION OF THE NE 1/4 OF THE SE 1/4 SEC. 03, T. 23 N., R 5 E., W.M..
if" if r·'·:· /' ,:/ ,i' .. -..... _ KING COUNTY. WASIfiNGTON
\,· .. ·~·'~/{~::>~k><·}>::~:;,·) ~(/~?/'-.-/ "'" 1-~ _ 1
.. ...._ ,.-;f <' • ;1'... .,. Top. ~. !iE •• II.M •
• ", -•• ,' , " .... I' K"-" ~ t --.~~"-~"-"-"<:::~'~""'~~'.~::~<~~;~~~~~~:"\ " I ~/
......... <: ... llC! :~Aab~ .oM. ",' 'l~t. j.:' ~ I,· '\;:~... Eat ~~ ~ Sac. 3. ~ tn-e2::1I1ae:ltl ecimjitc ...... :..;;. W .. f ... ~..... ~~;. ~.~.". ~.r-1'~,} l~. tl.' ""'211" i41 ~ ____ .'-_"-·,,,,_t 0.5· II "~.Ai " c·
.r"·'·:,:.. F-----~ __ ''=='":''' rJ;!}~ .,,~.~.. ~~. Cll!lt I tap r' -14?
.... '" ""!:. 0::. 2BS7 25' -----:i'--:;:' --."--__ ~-~ ~ ~ ~
....... .~'Io":. -'::~ • .r. • ..... .1 ... • "f' . '"": T ~ ,L ~ .:" ':':. . •• _ .. _...... ~,. ~' ••. ····.1lIiR.llt: .... _.... .if ~I' ,"
o ~:'. .J:.~ .. \; ·':t\ .l~ ... "".</~ I ~/ :. .... ~~} }~.'=' ./l / .. l I
! 2 ! . .:1 !! i -.,.... ·,·r ,., .,i' 1
;.=i /" .,/' .. if /f"::,,· ..... -... :.? :/"··fS.·! :t'" Scale: ,.:' .". ... , .. -.-....... ,':,. I "'-.".,.,.;., iii..' II .• ,1' • . ri." ":""5"0" 0' .":.,, .:.... .\" f· ". ~
i:·:",:.;", = I 'I.' .. ~:! "'.,:. ............ ':~ ~4j _ _ 3i I~ . ::
'S:... ,1 .'. .J .. ' .:. ... .. -.......... r SS7·G·15";~ f3 .",""'.-...... -:f ;,{ .:",~"~' /}4 o:,/,J"·· ".'\:':.~":;. . ~ I .2I5cS .. 07-I ~
Surveyor's Notes: '\". .., ..... <" ...... <,/.. ...<" ..... ···t. ff .,," ... ,....... I! ; . ;
t) The ~t canU"a) &hOwn for this 1I-it,t IIQJS ~1tstCd ~I ~ ... ~ ...... •• ••• lIB -.. 1-:I IbId trawe:ru utiliztna • one-(1) ~-t:M=1ttc:,~ Sa..;,: .~. ,,:"r.. ... CD ,.. z [De~t::-Az:1"~~;l0l~~n=ml~~Stet:lg ~..... ~'. ./: .~l ./ ...... ~: .. :.. South ~t.er comer ~
101_1 Paslt1Qft1ng S,.taI (GPS). Ll .... ' """ en~)O.. ". .,.... . .':... .,. ,-.: ,1 .,' .:,.. t Se1:. 1! T-e. 2311.. I!!! I clClS1.tre Of tna traversea IIHt tne atsn:aarE!S of WAC •• ~':-;;a' .:... ..,':-J. .:': .:" ..... 100 f.'G;.,...a' cu.':' t:auncs
21 ~=~ t .... <.hIlS. """"" eo, ... "t on <.ht. 8tU .. "',.''' •• -•••• ~... /.:. l .. /. .:=,'. /" ~ .~~. , f Qn1t:bea Wftid1 ere .~.1t11. 01" ne.lpg Yia1Dle eUdlllte ;..... ... , ....... :: .:' ....... __ .:.
Dr 1,. lnatall_U.on are ano-n Mreon. "~" .i·· .::' .;: ..... , ..... t! ~-~~--=e-~.----
3l ru~ ~=:tlr~=~Im·\~!:Pl'~~\~~t2n~~:· .. ···· ... 4 ... _ ..• ~:;: ::i." ./0 .,........ .i: ..... ...,... ·~t CD1"ftU sa~o
auI"\'ItY. .:~_.: •• ::-,'.:' :." .-t' .... '.!! .i:1:m,~~· ~.'
4) Full rw)1Once tar le;81 Qntr'lDtlmls and raeGJ"daa ••.• .,1.... ..'. .~ ;... .i''' .,. ~,,,.. • ':' • • aSeeEnte naft Dten plc:ad on tl\a title ~t fl"Oa ':"., .,. .~..... .: ~... a ... • ••• f' .. -:' .. ~ ntle Iasurenre eo.;.nb CDatt.nt DJ"12e1' tom. • -'.:"r 4":' .:... ...... .;. .1: .-:.:. r_~" da...i:Goa"':: o~.,s.m: DO%llUanel :!: .:1' :0../. .::. i~"''' .:;~~"t':\i i} .::! ...... :~ ....
••••• ". j,'" .... .....\: 0""0-':> ::.. :,;;. " ~~'~p~~l~::. 1In0wt) I'tere:on are aa~i2 Pf!T"P.ncttular •• ;. ..it" ::': ~~: .;{ ."::,,...... ,/ .:o.l· .!~:.f'~ ............ ':.:.
......... _.:~.... ~~. \!-:.,._ •. -tC:._ '.1".;,,1'-' .:..... " .. _ .. ,. ..~-:.
Legend.:
• -ItanuMnt round. Yl.alt.e.c OrtoDU IS. S999
• ••• fettar wltn red DlasttC' cap atupad -u 2233Er to DI! set..
::::==:::::;;:=::; .. ~" 1 AU a: .1
5_
.... Iw 03.
I· • sao'
N l.a1'e!III
1..s9
KING cotfimr.::,iASHJjG'fOl{~
SHEET 3 OF 5.,.
(
, ,
IAlgend
•.... ,., I111III'* 4.
• ·tl'll:l:'.:. .. ·" ...
.11 ,., ~ IU~~U U~ l~~ \ :, .; \ .
" I
I.
'.
I _.1 ....
• ;s~~~I~
I r _.-.J I~
I ~ of
" I ijf..i~
c
CD
C
'0 .0
N
EXIIUUT A
KCCLBLLAND PROPERTY
Lot) ofKlr& County Short Plat Number 48601" recorded under Retarding Number
8103039001, and corrected by AffidaVIt recorded under Rccordmg Number 8706260950,
together with the West 428 00 feet ofthc South 3)0 feet oftlle Northeast qllnrtt"l' oCthe
Southeast Cluarter of Section 3, Townslup 23 North, Range S Easl, Wlllamene MeridIan,
in King Caunty, Washington,
EXCEPT the North 16S feet thereof;
EXCEPT that portion lying whJun the South half of the South balf of the South balf of
said subdIvisIon and EXCEPT County roads,
IN ACCORDANCE with Decree Quieting Title in King County Court Cause Number
86-2·22118·1 entered on March 2J, 1987:
EXCEPT the East 164 feet of said Lot 3.
(BEING KNOWN AS Lot J oCKmS County Lot Lme Adjustment No S92LOIOJ,
recorded under RecordUlS Number 9209101022. and other property)
(, ,",/IuD lUI E IllSURAlICE cot.fNIY
tiM p.XBd Ole ckm'ent It
ru.on! IS a castamcI 001fI.ay 0IId dCCeI* no _ fir
1'lII=ncycr_ot 1I'f-.
Luck Parce~t
Parcel A.
The North 165 feet of the South 495 feet of the Northeast quarter oftlle Southeast quarter
of Section 3, Township 23 North, Range S East. \Vlllamttte Meridian, in King County,
Washington.
(No RoG<! exception has been noted In this descriphon for POlCel A)
Parcel B
The North half of the North half of the South half ofw Northeast quarter oflhe
Southeast quarter of Section ), Township 23 North. Range 5 Eas!, Willameue Mmdlan,
In King County, Washington;
EXCEPT that portion described as follows.
Beginning at a point on the North line ohaid subchvision wluch bears South OlG2S'Or
West 633.38 feet and North 89°37'38" West 30 (eet tiom the East quarter comer of S8ld
Section 3,
thence North 87°37')8" West along said North hne 125 feet,
thence South 0 I ~5'O2" West 122 17 fCCI,
thence South 87°49'08n East 125 feet;
thence North 01 OlS'Or East 121.75 feet to the Point orBeg_a;
Except the East 30 feet thereof for County Road.
: g (There Is an overlap of approximately 17 feet belMeD Parcels A and D.)
N
Yelland Parcel:
The North 165 feet of the South 330 fect of the Northeast quarter of the Southeast quarter
of Section 3, Townslup 23 North, Range S East, Wlllamette Mendlan, in King County,
Waslungtoa;
EXCEPT County roads
Bennett Parcel:
Lot 1. Kmg County Short Plat Number 486017, recorded under RccordlDg Nwnbcr
8703039001. and amended by AffidaVlt ofCorredlon recorded under ~nUng Number
8706260950, In Kulg County, WashuIgton, being a pomon of the South half of tile South
half of the South half of the Northeast quaner of the Southeast quarter ofScctlon3,
TownshIp 2) North, Rance S EBlt, Wtllamette Mendian, 10 K.ng County, WashIDgton;
EASEMENT AGREEMENT· 11
W\aIlGQCI\~'''~'_'''i ' 4,
TOGETHER WlTH the following described property In accordnnce With Decree
Quieting TItle in King County Superior CoUIt Cause Number 86-2·22118·2 entered on
March 23, 1987, .
The South 330 fccl of me Northeasl quarter oCthe Southeast quaner ofSettlon 3,
Townslup 2J North, Range 5 East, WllIameUe Meridian, in Kmg County, Washlllgton,
EXCEPT the West 840 SO feet thereof, and
EXCEPT the North 16Heet thereof, and
EXCEPT that portion of lying WithIn the South half of the South half of !he South half of
said subdivision, and
EXCEPT County roads
Serra Parcel:
Lol2 and the East 164 feet oC Lot 3, lUng County Shon Plat NlilnbeF486017, recorded
under Recontlng Number 870303900 I, and corrected under Recording Number
8706260950, bema a portion o(the (ollowlng'
The South half of the South half of the South half 01 the Northeast quarter of the
Southeast quarter of Section l. Township 23 North, Range S East. WIl1amette Meridian,
in Kma County, Washington.
ExCEPT County roads;
AND EXCEPT the following described partel:
BEGINNTNG at the Solltbwt comer of the Northeast quarter of the Southeast quarter of
said Section 3,
Thence Northerly 6S,oo feet along the East line of SlId Section 3,
Thence North 8,.49'08" West 670 20 (eet;
Thence South 01'2S'02" West 65.00 feet to the South line orthe Northeast quarter oldie
Southeast quarter of said Secllon 3;
Thence Easterly a10DS said Soulb !tne 670.20 (eet to the Point o(BeguWnB.
(ALSO KNOWN AS Lot A, K1ng County Boundary Line Adjustment applicauon
number S92LOIOl,recorded under Recording Number 9209101022)
TOOE11{ER WITH an easement for road and ullllties over the Southerly portion of Lot 1
8.S disclosed 00 the face o( the short pl:It,
EASEMENT AGREEMENT ·12
... . '® ODES
KlngCounty
Department of Development
and Environmental Services
900 Ollkcsullle Avenue SouthwclU
Rcnton, WA 98055-1219
December 19,2001
Bob Ruddell
KBS Partners ill, LLC
12505 Bel-Red Road, Suite 212
Bellevue, W A 98005
RE: Proposed Revision to the Preliminary Plat of Stone Ridge
Project No. L99P3008, Activity No. L01RE043
Dear Mr. Ruddell:
The Subdivision Technical C~mmittee has reviewed your revised plat and finds that the
revision is "minor" (KCC 19.28.050), and within the spirit and intent of the preliminary
approval. Based on our findings, approval is granted to the revised preliminary plat
received on November 13,2001, subject to the original conditions o£.approval and the
following additional conditions:
1. Per Condition 8C from the June 5, 2001 Hearing Examiner's report, Tract J
shall be dedicated and improved as public right-of-way, consistent with the
urban subaccess street standard .
.-.-... ~-.--
.... ------.-.--------------~ --" -.. _. --.. ----~.--
2. ! Tracts G and H shall each be improved as a private' oint use drivewa , and
each shall serve a maximum of two lots. Lots 14 and 15 s ave undivided
owners p of Tract G and be respons} Ie for its maintenance. Lots 1 and 2
shall have undivided ownership of Tract H and be responsible for its
maintenance. A note indicating the ownership of the tracts and the parties
responsible for maintenance shall appear on the final plat and engineering
plans. As specified in KCRS 3.01C, improvements to each tract shall include
an IS-foot-wide paved surface and a minimum tract width of 20 feet.
Drainage control shall include a curb or-thickened edge on one side of the
roadway.
3. Tracts D, F, and M shall be designed and improved as private access tracts,
and shall each serve no more than six lots. The lots served by each tract shall
have undivided ownership of the tract, and be responsible for its .
maintenance. A note indicating the ownership of each tract and the parties
responsible for each tract's maintenance shall appear on #Ie final plat and
engineering plans. Improvements shall conform to KCRS 2.03 for urban
r' " .,'
minor access roads, which includes a 22-foot-wide paved driving surface.
The minimum tract width shall be 26 feet with a maximum length of 150
feet. Since the proposed length of Tracts F and M exceeds 150 feet (measured
as prescribed by KCRS 2.09B2), the design of these tracts must be revised to
conform with the Road Standards.
4. A note shall be placed on the final plat which p.ermits the placement of the
proposed temporary turnaround in Tract B, a sensitive areas tract, until this
turnaround is removed consistent with the provisions of the King County
Road Standards.
5. . The "(Future Dev.)" label for Tract L shall not appear on the final plat map.
Per Condition 24, this tract shall be labeled as native growth open space
In addition to the above conditions, the following should be noted:
• Based on the requirements of Hearing Examiner Condition 8A, Road A
must be improved as a neighborhood collector from 148th Ave. SE to Road
B, and as a subcollector west of Road B.
• Based on the requirements of Hearing Examiner Condition 8B, Roads B and
C must be improved to the subaccess street standard.
• Hearing Examiner Condition 8E no longer applies.
• Based on the requirements of Hearing Examiner Condition 13, Lots 2, 4, 6 -
8, 10, 11, and 13 -16 are not permitted direct access to Road A or 148th Ave.
SE. (Note that Road B on the revised preliminary plat was identified as
Road C on the preliminary plat.)
• Based on the requirements of Hearing Examiner Condition 17E, the area in
Wetland A in Tract A which is proposed to be filled may not be permitted
to ~e filled. This determination will be made through the engineering plan
reVIew process.
• Based on the requirements of Hearing Examiner Condition 27, a six-foot-
o high cedar fence is required to be constructed along the south boundary of
Tract L, extending from the north boundary of the site to the west boundary
of Tract A.
..... •
,I,
Enclosed is a copy of the approved'revision for your records. If you have any questions on
this matter, please contact me at (206) 296-7168.
Sincerely,
Lanny Henoch, Planner II
Current Planning Section, LUSD
Enclosure
cc: Kim Claussen, Planner ill, Current Planning Section, LUSD
Jim Sanders, P.E., Supervising Enginee'r, Engineering Review Section, LUSD
ATTN: Bruce Whittaker, Senior Engineer, w/enel.
Shirley Goll, Office Technician II, wi encI.
Steven C. Townsend, P.E., Supervising Engineer, Land Use Inspection Section,
LUSD, wlenel.
J anise King, Addressing Section, Administrative Services Division, LUSD,
w/enel. .
,
~KING COUNTY V Department of Natural Resources
WATER AND LAND RESOURCES DIVISION
RESOURCE LANDS AND OPEN SPACE SECTION
TRANSFER OF DEVELOPMENT CREDIT PROGRAM
201 S. Jackson. Ste. 600
Seattle. WA 98\04-3855
July 24,2001
KBS III, LLC
Attn: Curtis Schuster
12505 Bel-Red Rd., Suite 212
Bellevue, W A 9800S
RE: DDES File Number AOIP0121
Tax Parcels: 03230S-9046; 032305-903S
Dear Mr. Schuster:
This correspondence serves as our intent to qualify your Transfer of Development Credit (TDC)
Sending Site Application (DDES File No. AOIPOI21) upon recording of the proposed plat of
Stoneridge (DDES File No. L99P0038).
The proposed plat of Stoneridge has preliminary approval to develop SI lots. A portion of the
proposed plat is required to be placed in a separate tract (proposed Tract K) for habitat protection
of a red-tailed hawk nesting site. The area contained within proposed Tract K qualifies as a TDC
sending site (per K.C.C. 21A.5S.130B.3.a(2)). The maximum number of credits Tract K may
transfer shall not exceed six credits, which is determined by applying the base density of the
sending site times the area of Tract K (per K.C.C. 21A.S5.1S0 A).
However the entire area of Tract K cannot be used for calculating the number ofTDC credits'
available for transfer if all or a portion of that area is being used for calculating density for the
number of lots being created through the plat of Stoneridge. Therefore the number of credits that
Tract K shall be qualified to transfer under the TDC Program shall be determined by first
deducting the area required for the creation of the number oflots recorded under the plat of
Stoneridge. The remaining area may be used for calculating the number of credits that may be
transferred from Tract K, but shall not exceed a maximum of six credits.
The Interagency Review Committee is in the process of reviewing your application and has made
the following determination:
Your proposed sending site property will qualify as a Wildlife sending site under the provisions
in KCC 21 A.S 5 for the TDC Pilot Program. Certification of the site is subject to the following
conditions:
1. A conservation easement will be placed on the sending site portion of both parcels
documenting that:
a). all residential development credits have been removed from the sending site
portion of the two parcels; and
b). use.ofthe properties is subject to provisions for Wildlife Habitat protection contained
in King County Code 21A.55.130 and in the conservation easement.
2. The removal of, and/or subordination of, any and all monetary encumbrances, including
but not limited to, mortgage or lienholder interest, mechanics liens and taxes due.
3. The transferable development credits may be used only on a receiving.site(s) that
haslhave been given final approval for additional residential density achieved through the
transfer of development credits in accordance with the King County Zoning Code
(K.C.C.21A).
4. In accordance-with K.C.C.21A.55.1S0 1., the determination of the number of credits a
sending site has available for transfer through the Transfer of Development Credits
provisions shall be valid for transfer purposes only. This determination shall not be
considered as approval to build a related number of dwelling units on the sending site
parcel.
S. If recording of Stoneridge plat L99P3008 does not occur within 6 months of the issuance
of this letter, a site visit will need to be conducted by TOC staff prior to the issuance of
credits to ensure the subject property has been maintained in its current condition.
6. The TDC certificate will not be issued until the plat of Stoneridge is recorded.
A completed TDC certificate will be issued to you concurrent with the recording of the
conservation easement. Per our convers~tion, an access easement will be need to be executed at
the time of TDC certificate issuance to ensure access to the TDC sending site for future
monitoring purposes.
If you have any questions about these items, please call me. I can be reached by phone at (206)
296-7817, by mail at the address on this letterhead, or via e-mail at becky.martin@metrokc.gov.
Thank you again for participating in the Transfer of Development Credit Pilot Program.
Sincerely,
Becky Martin
cc: Priscilla Kaufiilann, Department of Development and Environmental Services
Mark Sollitto, Office of Regional Policy and Planning
, " "
j
OFFICE OF THE HEARING EXAMINER
KING COUNTY, WASIIINGTON
850 Union Bank of Cali fomi a Building
900 Fourth A venue
Seattle, Washington 98164
Telephone (206) 296-4660
Facsimile (206) 296-1654
ERRATA REGARDING JUNE 5, 2001 REPORT AND DECISION
SUBJECT: Department of Development and Environmental Services File No. L99P3008
Location:
Applicant:
Appellants:
King County:
STONE RIDGE
Preliminary Plat Application
On the west side of J 481h Avenue Southeast, approximately between
1481h Avenue Southeast and Ilwaco Avenue Northeast, and
approximately between Northeast 161h Street and Northeast 181h Court,
jfboth streets are extended
KBS III, LLC represented by
David L. Halinen, Attorney at Law
2115 N 30lh Street no. 203
Tacoma, W A 98403
Telephone: (206) 443-4684
Facsimile: (253) 272-9876 '
Michael and Claudia Donnelly
10415 -14 71h Avenue SE
Renton, WA 98059
Department of Development and Environmental Services,
Land Use Division, represented by
Lanny Henoch
900 Oakesdale Avenue SW
Renton, W A 98055-1219
Telephone: (206) 296-7168
Facsimile: (206) 296-6613
The facts stated below constitute corrections to the examiner's June 5, 2001 consolidated report and
decision. They do not substantively change the outcome of the June 5, 2001 report and decision and
therefore these corrections do not require a new appeal period.
L99P300B-Stone Ridge . 2
ERRATA:
I. A. General Information:
Sewage Disposal:
Water Supply:
School District:
City of Renton
Water District No. 90
Issaquah School District'
!
B. Finding no. 5, Drainage/SEPA. Land clearing of the subject property has generated
complaints from neighboring property owners regarding increased peak st6rm flows
exceeding the banks of Greene's Stream and increased erosion and sedimentation. The I . examiner's June 5,2001 report and decision inaccurately suggests that this: land clearing
occurred on the neighboring Wolfe property. Regardless-as noted on page 5 of the
report-present Applicant KBS. III. LLC cannot be held responsible for thbse past
actions~ Of course, the Applicant can be required not to worsen downstream conditions. . I
That is the purpose of Conditions of Approval nos. 7 through 7.H., on pages 13 and 14 of
. the examiner's report and decision. :
.,
C. SEPA conclusion no. 1, page 9. The arguments a~dressed in SEPA conclusion no. 1
were raised by the Applicant, not by Appellants Donnelly.
. I
D. Conditions of approval no. 25, page 20. The number "31" appears for no:reason.
Please disregard it.
ORDERED this 8th day of June, 2001.
, Deputy
unty Hearing Examiner ,
TRANSMITTED this 8th day of June, 2001, to the following parties and interested persons::
Daniel Balmelli
BP Land Investments
PO Box 8205
Kent W A 98032
Bruce Clark
5210 NE 16th St
Renton W A 98059
Lowry & Dorothy Bennett
6234 -139th PI SE
Bellevue W A 98006
Claudia & Michael Donnelly
10415 -147th Avenue SE
Renton WA 98059
Gaius Buxton
14506 SE Renton-Issaquah I
Renton WA 9805?
Roger Dorstad
Evergreen East Re~lty
16651 NE 79th Street
Redmond W A 98052
I Although the "general information summary" of the examiner'S'lune 5, 2001 report incorrectly states "Kent School
District," it also adopts the DDES report which, on page 10, accurately indicates that the property lies within the
Issaquah School District. .
f "
-,. L99P3008·Stone Ridge
David 1. J-Jalinen
10500 NE 8th #] 900
Bellevue W A 98004
Christie Hobbs
10405 -147thAveSE
Renton W A 98059
KC Envir Health Division
Eastgate Public Health Center
14350 SE Eastgate Way
Bellevue W A 98007
Norm Larson
Centre Point Surveying, Inc.
PO Box 4416
Federal Way WA 98063
Virginia Luck
285 Sand Dune Dr
Ocean Shores W A 98569
Eleanor Moon
KC Executive Horse Council
12230 NE 61st
Kirkland W A 98033
John & Gail Palmquist
10731-148thAveSE
Renton WA 98059
Bob Ruddell
KBS III, LLC
12505 Bel-Red Rd #212
BelleVlle W A 98005
Richard & Beverly Wolf
14702 SE 105th St .
Renton WA 98059
Mark Berga'm
ODES I LUSD
MS OAK-DE-O) 00
Kim Claussen
ODES/LUSO
Cunent Planning
MS OAK-DE-OI00
David 1. Halinen
2)15 N. 30th tri03
Tacoma W A 98403
Robert Jones
1734 Ilwaco Ave NE
Renton W A 98059
KC Water District 90
15606 SE 1281h Street
Renton W A 98059
Robert & Cindy Leavitt
5303 NE 22nd Ct
Renton W A 98059
Linda Matlock
W A State Dept Ecology
PO Box 47696
Olympia W A 98504-7696
New I-lome Trends
18912 N Creek Parkway #211
Bothell W A 98011
Wayne Potter
17423 Topaz Loop SE
Yelm WA 98597
Bill & Mildred Sena
14514 SE 107th PI
Renton W A 98059
Rob Wyman
City of Newcastle
13020 SE 72nd PI
Newcastle WA 98059-3030
Greg Borba
DDESILUSD
MS OAK-OE-Ol00
Stephen Conroy
OOESILUSD
MS-OAK-DE-OIOO
George Hayden
10630 -148th AveSE
Renton W A 98059
Steve & Mary Keech
10403 -147th SE
Renton W A 98059
Judith Krenzin
10606 -148th Ave SE
Renton W A 98059
Teresa LeMay
Lozier Homes Corp
1203 -1141h Ave SE
BelleVlle W A 98004
Ed McCarthy
Haozous Engineering
14816 SE 1161h St
Renton W A 98059
Michael Nicholson
City ofNewcastJe
13020 SE 72nd PI
3
Newcastle W A 98059-3030
William & Debra Rogers
5326 NE 22ml CI
Renton W A 98059
Kolin Taylor
KBS III, LLC
12505 Bel-Red Rd. #212
Bellevue W A '98005
Emeline Yelland
10703 -l48th Ave SE
Renton W A 98059
Laura Casey
DDESILUSD
MS OAK-DE-OlOO
Nick Gille
ODES/LUSO
Site Development Services
MS OAK-DE-OIOO
L99P3008-Stone Ridge
Lanny Henoch
DDESILUSD
Current Planning
OAK-DE-OIOO
Carol Rogers
DDESILUSD
MS OAK-DE-OIOO
RST:sla
Plats/L99P3008 RPT2
Kristen Langley
KC Transportation'Department
Traffic and Planning Section
MS KSC-TR-0222
Steven C. Townsend
DDESILUSD
Land Use Inspection
MS OAK-DE-OIOO
Aileen McManus:
KCDOT I i
Roads Division !
,MS-KSC-TR-0227
Larry West
DDES/LUSD
4
Site DeveIopment;Services .
MS OAK-DE-OIOO
. I
.: '\
" ,
~,
L99P30DB L99P300B L99P300B
Pauline Anderson Chad Armour Dan Balmelli
10205 -14Blh Avenue SE Chad Armour. LLC 3617 -441h Sireet Court
Renton WA 9B059 6500 -126th Avenue SE Tacoma WA 98422
Bellevue WA 9B006
L99P300B L99P300B L99P300B
Mark Bandy Lowry & Dorothy Bennett Jullianne Bruce
WSDOT/MS 250 PO Box 330310 6234 -1391h PI SE 17023 SE May Valley Road
15700 Dayton Avenue N Bellevue WA 9B006 Renton WA 98059
Seattle WA 9B133-9710
L99P3008 L99P300B L99P3008
Galus Buxton Bruce Clark John Collins
14506 SE Renton-Issaquah Rd 5210 NE 161h St 15700 Dayton Ave. N.
Renton WA 98059 Renton WA 98059 MS 250/PO Box 330310
Seattle WA 98133-9710
L99P3008 L99P300B L99P3008
Claudia & Michael Donnelly Roger Dorstad Bette Filley
10415 -1471h Avenue SE Evergreen East Realty 19801 SE 123rd Sireet
Renton WA 9B059 16651 NE 79th Street Issaquah WA 98027
Redmond WA 98052
L99P300B L99P3008 L99P300B
David L. !-Ialinen David L. Hallnen George Hayden
Attorney at Low Attorney At Law 10630 -148th Ave SE
2115 N. 30th #203 10500 NE Bth #1900 Renton WA 98059
Tacoma WA 98403 Bellevue WA 9B004
L99P3008 L99P3008 L99P3008
Christie Hobbs Steve Johnson Kevin Jones
10405 -147th Ave SE 11509 -161st Avenue SE The Transpo Group
Renton WA 98059 Renton WA 98509 11730 118th Ave. NE Suite 600
Kirkland WA 98034-7120
L99P300B L99P300B L99P300B
Robert Jones Steve & Mary Keech King County Envlr Health Division
1734 Ilwaco Ave NE 10403 -1471h SE Eastgate Public Health Cenler
Renton WA 98059 Renion WA 98059 14350 SE Eastgate Way
Bellevue WA 9B007
L99P300B L99P3008 L99P3008
King County Water Dlslrict 90 Judith Krenzln Norm Larson
15606 SE 1281h Street 10606 -148th Ave SE Centre Point Surveying, Inc.
Renton WA 98059 Renton WA 9B059 PO Box4416
Federal Way WA 98063
L99P300B L99P3008 L99P3008
Robert & Cindy Leavitt Teresa LeMay Virginia Luck
5303 NE 22nd Ct Lozier Homes Corp 285 Sand Dune Dr
Renton WA 98059 1203 -114th Avenue Southeast Ocean Shores WA 98569
Bellevue WA 98004
L99P3008 L99P300B L99P3008
Linda Matlock Ed McCarthy Cliff McClelland
WA State Depl Ecology WQSW Unil Haozous Engineering 14410 SE 1071h Place
PO Box 47696 14816 SE 116th SI Renton WA 98059
Olympia WA 98504-7696 Renlon WA 98059
1*'
tJl"FICE OF TilE HEARING EXAMINER
"ING CCH.JNTY, WASIfINGTON
850 Union flunk ofCnlifomia Building
900 Fourth A venue
Seattle. Washington 98164
Telephone (206) 296-4660
F:ll.:simile (206) 2%·1654
CONSOLIDATED REPORT AND DECISION:
SUBJECT:
A. GEp,,\ l]IRE~lI~IDEi{Mlli~.TI(lli APPEAL n. AI'PLICATION FOR JlREUI\1/NARY PLAT
Department of Development and Environmental Services File No. L99P3008
Location:
Applicant:
Appellants:
King County:
STONE RIDGE
Preliminary Plat Application
On the west side of 148111 Avenue Southeast. approximately between
1481h Avenue Southeast and Ilwaco Avenue Northeast. and
approximately between Northeast 161h Street and Northeast 181h Court,
i r both streets nre extended
KBS Ill, LLC represeflted by
David L. Halillcn, Atlorncy at Law
2115 N 30'" Street no. 20)
Tacoma. W A 98403
Telephone: (206) 443·4684
Facsimile: (253) 272-9876
1\;lichacllllltl Claudia Donllelly
10415 -147''' Avenue SE
Renton. W A 98059
Department of Development and Environmental Services,
Land Use Division. represented by
Lanny HClloch
900 Oakesdale Avenue SW
Renton, W A 98055-1219
Telephone: (206) 296· 7168
Facsimile: (206) 296·6613
SUMMARY OF DECISION:
Department's Preliminary Recommendation:
Department's Finnl Recommendation:
Examiner's Decision:
Approve, subject to conditions
Approve. subject to conditions. modified
Approve. subject to conditions. modified
L99P300B·Stone RIdge
PRELJMrNARY MATTERS:
Complete 3pplicalion date:
EXA1vflNER PROCEEDINGS:
Hearing Opened:
Hearing Closed:
ISSUEsrrOPICS ADDRESSED:
• Drainage
• Traffic
• Flooding
• Erosion
• ESA
• Recreational Area
SUMMARY:
September 2, 1999
March 15,2001
May 8, 2001
A. Denies SEPA threshold determination appeal regnrding drainage and traCtic.
R Approves:J subdivision of 49 single family residential lots within a 12.75 acre parcel classified
R·4.
FINDINGS. CONCLUSIONS & DECISION: Having reviewed the record in this matter. the Examiner
now makes and enters the following:
FINDINGS:
1. Proposal. KBS m. LLC (the "applicant"), represented by David Halinen, proposes to subdivide
a 12.75 acre parcel into 49 single family residential building lots. With lot sizes ranging from
3,886 to 7.399 square feet, the proposed development density will be 3.88 dwelling units per acre.
consistent with the R·4 classificiltion of the subject property.
The preliminary report to the Hearing Examiner dated Febnmry 16,200 I, issued by the
Deportment of Development and Environmental Services ("DOES" or "the Depllrtment")
contains ns "Attachment I" the appl icant' s preliminary plat drawing. The same preliminary plat
drawing. dated October 9.2000. is entered as Exhibit no.7.
2. General Information:
Owner/Developer:
Engineer:
KBS III, LLC
Attn: Kolin B. Taylor
12505 Bel-Red Rd., no. 212
BelleV1.le. WA 98005
Phone: 206·623-7000
Dnn Bulmelli, P.E.
BP Land Investments, LLC
P. 0, Box 8205
Kent, W A 98032
Phone: 253-852-7527
L99P300a.SI0110 RldOB
Surveyor:
STR:
Location:
Zoning:
Acrenge:
Number of Lots:
Density:
Lot Size:
Pruposed Use:
Sewage Disposa I: .
Watcr SlIpply:
rire District:
School District:
Complete Application Date:
Centre Pointe Surveying. Inc.
33639 -91h A \'e. S.
Federal Way, WA 98003
Phone: 253·661-1901
3
NE Y.i of the SE Y.i of Sec. 3, Township 23. Range 5
Lying on the west side of 148111 Ave. SE.
approximately between 1481h Ave. SE and Ilwaco
Ave. NE. and approximately between NE 161h St.
and NE 181h Court irhoth streets were extended.
R-4
7.49
32
4.3 dwelling units per acre
Ranging from 4,500 to 10.000 square feet in area
Single Family Residential
City of Kent
City of Kent
Number 37
Kent School District
September 30. 1999
2. Shltc! F:nvlroll/J1cntal Policy Act On November 3,2000 DOES issued a mitigated threshold
detcnnination of non-significance (MDNS). 'nlat detennination required the applicant to
construct eastbound and westbound left tum lanes at the SR 90011 48111 Avenue SE intersection; to
clear vegetation within the right of way along SR 900 to achieve maximum entering sight
distance: to set aside a "Tract K" in order to protect a red-tailed hawk nest tree; and to perfonn
other specified impact mitigating measures related to the red-tailed hawk nest location.
On November 27, 2000. 1\1 ichael and Claudia Donnelly appealed the Department's SEPA
threshold detemlinntion. Purs\llInt to n pre-hearing conference conducted on December 19. 2000,
the issues oflhat appeal were limited to impacts related to flooding of neighboring properties:
impacts related to erosion. sedimentation. water quality and salrnonid species protection; and
impacls related to traffic salety at SR90011481h Avenue Southeast. Hearings on that appeal were
consolidated with public hearings on the proposed plOL which occurred on March 15.200 I. March
22,200 I. April 2, 200 I and April J. 200 I. Thereafter, the parties agreed LO a briefing schedule
which concluded Mny 8, 200 I. The pnrties \Vilived those KCC.20.24.098 time limits for f1ppeal
review to the extent necessary tn complete the schedule described here.
In its report and recommendation (Exhibit no.2), the Department consolidated its preliminnry plat
recommendation with its analysis and response to the appeal. In that report, the Department
made some revisions to its original November J, 2000 MONS, most notably by specifying a
seasonal conslntction pcriod for the east/west left tum lanes on SR 900 and a new condition
requiring the .. pp,licanl to install or to collaborute with other developers to install a traffic signal at
the SR 900/14811 Avenue Southeast intersection period. together with "an appropriate financial
guarantee 10 be posted prior 10 engineer plan approval." ,
L99P300B·Stone Rldgo '4
The applicant opposes that portion of the revised SEPA threshold dctcrmin;Ition. concerning the
traffic sigllal requirement at the SR900114Slh Avenue Southeast intersl·ction.
3. Departlllent Pint Itecollllllenilalinn. The Department recommends granting prelimimuy
approval til the proposed plat of Slone Ridge. subject to the twenty·eight (28) conditions of tinal
plat approval stated on pages 15·22 of the Department's preliminary report (Exhibit no. 2), with
the following l1lodilications:
A. Ited-Tailed Hawk protection area. Recommended condition no. 24 requires that Tract
K, be set aside as undeveloped open space to remain in native growth unless it is
documented by the property O\\llcr. to the satisfaction of King County, that the nest has
been abandoned for at least five years. In its final recommendation. entered as Exhibit
no. 35 in the hearing record, the Department indicates that the tract may be developed
through the approval of a future plat application. short plat application or plat alterations
whcn it has met that five year abandonment standard. but that the nllmber of lots created
in Tract K shall be consistent with the zoning and overall permitted density for ,Ire entire
plat of Stolle Ridge.
B. Grading within designated erosion hazard areas. In its final recommendation, the
Department adds a new recommended condition no. 29 which would require all grading
work on designated erosion hazard areas to be completed consistent with the seasonal
restrictions appearing in KCC 16.82.150.0.
4. Applicant I'l'slwnsc. The applicant accepts the J)epnrtment's final recommendation as described
in linding no. 3. preceding. except ror the following:
A. Trame Slgllal. 'nle applicant opposes the SEPA-based requirement to install a traffic
signal at the SR 90011 481h Avenue Southeasl interscction.
II. Tract I stuh street. As proposed by the npplicant (Exhibit no. 7) Tract 1-42 feet
wide--connccts proposed "Road BU (the central vehicular circulation spine within the
proposed pInt) to thc south boundnry of the subject property. Recommended condition
S.C requires that, "Tract I shall be dedicated as public road right of way and improved to
urban sub-lIcccss street stnndnrd." TIle applicant opposes that recommendation.
C. I{ecrc:ltlou area. Recommended condition no. 18 requires suitable on sight recreation
space to be provided by the applicant including appropriate improvements. TIle amount
of recreation spnce provided is recommended to equal or exceed 390 square feet per lot
as required by KCC 21 A.14.ISO.A. Note: Although the applicant raised concerns
regarding this requirement ,iI the outset of the hearing, the applicant expressed no
objection at closing.
D. Easthuund :lnd wcstboulHI left turn lalles. In the SEPA appeal review. the applicant
objccted to the language contained in SEPA·based recommended condition no. 22
which-ilt that time-made 110 mention of cost sharing with other development
applicants in the area who would benefit from the required eastbound and westbound left
turn lanes un SR 900 at its intersection with 148111 Avenue Southeast. The applicant
mcntionctl the proposed plat uf Astor Park. in particular.
,.
L99P3008·51one Rldgo 5
5. Ilrn!nllgc/SEJ1A. The SErA Appellants and some neighboring property owners express concern
regarding possible drainage impacts upon their downstream properties. "Greene's Stream," an
ephemeral or seasonal stream, emanates from the subject property. then passes through or
adjacent to the Donnelly. Keech alld Hobbs properties. Though il sometimes mny enter tvlay
Creek, it typically completely infiltrntes before reaching May Creek. This infiltration answers a
concern raised by SEPA Appellant Donnelly and some neighboring property owners regarding
potential scdimenlnlion impacts upon tvlny Crel.!k. Usually Ihere arc none.
In addition to downstream sedimentation concerns, howevCf. the Appellants ami neighboring
property owners also express concem regarding downstream flooding and sedimentntion from
peak now periods as well ns u concern for erosion and downstream sedimentation. These
concerns are based, al least in pari, on observed results from pasl land clearing activity on the
Wolfe proper\)'. 1115 importanl to lIote that Ihis applicant. KBS. 111. LLC. cannot be held
responsible for past <lclions of Wolfe nor can it be held responsible for solving existing problems
endured by downstream property owners. However. the county can certainly require the
applicant to adhere to the highest standards availnble in regulatory code if circumstances warrant.
In this cnsc, ODES recommends precisely that-applying the highest. most vigorous. drainage
controls and standards to this application. In so doing, DOES observcs also that Greene's Stream.
as it crosscs or nbuts the properties of concern (Donnelly, Hobbs nnd Keech) wns artificiillly
rerouted from its originol drainage course-an alteration that extends approximately 450 to 650
feet. There is no evidence that this alteration was achieved pursuant to proper pennits. The
alteration includes two 900 tUI11S. The Department obsl.!rves that. at present. the majority of flows
in Greene's Strenlllllnder non·storm conditions uppear to follow the realigned channel.
The evidence of rl.!cord strongly suggests thai, during significant stornl events. the (unpennitted)
altered course orthe stream bed and the reduced capacity of a 24 inch culvert at the northwest
comer of the Hobbs property collaborate to cause backups along the stream bed, resulting in
standing wllter upon tlie complainant properties.
'l1)e parties agree that none of the interior spaces of any buildings on the Donnelly. Hobbs or
Keech properties have nODded in the past. Keech indicates that. while the driveway 10 his
residence ovcnopped on one occasion. "sheet !low" of approximately v~ inch water depth is more
typical. Some neighboring property owners resent the King County Surface Water Management
Design Manual chnracterization of sllch flooding as "nuisance nooding". Nonetheless, as
indicated above. the highest Surf;lce Water Munagement Drninage Manual standnrds Ure
recommended. The Department concludes at page 13 of its preliminary report (Exhibit no. 2):
... l ODES]lws concluded that the development of the subject plat will not exacerbate the
nooding that the appellnllt ond their neighbors have experienced with the "pplicntion of level
3 flow cOlitl'ol to stOITIi Wilier rcte'lse5 frol..-. the pldi. LeVel 3 flow cOIHrol is the most
restrictive release rate contained in the drainage manual. It is designed to address a severe
nooding sirualion. With its applicntion to the proposed Stone Ridge subdivision, [DOES]
expects there will not be nn increase in either the depth of flood waters or the frequency of
nooding after the development of the plat. as compared with prior to the development of the
plat. Further. [DDES] believl.!s thilt with the application of appropriate release rates to future
development in the Greene's Stream sub·basin and the May Creek sub·basin. downstream
nooding in these basins will not be significontly affected.
" "
L99P300B·Slono Rldgo '6
'nle rather extensive drninage controls are contained principally in condition nos. 7A through 71-1
on pages 14 and 15 of this Rcpnrt amI Decision. Although the record contains significant
evidence ;jnl! testimony regarding the extent of current conditions. it contains nbsolutely no
evidence or expert testimony which would cast doubt on the adequacy of the rigorous drainage
stnndarcls required by condition no. 7. Appellant Donnelly testified that her motivation in
pl1rsuing the drainage issue is based on fenr Ihnt the condition nos. 7 A through 7H may be
inadequate,
However. as a result of henring testimony, the Department also recommends condition no. 29
which requires all grading work within designated erosion hazard nrens to be completed
consistent with the seasonal restrictions established by KCC 16.82.150.D.
6. Traffic/SEPA. The proposed development received transportation concurrency certification on
April 9, 1999. TIle developer will be assessed a traffic impact mitigation fee (MPS fee) and an
administration fee for each of the proposed 49 lots. That fee is based upon pending area
improvements to county streets. The amount of the fee is determined at the time it is assessed
(halfupon final plat approval; the remaining halfupon building permit issuance), The current fee
amollnt is $2,913.00 per lot.
Access to the proposed plot will be obtained from 1481h Avenue Southenst. a 21 foot wide asphalt
roadway with a 3 to 4 foot wide grass and gravel shoulder along its eastside and a 3 to 6 foot wide
gravel shoulder along its west side. Traffic studies in evidence indicute that 1481h Avenue
Southenst will be flilly c;lpablc of absorbing the additional 490 vehicle trips per day that will be
generated by Stone Ridge. However, both the Department and the SEPA appellants have
expressed concern regarding the odequacy of the SR 900/1 481h i\ venue Southenst intersection
nearby. The current intersection design does not meet the King County entering site distance
(ESD) standard on both the north and south legs of the intersection. Nor docs it meet the
stopping sight distant (SSD) st;lndnrti on the enst leg of the intersection. To nddress the sight
dist:mce problems. the Department recommends vegetation clearing and constnJction of east and
westbound left turn lanes.
The Department and the applicant disagree as to whether the level of service (LOS) for this
intersection should be calculated as LOS "E" or LOS ·'F". This question arose through the appeal
review of the SEPA threshold determination. Michael and Claudia Donnelly contested the
adequacy of the initial threshold determination. Responding. KCDOT recolculated the LOS
bosed upon 1997 Highway Capacity Manual methodology and software. thereby finding LOS
"F". The applicant. using 1994 Highway Capacity Manual software. found LOS "E". The
Department's calculation resulted in a SEPA·based requirement. supported by WSDOT. to install
a tramc signal at the SR 90011 48 1h Avenue Southeast intersection-a requirement which the
,ll'pl ieanl opposes.
The following additionnl findings are relevant:
. A. In its report to the Hearing Examiner (Exhibit #2) the Deportment states:
With regard to level of service ("LOS"). Transpo's traffic analysis concluded that the
LOS at the intersection. rollowing the development of the sUhject plat. will be at LOS
'IE", This annylsis wus based on traffic modeling which utilized computer software
that WilS the best availnble software at the time the analysis was completed. 'nuis. it
was aCL;l,;pted hy King County at the time Transpo's traftic onalysis was submitted to
L99PJOOB·Stono Ridge 7
the County for review. More recently, subsequent to the publication of the SEPA
deternlinntion for this project, an IIpdate of the softwaTe was isslll:d.
The application of the updated software yields a conclusion that the intersection of
SR 900/1481h Avenue SOlltheast will operate at LOS "F" mtheT than ;'E", when the
development of the subject plat is expected to be completed. As a result, additional
improvements to the intersection will be needed· beyond the elenring of vegetation
necessary to achieve stopping site distance, in order to bring the LOS to "E" OT better
as mandated by KCC 14.80.
Recent disclIssions have occurred betwecn WSDOT and KeDOT concerning the
natuTe of the improvements which should be made to the intersection to achieve an
improved level of service. WSDOT has verbally indicated (amI ill e·mail
correspondence) that the installation of a traffic signal is the appropriate method to
address the substandard level of service. Thus, this has been recommended by
lDDESl/KCDOT. in addition to the construction of.eastbound and westbound left
tum lanes and the vegetation clearing to achieve stopping site distance.
WSDOT prepared and submitted for evidence a fonlHllletter agreeing with this position
(exhibit !lOS. 22 and 50). In nddition, WSDOT representatives testified in support orthe
intersection signnlization requirement.
B. The Tr:mspo Group analysis of interseclion LOS was based 011 computer softwaTe
cOTresponding to the 1994 version of the Highway Capacity Manual ("HCM") while the
"update of the software" referred to by DDES in its staff Teport corresponds to the 1997
HCM. However, no change in intersection standards occurred.
C. KCC 14.65 describes intersection standards ("IS") as those standaTds by which King
COllnty will evaluate intersections affected by new development to assure safe and
efficient operation and to assure that improvemellls 10 mitigate the adverse impacts of
such developments are completed in accordance with the State Environmental Policy Act.
KCC 14.65.0 I O.C. In a code section title "Relationships Among TIme Components Of
The Integmted Transportation Program" KCC 14.6S.020.C.2 describes IS calculations:
Intersection level of service shnll be calculuted according to the lIIuSI recent Highway
Cnpacity Manual or an alternative method approved by the Department of
Transportntion.
KCC 14.65.020 goes on to describe the relationship of the integratecltrunsportation
program (ancl necessarily, intersection calculations) to SEPA. KCC 14.65.020.G s[;)tes,
<lmong other things. thnt "impacts illl intersections will be mitigated through the
provisions of KCC 14.80. II states further. among other things. that. "the pTovisions of
this title [ie, KCC Title 14, "roads and bridges") do not supersede or replace the
provisions of the County SEI'A authority as enacted in KCC 20.44."
D. KCC 14.80, "Intersection StandaTds", stutes as its authority ilnd purpose, in part, "this
chapter is enacted pursuant to the St(Jte Environmenlal Policy ACI. KCC 20.44 and RCW
58.17 and the King County Charter as a home rule county, A.I1icie II. Section 1 I of the
Wnshington Slate Constitution." KCC 14.80.010.A. Further. the Intersection Standards
chapler defines Highway Cnpaciry Manual:
, .
L99PJOoa·Stono Ridge '8
Highway Capacity Manual means special report 209 of the transportation research
board of the Nalional Research Council. (JS cllrrelllly (III/ended.
E. KCC 14.80.0)11 defines signifklllt ou"erse impacts regarding intersection st:mdards. a
matter nOI disputed in this casc:o TI10\ is. the parties agree that if the roadway intersection
that provides access to the proposed development will function at a level of service worse
that "E" there will be a significant adverse impact which must be mitigated. KCC
14.80.030. Rather, the parties disagree as to the method o/cCllclilati()/l of the impact upon
the intersection al issue (SR 1)001148'11 Avenllc Southeast).
F. KCC 14.80.050 providcs for interjurisdictionn1 agreements. It states. in part:
nle level of service stnnt.lards used in such agreements shall be those of the County,
the WSDOT, the locnl jurisdiction, or some combination of them as provided in the
agreement. Such inlerlocal agreements. of course. must be approved by the King
County Council.
G. King County Charter Section 850 (Delegation Of Authority) states, in part:
The County Council shall not delegate its legislative power except to the extent that
it delegates to a County officer the authority to promulgate regulations in
accordance with adequute standards established by the County Council.
H. On FebnJary 20,2001, the County Council amended KCC 14.65.020.C.2. That
amendment did not change the text of the section which indicates that IS shall be
calculated "according to the most recent Highway Capacity Manual or an alternative
method approved by the Department of Transportation".
I. King County Public RlIle PUT 10·)·2 CPR). cffective April 26. 1999 also states that the
calculation of intersection capacity will be done according 10 the ;·the most recent edition
of the Highway Capacity Manual (HCM). or by alternative methods approved by the
director." Fllfther. Section 5.21 defines the HCM as "the latest version of the Highway
Capacity MmlllnI. ,. 'I1le "most recent edition", "I~test version," and "current" HCM at the
time the public rules was adopted in 1999 was the 1997 HCM.
7. Department Report Adopted. Except as noted above. the facts and analysis contained in the
Land Use Services Division Preliminary Report, dated February 16.2001. are correct and arc
. incorporated here by reference. A copy ofthc Lund Usc Services Division report will be attached
to those copies of the examiner's report which ure submitted to the King County Council.
8. Standard of RevIew. Scciion F of the Division's prcliminarj icport to thc King County Hearing
Examiner (exhibit no. 2) cites the scope und standard of review to be considered by the Examiner.
'l1le Division' s summnry is correct and will be used here, In addition. the following review
stnndnrlis apply:
A. WAC 197·11-350( I), ·3)0( I )(c), nnli -660( 1)(3). Each authorize the lead agency
(in Ihis casco the Environmental Division). when making threshold determinations,
to consider mitigating mensures that the agency or applicant will implement or
mitigating measures which other lIgencies (whether local, state or federal) would
require and enforce for mitigation of an identified signilicam impact.
o l' 0
L99P3DOa·Slone Ridge 9
n. RCW 43.21 C.075(3)(d) and KCC 20.44.120 each require that the decision of the Responsible
Ofticinl shall be entitled to "substnntial wcight". Having reviewed this "substantinl weigh!"
rule, the Washington Supreme COllrt in Nnrway Hill Prcservation Association v. King
County, 87 Wn 2d 267 (1976). dctennincd that the standard of review of any agency
"negative threshold detenllinatioll" is whether the action is "clearly erroneous",
Consequently. the administrntivc deCIsion should be modified or reversed if it is:
... clcarly erroneous in view of the entirc record as submitted and the
public policy contained in the nct of the legislature authorizing the
decision or order.
9. Any portion of any of the following conclusions that may be constnted as a finding is
incorporated here by this reference.
SEPA CONCLUSIONS:
I. TIle appellant argues that the KCDOT director c;mnot prohibit the use or the 1994 HCl\·t or, in
this case. intersection impact calculating software associated with the 1994 HCl\~. This argument
overlooks the SEPA authority vested in DOES and KCDOT. 'll1e ultimnte decision making
authority regarding impact (and, necessarily. the method of determining impact) rests with the
responsible official, not with the npplicnnl. 'nlC applicant's arguments arc framed in such a
manner as to suggest·th"t the responsible oflicial 's choice of impact calclllation method is a
regulatory matter rather than an nnnlyticnl one. However, with respect to the choice of
intersection impact calculation method, the applicant is not being regulnted. 111C applicant has
not been prohibited from using the J 994 HeM. In fllet, the 1994 HCM (and its associated
software) is the ollly impact calculation method used by the applicant in this hearing record.
TIlOse calculations and their results have not been prohibited or excluded from this review in any
sense.
However. DDES/KCDOT have. in the exercise of their SEPA responsibility ami authority. used
the most recent impact calculation methodology to determine the impact orthe proposed
development of Stone Ridge lipan the SR 90011 481h Avenue Southeast intersection. WAC
197-11-340 (2)(F) requires the responsible official to reconsider the DNS based on timely
comments (such as those of appellant Donnelly) amI authorizes the responsible official'to make
approprinte changes to the threshold determination if warranted. Further. WAC
197-ll·340(3)(A)(ii) requires the lead agency to withdraw a detennination of non-significance if.
"there is significant new infomlation indicating. or on, a proposals probably significant adverse
environmental impacts," Recall that. as noted in the findings above, the Metropolitan King
County Coullcil in Febnlilry, 200 I, adopled the 1997 HCM and its corollary software. nlis King
County Council action set the stage for review of the Donnelly SEPA threshold determination
appeal review by providing ;Oncw infGrm:liion" for the Depiirtments to t,lke illlo consideration.
Certainly, a threshold detennination is not "vested" when an appeal has been filed and when new
infonnation (including the adoption of impact calculation method) becomes available.
2. The applicant argues that the intersection standllrds (and by implication the methodology used to
calculate intersection impacts) have a "restraining or directing influence" on the proposed plat of
Stone Ridge: and that, therefore, the vesting nile contained in RCW 58.17 .033( I) must be
applied. 111e applicant cites lVe,s'/side Busines,\' Park. LLC v. Pierce COlil/fy, J 00 Wn. App. 599 at
607. in which the Division Two cOllrt determined that stann water drainage ordinances arc land
I TIuougholll Ihis review it is IIseflll to remell1bl!r Ihnl it is only the IIlethol! of cnlculuring impact Ihnl is ilt issue.
The Inlersection Standard (IS) remains unchanged.
, .
L99P300B·Slonn Rldgn .10
lise control ordinances. The Wests/de decision cites New Castle Investlllellls v. City oj LaCenter.
98 Wn. App 224. 989 ( 1999), in which the court held that. "a lam! lise control ordinance is an
ordinance th;Jt exerts a 'restraining or directing influence' over landusl:.
Reading New Castle }lIveSI/IlellfS further. however, we find th.ll-as the head note promises-;'the
delinition of 'lund lise control ordinilnces' does not include transportation impact fees." In New
Caslle fl/l·e~·tflle"'s the issue was whether the tcrm "land usc control ordinances" :IS stated in
RCW 58.17.033( I) coulL! be used 10 describe a fce lIsed to pny for City fucilities, "slich ns truffic
signals or a park," thut may be Indirectly Impacted by new development. The court found that:
Transportation impact fees do not exercise a restraining or directing influence ovcr land use:
they only increase the cost.
'J11C Division Two coun in Nelli Castle itrreslmenrs concluded thnher:
11le cost of a dcvelopment. which is the only aspect of development affected by
transportation. impact fees. is a Inrge part of the developer's decision making. Certainly it is
10 the developers advantage if the cost can be determined early in the process and with some
degree of certainty. Out it does not necessarily follow that the cost of development is the type
of expectation the vested rights doctrine was intended to protect. .... TIle transportation
impnct fee does not limit the use ofland, nor does it resemble a zoning law. Instead. a
Iransportation impact fee merely affects the ultimate cost of the Jcvelopmenl. "JOus, it is not
the type of expectation that vests under Ihe vested rights doctrine.
TIlliS. WC SCl: that the appellate court found such fees not to be vestcd under either st:llute or
doctrine. How do we distinguish between the CalirI'S decision in Westside Bllsiness Park nnd
New Castle Investments? Easily. Stormwater mnnagement controls. such as were at issue in
Westside JJ/lsilles.~ Park. usually affect the lise nnd distribution of land on any given parcel
proposed for development. A stormwater retention/detention pond can consume a significant
purtion of the development property and restrllin or inlluence the distribution of uses throughout
the remainder portion of that properly. In contrnst. the tnlffic impact j'ce in New Cas/Ie
Itn·e ... ·wumis anJ in the installl case of Stone Ridge. have no restraining or directing influence over
IUllllusc-as the cOllrt said. [fwe translate the "impact fee" to the actual hnrdwnre required 3S
significant adverse impact mitigation pursuant to SEPA. the "traffic signal", we still see that it is
off-site and has no "restraining or directing intluence over land usc"-the criterion used by the
court in both New Castle Investment und Westside Business Park.
3. The applicant argues. as a mailer of statutory construction, that section 1.8.2 of Ordinance 12616
(codified liS KCC J 4.65.020.C.~) made the 1994 HCM the only directly code authorized
methot.!ology for intersection LOS analysis in King County. "In view ofKCC Charter Section
850 and by virtue of the applicant'S Stone Ridge subdivision applic;;;ioii being vested under
Ordinance J 2616." the applicant argues "the 1994 HCM must be construed as a continuing.
directly authorized methodology for intersection LOS calculations until amended by the County
Council,"
The argument continues that to interpret KCC 14.65 and KCC 14.80 consistently with King
County Charter Section 850, the Council cannot be presumed to have de\cgnted any authority to
the National ResclIrch Councilor thc Transportation Research Board to amend applicable
regulntion in King County in the absence of specific Council authorization. In making this
ilrgumcnt. the applicant cautions that no request to set aside any portion of KCC 14.65 or KCC
14.80 is being made-a ruling which everyone ngrees would exceed the authority ,mel jurisdiction
of the Examiner. However, the applicant believes lhat an interpretation of KCC 14.65 and KCC
, '
L99PJOOaoStono Rfdgo 11
14.80 cOl/sistent with King County Charter Seciion 850 would yield an EX:lmincr's decision
which affimls the opplicont's orguments.
The opplicant's orguments are directed toworo KCC 14.65.020.C.2:
IS calculations.
Intersection level of service sholl be calculated according to the most reeent Highway
Capacity Monuol or on alternative method approved by the Department of Transportation.
111e opplic;mt's orguments are rejected for several reasons. including not only those set forth in
conclusions nos. I ond 2. preceding. hilt also the following:
• There is no doubt regarding the Council's intention as to the meaning of "most recent
lIighway Capacity Manuo!. In KCC 14.80.020.A the Council defined Highway Capacity
Manual as meaning "special report 209 of the Transportation Research Board of the National
Research Council, as currel/tly amended." To strain for the "consistency" sought by the
applicant would melln to directly disregard this explicit direction and definition by the
Metropolitan King County Council. It will be presumed lawful until shown otherwise.
• 'I1le language at issuc in KCC 14.65.020.C.2 does not wholly Jelegnte ony nuthority or
responsibility to the Transportotion Research Board or any other entity outside County
government. It keeps the King County Director of Trnnsportotion in the driver'S seat. so 10
speak. by authorizing the KCDQT director to lise "on alternative method." In other words. if
the "most recent" Highway Capacity Manual proves unacceptoble. the decision to usc an
nlternative method reSIS with the King County Department of Transportation. not the National
Transportation Research Board. llle authority to choose retoined by the KCDOr director
distinguishes the facts in this case from Osbom v. Psychiatric Rel'iell' Board. 3250,.. J 35,
934P2d 391 (1997). cited by the Applicont. No delegation has occurred. therefore, except to
the KCDOT which clearly may mnke such decisions pursuant to King County Chorter
Section 850. 'nlat Chorter section authorized the Director to "promulgate regulations in
nccordance to odequate stondnrds established by the County Council." We note agnin thotthe
intersection standard applicable to the SR 900/ 1481h Avenue Southenst hos not changed under
any of th!! ordinances considered in this appeal review.
4. The applicant argues thot the KCDOr hos no authority to go beyond the stondnrds adopted by
Council ordinance when the KCDOT director adopts a public nIle. As indicated above. Ihe
KCDOT Director hos not done thal. 111is heoring record conlains no evidence that the detinition
of Highway Capacity Monunl as stoled in KCC 14.80.020 has been excecc\ed by KCDOT. Thot
definition requires KCDOT to use the Highway Cnpocity \\Ianual "as currently amended." That
is precisely whal KeDOT hilS dune in ihis CUS!!.
5. As noted in finding no. 8. above, the burden of proof foils on the Appellant in a threshold
detcrminntion appen!. Considering the preponderance of the evidence. tile Appellont has not
successfully borne that burden in this cose. Considering the above findings of fact regarding traffic
nnd drainage, and the entire hearing record. it must he concilided thal the Department's threshold
determination in this mailer is not cJeorly erroneolls ond therefore cannot be reversed.
L99P300B·Stone R1doe .12
6. The Donnelly appeal is comprised principally of' documentation of pas! occurrences. speculation
ilbout the future. and questions. '/lIe presentation of issues, questioris and concerns is not sufficient
to overturn a threshold determination. Rather. the determination (and the appeal review of that
determination) must be based upon the preponderance of the evidence. The preponderance of the
evidence in this case supports the Department's determination.
7. In addition, the followll1g conclusions apply:
a. TIlcre is no indicat ilm in the n.:cord that the I>ivision crred in its procedures as it
came to its threshold declaration ornon-signiflcance. Rather. the Appel"'"t differs
with the Dep;Jrtment's assessment of impacts or the probability of potentially adverse
impacts. Speculation or questions with respect to potenti;J1 impacts cannot prove a
probable signi ricallt impact thilt requires the responsible agency to be overruled or to
alter its initial determination.
b. Although the Appellant argues that the information on which the Department based
its determination was insufficient, there is no adequate demonstration that the
information on which the Division based its determination is actually erroneous. The
findings above. particularly regarding drainage conditions to be imposed 10 protect
downstream property owners and the SR 9001148111 Avenue Southeast intersection.
properly address probable signilicnnt adverse impacts,
c. There is a substantial mnOllrlt of infonnutioll in the record regarding the variolls impacts
which have been asserted by the Appellants Donnelly. TIle Department has not been
unaware of these issues and has investigated (and reinvestigated) them, but has arrived
at conclusions which differ from the Appellant's. TIle Department, having had access to
the vilricty of issues and points of view and inronnation expressed by the Appellnnt and
others. maintains its original determination of non-significance. TIle Department's
judgement in tl~is case must be given substantial weight.
d. In view of' the enlire record us i:iublllitted rind in view of the State Environmental Policy Act,
the Department's decision is not clearly erroneous and is supported by the evidence.
PLAT CONCLUSIONS:
I. Any portion of any of' the above findings that Illay be constnted as a conclusion is incorporated
here by this reference.
2. Othcr issues raised, principally by lhe applicant, such as recreation area standards and sub street
tract improvement st:m(brde "vere not addressed ~le objectionable at the applicant's closing
presentation,
3. Ifapproved subject to the conditions recommemlt..~d below, the proposed subdivision will comply
with the goals .1I1d objectives of thl: King County Comprehensive Plan. Subdivision ,lIld Zoning
Codes. and other oflieialland use controls and policies of King County.
4. Ifapproved subject to the conditions recommended below, this proposed subdivision will make
appropriute provision for the public health, safety and general welfare and for open spaces. for
drainage ways. Slreets, other public ways. transit SlOpS, potable water supply, sanitary waSles.
parks and recreations, playgrounds. schools ilnd school grounds, and safe walking conditions for
students who only wnlk to school; amI it will servc the public use and interest. f
I •
L99P300B·Stone Ridge 13
5. The conditions for final pint approval recommcnded below nrc in the public interest and arc
reasonable requirements 10 miligiltc the impacts of this development upon the environment.
6. TIle dcdi~nlions of land or casements within and adjncent to the proposed plat. as rccommcl1lled
by thc conditions for final pial approv." or as shown on the proposed preliminary plat submitted
by the applicant. are reasonable and necessary ns il direct result of the development of this
proposed pial.
SEPA DECISION:
For the reasons indicated in condition nos. I through 7. above. the SEPA threshold detenllination appeals
of both the Applic>lnt and the Donnelly's arc UENIED.
PLAT DECISION:
TIle proposed plat of Stone Ridge i~ GRANTED preliminary approval: subject to the following conditions
of final plat approval:
I. Compliance with all platting provisions of Title 19 of the King COllnty Code.
2. All persons having an ownership interest in the subject propeny shall sign on the lace of the linal
plat a dedication which includes the language sct forth in King County Council Motion No. 5952.
3. nle pInt shOlIl comply with the base lknsity and minimum density requirements of the R·4 zone
classification. All lots shall meet the mll1imum dimensional requirements of the R-4 zone
classilication and shall be gencrnlly as shown on the face of the approved prelimilHlry pl:lt. except
that minor revisions to the plat which do not result in substantial chnnges may be approved at the
discretion of the Department of Development and Environmental Services. Any changes to the
plat design which are mandated by the conditions which follow shall also be pL'nl1ilted.
4. -nle applicant must obtain finnl approval from the King County Health Department. Exisling
septic tanks on the site must be properly abandoned prior to final Health Department approval.
5. All construction and upgrading of public and private roads shall be done in accordance with the
King Couney Road Standards, established and adopted by Ordinance No. 11187.
6. The applicalll must tibIa in Ihe approval orthe King County Fire Proleclion Engineer. to
demonstrate compliance with the fire hydrant. water mOlino and fire now standards of Chapter
17.08 orthe King County Code.
7. Final plat approval shall require full compliance with the drainage provisions sct forth in King
County Code 9.04. Compliance may result in reducing the number and/or location of Jots as
ShOW11 un the prelimin>lry approved pial. Preliminary review has identified thc following
conditions of approval. which represent portions of Ihe drainage requirements. All other
applicable requircments in KCC 9.04 and the Surface Water Design Manual must also be
satislied during engineering and tinal review.
A. Drainage plnns ilnd analysis shall comply with Ihe 1998 King County Surface Waler
Design tV(;l!lllul (KCSWDM). ODES approval of the drainage amI roadway plans is
required prior to any constnlction.
, '
L99P300B·Slono Rldgo
B. CUlTent stnndard plan notes and ESC notes. os established by DOES Engineering Review
shnll be shown on the engineering plans.
C. The following note shall be shown on the linal rcconlcd plat:
"AII buildillg downspouts, footing drnins. and drains (i'om all impervious surfaces such as
pntios and driveways shall be connected to the pemlllnent storm drain outlet tiS shown on
the approveJ constnlcllon c1rnwings no. on tile with DDES (Illd/or the
Department ofTrnnsportation. This pl:lIlshall be submitted with the application of any
building pemli!. All connL!clions of the drains musl be constnlctcd and approved prior to
Ihe final building inspection approval. For Ihose lots that are designmed for individual lot
infiltration systems, the systems shall be constnlcted at the time of the building permit
and shall comply with the plans on lile."
D. Core Requirement No. I: Discharge atlhe Natural Location.
The applicant has received approval for a requested diversion of surface water flows
within the project. under Drainage Adjustment LOOV0062. The conditions of approval of
Ihis drninnge adjustment shall be satisfied during Ihe design and review of the project
engineering plans.
E. Corc Requirement No.3: Runoff Control.
To miligatc for downstream capacity isslIcs. lhc applicanl shall provide Level Three flow
control, as outlined in the KCSWOM. '111e size oCthe proposed drainage trael may have
to incrense to accommodate the required detention storage volumes and water quality
facilities. The stonllwnter facility shnll be located in a separnte tract and dedicnted to
King County. unless portions of the drninngc tract arc used for required recreation space
in tlcconlance with KCC 21 A.14.180.
As specilied in Section 5.1.1 of Ihe KCSWDM. roof drain stonn wnter shall be intiltrated
or dispersed within the IOI,lrea iflhe soil conditions arc favorable. Infiltration of storm
water for both lot areas and roadway improvements is recommcnded if delermined to be
feasible. A geolechnical repon shall be provided to evaluate soil conditions. seasonnl
depth to groundwater. and other design requirements as outlined in the KCSWDM.
F. Core Requirement No.4: Conveyance Systems.
As part of the applicant's submittal for engineering plan review. upstream flows shall be
analyzed to detennine whether there is adequate conveyance capacity in the existing \8-
inch c~vlr ih:1I crosses T&Orthwe~t under 148111 Avenue SE into Traci C in ihe eastern
portion of the site.
G. Core Requirement No.8: Water Quality.
'nlC project is required to meet the Dasic water quality requirements of the 1998
KCSWDM.
· .
LOSPJOOB·Slone Rldgo 15
1-1. Special Requirement No.2: Floodpl:lin Delineation.
Because 1\ wetland and IWO sln:ams nrc localed on the: property. it floodplain nnalysis
sh,1I1 bc perfomlcd. ThL! I DO-year floodplain bOllml:Jrlcs shnll he shO\m 011 the lim.1
engineering plnns and recorded plat.
X. The proposed subdivision shall comply with Ihe 1993 King County ROII~I Standards (KCRS)
including the following requirements: .
A. Rond A shall bc improved as un urban neighborhood collector between 148111 Ave. SE and
ROlld C, and as an urban subcollector west of Road C. The design of Ihe subject pIal
shall be modified so Ihilt the loiS in the pint will not tnke individual direct access from the
neighborhood collector pOri ion of Ront! A. -nlis modi lication 10 the design may result in .
the relocntion of the proposet! alignment of Road A.
B. Roads C and D. at a minimum. shall be designed to the urban. subaccess street standard.
C. Tmct I shall be dedicaled as public rond right-oC-way and improved to the urban.
subaccess streel standard.
D. One-Hundreu·!-'orty·Eighth Avenue Soulheast along the frontage of the site shall be
improved to Ihe urban collector arterial standard, including provision lor a bicycle lane.
E. Tracls t,,1 shal,l be improved as a private joint use elrin'way. and shall serve a maximum
of two lots. Lots 40 and 4 I shall have undivided ownership of the tract and be
responsible lor ils maintcnance. A nole indicating Ihe owncrship of the tract and the
parties which arc responsible for its maintenance shall appear on the linal plat and
engineering plans. As specified in KCRS 3.01 C. improvements to the tract shall include
an 18-fOOL-wide paved surface ilnd a minimum tracl width of 20 feet. Drainage control
shall include a curb or Ihickcned edge on one side of the roadway.
F. Tracts D. F. and L shall be designed und improved as private access tracts. and shall each
serve no more than six 1015. 'nlC lots served by each tract shall have undivided ownership
of the Iract, and be responsible for its maintenance. A note indicating the ownership of
each tract and the parlies responsible for each tract's maintenance shall appellr on the
linal plat and engineering plans.
Improvcments shall conform 10 KCRS 2.03 for urban minor access roads. which includes
a 22-foot-wide paved driving surface. TIle ccntcrlines of Tracts D and F shall be aligned
..... ith the centerline:; of Roads D ilnd C, respecti·,'ely. The minimum iraCi width shall be
26 feet with a maximum length of 150 feet.
G. 'nle width QrTraerN may be reduced lu 20 feel. No improvements to this tract are
required.
H. A tempomry turnaround shall be provided al the terminus of Road A. If this turnaround
is located olT-sile, easements shall be deeded to King County to allow lor the temporary
Jlublic lise of the turnaround unlil Road A is extended further north itS a public road.
I. Street illumination shall be provided ilt the intersection of Road A with 1481h Ave. SEt a
collector arterial. in nccordance with KCRS 5.03.
, .
L!l9PJOOO·Stono Ridge 16
J. One-Hundred·rorty·Eighth Avenue Southeast along the frontage of the site may require a
design for 11 hlls zone lind 111m OlltS. As speci tied in KCRS 2.16, the applicant's design
engineer shnll contnct METRO and Ihe fssnqll:lh School District to detennine if a bus
zone is needed. and ifso. the specific design requirements.
K. Modifications to the "hove rO:ld conditions may be considered by King County. pursuant
to the variance procedun:s in KCRS I.OR.
9. Boundary l.ine Adjustment LOOL0089 shall be completed ilnd put into effect through the
recording of deeds. prior to the npprovn I of the engineering plnns for the subject plat.
10. All utilities within proposed rights-of-way must be included within a franchise approved by the
King County Council, prior to linnl plat recording.
II. rille 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 detennined by
the applicable fee ordinance. l11e tlpplicant has the option to either: (I) pay the MPS fee at final
plat recording. or (2) pay the MPS fce at the time ofbllilding permit issuance. If the first option
is chosen. the fee paid shall be the fec in effect at the time of plat application and a note shall be
placed on the face of the plat lhn1 reads. "AII fees required by King County Code 14.75,
Mitigalion Payment System (M 1'8), have been paid." I f the second option is chosen. the fee paid
shall be the amount in effect as of the date of building pennit application.
12. Lots within this subdivision arc subject to KCC 21 A.43 and Ordinance 14009 which imposed
impact fees to fund school system improvements needed to serve new development. As a
condition of tinal approval. Ii fly percent 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
lina I approval. 'n,e bnlance of the assessed fee shall be allocated evenly to the d\velling units in I
the plat lind shall be collected prior In building pcrmil issuance.
13. l1lere shall be no direct vehicular acccss to 1481h Ave. SE from those lots in the subject plat
which ablltthis street. There shall be no direct vehicular access to the portion of Road A east of
Road C from the lots which abut this portion of this street. A note to this effect shall appear on
Ihe final plat and engineering plans.
14. Twelve feet of additional right-of-way for 148'" Ave. SE shall be dedicated along the east
property line, allowing for 42 feet of rlght·of·way from centerline.
15. The following note shall be shown on the final engineering plan and recorded plat:
RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS
Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial
interest in the land within the tract/sensitive area and buffer. This interest includes the
preservation of native vegetation for all purposes that benefit the public health. safety and
welfare. including control ofsllrfnce water rmd erosion, maintenance of slope stability. and
protection of plant ami animal hahitat.
, ...
L99·P300e.Slono Rldgo 17
TIle sensitive area tr:lct/sensitivc area and buffer imposes upon all present and future owners and
occupiers of the land subject to tile tractisensitive area and buffer the obligation. enforceable on
bella I f of the pub I ic by King County. to leave ull~listllrbed all trees anti other vegetation within the
tract/sensitive area ilnd buffer. The vegetation within the tractisensilive area and huffer may not
be cut, pnmed, covered by fill, removed or damaged without apJlroval in \\-Tiling from Ihe King
COUllty Depilrtment of Dcvelopment and Environmental Services or its successor agency, unless
otherwise provided by law. .
llle common boundary between the tmct/sensitive area and buffer and the area of dcvelopmcnt
activity must be marked or otherwise nagged to the satisfaction of King County prior to any
clearing. grading, building construction or other development activity on a lot subject to the
sensitive area tractisensitive area and buffer. The required marking or nagging shall remain in
place until all development proposal acti\'ities in the vicinity of the sensitive area arc completed.
No building foundlltions are allowed beyond the required 15-foot building setback line. unless
otherwise provided by law.
16. 'me proposed subdivision shall comply with the sensitive areas requirements as outlined in KCC
21 A.24. Permanent survey marking, and signs as specified in KCC 21 A.24.160 shall also be
addressed prior to tillal phil approv:d. Temporary marking of sensitive areas and their buffers
(e.g .. with hright orange constnlctinn fencing) shall be placed on the site and shall remain in place
until all constnlction activities arc completed.
17. PreliminaJ)' plat review has identilied the following issues which apply to this project. All other
applicable requirements for sensitive areas shall also be addressed by the applicant.
A. Wetland U (in Tract D) shall have a 25·foot native growth buffer. as measured frpm the
wetland edge. Wetland t\ (extending from the nOl1h boundary of the site to the north
boundary of the Road A right-of-way) shall have a 50· foot native growth buffer, as
measured from the wetland edge. to the extent such buffer falls within the subject
property. These wetlands ilnd their required buffers shall be placed in Sensitive Area
Tract in the subject plat.
B. The streams crossing Tracts A and C shall have a SO-foot buffer measured from each side
of the stream channel, to the extent such buffers fall within the subject pin\. These
buffers arc not required where proposed road right-of-way in the subject plat crosses n
stream channel.
C. A 15-fool building setback line (BSBL) shall be established on the tina I pial from the
edge of the sensitive areas tracts. The BSBL shall be delincated on all affcw:d lots and
tracts.
D. Buffer avernging may be "llowed. pursuilntto KCC 2IA.24.320 and 21:\.24.360.
provided the tolal amount of buffer area is not reduced and better resource protection is
achieved, as determinell by the King County Land Use Services Division (LUSD). If
buffer averaging is proposed, n buffer Ilvertlging plan shall be submitted by the applicant
for review tlnd approval by LUSD. LUS\> may require the suhmittal of OJ bond or other
financinl glillmntee by Ihe applicant to assure the installation and sllrvivrtl orrequired
plantings for a live year period.
I • "
L99P3008-Slone Ridge 1'8
E. The stream and wetland crossing by Road A is pemlitted. ll1is road crossing shall
comply with the provisions of KCC 21 A.24.330N and 21 A.24.3700. The amount of
wetland nrca and stream nffected by the rom.! crossing shall be minimized to the extent
feasible. through the usc of retaining structures. if determined nppropriate by LUSD. A
mitigation plan shall be submitted by the applicant for LUSD approval. to address
impncts from the wetlnnd/stream crossing. LUSD may require the submitt31 of a bond or'
other financial guarantee by the applic:mt to assure the installation and survival of
required p1nntings for a five yenr period.
F. 111e stonllwater outfall facility for the stormwater ponds in Tract H shall not be placed in
wetland or stre:Jm buffers. unless delernlincd necessary by LUSD. pursuant to the
provisions of KCC 21 A.24,330H4.
O. The npplicont sholl delineute all erosion hnzard areas on the site on the final engineering
plans. (Erosion hazard areas are detinet! in KCC 2IA.06.4IS.) The delineation of such
areas shall be npproved by un LUSD senior geologist, The requirements found in KCC
21 A.24.220 concerning erosion hazard areas shall be met. including seasonal restrictions
on clearing nctivities.
lB. Suitable on-site recreation space shall be provided consistent with the requirements of KCC
2IA.14.IBO llnd KCC 2IA.14.190 (i.e .• sport COllI'\' children's play equipment. picnic tables.
benches. etc.). '111c amount of recreation space provided shall equal or exceed 390 square feet per
lot. as required by KCC 21 A.14.1 HOA.
A. An overall conceptual recrention space plan shall be submitted for review and approvnl
by LUSD. with the submittal of the engineering plans. The conceptual recreation plan
shall inclutle location. aren calculatil1lls, dimensions. nnd general improvements. The
approved engineering plans shall be consistent with the conceptual plan.
B. A detailed recreation space plan (i.e .• landscape specifications. equipment specifications.
etc.) consistent with the overall conceptual plan noted in Item "a" above. shall be
submitted for review and approval by LUSI) nnd King County Parks. prior to or
concurrently with the suhmittal of the linal plat documents.
C. A performnnce bond for recreation space improvements to assure their installation. and the
surVival of required plantings for a three year period. shall be posted prior to recording of
the pint.
19. A homeowners' association or other workable organization shall be established to the satisfaction
of LUSD which provides for the ownership and continued mnintenance of the recreation and open
space areas.
20. Street trees shall be included in the design of all road improvements within and ndjncent to the
subject pll)1. The street tree landscaping design shull comply with Section 5.03 of the KCRS and
the following:
A. Trees shall be planted lit n rate of one tree for every 40 feet of fTontage. Spncing may be
modified to accommodate sight distance requirements for driveways Hnd intersections.
U. Trees shall be located within the street right-of-way and planted in accordnnce with
Drawing No. 5-009 of the 1993 King COllnty Road Stondards. unless LUSD detennines
that trees should noi be loented in the street right-of-way.
t. 'J
L99P300B·Stono Rldgo 19
C. I I' LUSD determines that the required street trees should not be located within thc right-of.
way, they shall be located no more th:lIl 20 feet from the street right·or·way line.
n. 'n,e trces shall be owned llnd maintained by the abutting lot owners or the homeowners'
ilssocintion or other workahle organization. ttnlt!ss the Cnunty hlls adopted a maintenance
program. This shall be noted on the fnee of the final recorded plat.
E. TIle species of trees shall bl! approved by I.USD if located within the right·of-way. and
shall not include poplar, COl\llliwood, soft maples, gum, any fruit-bearing trees. or any
other tree or shrub whose roots :Ire likely to obstruct sanitary or storm sewers, or that is
not compatible with overhend utility lines.
F. The npplicnnt sholl submit a street tree plml and bond CJuantity sheet for review and
approval by LUSD prior to ellgineering plnn approval.
G. The applicant shall contact Metro Service Planning at (206) 684·1622 to determine if 1481h
Ave. SE is on a bus route. I I' 1481h Ave. SE is a bus route, the street tree plan shall also be
reviewed by f\'letro.
II. 'Il,e street trecs must be installed and inspected. or a perlonn::mcc bond posted prior to
recording of the plat. If a performance bond is posted. the street trees IllllSt be installed
und inspected within one yenr of recording of Ihe pial. At the timc of inspection. if lhe
trees are found to be installed per the approved plan, tl maintenance hond must he
submilled or tht! performance bond replaced with a maintenance bond, and held for one
Yl!ar. Aner one year. the maintenance bond may be released after DOES has completed a
secotld inspection and determined that the trees hove been kept hcnlthy .md thriving.
A $538 landscape inspection fee shall also be submitted prior to plat recording. The
inspection fee is subject to change based nn the current County fees.
21. Documentation sImI I he submitted from a licensed land surveyor to demonstrate that all required
zoning setbacks are mel for any existing residences or outbuildings that arc retained on the site.
The following conditions have been established under SEPA authority as necessary lo mitigate
the adverse environmentnl impacts or this development. The applicant shall demonstrate
compliance with these items prior to finnl approval.
22. Eastbound and westbound left tum Innes shall be cnnstnlcted by the applicant on SR 900, at rhe
SR 90011 48'h Ave. SE intersection. The design I'm the intersection shall be approved by the
Washington State Department of Transportaiion CNSDOT). At n minimum, Ihe existing entering
sight distance for the north and south legs of the intersection must be maintoined. All
construction work associated with turn lane constnrction shall be completed hetwcen April 1 iii and
September 301h• This se:lsonal restriction shuJl appcar on the final engineerillg plans.
23. Thc east leg of the SR 90011 48'h Ave. intersection shnll be modified, as necessary. so that the
stopping sight distance requirements of WSDOT are met on the east leg of the intersection. (Note
th:lt per the applicant's engineer. this can be achieved by the clearing of vegetation along SR
900.) In addition, the applicant shull clear vegetation within the right-or·way along Sf{ 900. cast
of 1481h Ave., to mllximize the entering sight distallce for the north and south legs oftlie
intersection.
" .. .. '
L99PJOOO.Stono Ridge 2b
24, A tree containing a red-tailed hawk nest is located on a parcel adjoining the north boundary of the
site. Tract K in the subject pial. ;1S depicted on the prel iminary plat map received 10/9/00 (Sheet
I 00), lies south of this nest tree. "nlis tract shall be labeled as a native growth open space tract
on the linal plat and engineering plnns. TIlis tract shn II remnin as undeveloped open space unless
it is documented by the property owner, to the sntisfnction of King County. thaI the nest is no
longer IIsed by red-tailed hawks. i.e., abandoned ror at least live years. Ifit is demonstrated that
the nest has been abandoned. the tract may be developed through the approvnl of a future plat
applicntion, short plat ilpplicalion. or plat alteration npplicatioll. If Tract K is subdivided, the
number of lots created in this tra\.:( shall be consistent with the zoning nnd overall permitted
density for the entire plat of Stone Ridge. A note implementing the preceding provisions shnll
appear on the final plat.
25. E.l(cept as provided below, outdoor construction activities on the subject property I?ll any area
lying within a rndius of 650 feet from the nest shall be prohibited from February I through July
31. For a specilic development permit. this seasonal limitation may be waived by King County if
it can be shown to the satisfaction of the County that the nest is not being used by hawks. Any
waiver will last for one nesting season. and must be renewed for subsequent nesting seasons. For
any season in which nesting nctivity uccurs, the July 31 seasonallimitntion termination date may
be adjusted by the County, bnsed on a detenllination that the hatchlings have nlready fledged and
the period of disl1.lrbnnce risk has pnssed. Any waiver or shortening of the seasonal limitation
shall conform with Condition 5 below. A note implementing the preceding requirements shall
appear on the final plat and engineering plans.
26. For any nesting season in which the applicunt proposes a waiver or shortening of the seasonal
limitation as provided in Condition 4 above, a plan formulated by a qualified wildlife biologist
shall be submitted to DOES no later thiln Febnmry I. describing protocols for monitoring the nest
for hawk use. und if nest usage is taking place, for identi fication whether eggs have been laid and
hatcheLl and when fledging has occurred. Any proposed shortening or waiver of the seasonal
lirnitiltioll shnll be based on the monitoring data. and is subject to the npproval of ODES. A note
implementing the preceding requirements shall nppear on the final plat and engineering plans.
27. A six-foot-high cedar lence shull be constructed on the south boundary of Tract K. adjacent to Lots
26 -34 and Tracts Hand N. TIle purpose of this fence is to limit access to Tract K by the
adjoining residents, and to lessen impncts on nesting red·tailed hawks.
28. To mitigate the significant adverse impact the plat of Stone Ridge has on the intersection of SR
900114S'h Ave. SE, the npplicant shilll either individually, or in conjunction with other
developments in the area. install a traffic signal. The signal design shall be reviewed and
approved by WSOOT, and an appropriate fi,nancial guarantee shall be postell prior to engineering
plan approval. -.-
29. AI\ grading work in designated erosion hazard areas on the site shall be completed consistent with
the seasonal restrictions appearing in KCC 16.82: 1500. (See Condition 17g nbove.) A note to
this effect shall appear on the engineering plans.
L99P3DOB-Stona Ridge 21
ORDERED this 5th day of June, 200 I.
s eputy
ty Hearing Examiner
TRANSlvUTTED this 5th day of June, 200 I, to the parties nnd inter
NOTICE OF R1GHT TO APPEAL
In order 10 appeal the decision of Ihe Examiner. wrillen nOlice of appeul mllSl be filed with the Clerk of the King County
Council wilh a fee of S 125.00 (check payable to King COlllllY Office of Finance) IlII or he/ore Jllne 19, 2001. If II nOlice of
appeal is filed, Ihe otiginul and six (6) copies of II wrillen appeal Slatemenl specifying Ihe basis for Ihe appeal and argument
in supporl of the appeal must be filed with the Clerk of the King Counly Council on ur be/ort June 16, 1001. Appeal
statelllents may refer only to facls conlained in the hearing record; new facts may nol be presenled on ;Ippeal.
1~i1ing requires actual delivery to the Office of the Clerk of Ihe Council. Room 403, King County Counhouse, prior to the
close of bllsiness (4:30 p.m.) on the dllte due. Prior mailing is not sufficient if actual receipt by the Clerk docs not occur
within the applicable time period. The Examiner docs not have authority to extend the lime 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
doy is sufficient to meet the liIing n:quiremenl.
If a wriltcn noticeofnppcal anel filing fee are not filed within fourteen (1'1) calendordays of the date of this report, or if a
wrillcn appenl stntement :md argument nrc not filcu within twenty-one (21) calendar days of lhe date of this repon. rhe
d~cisioll of the hearing e~nminer contained herein shall be the final decision of King County without the need for furlher
action by the Council .
. MINUTES OF TIlE MARCH 15,22, APRIL2I\ND APRIL). 2001 PUBLIC HEARING ON DEPARTMENT OF
DEVELOPMENT AND ENVIRONMENTAL SERVICES FILE NO. L99P300~ -STONE RIDGE: .
R. S. Titus was the Hearing Examiner in this mailer. Participating in the hearing and representing the Department was Lanny
Henoch and Mark Bergum. Participnring in the hearing and representing the Applicant W3S Allomey David Halinen.
Participating in the hearing and representing the App~lhl11ts were Claudio lind Michael Donnelly. Other panicipants in this
hearing were Christine Hobbs. Knthy Torretta, Dr. Stephen Conroy, Aileen Mct-tanus. Robert Jones. Belly Filley. George
Hayden, Jullianne Bruce, John Collins, Dan Dalmelli, Chad Armour, Kevin Jones, Wayne Palter und I\lark Bandy.
Thl: raJ lowing exhibits were offered and entered into the record:
Exhibit No. I
Exhibit No.2
Exhibit No.3
Exhibil No. oj
E)(hibit No.5
Exhibit No. (j
Exhibit No.7
Exhibit No.8
Exhibit No.9
Exhibit No. 10
Exhibit No. II
Exhibit No. 12
Exhibit No. 13
Ex hibir No. 14
Exhibit No. 15
DDESILUSD File No. L991'300B
DDES/LUSD Staff Report, dated February 16,200 I
SEPA Environmental Checklist, signed by the Applicnnt, August 30, 1999
SEI'A MONS, published on November 3. 2000
Leiter from Michael & Claudio Donnelly, dated November 26, 2000, received November 27, 2000. appealing
the SEPA Delcnnination.
Letter from Curtis Schuster, Affidavit of Posting concerning the Notice of Applicalion, nnd two additional
pages (.J sheeis lot31), dated Octoher 13, 1999
Applicanl's revised plat map. received October 9, 2000
Land Ilse maps-Kroll Maps BODE, BOI W (E3·23·5 lind W2-23·S)
Assessors Mnps-SE I/. 0[3·23·5, and SW I/. or 2·23-5
Letter from Lanny Henoch, LUSD to Michael nnd Claudia Donnelly. conlaining a discovery request, dated
December 20, 2000
LCllcr dllted Jnllllary 10.2001 from Michael and Claudia Donnelly COntaining a responsc to the December 20,
2000 LUSD discovery request.
Dmwing submilled by the Applicnlll entitled "Conceptual Open Space Plan." rcceived October 9, 2000
Leiter dated July 11,2000 rrol11 Joe Miles, P.E., lind Jeff O'Neill. DOES, appro\'ing SWM Adjustment
Request LOOV0062, lind IIltuched adjuslment application and Applicant's cover letter (8 sheets lotal).
Level I Downstream Drainage Anulysis ... , duted August 16. 19!)!). prepared by the Applicant's engineer,
Daniel Balmclli, P.E.
Supplemcntal Level I Drainage Antilysis ... , dnted March 14,2000
.,. I,' , ....
L99P300B·Stone RldOIl
Exhibit No. 16
Exhibit No. 17
Exhibit No. 18
Exhibit No. 19
Exhibit No. 20
Exhibit No. 21
r.xhibit No. 22
Exhibit No. 23
Exhibit No. 24
Exhibit No. 24·1·
Exhibit No. 24·2
Exhibit No. 24·)
Exhibit No. 2-\-4
Exhibit No. 24·5
Exhibit No. 24·6
Exhibit' No. 2-\·7
Exhibit No. 24·8
E~hibit No. 24-9
Exhibit No. 24·10
E.'(hibit No. 24·11
F.xhibit No. 24·12
Exhibit No. 24·13
Exhibit No. 2·1-14
Exhihit No. 24·1 S
Exhibit No. 24·16
Exhibit No. 24·17
Exhibit No. 24·18
Exhibit No. 24·19
Exhibit No. 24·20
Exhibit No. 24·21
Exhibit No. 25
Exhibit No. 26
Exhibit Nil. 27
Exhibit No. 28
Exhibit No. 29
Exhibit No. 30
Exhibit No.3 I
Exhibit No. J2
Exhihit No. 33
Exhibit' No. 34
Exhibit No. 1.5
Exhibit No. 36
Exhibit Nu. 37
Exhibit NI).l8
Exhibit No. 39A
Exhibit No. 39B
Exhibit No. 40A
Exhibit No. 40B
Exhibit Nu. 41
Exhibit No. 42
Exhibit No. 43
Exhibit No. 44A
Exhibit No. 4413
Wildlife Huhitat Assessment. dated Jul)' 27. 1991), prepared by the AppiicDnt's consultant EA Engineering,
Science & Technology.
Preliminory Wethmd/Strcam ASS~SSlllell1 tInd Delineation, dated July 27, ·1999, prepared by thc .o\pplicant's
consultant EA Engineering, Science & Technology.
Traffic Impact Analysis.. .• dated July 23, 1999. prepared by the Applicant's consult:!"' The Transpo Group
Additionaltrnffic analysis from The Transpo Group concerning "Stone Ridge-Traffic Safcty Ot SR
90011 48lh Avenue S E," d:lled August 30,2000
Additionaltrnffic analysis from The Transpo Group concerning "Stone Ridge-Response to WSDOT
Comment Leller." doted August 30. 20011
Nine photographs of ponions lIf Greenes Strenm, tnken on FcbruOlry 13,200 I by Grant Smith, Environment:!1
Engineer, King County Road Mailltenance Operations Section.
I.elter dOled February 7, 2001 1'10111 Craig Stone, P.E .. Area Acilllilistrator SOllth King. Washington State
Dep:mmcnt ofTrunsponation to Aileen 1,IeManlls, KCDOT
Memo from Connie Blumen, King County Parks, facsimile dated I\larch IS, 200 I, to Lanny Ilenoch,
Department of Development Dnt! EnvironmenlOl Services
Notcbook of inforrnation. entered by Appellant Donnelly'
l'lund-drnwn map
Photographs
Leiter to DOES from Donnellys, dated December 4, 1999; response from DOES dated December 10, 1999
Basin Plan for May Valley, dated December 1,2000, authored by Doug & Oscar Vande lin
Leiter dated July 11,2000 to KB Taylor from Department of Development and Environmental Services
Two lellers, both from Mark l3erunlll, DOES to Mrs. Donnelly, dnted September 20 and October 9, 2000,
respectively
DOES Information Bulletins 37 uml29
Neighborhood Drainage Assistance Program sheets
I{ep()l't prepared by Paul Tamlka fOT Mrs. Donnclly, dated 1l)l)5
Variolls excerpts (5·19 t.O 10· Ill, plus 3 spreadsheets) from 1995 Current and Future Conditions Report of
Mny Creek, authored by King COllnty. City of Rertlon nnd Citizens Ad\'isory Council ..
Watcr IInolysis donc by AMTEST I.aboratories. received Janumy S, 2001
Phorographs of SR 90011 48'b Ave. SE intersection
PROPOSED-Road Information
WSP occident printout
KCDOT nccident datil
WSDOT lellers to Aileen McManus. KCDOT, dated February 18,2000, October 17,2000
Transpo Group memo from Kcvin Jones to Curtis Schuster. datcd
SeaHle Times :tr1icles, "More Slipping and Sliding", dated January Ii, 2001
Seallie Times ~rticle. "Arenas Let More Games negin", dllted Janullry 6, 200 I
Trnllspo Group memo from Kevin Jones to CUllis Schuster. dated August 30.2000
Short Sudivision No. L94S0 I 02 (n"chman Short fllat)
May Creek Basin ,\clton PI un, dilted December. 1998
Four color photographs, offercrl by Appellant Donnelly
LCllcr from Craig Srone to Claudia Donnclly. dnted February 5,2001
Keech leller
Anderson leller
Hobbs leller
Newspaper oftraflic statistics. authored by BCllY Filley (spec. pagc 3)
Leiter from Craig Stone, WSDOT. to Aileen McManus, KCDOT. dated October 4,2000
Resul11c of Dnn Billlllelii. P.E.
Conceptual Storm Drainage mill' with colorized loctllion of proposed stormdrainage pond for Stone Ridge
Revised/Additional Conditions (Nos.B.c, 24 & 29) to staff report (Exhibit No.2)
Inlerloeal Agrcement for Coordination with King County for M itigarion of Development Impacts on
Intersections, leceivccl February IS, 1998
ReSlime and qunlilications of Chad Armour
Stone Ridge Phil OiologiclIl Evaluation, datedFchruury I, 200 I prepared for K OS III. LLC by Chad Armour
Video tape of Donnelly property and neighboring properties showing water now
Leiter accompanying Exhibit No. 39A, to Lanny Hcnoch from the Donnellys, dated January 10,2001
Seallie Times nrticle "Mud May I'ly ....... dated Febmary 19,2001
Issaquah Press article, "A Flood ufProblems", d;lIcd Febnmry 28, 2001
Leller to Exmnincr Titus frollltite Dunnellys, received March 5, 2001
Lcll~r of intent frolll KBS III, LLe, elated September 20.2000
Sealtle Times weather article "January Weather was a Yawn". dated February 2. 2001
Portion of HCf\l, Special Report 209, updated Deccmber, 1997
Portion of HCM, Special Report 209, updated Octnber, 1994
.-~ ..
.! .. ", ..
L99P3008·Slone Ridge 23
Exhibil No. 4S
Exhibil No. -16
Exhibil No. 47A
Exhibil No. 4713
Exhibil No. 48
Exhibil No. 49
Exhibil No. 50
Exhibil No. S I
Exhibil No. 52
Exhibil No. S3
Ellhibil No. S4
Ellhibil No. S5
Exhibil No. S6
Ellhibil No. 57
Exhibil Nn. 58
Exhibil No. 59
Exhibil No. 60
Exhibil No. 61
Resume of Kevin Jones
Transpo Group memorandum from Kevin Jones 10 Cunis Schuster. KBS 111. LLC. daled February 1,2001.
March. 2000 BioiQ Pacific Hed T~ilcd Hawk Nest Sill: MlInugcmenll'llIn.for Stone Ridge
June, 2000 Bioln Pucific Red Tailed Hnwk Nesl Sile Managemenl Plan for Slone Ridge'
ElIcerpl, WSDOT Design Manual, April 199810 November, I!)!)!.I
Doell/llenl. "Olher I)cvcloplllcnls nol in KCDOT Files, as of June, 2000 for Sionc Kidgc", annolall:ll by
Kevin Jones.
rebrllury 22. 2UOI leller from Kt!vin Jones nnd Holly Parsons, Transpo Group 10 WDOT, Craig Slone ami
John Collins.
Transpo Group /llcmor:lllduOl frolll Kevin Jones 10 Aileen McManus, KCDOT and John Collins. WSDOT.
llliled February 1.200 I
Tr:mspo Group memorandum from Kevin Jones to David Iialinen. dated March 3D, 2001
Copy of King Caumy Ordimmcc No. 12616
f\lareh 19,2001 Neighborhood Drainage Assislancc Program-Complaint No. 95·0420
King Counly Road Services Division Irame cOlin IS for 148'· Avenue SE:II SR 900. wilh cover letler allnched
from Carla Krilsonis.
WSDOT traffic counlS for 148'· A venue SE al SR 900
PUT 10·)·2. effective dille April 26. I !)99
Octobcr 3D, 2000 letter from Kevin Jones, Tlanspo Group. 10 John Collins. WSDOT
Volunlary Selliemcni Agreement to Miligale Impacis 10 SlalC Fncililies, offcred by John Collins
Mr. Henoch's final argument (clIlered not as ellidence, blltlO keep track a/his notes)
examiner's Decision on SEPA Ihreshold delerminnlion appelll, dated June 4,2001 contained in this same
rcpon
RST:gao
IPlalsIL9DP3008 RPT
..... ~I. ',.;.,
'L99P3008 L99P3008 L99P3008
• Pauline A!lderson ChFld Armour Dan Balmelll
10205· H81h Avenue SE Chad Armollr, LLC 3617 • 44th Sireel Court
Renton WA 98059 6500· , 26th Avenue SE Tacoma WA 98422
Bellevue WA 98006
.:JP3008 L99P3008 L99P3008
Mark Bandy Lowry & Dorolhy Bennell Jullianne,Bruce
WSDOT/MS 250 PO Box 330310 6234· 1391h PI SE 17023 SE May Valley Road
15700 Dayton Avenue N Bellevue WA 98006 nenton WA 98059
Seattle WA 98133·9710
L99P3008 L99P3000 L99P3008
Galus Buxton Bruce Ctark John Collins
14506 SE Renton·lssaquah Rd 5210 NEI61h 51 15700 Daylon Ave. N.
Renlon WA 98059 Renlon WA 98059 MS 250/PO Box 330310
Seallle WA 98133-9710
L99P3008 L99P3008 L99P3008
Claudia & Michael Donnelly Roger Dorstad Delle Filley
10415· 1471h Avenue SE Evergreen East Realty 19801 SE 123rd Street
Renton WA 98059 16651 NE 79th Streel Issaquah WA 98027
Redmond WA 98052
L99P300B L99PJ008 L99P3008
David L. Halinon Davtd L. Hallnen George Hayden
Allomev al Law Allomey At Law 10630-148th Ave SE
2115 N. 30lh 1/203 10500 NE Blh 111900 Renlon WA 98059
Tacoma WA 98403 Bellevue WA 98004
,~~9P3008 L99P3000 L99P3008
Iinslie Hobbs Steve Johnson Kevin Jones
,0405-1471h Ave SE 11509-161s1 Avenue SE The Transpo Group
Renton WA 90059 Renlon WA 98509 11730 1181h Ave. NE Suite 600
Kirkland WA 98034·7120
L99P3008 L99P3008 L99P3008
Robert Jones Steve & Mary Keoch King County Envlr Health Division
1734 Ilwaco Ave NE 10403· 1471h SE Easlgale Public Health Center
Renlon WA 98059 Renton WA 98059 14350 SE Eastgale Way
Oellevue WA 98007
L99P3008 L99P3008 L99P3008
King County Water District 90 Judith Krenzln Norm Larson
15606 SE 128th Sireet 10608· 148th Ave SE Centre Point Surveying. tne.
Renlon WA 98059 Renton WA 98059 PO Bo. 4416
Federal Way WA 98063
L99P3008 L99P3008 L99P3008
Robert & Cindy Leavitt Tereso LeMay Virginia Luclc
5303 NE 22nd Ct Lozier I-tomes Corp 285 Sand Dune Dr
Renlon WA 9B059 1203-114111 Avenue Southeost Ocean Shores WA 98569
Bellevuo WA 98004
L99P3008 L99P300a 1.99P3008
Linda MaUock Ed McCarthy Cliff McClelland
WA Slale Dept Ecology wasw Unit Haozous Englnee~ng 14410SE 1071h Place \ /'0 Box 47696 14816 SE 116th St Renton WA 98059
Otympla WA 9B504·7696 Renlon WA 9B059
" ... , t'
L99P3008 L99P300a L99P3008
Eleanor Moon New Home Trends Michael Nicholson
King County Executive Horse Council 18912 N Creek Parkway #211 CUy of Newcastle
12230 NE 61st Bothell WA 98011 13020 SE 72nd PI
KIrkland WA 98033 Newcaslle WA 98059-3030
L99P3008 L99P300a L99P3008
John & Gall PalmquIst Wayne Paller William & Debra Rogers
10731 -148th Ave SE 17423 Topaz Loop SE 5326 NE 22nd Ct
Renton WA 98059 Vetm WA 98597 Renlan WA 98059
L99P3008 L99P3008 L99P3008
Mike Romano Bob Ruddell Bill & Mildred Serra
Centurion Development Services KBS III, LLC 14514 SE 1071h PI
22617 6th Drive SE t2505 Bel·Red Rd #212 Renton WA 98059
Bothell WA 98021' Bellevlle WA 98005
L99P3008 L99P3008 L99P300B
Kolin Taylor RIchard & Beverty Wolf Rob Wyman
KBS III, LLC 14702 SE 105th St CUy of Newcaslle
12505 Bel·Red Rd. #212 Renlan WA 98059 13020 SE 72nd PI
Bellevue WA 98005 Newcaslle WA 98059-3030
L99P300B L99PJOOB L99PJOO8
Emeline Yelland Mark Bergam Greg Borba
1315 E. Section DDES I LUSD DDES/LUSD
MI. Vernon WA 98274 Engineering Review MS OAK-DE·OIOO
MS OAK-DE-OIOO
L99P300B L99P300B L99P3008
Laura Casey Kim Clallsson Slephen Conroy .r .
DDESlLUSD DDES/LUSD DDESIlUSD (
Site Development Services Currenl Planning MS-OAK-DE-OIOO
MS OAK-DE-Ol00 MS OAI<-DE·OIOO
L99P30D8 L99P300B L99P300B
Nick Gillen Lanny Henach Krtsten Langley
DDESILUSD DDES/LUSD KCDOT
Site Development Services' Current Planning Roads DivIsion
MS OAK·DE·OIOO OAK·DE·Ol00 MS KSC-TR·0222
L99P3008 L99P3008 L99P3008
Dennis McMahon Aileen McManus Carol Rogers
Prosecuting AlIorney's omce KeDOT DDESILUSD
Civil Division ROllds Division MS OAK·DE·0100
MS KCC·PA·0554 MS-KSC-TR-0222
L99P3008 L99P3008
Sleven C. Townsend Larry West
DDESILUSD DDES/LUSD
Land Use Inspeclion Sile Development Services
MS OAK·DE-010D MS OAK-DE·OIOO
_ ~ (J(I.oV ed.
)( 5:kwvv~L'
A.s:~ I~
;< Eod /~J.&-n
x J~ wc9-0d
--.... ~-----
....
\
.----. ' .
.......".. ~. •. I
'.' '
.... '
OFFICE OF THE HEARING EXAMINER
KING COUNTY, WASHINGTON
850 Union Bank of California Building
900 F ourth Avenue
Seattle, Washington 98164
Telephone (206) 296-4660
Facsintile (206) 296-1654
June 5, 200i·
CONSOLIDATED REPORT AND DECISION:
SUBJECT:
A. SEPA THRESHOLD DETERMINATION APPEAL
B. APPLICATION FOR PRELIM1NARY PLAT
Department of Development and Environmental Services File No. L99P3008
STONE RIDGE
Preliminary Plat Application
Location: On the west side of 148th Avenue Southeast, approximately between
I 48th Avenue Southeast and Ilwaco Avenue Northeast, and
approximately between Northeast 16th Street and Northeast 18th Court,
if both streets are extended
Applicant: KBS III, LLC represented by
David L. Halinen, Attorney at Law
2115 N 30th Street no. 203
Tacoma, WA 98403
Telephone: (206) 443-4684
Facsintile: (253) 272-9876
Appellants: Michael and Claudia Donnelly
10415 -1471h Avenue SE
Renton, W A 98059
King County: Department of Development and Environmental Services,
Land Use Division, represented by
Lanny Henoch
900 Oakesdale Avenue SW
Renton, WA 98055-1219
Telephone: (206) 296-7168
Facsimile: (206) 296-6613
SUMMARY OF DECISION:
Department's Preliminary Recommendation:
Department's Final Recommendation:
Exantiner's Decision:
Approve, subject to conditions
Approve, subject to conditions, modified
Approve, subject to conditions, modified
\ \
.. ~ I , ~ .T ., .
I • • L99P:YJ08-8tone Rldgo
PRELIMINARY MATTERS:
Complete application date:
EXAMINER PROCEEDINGS:
Hearing Opened:
. Hearing Closed:
ISSUEsrrOPICS ADDRESSED:
• Drainage
• Traffic
• Flooding
• Erosion
• ESA
• Recreational Area
SUMMARY:
September 2, 1999
March 15,2001
May 8, 2001
A. Denies SEP A threshold determination appeal regarding drainage and traffic.
2
B. Approves a subdivision of 49 single family residential lots within a 12.75 acre parcel classified
R-4.
FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner
now makes and enters the following:
FINDINGS:
1. Proposal. KBS III, LLC (the "applicant"), represented by David Halinen, proposes to subdivide
a 12.75 acre parcel into 49 single family residential building lots. With lot sizes ranging'from
3,886 to 7,39.9 square feet, the proposed development density will be 3.88 dwelling units per acre,
consistent with the R-4 classification of the subject property.
The preliminary report to the Hearing Examiner dated February 16, 2001, issued by the
Department of DeVelopment and Environmental Services ("DDES" or "the Department")
contains as "Attachment 1" the applicant's preliminary plat drawing. The same preliminary plat
drawing, dated October 9,2000, is entered as Exhibit no.7.
2. General Information:
OwnerlDeveloper:
Engineer:
KBsm,LLC
Attn: Kolin B. Taylor
12505 Bel-Red Rd., no. 212
Bellewe, W A 98005
Phone: 206-623-7000
Dan BalmeUi, P.E.
BP Land Investments, LLC
P. O. Box 8205
Kent, W A 98032
Phone: 253-852-7527
J .. ,",
• .'.' LdgP:l008-Stone Ridge
\,. ,
Surveyor:
STR:
Location:
Zoning:
Acreage:
Number of Lots:
Density:
Lot Size:
Proposed Use:
Sewage Disposal:
Water Supply:
Fire District:
School District:
Complete Application Date:
Centre Pointe Surveying, Inc.
33639 -9111 Ave. S.
Federal Way, WA 98003
Phone: 253-661-1901
3
NE \4 of the SE IJ.t of Sec. 3, Township 23, Range 5
Lying on the west side of 148111 Ave. SE,
approximately between 148111 Ave. SE'" and Ilwaco
Ave. NE, and approximately between NE 16th St.
and NE 18111 Court ifboth streets were extended.
7.49
32
4.3 dwelling units per acre
Ranging from 4,500 to 10,000 square fee
Single Family Residential
City of Kent
City of Kent
Number 37
Kent School District
September 30, 1999
,/
2. State Environmental Policy Act. On November 3, 2000 ODES issued a mitigated threshold
determination of non-significance (MONS). That determination required the applicant to
construct eastbound and westbound left tum lanes at the SR 900/148th Avenue SE intersection; to
clear vegetation within the right of way along SR 900 to achieve maximum entering sight T t:.. $~N
distance; to set aside a "Tract K" in order to protect a red-tailed hawk nest tree; and to perform II fl2AC oNI
other specified impact mitigating measures related to the red-tailed hawk nest location. A-t;;. D~Tl 1
On November 27,2000, Michael and Claudia Donnelly appealed the Department's SEPA
threshold determination. Pursuant to a pre-hearing conference conducted on December 19, 2000,
the issues of that appeal were limited to impacts related to flooding of neighboring properties;
impacts related to erosion, sedimentation, water quality and salmonid species protection; and
impacts related to traffic safety at SR900/148111 Avenue Southeast. Hearings on that appeal were
consolidated with public hearings on the proposed plat which occurred on March 15, 200 I, March
22, 200 I, April 2, 2001 and April 3, 200 1. Thereafter. the parties agreed to a briefing schedule
which concluded May 8, 2001. The parties waived those KCC.20.24.098 time limits for appeal
review to the extent necessary to complete the schedule described here.
In its report and recommendation (Exhibit no.2), the D~partment consolidated its preliminary plat
recommendation with its analysis and response to the appeal. In that report, the Department
made some revisions to its original November 3,2000 MONS, most notably by specifying a
seasonal construction period for the east/west left tum lanes on SR 900 and a new condition
requiring the applicant to install or to collaborate with other developers to install a traffic signal at
the SR 900/148~ Avenue Southeast intersection period, together with "an appropriate financial
guarantee to be posted prior to engineer plan approval."
"".0. .
·, ~ ... , , '
• ,I, J L~9P$OO8-8tone Ridge
\..J
4
The applicant opposes that portion of the revised SEPA threshold determination, concerning the
traffic signal requirement at the SR9001148 th Avenue Southeast intersection. .
3. Department Plat Recommendation. The Department recommends granting preliminary
approval to the proposed plat of Stone Ridge, subject to the twenty-eight (28) conditions of final
plat approval stated on pages 15-22 of the Department's preliminary report (Exhibit no. 2), with
the following modifications:
A. Red-Tailed Hawk protection area. Recommended condition no. 24 requires that Tract
K, be set aside as undeveloped open space to remain in native growth unless it is
documented by the property owner, to the satisfaction of King County, that the nest has
been abandoned for at least five years. In its final recommendation, entered as Exhibit
no. 35 in the hearing record, the Department indicates that the tract may be developed
through the approval of a future plat application, short plat application or plat alterations
when it has met that five year abandonment standard, but that the number of lots created
in Tract K shall be consistent with the zoning and overall permitted density for the entire
plat of Stone Ridge.
B. Grading within designated erosion hazard areas. In its final recommendation, the
Department adds a new recommended condition no. 29 which would require all grading
work on designated erosion hazard areas 'to be completed consistent with the seasonal
restrictions appearing in KCC 16.82.150.D.
4. Applicant response. The applicant accepts the Department's final recommendation as described
in finding no. 3, preceding, except for the following:
A. Traffic Signal. The applicant opposes the SEP A-based requirement to install a traffic
signal at the SR 9001148th Avenue Southeast intersection.
B. Trnct I stub street. As proposed by the applicant (Exhibit no. 7) Tract 1-42 feet
wide--connects proposed "Road B" (the central vehicular circulation spine within the
proposed plat) to the south boundary ofthe subject property. Recommended condition
8.C requires that, "Tract I shall be dedicated as public road right of way and improved to
urban sub-access street standard." The applicant opposes that recommendation.
C. Recreation area. Recommended condition no. 18 requires suitable on sight recreation
space to be provided by the applicant including appropriate improvements. The amount
of recreation space provided is recommended to equal or exceed 390 square feet per lot
as required by KCC 21A.14.l80.A. Note: Although the applicant raised concerns
regarding this requirement at the outset of the hearing, the applicant expressed no
objection at closing.
D. Eastbound and westbound left tum lanes. In the SEPA appeal review, the applicant
objected to the language contained in SEP A-based recommended condition no. 22
which-at that time-made no mention of cost sharing with other development
applicants in the area who would benefit from the required eastbound and westbound left
turn lanes on SR 900 at its intersection with 148th Avenue Southeast. The applicant
mentioned the proposed plat of Astor Park, in particular.
... • • · l "
· . Lit9P3.00a-8tone Ridge 5
... ,
5. Drainage/SEPA. The SEPA Appellants and some neighboring property owners express concern
regarding possible drainage impacts upon their downstream properties. "Greene's Stream," an .
ephemeral or seasonal stream, emanates from the subject property, then passes through or
adjacent to the Donnelly, Keech and Hobbs properties. Though it sometimes may enter May
Creek, it typically completely infiltrates before reaching May Creek. This infiltration answers a
concern raised by SEP A Appellant Donnelly and some neighboring property owners regarding
potential sedimentation impacts upon May Creek. Usually there are none.
In addition to downstream sedimentation concerns, however, the Appellants and neighboring
property owners also express concern regarding downstream flooding and sedimentation from
peak flow periods as well as a concern for erosion and downstream sedimentation. These
concerns are based, at least in part, on observed results from past land clearing activity on the
Wolfe property. It is important to note that this applicant, KBS, m, LLC, cannot be held
responsible for past actions of Wolfe nor can it be held responsible for solving existing problems
endured by downstream property owners. However, the county can certainly require the
applicant to adhere to the highest standards available in regulatory code if circumstances warrant.
In this case, DOES recommends precisely that-applying the highest, most vigorous, drainage
controls and standards to this application. In so doing, DOES observes also that Greene's Stream,
as it crosses or abuts the properties of concern (Donnelly, Hobbs and Keech) was artificially
rerouted from its original drainage course-an alteration that extends approximately 450 to 650
feet. There is no evidence that this alteration was achieved pursuant to proper permits. The
alteration includes two 90° turns. The Department observes that, at present, the majority of flows
in Greene's Stream under non-storm conditions appear to follow the realigned channel.
The evidence of record strongly suggests that, during significant storm events, the (unpermitted)
altered course of the stream bed and the reduced capacity of a 24 inch culvert at the northwest
comer of the Hobbs property collaborate to cause backups along the stream bed, resulting in
standing water upon the complainant properties.
The parties agree that none of the interior spaces of any buildings on the Donnelly, Hobbs or
Keech properties have flooded in the past. Keech indicates that, while the driveway to his
residence overtopped on one occasion, "sheet flow" of approximately ~ inch water depth is more
typical. Some neighboring property owners resent the King County Surface Water Management
Design Manual characterization of such flooding as "nuisance flooding". Nonetheless, as
indicated above, the highest Surface Water Management Drainage Manual standards are .
recommended. The Department concludes at page 13 of its preliminary report (Exhibit no. 2):
... [DOES] has concluded that the development of the subject plat will not exacerbate the
flooding that the appellant and their neighbors have experienced with the application of level
3 flow control to storm water releases from the plat. Level 3 flow control is the most
restrictive release rate contained in the drainage manual. It is designed to address a severe
flooding situation. With its application to the proposed Stone Ridge subdivision, [DOES]
expects there will not be an increase in either the depth of flood waters or the frequency of
flooding after the development of the plat, as compared with prior to the development of the
plat. Further, [DOES] believes that with the application of appropriate release rates to future
development in the Greene's Stream sub-basin and the May Creek sub-basin, downstream·
flooding in these basins wiIJ not be significantly affected.
,
\ " .
\ I
L99P~OO8-Stono Rldgo 8
The rather extensive drainage controls are contained principally in condition nos. 7 A through 7H
on pages 14 and 15 of this Report and Decision. Although the record contains significant
evidence and testimony regarding the extent of current conditions, it contains absolutely no
evidence or expert testimony which would cast doubt on the adequacy of the rigorous drainage
standards required by condition no. 7. Appellant Donnelly testified that her motivation in
pursuing the drainage issue is based on fear that the condition nos. 7 A through 7H may be
inadequate.
However, as a result of hearing testimony, the Department also recommends condition no. 29
which requires all grading work within designated erosion hazard areas to be completed
consistent with the seasonal restrictions established by KCC 16.82.150.0.
6. TrafficJSEPA. The proposed development received transportation concurrency certification on
April 9, 1999. The developer wi11 be assessed a traffic impact mitigation fee (MPS fee) and an
administration fee for each ofthe proposed 49 lots. That fee is based upon pending area
improvements to county streets. The amount of the fee is determined at the time it is assessed
(half upon final plat approval; the remaining half upon buildingl'ermit issuance). The current fee
amount is $2,913.00 per lot.
Access to the proposed plat will be obtained from 148m Avenue Southeast, a 21 foot wide aspbalt
roadway with a 3 to 4 foot wide grass and gravel shoulder along its eastside and a 3 to 6 foot wide
gravel shoulder along its west side. Traffic studies in evidence indicate that 1481h Avenue
Southeast will be fully capable of absorbing the additional 490 vehicle trips per day that will be
generated by Stone Ridge. However, both the Department and the SEPA appellants have
expressed concern regarding the adequacy of the SR 9001l48tb Avenue Southeast intersection
nearby. The current intersection design does not meet the King. County entering site distance
(ESD) standard on both the north and south legs of the intersection. Nor does it meet the
stopping sight distant (SSD) standard on the east leg of the intersection. To address the sight
distance problems, the Department recommends vegetation clearing and construction of east and
westbound left tum lanes.
The Department and the applicant disagree as to whether the level of service (LOS) for this
intersection should be calculated as LOS "E" or LOS "F". This question arose through the appeal
review of the SEPA threshold determination. Michael and Claudia Donnelly contested the
adequacy of the initial threshold determination. Responding, KeDOT recalculated the LOS \
based upon 1997 Highway Capacity Manual methodology and software, thereby finding LOS
"F". The applicant, using 1994 Highway Capacity Manual software, found LOS "E". The
Department's calculation resulted in a SEPA-based requirement, supported by WSDOT, to install
a traffic signal at the SR 9001l48tb Avenue Southeast intersection-a requirement which the.
applicant opposes.
The following additional fmdings are relevant:
A. In its report to the Hearing Examiner (Exhibit #2) the Department states:
With regard to level of service ("LOS"), Transpo's traffic analysis concluded tha~ tbe
LOS at the intersection, following the development of the subject plat, will be at LOS
"E". This anaylsis was based on traffic modeling which utilized computer software
that was the best available software at the time the analysis was completed. Thus, it
was accepted by King County at the time Transpo's traffic analysis was submitted to
L.. . . "
, .
• L99P300B-Stone Ridge 7
the County for review. More recently, subsequent to the publication of the SEPA
determination for this project, an update of the software was issued.
The application of the updated software yields a conclusion that the intersection of
SR 900/1481h Avenue Southeast will operate at LOS "F" rather than "E", when the
development of the subj~t plat is expected to be completed. As a result, additional
improvements to the intersection will be needed beyond the clearing of vegetation
necessary to achieve stopping site distance, in order to bring the LOS to "E" or better
as mandated by KCC 14.80.
Recent discussions have occurred between WSDOT and KCDOT concerning the
nature of the improvements which should be made to the intersection to achieve an
improved level of service. WSDOT has verbally indicated (and in e-mail
correspondence) that the installation of a traffic signal is the appropriate method to
address the substandard level of service. Thus, this has been recommended by
[DDES]/KCDOT, in addition to the construction of eastbound and westbound left
tum lanes and the vegetation clearing to achieve stopping site distance.
WSDOT prepared and submitted for evidence a formal letter agreeing with this position
(exhibit nos. 22 and 50). In addition, WSDOT representatives testified in support of the
intersection signalization requirement.
B. The Transpo Group analysis of intersection LOS was based on computer software
corresponding to the 1994 version of the Highway Capacity Manual ("HCM") while the
"update of the software" referred to by DDES in its staff report corresponds to the 1997
HCM. However, no change in intersection standards occurred.
C. KCC 14.65 describes intersection standards ("IS") as those standards by which King
County will evaluate intersections affected by new development to assure safe and
efficient operation and to assure that improvements to mitigate the adverse impacts of
such developments are completed in accordance with the State Environmental Policy Act.
KCC 14.65.01O.C. In a code section title "Relationships Among Three Components Of
The Integrated Transportation Program" KCC 14.65.020.C.2 describes IS calculations:
Intersection level of service shall be calculated according to the most recent Highway
Capacity Manual or an alternative method approved by the Department of
Transportation.
KCC 14.65.020 goes on to describe the relationship of the integrated transportation
program (and necessarily, intersection calculations) to SEPA. KCC 14.65.020.G states,
among other things, that "impacts on intersections will be mitigated through the
provisions ofKCC 14.80. It states further, among other things, that, "the provisions of
this title [ie, KCC Title 14, "roads and bridges"] do not supersede or replace the
provisions of the County SEPA authority as enacted in KCC 20.44."
D. KCC 14.80, "Intersection Standards", states as its authority and purpose, in part, "this
chapter is enacted pursuant to the State Environmental Policy Act, KCC 20.44 and RCW .
58.17 and the King County Charter as a home rule county, Article II, Section 11 of the
Washington State Constitution." KCC 14.80.010.A. Further, the Intersection Standards
chapter defines Highway Capacity Manual:
"
,
L99P3008-Stone Ridge 8
Highway Capacity Manual means special report 209 of the transportation research
board of the National Research Council, as currently amended.
E. KCC 14.80.030 defines significant adverse impacts regarding intersection standards, a
matter not disputed in this case. That is, the parties agree that if the roadway intersection
that provides access to the proposed development will function at a level of service worse
that "E" there will be a significant adverse impact which must be mitigated. KCC
14.80.030. Rather, the parties disagree as to the method of calculation of the impact upon
the intersection at issue (SR 900/1481h Avenue Southeast).
F. KCC 14.80.050 provides for inter jurisdictional agreements. It states, in part:
The level of service standards used in such agreements shall be those of the County,
the WSDOT. the local jurisdiction, or some combination of them as provided in the
agreement. Such interlocal agreements, of course, must be approved by the King
County Council.
G. King County Charter Section 850 (Delegation Of Authority) states, in part:
The County Council shall not delegate its legislative power except to the extent that
it delegates to a County officer the authority to promulgate regulations in
accordance with adequate standards established by the County Council.
H. On February 20, 2001, the County Council amended KCC 14.65.020.C.2. That
amendment did not change the text of the section which indicates that IS shall be
calculated "according to the most recent Highway Capacity Manual or an alternative
method approved by the Department of Transportation".
1. King County Public Rule PUT 1 0-3-2 (PR), effective April 26, 1999 also states that the
calculation of intersection capacity will be done according to the "the most recent edition
of the Highway Capacity Manual (HCM), or by alternative methods approved by the
director." Further, Section 5.21 defines the HCM as "the latest version of the Highway
Capacity ManuaL" The "most recent edition", "latest version," and "current" HCM at the
time the public rules was adopted in 1999 was the 1997 HCM.
7. Department Report Adopted. Except as noted above, the facts and analysis contained in the
Land Use Services Division Preliminary Report, dated February 16,2001, are correct and are
incorporated here by reference. A copy of the Land Use Services Division report will be attached
to those copies of the examiner's report which are submitted to the King County Council.
8. Standard of Review. Section F ofthe Division's preliminary report to the King County Hearing'
Examiner (exhibit no. 2) cites the scope and standard of review to be considered by the Examiner.
The Division's summary is correct and will be used here. In addition, the following revi'ew
standards apply:
A. WAC 197-t 1-350(1), -330(1)(c), and -660(1)(3). Each authorize the lead agency
(in this case, the Environmental Division), when making threshold determinations,
to consider mitigating measures that the agency or applicant will implement or
mitigating measures which other agencies (whether local, state or federal) would
require and enforce for mitigation of an identified significant impact.
,
• • 4 •
..
• L99P~OOB-Stone Rldgo 9
B. RCW 43.21C.07S(3)(d) and KCC 20.44.120 each require that the decision of the Responsible
Official shall be entitled to "substantial weight". Having reviewed this "substantial weight"
rule, the Washington Supreme Court in Norway Hill Preservation Association v. King
County. 87 Wn 2d 267 (1976), determined that the standard of review of any agency
"negative threshold determination" is whether the action is "clearly erroneous".
Consequently, the administrative decision should be modified or reversed if it is:
... clearly erroneous in view of the entire record as submitted and the
public policy contained in the act of the legislature authorizing the
decision or order.
9. Any portion of any of the following conclusions that may be construed as a finding is
incorporated here by this reference.
SEPA CONCLUSIONS:
1. The appellant argues that the KCDOT director cannot prohibit the use of the 1994 HCM or, in
this case, intersection impact calculating software associated with the 1994 HCM I. This argument
overlooks the SEPA authority vested in ODES and KCDOT. The ultimate decision making
authority regarding impact (and, necessarily, the method of determining impact) rests with the
responsible official, not with the applicant. The applicant's arguments are framed in such a
manner as to suggest that the responsible official's choice of impact calculation method is a
regulatory matter rather than an analytical one. However, with respect to the choice of
intersection impact calculation method, the applicant is not being regulated. The applicant has
not been prohibited from using the 1994 HCM. In fact, the 1994 HCM (and its associated
software) is the only impact calculation method used by the applicant in this hearing record.
Those calculations and their results have not been prohibited or excluded from this review in any
sense.
However, DDES/KCDOT have, in the exercise of their SEPA responsibility and authority, used
the most recent impact calculation methodology to determine the impact of the proposed
development of Stone Ridge upon the SR 900/148dt A venue Southeast intersection. WAC
197-11-340 (2)(F) requires the responsible official to reconsider the DNS based on timely
comments (such as those of appellant Donnelly) and authorizes the responsible official to make
appropriate changes to the threshold determination if warranted. Further, WAC
197-11-340(3 )(A)(ii) requires the lead agency to withdraw a determination of non-significance if,
"there is significant new information indicating, or on, a proposals probably significant adverse
environmental impacts." Recall that, as noted in the findings above, the Metropolitan King
County Council in February, 2001, adopted the 1997 HCM and its corollary software. This King
County Council action set the stage for review of the Donnelly SEPA threshold determination
appeal review by providing "new information" for the Departments to take into consideration.
Certainly, a threshold determination is not "vested" when an appeal has been filed and when new
information (including the adoption of impact calculation method) becomes available.
2. The applicant argues that the intersection standards (and by implication the methodology used to
calculate intersection impacts) have a "restraining or directing influence" on the proposed plat of
Stone Ridge; and that, therefore, the vesting rule contained in RCW 58.17.033(1) must be
applied. The applicant cites Westside Business Park. LLC v. Pierce County, 100 Wn. App. 599 at
607, in which the Division Two court determined that stormwater drainage ordinances are land
I Throughout this review it is useful to remember that it is only the method of calculating impact that is at issue.
The Intersection Standard (IS) remains unchanged.
.. ' , , .. ,
,"
L99P300B-Stone Ridge 10
use control ordinances. The Westside decision cites New Castle Investments v. City o!LaCenter,
98 Wn. App 224,989 (1999), in which the court held that, "a land use control ordinance is an '
ordinance that exerts a 'restraining or directing influence' over land use.
Reading New Castle Investments further, however, we find that-as the head note promises-"the
definition of' land use control ordinances' does not include transportation impact fees." In New
Castle Investments the issue was whether the term "land use control ordinances" as stated in
RCW 58.17.033(1) could be used to describe a fee used to pay for City facilities, "such as'traffic
signals or a park," that may be indirectly impacted by new development. The court found that:
Transportation impact fees do not exercise a restraining or directing influence over land use;
they only increase the cost.
The Division Two court in New Castle Investments concluded further:
The cost of a development, which is the only aspect of development affected by
transportation, impact fees, is a large part of the developer's decision making. Certainly it is
to the developers advantage if the cost can be determined early in the process and with some
degree of certainty. But it does not necessarily follow that the cost of development is the type
of expectation the vested rights doctrine was intended to protect. .... The transportation
impact fee does not limit the use of land, nor does it resemble a zoning law. Instead, a'
transportation impact fee merely affects the ultimate cost of the development. Thus, it is not
the type of expectation that vests under the vested rights doctrine.
Thus, we see that the appellate court found such fees not to be vested under either statute or
doctrine. How do we distinguish between the court's decision in Westside Business Park and,
New Castle Investments? Easily. Stormwater management controls, such as were at issue in
Westside Business Park, usually affect the use and distribution ofland on any given parcel
proposed for development. A stormwater retention/detention pond can consume a significant
portion of the development property and restrain or influence the distribution of uses throughout
the remainder portion of that property. In contrast, the traffic impact fee in New Castle
Investments and in the instant case of Stone Ridge, have no restraining or directing influence over
land use-as the court said. If we translate the "impact fee" to the actual hardware required as
significant adverse impact mitigation pursuant to SEPA, the "traffic signal", we still see that it is
off-site and has no "restraining or directing influence over land use"-the criterion used by the
court in both New Castle Investment and Westside Business Park.
3. The applicant argues, as a matter of statutory construction, that section 1.B.2 of Ordinance 12616
(codified as KCC 14.65.020.C.2) made the 1994 HCM the only directly code authorized
methodology for intersection LOS analysis in King County. "In view ofKCC Charter Section
850 and by virtue of the applicant's Stone Ridge subdivision application being vested under
Ordinance 12616," the applicant argues "the 1994 HCM must be construed as a continuing,
directly authorized methodology for intersection LOS calculations until amended by the County
Council."
The argument continues that to interpret KCC 14.65 and KCC 14.80 consistently with King
County Charter Section 850, the Council cannot be presumed to have delegated any authority to
the National Research Council or the Transportation Research Board to amend applicable
regulation in King County in the absence of specific Council authorization. In making this
argument, the applicant cautions that no request to set aside any portion ofKCC 14.65 or KCC
14.80 is being made-a ruling which everyone agrees would exceed the authority and jurisdiction
of the Examiner. However, the applicant believes that an interpretation ofKCC 14.65 and KCC
I .
.1.. , • I I
I'
• L99P;iOO8-Stone RIdge 11
14.80 consistent with King County Charter Section 850 would yield an Examiner~s decision
which affirms the applicant's arguments.
The applicant's arguments are directed toward KCC 14.65.020.C.2:
IS calculations.
Intersection level of service shall be calculated according to the most recent Highway
Capacity Manual or an alternative method approved by the Department of Transportation.
The applicant's arguments are rejected for several reasons, including not only those set forth in
conclusions nos. 1 and 2, preceding, but also the following:
• There is no doubt regarding the Council's intention as to the meaning of "most recent·
Highway Capacity Manual. In KCC 14.80.020.A the Council defined Highway Capacity
Manual as meaning "special report 209 of the Transportation Research Board of the National
Research Council, as currently amended." To strain for the "consistency" sought by the
applicant would mean to directly disregard this explicit direction and definition by the
Metropolitan King County Counci1. It will be presumed lawful until shown otherwise.
• The language at issue in KCC 14.65.020.C.2 does not wholly delegate any authority or·
responsibility to the Transportation Research Board or any other entity outside County
government. It keeps the King County Director of Transportation in the driver's seat, so to
speak, by authorizing the KCDOT director to use "an alternative method." In other words, if
the "most recent" Highway Capacity Manual proves unacceptable, the decision to use an
alternative method rests with the King County Department of Transportation, not the National
Transportation Research Board. The authority to choose retained by the KCDOT director
distinguishes the facts in this case from Osborn v. Psychiatric Review Board, 325 Or. 135,
934P2d 391 (1997), cited by the Applicant. No delegation has occurred, therefore, except to
the KCDaT which clearly may make such decisions pursuant to King County Charter
Section 850. That Charter section authorized the Director to "promulgate regulations in
accordance to adequate standards established by the County Counci1." We note again that the
intersection standard applicable to the SR 900/ 1481h Avenue Southeast has not changed under
any of the ordinances considered in this' appeal review.
4. The applicant argues that the KCDOT has no authority to go beyond the standards adopted· by
Council ordinance when the KCDaT director adopts a public rule. As indicated above, the
KCDaT Director has not done that. This hearing record contains no evidence that the definition
of Highway Capacity Manual as stated in KCC 14.80.020 has been exceeded by KCDOT. That
definition requires KCDaT to use the Highway Capacity Manual "as currently amended." That
is precisely what KCDOT has done in this case.
5. As noted in finding no. 8, above, the burden of proof falls on the Appellant in a threshold
determination appea1. Considering the preponderance of the evidence, the Appellant has not
successfully borne that burden in this case. Considering the above fmdings offact regarding traffic
and drainage, and the entire hearing record, it must be concluded that the Department's threshold
determination in this matter is not clearly erroneous and therefore cannot be reversed.
I
'-J. I· .
, .
L99P~OO8-Ston8 Ridge 12
6. The Donnelly appeal is comprised principally of documentation of past occurrences, speculation
about the future, and questions. The presentation of issues, questions and concerns is not sufficient
to overturn a threshold determination. Rather, the determination (and the appeal review of that .
determination) must be based upon the preponderance of the evidence. The preponderance of the
evidence in this case supports the Department's determination.
7. In addition, the following conclusions apply:
a. There is no indication in the record that the Division erred in its procedures as it
came to its threshold declaration of non-significance. Rather, the Appellant differs
with the Department's assessment of impacts or the probability of potentially adverse
impacts. Speculation or questions with respect to potential impacts cannot prove a
probable significant impact that requires the responsible agency to be overruled or to
alter its initial determination.
b. Although the Appellant argues that the information on which the Department based
its determination was insufficient, there is no adequate demonstration that the
information on which the Division based its determination is actually erroneous. The
findings above, particularly regarding drainage conditions to be imposed to protect
downstream property owners and the SR 900/14Stb Avenue Southeast intersection,
properly address probable significant adverse impacts.
c. There is a substantial amount of information in the record regarding the various impacts
which have been asserted by the Appellants Donnelly. The Department has not been
unaware of these issues and has investigated (and reinvestigated) them, but has arrived
at conclusions which differ from the Appellant's. The Department, having had access to
the variety of issues and points of view and information expressed by the Appellant and
others, maintains its original determination of non-significance. The Department's
judgement in this case must be given substantial weight.
d. In view of the entire record as submitted and in view of the State Environmental Policy Act,
the Department's decision is not clearly erroneous and is supported by the evidence.
PLAT CONCLUSIONS:
1. Any portion of any of the above findings that may be construed as a conclusion is incorporated
here by this reference.
2. Other issues raised, principally by the applicant, such as recreation area standards and sub street
tract improvement standards were not addressed as objectionable at the applicant's closing
presentation.
3. lf approved subject to the conditions recommended below, the proposed subdivision will comply
with the goals and objectives of the King County Comprehensive Plan, Subdivision and Zoning
Codes, and other official land use controls and policies of King County.
4. If approved subject to the conditions recommended below, this proposed subdivision will make
appropriate provision for the public health, safety and general welfare and for open spaces, for
drainage ways, streets, other public ways, transit stops, potable water supply, sanitary wastes,
parks and recreations, playgrounds, schools and school grounds, and safe walking conditions for
students who only walk to school; and it will serve the public use and interest.
L.. ' •• ' .:
I'
• L99P3.00a-8tono Rldgo 13
5. The conditions for final plat approval recommended below are in the public interest and are
reasonable requirements to mitigate the impacts of this development upon the environment.
6. The dedications of land or easements within and adjacent to the proposed plat, as recommended
by the conditions for final plat approval or as shown on the proposed preliminary plat submitted
by the applicant, are reasonable and necessary as a direct result of the development of this
proposed plat.
SEPA DECISION:
For the reasons indicated in condition nos. 1 through 7, above, the SEPA threshold determination appeals
of both the Applicant and the Donnelly's are DENIED.
PLAT DECISION:
The proposed plat of Stone Ridge is GRANTED preliminary approval: subject to the following conditions
of final plat approval:
I. Compliance with all platting provisions of Title 19 of the King County Code.
2. All persons having an ownership interest in the subject property shall sign on the face of the final
plat a dedication 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 and shall be generally as shown on the face of the approved preliminary plat, 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. Any changes to the
plat design which are mandated by the conditions which follow shall also be permitted.
4. The applicant must obtain final approval from the King County Health Department. Existing
septic tanks on the site must be properly abandoned prior to final Health Department approval.
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.
6. The applicant must obtain the approval of the King County Fire Protection Engineer, to
demonstrate compliance with the ftre hydrant, water main, and tire flow standards of Chapter
17.08 ofthe King County Code.
7. Final plat approval shall require full compliance with the drainage provisions set forth in King
County Code 9.04. Compliance may result in reducing the number andlor 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. AU other
applicable requirements in KCC 9.04 and the Surface Water Design Manual 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 (KCSWDM). DDES approval of the drainage and roadway plans is
required prior to any construction.
"-• I L • 4' •
L99P3008-Stone Ridge 14 .
. .
B. Current standard plan notes and ESC notes, as established by DOES Engineering Review
shall be shown on the engineering plans.
C. The following note shall be shown on the final recorded plat:
"All building downspouts, footing drains, and drains from all impervious surfaces such as
patios and driveways shall be connected to the permanent storm drain outlet as shown on
the approved construction drawings no. on file with DOES andlor the
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 the plans on file."
D. Core Requirement No.1: Discharge at the Natural Location.
The applicant has received approval for a requested diversion of surface water flows
within the project, under Drainage Adjustment LOOV0062. The conditions of approval of
this drainage aqjustment shall be satisfied during the design and review of the project
engineering plans.
E. Core Requirement No.3: Runoff Control.
To mitigate for downstream capacity issues, the applicant shall provide Level Three flow
control, as outlined in the KCSWDM. The size of the proposed drainage tract may have
to increase to accommodate the required detention storage volumes and water quality
facilities. The stormwater facility shall be located in a separate tract and dedicated to
King County, unless portions of the drainage tract are used for required recreation space
in accordance with KCC 21A.14.180.
As specified in Section 5.1.1 of the KCSWDM, roof drain storm water shall be infiltrated
or dispersed within the lot area if the soil conditions are favorable. Infiltration of storm
water for both lot areas and roadway improvements is recommended if determined to be
feasible. A geotechnical report shall be provided to evaluate soil conditions, seasonal
depth to groundwater, and other design requirements as outlined in the KCSWDM.
F. Core Requirement No.4: Conveyance Systems.
As part of the applicant's submittal for engineering plan review, upstream flows shall be
analyzed to determine whether there is adequate conveyance capacity in the existing 18-
inch CMP that crosses northwest under 148th Avenue SE into Tract C in the eastern
portion of the site.
G. Core Requirement No.8: Water Quality.
The project is required to meet the Basic water quality requirements of the 1998
KCSWDM.
~, . ~ , .. .'
, .
L991;'3008-Stone Ridge 15
H. Special Requirement No.2: Floodplain Delineation.
Because a wetland and two streams are located on the property, a floodplain analysis
shall be performed. The 1 DO-year floodplain boundaries shall be shown on the final
engineering plans and recorded plat.
8. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS)
including the following requirements: .
A. Road A shall be improved as an urban neighborhood collector between I 48th Ave. SE and
Road C, and as an urban subcollector west of Road C. The design of the subject plat.
shall be modified so that the lots in the plat will not take individual direct access from the
neighborhood collector portion of Road A. This modification to the design may result in
the relocation of the proposed alignment of Road A.
B. Roads C and D, at a minimum, shall be designed to the urban, subaccess street standard.
C. Tract I shall be dedicated as public road right-of-way and improved to the urban,
subaccess street standard.
D. One-Hundred-Forty-Eighth Avenue Southeast along the frontage of the site shall be
improved to the urban collector arterial standard. including provision for a bicycle lane.
E. Tracts M shall be improved as a private joint use driveway, and shall serve a maximum·
of two lots. Lots 40 and 41 shall have undivided ownership of the tract and be
responsible for its maintenance. A note indicating the ownership of the tract and the
parties which are responsible for its maintenance shall appear on the final plat and
engineering plans. As specified in KCRS 3.01C, improvements to the tract shall include
an 18-foot-wide paved surface and a minimum tract width of 20 feet. Drainage control
shall include a curb or thickened edge on one side of the roadway.
F. Tracts D, F, and L shall be designed and improved as private access tracts, and shall each
serve no more than six lots. The lots served by each tract shall have undivided ownership
of the tract, and be responsible for its maintenance. A note indicating the ownership of
each tract and the parties responsible for each tract's maintenance shall appear on the
final plat and engineering plans.
Improvements shall conform to KCRS 2.03 for urban minor access roads, which includes
a 22-foot-wide paved driving surface. The center lines of Tracts D and F shall be aligned
with the centerlines of Roads D and C, respectively. The minimum tract width shall be
26 feet with a maximum length of 150 feet.
G. The width of Tract N may be reduced to 20 feet. No improvements to this tract are
required.
H. A temporary turnaround shall be provided at the terminus of Road A. If this turnaround
is located off-site, easements shall be deeded to King County to allow for the temporary
public use of the turnaround until Road A is extended further north as a public road.
I. Street illumination shall be provided at the intersection of Road A with 148th Ave. SE, a
collector arterial, in accordance with KCRS 5.03.
... I
• • • 1 ••
I'
L99P3008-Stone Ridge 18
J. One-Hundred-Forty-Eighth Avenue Southeast along the frontage of the site may reqUire)~'\ /
design for a bus zone and turn outs. As specified in KCRS 2.16, the applicant's design
engineer shall contact METRO and the Issaquah School District to determine if a bus
zone is needed, and if so, the specific design requirements. .
K. Modifications to the above road conditions may be considered by King County, pursuant
to the variance procedures in KCRS 1.08.
9. Boundary Line Adjustment LOOL0089 shall be completed and put into effect through the
recording of deeds, prior to the approval of the engineering plans for the subject plat.
10. All utilities within proposed rights-of-way must be included within a franchise approved by the
King County Council, prior to final plat recording.
11. 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." Ifthe second option is chosen. the fee paid
shall be the amount in effect as of the date of building permit application.
12. Lots within this subdivision are subject to KCC 21A.43 and Ordinance 14009 which imposed
impact fees to fund school system improvements needed to serve new development. As a
condition of final approval, fifty percent 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 '
fmal 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.
13. There shall be no direct vehicular access to 1481h Ave. SE from those lots in the subject plat
which abut this street. There shall be no direct vehicular access to the portion of Road A east of
Road C from the lots which abut this portion of this street. A note to this effect shall appear on
the final plat and engineering plans.
14. Twelve feet of additional right-of-way for 148th Ave. SE shall be dedicated along the east
property line, aHowing for 42 feet of right-of-way from centerline.
15. The following note shall be shown on the final engineering plan and recorded plat:
RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS
Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial
interest in the land within the tract/sensitive area and buffer. This interest includes the
preservation of native vegetation for all purposes that benefit the public health, safety and
welfare, including control of surface water and erosion, maintenance of slope stability, and
protection of plant and animal habitat.
• I •
• " t .' I
I'
L99P3008-Stono Rldgo 17 .
The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and
occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on
behalf of the public by King County, to leave undisturbed all trees and other vegetation within the
tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not
be cut, pruned, covered by fill, removed or damaged without approval in writing from the King
County Department of Development and Environmental Services or its successor agency, unJess
otherwise provided by law.
The common boundary between the tract/sensitive area and buffer and the area of development
activity must be marked or otherwise flagged to the satisfaction of King County prior to any
clearing, grading, building construction or other development activity on a lot subject to the
sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in
place until all development proposal activities in the vicinity of the sensitive area are completed.
No building foundations are allowed beyond the required IS-foot building setback line, unless
otherwise provided by law.
16. The proposed subdivision shall comply with the sensitive areas requirements as outlined in KCC
21 A.24. Permanent survey marking, and signs as specified in KCC 21 A.24.160 shall also be
addressed prior to final plat approval. Temporary marking of sensitive areas and their buffers
(e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place
until all construction activities are completed.
17. Preliminary plat review has identified the following issues which apply to this project. All other
applicable requirements for sensitive areas shall also be addressed by the applicant.
A. Wetland B (in Tract B) shall have a 25-foot native growth buffer, as measured from the
wetland edge. Wetland A (extending from the north boundary of the site to the north
boundary of the Road A right-of-way) shall have a 50-foot native growth buffer, as
measured from the wetland edge, to the extent such buffer falls within the subject
property. These wetlands and their required buffers shall be placed in Sensitive Area
Tract in the subject plat.
B. The streams crossing Tracts A and C shall have a 50-foot buffer measured from each side
of the stream channel, to the extent such buffers fall within the subject plat. These
buffers are not required where proposed road right-of-way in the subject plat crosses a
stream channel.
C. A IS-foot building setback line (BSBL) shall be established on the final plat from the
edge of the sensitive areas tracts. The BSBL shall be delineated on all affected lots and
tracts.
D. Buffer averaging may be allowed, pursuant to KCC 21A.24.320 and 21A.24.360,
provided the total amount of buffer area is not reduced and better resource protection is
achieved, as determined by the King County Land Use Services Division (LUSD). If
buffer averaging is proposed, a buffer averaging plan shall be submitted by the applicant
for review and approval by LUSD. LUSD may require the submittal of a bond or other
financial guarantee by the applicant to assure the installation and survival of required
plantings for a five year period.
· .' t. 1, .' to
, .
L99p,300B-8tone Ridge 1B
E.
F.
The stream and wetland crossing by Road A is permitted. This road crossing shall
comply with the provisions ofKCC 21A.24.330N and 21A.24.370G. The amount of
wetland area and stream affected by the road crossing shall be minimized to the extent.
feasible through the use of retaining structures, if determined appropriate by LUSD. A
mitigation plan shall be submitted by the applicant for LUSD approval, to address
impacts from the wetland/stream crossing. LUSD may require the submittal of a bond or
other financial guarantee by the applicant to assure the installation and survival of
required plantings for a five year period.
The stormwater outfall facility for the stormwater ponds in Tract H shall not be placed in
wetland or stream buffers, unless determined necessary by LUSD, pursuant to the
provisions ofKCC 21A.24.330H4.
The applicant shall delineate all erosion hazard areas on the site on the final engineering
plans. (Erosion hazard areas are defined in KCC 21A.06.415.) The delineation of such
,!lLW~~~O,Ja!pproved by an LUSD senior geologist. The requirements found in KCC
onceming erosion hazard areas shall be met, including seasonal restrictions
g activities.
18. Suitable on-site recreation space shall be provided consistent with the requirements ofKCC
21 A.14.180 and KCC 21 A.14.190 (i.e., sport court. children's play equipment, picnic tables,
benches, etc.). The amount of recreation space provided shall equal or exceed 390 square feet per
lot, as required by KCC 21 A.14.180A.
A. An overall conceptual recreation space plan shall be submitted for review and approval
by LUSD, with the submittal of the engineering plans. The conceptual recreation plan
shall include location, area calculations, dimensions, and general improvements. The
approved engineering plans shall be consistent with the conceptual plan.
B. A detailed recreation space plan (i.e., landscape specifications, equipment specifications,
etc.) consistent with the overall conceptual plan noted in Item "a" above, shall be
submitted for review and approval by LUSD and King County Parks, prior to or
concurrently with the submittal of the fmal plat documents.
C. A performance bond for recreation space improvements to assure their installation, and the
survival of required plantings for a three year period, shall be posted prior to recording of
the plat.
19. A homeowners' association or other workable organization shall be established to the satisfaction
ofLUSD which provides for the ownership and continued maintenance of the recreation and open
space areas.
20. Street trees shall be included in the design of all road improvements within and adjacent to the
subject plat. The street tree landscaping design shall comply with Section 5.03 ofthe KCRS and
the following:
A. Trees shall be planted at a rate of one tree for every 40 feet of frontage. 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 LUSD determines
that trees should not be located in the street right-of-way.
'-' ~I • • ," •
• L99P:N)OB-Stone Ridge 19
••
C. IfLUSD 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. This shall be noted on the face of the final recorded plat.
E. The species of trees shall be approved by LUSD iflocated 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 LUSD prior to engineering plan approval.
G. The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if 148th
Ave. SE is on a bus route. If 148th Ave. SE is a bus route, the street tree plan shall also be
reviewed by Metro.
H. The street trees must be installed and inspected, or a performance bond posted prior to
recording of the plat. If a performance bond is posted, the street trees must be installed
and inspected within one year of recording of the plat. At the time of inspection, if the
trees are found to be installed per the approved plan, a maintenance bond must be
submitted or the performance bond replaced with a maintenance bond, and held for one
year. After one year, the maintenance bond may be released after DDES has completed a
second inspection and determined that the trees have been kept healthy and thriving.
A $538 landscape inspection fee shall also be submitted prior to plat recording. The
inspection fee is subject to change based on the current County fees.
21. Documentation shall be submitted from a licensed land surveyor to demonstrate that all required
zoning setbacks are met for any existing residences or outbuildings that are retained on the site.
The following conditions have been established under SEP A authority as necessary to mitigate
the adverse environmental impacts of this development. The applicant shall demonstrate
compliance with these items prior to final approval.
22. Eastbound and westbound left turn lanes shall be constructed by the applicant on SR 900, at the
SR 9001148th Ave. SE intersection. The design for the intersection shall be approved by the .
Washington State Department of Transportation (WSDOT). At a minimum, the existing entering·
sight distance for the north and south legs of the intersection must be maintained. All
construction work associated with tum lane construction shall be completed between April ISland
September 30 th. This seasonal restriction shall appear on the fmal engineering plans.
23. The east leg of the SR 900/14Sth Ave. intersection shall be modified, as necessary, so that the
stopping sight distance requirements of WSDOT are met on the east leg ofthe intersection. (Note
that per the applicant's engineer, this can be achieved by the clearing of vegetation along SR
900.) In addition, the applicant shall clear vegetation within the right-of-way along SR 900, east
of 148th Ave., to maximize the entering sight distance for the north and south legs of the
intersection.
.... I I ~ . ..' ,
••
L99rSOOB-Stone Ridge 20
24. A tree containing a red-tailed hawk nest is located on a parcel adjoining the north boundary of the
site. Tract K in the subject plat, as depicted on the preliminary plat map received 10/9/00 (Sheet
1 of 3), lies south of this nest tree. This tract shall be labeled as' a native growth open space tract
on the final plat and engineering plans. This tract shall remain as undeveloped open space unless
it is documented by the property owner, to the satisfaction of King County, that the nest is no
longer used by red-tailed hawks, i.e., abandoned for at least five years. If it is demonstrated that
the nest has been abandoned, the tract may be developed through the approval of a future plat
application, short plat application, or plat alteration application. If Tract K is subdivided. the
number of lots created in this tract shall be consistent with the zoning and overall permitted
density for the entire plat of Stone Ridge. A note implementing the preceding provisions shall
appear on the final plat.
25. Except as provided below, outdoor construction activities on the subject property on any area
lying within a radius of 650 feet from the nest shall be prohibited from February 1 through July
26.
27.
28.
29.
31. For a specific development permit, this seasonal limitation may be waived by King County if
it can be shown to the satisfaction of the County that the nest is not being used by hawks. Any
waiver wiIllast for one nesting season, and must be renewed for subsequent nesting seasons. For
any season in which nesting activity occurs, the July 31 seasonal limitation termination date may
be adjusted by the County, based on a determination that the hatchlings have already fledged and
the period of disturbance risk has passed. Any waiver or shortening of the seasonal limitation
shall conform with Condition 5 below. A note implementing the preceding requirements shall
appear on the final plat and engineering plans.
For any nesting season in which the applicant proposes a waiver or shortening of the seasonal
limitation as provided in Condition 4 above, a plan formulated by a qualified wildlife biologist
shall be submitted to DDES no later than February 1, describing protocols for monitoring the nest
for hawk use, and if nest usage is taking place, for identification whether eggs have been laid and
hatched and when fledging has occurred. Any proposed shortening or waiver of the seasonal
limitation shall be based on the monitoring data, and is subject to the approval ofDDES. A note
implementing the preceding requirements shall appear on the final plat and engineering plans.
A six-foot-high cedar fence shall be constructed on the south boundary of Tract K, adjacent to Lots
26 -34 and Tracts Hand N. The purpose of this fence is to limit access to Tract K by the
adjoining residents, and to lessen impacts on nesting red-tailed hawks.
To mitigate the significant adverse impact the plat of Stone Ridge has on the intersection of SR
9001148th Ave. SE, the applicant shall either individually, or in conjunction with other
developments in the area, install a traffic signal. The signal design shall be reviewed and
approved by WSDOT, and an appropriate financial guarantee shall be posted prior to engineering
plan approval.
All grading work in designated erosion hazard areas on the site shall be completed consistent with\-.
the seasonal restrictions appearing in KCC 16.82.1S0D. (See Condition 17g above.) A note to I
this effect shall appear on the engineering plans. .
I.-~' •• ~ ••
• L99PiiOOB-Stone Ridge 21
••
ORDERED this 5th day of June, 2001.
R. S. Titus, Deputy
King County Hearing Examiner
TRANSMITTED this 5th day of June, 200 I, to the parties and interested persons of record:
NOTICE OF RIGHT TO APPEAL
[n 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$125.00 (check payable to King County Office of Finance) on or before June 19,2001. lfa notice of
appeal is filed, the original and six (6) copies ofa written appeal statement speci/}'ing 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 26,2001. Appeal
statement.~ 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 403, King County Courthouse. 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 MARCH 15,22. APRIL 2 AND APRIL 3. 2001 PUBLIC HEARING ON DEPARTMENT OF
DEVELOPMENT AND ENVIRONMENTAL SERVICES FILE NO. L99P3008 -STONE RIDGE:
R. S. Titus was the Hearing Examiner in this matter. Participating in the hearing and representing the Department was Lanny
Henoch and Mark Bergam. Participating in the hearing and representing the Applicant was Attorney David Halinen.
Participating in the hearing and representing the Appellants were Claudia and Michael Donnelly. Other participants in this
hearing were Christine Hobbs, Kathy Torretta, Dr. Stephen Conroy, Aileen McManus, Robert Jones. Betty Filley. George
Hayden, Juilianne Bruce, John Collins, Dan Balmelli. Chad Armour, Kevin Jones. Wayne Potter and Mark Bandy.
The following exhibits were offered and entered into the record:
Exhibit No. I
Exhibit No.2
Exhibit No.3
Exhibit No.4
Exhibit No. 5
Exhibit No.6
Exhibit No. 1
Exhibit No.8
Exhibit No.9
Exhibit No. 10
Exhibit No. II
Exhibit No. 12
Exhibit No. 13
Exhibit No. 14
Exhibit No. 15
DDESILUSD File No. L99P3008
DDESILUSD Staff Report, dated February 16. 2001
SEPA Environmental Checklist, signed by the Applicant, August 30. 1999
SEPA MDNS. published on November 3.2000
Letter from Michael & Claudia Donnelly. dated November 26. 2000. received November 21,2000. appealing
the SEPA Determination.
Letter from Curtis Schuster. Affidavit of Posting concerning the Notice of Application. and two additional
pages (4 sheets total). dated October 13. 1999
Applicant's revised plat map. received October 9. 2000
Land use maps-Kroll Maps 800E. 801 W (E3-23-5 and W2-23-5)
Assessors Maps-SE ~ of3-23-5. and SW ~ of2-23-5
Letter from Lanny Henoch. LUSD to Michael and Claudia Donnelly. containing a discovery request, dated
December 20. 2000
Letter dated January 10. 2001 from Michael and Claudia Donnelly containing a response to the December 20.
2000 LUSD discovery request.
Drawing submitted by the Applicant entitled "Conceptual Open Space Plan," received October 9. 2000
Letter dated July 11.2000 from Joe Miles. P.E .• and JefFO·Neill. ODES. approving SWM Adjustment
Request LOOV0062, and attached adjustment application and Applicant's cover letter (8 sheets total).
Level I Downstream Drainage Analysis ...• dated August 16. 1999. prepared by the Applicant's engineer.
Daniel Balmelli. P.E.
Supplemental Level 1 Drainage Analysis .... dated March 14. 2000
l' f
I .' " L99P~008-Stono Ridge 22
... .. ..
Exhibit No. 16
Exhibit No. 17
Exhibit No. IS
Exhibit No. 19
Exhibit No. 20
Exhibit No. 21
ExHibit No. 22
Exhibit No. 23
Exhibit No. 24
Exhibit No. 24-1
Exhibit No. 24-2
Exhibit No. 24-3
Exhibit No. 24-4
Exhibit No. 24-5
Exhibit No. 24-6
Exhibit No. 24-7
Exhibit No. 24-S
Exhibit No. 24-9
Exhibit No. 24-10
Wildlife Habitat Assessment, dated July 27, 1999, prepared by the Applicant's consultant EA Engineering,
Science & Technology.
Preliminary Wetland/Stream Assessment and Delineation, dated July 27, 1999, prepared by the Applicant's
consultant EA Engineering, Science & Technology.
Traffic Impact Analysis ... , dated July 23, 1999, prepared by the Applicant's consultant The Transpo Group
Additional traffic analysis from The Transpo Group concerning "Stone Ridge-Tmfflc Safety at SR
900114Sth Avenue SE," dated August 30, 2000
Additional traffic analysis from The Transpo Group concerning "Stone Ridge-Response to WSDOT
Comment Letter," dated August 30, 2000
Nine photogmphs of portions ofGreenes Stream, taken on February 13,2001 by Grant Smith, Environmental
Engineer, King County Road Maintenance Operations Section.
Letter dated February 7,2001 from Cmig Stone, P.E., Area Adminstmtor South King, Washington State
Department of Transportation to Aileen McManus, KCDOr
Memo from Connie Blumen. King County Parks, fucsimile dated March 15,2001, to Lanny Henoch,
Department of Development and Environmental Services
Notebook of information, entered by Appellant Donnelly
Hand-dmwn map
Photogmphs
Letter to DDES from Donnellys, dated December 4, 1999; response from DDES dated December 10, 1999
Basin Plan for May Valley, dated December 1,2000, authored by Doug & Oscar Vandelin
Letter dated July II, 2000 to KB Taylor from Department of Development and Environmental Services
Two letters, both from Mark Bergam, DDES to Mrs. Donnelly, dated September 20 and October 9, 2000,
respectively
DOES Information Bulletins 37 and 29
Neighborhood Drainage Assistance Progmm sheets
Report prepared by Paul Tanaka for Mrs. Donnelly, dated 1995
Various excerpts (5-19 to 10-10, plus 3 spreadsheets) from 1995 Current and Future Conditions Report of
May Creek, authored by King County, City of Renton and Citizens Advisory Council.
Exhibit No. 24-11 Water analysis done by AMTESr Laboratories, received January 5,2001
Exhibit No. 24-12 Photogmphs ofSR 900/14Sth Ave. SE intersection
Exhibit No. 24-13 PROPOSED-Road Information
Exhibit No. 24-14 WSP accident printout
Exhibit No. 24-15 KCDOr accident data
Exhibit No. 24-16 WSDOT letters to Aileen McManus, KCDOr, dated February IS, 2000, October 17, 2000
Exhibit No. 24-17 Transpo Group memo from Kevin Jones to Curtis Schuster, dated
Exhibit No. 24-IS Seattle Times articles, "More Slipping and Sliding", dated January 6, 2001
Exhibit No. 24-19 Seattle rimes article, "Arenas Let More Garnes Begin", dated January 6,2001
Exhibit No. 24-20 Transpo Group memo from Kevin Jones to Curtis Schuster, dated August 30, 2000
Exhibit No. 24-21 Short Sudivision No. L94S0 I 02 (Bachman Short Plat)
Exhibit No. 25
Exhibit No. 26
Exhibit No. 27
Exhibit No. 2S
Exhibit No. 29
Exhibit No. 30
Exhibit No. 31
Exhibit No. 32
Exhibit No. 33
Exhibit No. 34
Exhibit No. 35
Exhibit No. 36
Exhibit No. 37
Exhibit No. 38
Exhibit No. 39A
Exhibit No. 39B
Exhibit No. 40A
Exhibit No. 40B
Exhibit No. 41
Exhibit No. 42
Exhibit No. 43
Exhibit No. 44A
Exhibit No. 44B
May Creek Basin Action Plan, dated December, 1998
Four color photogmphs, offered by Appellant Donnelly
Letter from Cmig Stone to Claudia Donnelly, dated February 5,2001
Keech letter
Anderson letter
Hobbs letter
Newspaper oftmffic statistics, authored by Betty Filley (spec. page 3)
Letter from Craig Stone, WSOOT, to Aileen McManus, KCDOT, dated October 4, 2000
Resume of Dan Balmelli, P.E.
Conceptual Storm Dminage map with colorized locatio~ of proposed storm drainage pond for Stone Ridge
Revised/Additional Conditions (Nos.8.c, 24 & 29) to staff report (Exhibit No.2)
Interlocal Agreement for Coordination with King County for Mitigation of Development Impacts on
Intersections, received February IS, 1998
Resume and qualifications of Chad Armour
Stone Ridge Plat Biological Evaluation, datedFebruary 1, 2001prepared for KBS m. LLC by Chad Armour
Video tape of Donnelly property and neighboring properties showing water flow
Letter accompanying Exhibit No. 39A, to Lanny Henoch from the Donnellys, dated January 10, 2001
Seattle Times article "Mud May Fly .... ", dated February 19,2001
Issaquah Press article, "A Flood of Problems", dated February 28,2001
Letter to Examiner Titus from the Donnellys, received March 5, 2001
Letter of intent from KBS m. LLC, dated September 20, 2000
Seattle Times weather article "January Weather was a Yawn", dated February 2,2001
Portion ofHCM, Special Report 209, updated December, 1997
Portion ofHCM, Special Report 209, updated October, 1994
.. , \'~~ ..
L99,!300B-Stono Rldgo 23
-., ..
Exhibit No. 45
Exhibit No. 46
Exhibit No. 47A
Exhibit No. 47B
Exhibit No. 48
Exhibit No. 49
Exhibit No. 50
Exhibit No.5 I
, Exhibit No. 52
Exhibit No. 53
Exhibit No. 54
Exhibit No. 55
Exhibit No. 56
Exhibit No. 57
Exhibit No. 58
Exhibit No. 59
Exhibit No. 60
Exhibit No. 61
Resume of Kevin Jones
Transpo Group memorandum from,Kevin Jones to Curtis Schuster, KBS ill. LLC, dated February 1,2001.
March, 2000 Biota Pacific Red Tailed Hawk Nest Site Management Plan for Stone Ridge
June, 2000 Biota Pacific Red Tailed Hawk Nest Site Management Plan for Stone Ridge
Excerpt, WSDOT Design Manual, April 1998 to November, 1999
Document, "Other Developments not in KCDOT Files, as ofJune, 2000 for Stone Ridge", annotated by
Kevin Jones.
February 22,2001 leUer from Kevin Jones and Holly Parsons, Transpo Group to WOOT, Craig Stone and
John Collins.
Transpo Group memorandum from Kevin Jones to Aileen McManus, KCDOT and John Collins, WSDOT,
dated February I, 200 I
Transpo Group memorandum from Kevin Jones to David Halinen, dated March 30, 2001 '
Copy of King County Ordinance No. 12616
March 19, 2001 Neighborhood Drainage Assistance Program-Complaint No. 95-0420
King County Road Services Division traffic counts for 148lh Avenue SE at SR 900, with cover letter attached
from Carla Kritsonis.
WSDOT traffic counts for 148lh Avenue SE at SR 900
Pur 10-3-2, effective date April 26, 1999
October 3D, 2000 letter from Kevin Jones, Transpo Group, to John Collins, WSDOT
Voluntary Settlement Agreement to Mitigate Impacts to State Facilities, offered by John Collins
Mr. Henoch' s final argument (entered not as evidence, but to keep track of his notes)
Examiner's Decision on SEPA threshold determination appeal, dated June 4,2001 contained in thls same
report
RST:gso'
[plats1L99P3008 RPT
fl.
®
Date of Issuance:
Project:
Location:
King-County
Department of Development and Environmental Services
State EnvironmentalPolicy Act (SEPA)
Mitigated Determination Of Non-significance
for
Stone Ridge, File No. L99P3008
November 3, 2000
Proposed subdivision of 12.75 acres into 49 lots for the development
of detached single-family residences. The proposed lot sizes range
fromJ,886 to 7,399 square feet.
Lying on the west side of 148lh Ave. SE, approximately between 14Stb
Ave. SE and Ilwaco Ave. NE, and approximately between NE·16tb St.
and NE 18th Ct. ifboth streets were extended ..
King County Permits: Fortnal Subdivision
County Contact:
Proponent:
Lanny Henoch, Planner II
Phone: (206) 296-7168
KBS III, LLC
Attn: Kolin B. Taylor
12505 Bel-Red Rd., #212
Bellevue, W A 98005
Phone: 206-623-7000
Zoning: R-4
Drainage Subbasin: May Creek
SectionlTownshiplRange: NE Y4 of the SE Y4 of Sec. 3, Township 23, Range 5
Notes:
A. This finding is based on review of the project site plan set (3 sheets) received October 9,
2000, environmental checklist dated August 30, 1999, correspondence from the Washington
State Department of Transportation dated February 18,2000, October 4,2000 and October
17,2000, Levell Downstream Drainage Analysis dated August 16, 1999, Supplemental
Levell Drainage Analysis dated March 14, 2000, Amended Red-tailed Hawk Nest Site
Management Plan dated June, 2000, Wildlife Habitat Assessment dated July 27, 1999,
Preliminary WetlandlStream Assessment and Delineation dated July 27, 1999, Traffic
Exhibit No. ~
Item No. L q ~tJol
Received .$fIG? 0 I MAIN FILE COpy
King County Hearing Examiner
Storie Ridge
"November 3,2000 ';
Page 2
I Impact Analysis dated July 23, 1999, two addenda to the Traffic Impact Analysis dated
August 30, 2000, and other documents in the file.
i
B. Issuance of this threshold detennination does not constitute approval of the p~rmit. This
" proposal will be reviewed for compliance with all applicable King County co:des which
regulate development activities, including the Uniform Fire and Building Codes, Road
Standards, Surface Water Design Manual, and the Sensitive Areas Regulations.
,
C. Two streams cross the subject property, Greenes Stream and a tributary to Greenes Stream.
Under King County's classification system, Greenes Stream, where it crosses the site, is a I Class 3 stream and its tributary is a Class 2 stream. Downstream of the confluence of these
two streams, Greenes Stream becomes a Class 2 stream. I
"D. Greenes Stream does not contain salmonids. This is apparently due to the fadt that a delta
exists at the mouth of Greenes Stream, where it enters May Creek. Because df the delta, the
channel depth in Greenes Stream is not deep enough to allow salmonids to p~s from May
Creek into Greenes stream. : .
!
E. A minor flooding problem exists downstream from the subj~ct property, in the vicinity of
Tax Parcels 1776400020 and 0323059159. This flooding problem appears toibe a
"conveyance system nuisance problem," as defined in the King County Surfa~e Water
Design Manual, since habitable structures are not being inundated, nor are ro~ds being
overtopped. To address this problem, the applicant has proposed to provide ltevel 3 flow
control, in lieu of Level 2 as specified in the ;King County Surface Water Design Manual.
Level 3 flow control has the most restrictive release rate specified in the Manual for " I
stormwater ponds, and it is designed to address severe erosion and flooding problems.
I
, I
F. Some erosion has been occurring downstream from the site in the Greenes Stream channel, .
as evidenced by downcutting.
G. The eastern end of the site is situated in a separate drainage catchment (sub-basin) from the
remainder' of the property. This eastern catchment conveys stormwater runoff into the '
above-noted tributary to Greenes Stream. The majority and remainder of the "property ,
conveys stormwater runoff into Greenes Str~am. The applicant applied for and received
approval for a stormwater diversion (Drainage Adjustment LOOV0062) to conyey
stormwater runoff from the impervious surfaces in the proposed plat located in the eastern
catchment, into the western catchment area.
H. A red tailed hawk nest is located in a fir tree, which is situated approximately ~B feet north
of the north property, line of the subject property. This nest and tree lie north 6fthe central
portion of the site. :
I
I. The Washington Btate Department of Transportation (WSDOT) provided corriments on the
proposed plat. WSDOT concluded the subject plat will add enough trips to meet tum lane
SEPA Determination.doc, 7127/99 clc
.. ". ,
,.
., Ston'e Ridge
November 3, 2000
Page 3 • I
warrants under the WSDOT Design ManuaJ, at the intersection of SR 9001148th Ave. SE.
WSDOT also concluded the plat wi1l have an impact on the safety of this intersection. As a
result, WSDOT requested that the applicant be required to install eastbound and westbound
left tum lanes.on SR 900 at the SR 900/148 th Ave. intersection.
J. . Stopping sight distance, as defined in the King County Road Standards and WSDOT Design
Manua], is currently not met on SR 900, east of the SR 900/148m Ave. intersection. Entering
sight distance is also not met at the intersection, looking east from both the north and south
legs of the intersection. The applicant's traffic engineer has concluded that stopping sight
distance can be met at the intersection by the clearing of vegetation on the southeast
quadrant of the intersection.
K. The subject plat is expected to generate five peak hour trips at the SR 900/164m Ave.
intersection. While WSDOT has identified this intersection as a High Accident Location
(HAL), WSDOT concurs it would not be appropriate to require the applicant to improve this
intersection because of the sma)) number of trips it will send to the intersection.
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 43.21C, KCC 20.44 and
WAC 197-11 after reviewing the environmental checklist and other information on file with the
lead agency and considering mitigation measures which the agency or the applicant will implement
as part of the proposal. The responsible official finds this information reasonably sufficient to
evaluate the environmental impact ofthis 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
brackets; however, other sources of substantive authority may exist but are not expressly listed.
1. Eastbound and westbound left tum lanes shall be constructed by the applicant on SR 900, at
the SR 900/148m Ave. SE intersection. The design for the intersection shall be approved by
the Washington State Department of Transportation (WSDOT). At a minimum, the existing
entering sight distance for the north and south legs of the intersection must be maintained.
[Comprehensive Plan Policies T-506 and T.;509, and King County Road Standards Sec.
1.03]
SEPA Delenninolion.doc 7127/99 clc
Stone Ridge
November 3, 2000
Page 4
I
2. The east leg of the SR 900/148th Ave. intersection shall be modified, as necessary, so that the
stopping sight distance requirements ofWSDOT are met on the east leg of the intersection.
(Note that per the applicant's engineer, this can be achieved by the clearing Qfvegetation
along SR 900.) In addition, the applicant shall clear vegetation within the ri~t-of-way
along SR 900, east of 148th Ave., to maximize the entering sight distance for the north and
south legs of the intersection. [Comprehensive Plan Policies T-506 and T-5Q9, and King
County Road Standards Sec. 1.03] . :
;
3. A tree containing a red-tailed hawk nest is located on a parcel adjoining the north boundary
of the site. Tract K in the subject plat, as depicted on the preliminary plat mJp received
10/9/00 (Sheet 1 of3), lies south of this nest tree. This tract shall be labeled ~ a native
growth open space tract on the final plat and engineering plans. This tract sh~ll remain as
undeveloped open space unless it is documented by the property owner, to the satisfaction of
,King County, that the nest is no longer ~sed by red-tailed hawks, i.e., abando~ed for at least
five years. If it is demonstrated that the nest has been abandoned, the tract may be
developed through the approval of a future plat application, short plat applica~ion, or plat
alteration application, however, under the base density ofR-4 zoning, a maxi~um of two
lots are permitted in the tract. A note.implementing the preceding provisions I shall appear on
the final plat. [Comprehensive Plan Policies NE-602 and NE-604] :
4. 'Except as provided below, outdoor construction activities on the subject property on any
area lying within a radius of 650 feet from the nest shall be prohibited from February I I through July 31. For a specific development permit, this seasonal limitation may be waived
by King County ifit can be shown to the satisfaction of the County that the n~st is'not being
used by hawks. Any waiver will last for one nesting season, and'must be renewed for , I
subsequent n~sting seasons. For any season in which nesting activity occurs, 'the July 31
seasonal limitation ,termInation date may be adjusted by the County, based on:a
determination that the hatchlings have already fledged and the period of disturbance risk has
passed. Any waiver or shortening of the seasonal limitation shall conform with Condition 5
below. A nO,te implementing the preceding requirements shall appear pn the fiinal plat and
engineering plans. [Comprehensive Plan Policies NE-602 and NE-604]
5. For any nesting season in'which the applicant proposes a waiver or shortening of the
seasonal limitation as provided in Condition 4 above~ a plan formulated by a qualified
wildlife biologist shall be submitted to DDES no later than February 1, describing protocols
for monitoring the nest for hawk use, and ifnest usage is taking place, for identification
whether eggs have been' laid and hatched and when fledging has occurred. Ariy'proposed
shortening or waiver of the seasonal 'limitation shall be based on the monitoring data, and is '
subject to the approval ofDDES. A note implementing the preceding requirefu~nts shall
appear on the final plat and engineering plans. [Comprehensive Plan Policies NE-602 and , I
NE-604] :
:
6. A six-foot-high cedar fence shall be constructed on the south boundary ofTra~t K, adjacent
to Lots 26 -34 and Tracts Hand N. The purpose of this fence is to limit acce~s to Tract K
SEPA Determination,doc 7127/99 clc
I
i'
,
i Stone Ridge
November 3, 2000
. Page 5
r
by the adjoining residents, and to lessen impacts on nesting red-tailed hawks.
[Comprehensive Plan Policies NE:.602 and NE-604]
Comments and Appeals
Written comments or any appeal of this threshold determination must be received by King County's
Land Use Services Division prior to 4:30 PM on November 27,2000. 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 detem1ination 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 ham1 to anyone 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:
Greg Borba, Current Planning Supervisor
Current Planning Section
Land Use Services Division
Date Mailed:November 3, 2000
SEPA Determination.doc 7/27/99 clc
4:30 p.m., November 27,2000
$125 check or money order made out to the King
County Office of Finance
King County Land Use Services Division
900 Oakesdale Avenue SW
Renton, WA 98055-]219
ATTN: Current Planning Section
)J()V~ 2.., 2.-000
Date Signed
"\
1""50'
~~5 ~~51~ __ ~T
\.
j
f
NE 1677-( ST.
!
\ \
, , ,
\ , r. .
, , ,
\
\ ,
\
. , ,
\ i
v------________ ~~~
,/
\
\
38
. 5564 SF
\ 39
\ \ , ,
\
41
5904 SF
"".120'
\ \.
, ,
40
,
\l828 SF \
\
47
\ 5f47 SF
\ 81 \ ,48 \ " \
\
,
\ ,
\,
7{l15 SF
" , "
\
\
43
4855 SF
45 5~25 SF
\ ___ 4t1,
'1165 SF
\ "
\ \
\
\ \ \
,46
6423 SF
" , ,
"
{WOLF}
\ , , 20' WlD£ ACC£SS "
£AS£M£NT FOR
SH).;R£D DRIV£WA,Y
37
5669 SF
36
,c<!,
\
\
\
\
, , , ,
\ \
35
5879 SF
,
\
\ \ \ \
587 3d8"~ ,
\ , 34',
10012 SF
r..:;:
v'
1 ! , I
\ '
i~ , ; ..
33'"/'
7869 SF \
\
\
\ 3't 1\
9f77 ~F
\ , ,
CITY OF RENTON
AMENDED PRELIMINARY PLAT OF
STONE RIDGE
A PORTION OF THE SE 1/4 OF SEC. 3, T.23, R.SE, W.M.,
KING COUNTY, WASHINGTON
" \ ,
,
\
\ \
\ ' \ , \ \ ;
\ \ \ \ \ \ \
,
i \ \ \
; I , ,
, ,
,
\
" " \ \ \,
\. \ ,
\
\ " \ \ , , , \
\ \ \
i
\
/ i I ~! (!
/ 'f \ \ \ .
\ Jtp-
'\ ''IV
\ '\ , ' \ \. \ \ \ . \ \
\
\ \ \ ~ \ \ , \ \
, . ,
'. \ \ \\ \
\ \ . '\ \ \-~:-,\ \ \ \. "'-
\ '. \. \ , \ \ \ \ \
(R-4)
/
j
" \
,I
!
,
j
\ '.
\ \ \ \
\
\ WET~ANQ EDqE '(TYP),
\TYPEf/\ \. \
. ,
" . + -1-+ -1-
-1-+ ;. + +
1'+++++, +/+,.4+"
+ -j, -t -l-y' +/ + .{ 1-
-1-,+ + .. + +."... .
;+;(' / .'
\ I
,--\ , , \ \, .~ "-..... \
\," '\\\\
\ \ \ \ \ \ \. '.
"3if
\
\
, .
\ "
\
\.
\ \ ,. .
\ \\\\ \ \ \ \
, ,tRAct '0'\
. 81PfiM, /fOND
. ,i ,76417 SF i' " -! :.
\
I
\ \ \
\ \
, ! i
\. i \ , .
, . ,
\ \
\ \ \
,
(},
i (1") ,
\
\ \ , /i , '
I '
\/ ~
~/ -'-I
/
!
. ./
\
\
/
,-'" ,,;."" ?)" /
/
/
30 SHAR£D nR'ilt<w'IV
,
\ \ ,
'. \ \
\ '\
\ \. \ \.
\ , ,
7728 SF
29
! ;'
6295' SF
26' WlD£ ACCESS --.'-", £AS£M£NT FOR "
PRIVA T£ STR££T TRACT P
\ , '
I f
\
\
\ \, \, \ ,
/., ~7 \
/ 7186, SF \ \ .,
\ , ,
\ \ \
, ,
\ , ,
"'·ReCREA TlON;,4L~PEN SPACE
,
\
, ,
I I ;; ,
\ .
i i
,
\ \
\
\
, ,
\
\ ,
\ \ \ \
, , , , , ,
\ \ \ '..,
''25', ' \ ' . \ \ 75311 Sf . \ \
\ \
\
65~
\ ,
\ ,
, ' '-... , , , , " ,24 ''X750 SF" , ,
-, ,
\ , ,
\ \ " \ , , , ,
\ .
\ \ \ \ ' \
'. \ ' , ,
\, \, \, 2 _.'
61J1VSF2S'R
16 ,/15
4513 SF! 4691. ,
•
t:=:::::~~:=::=J~~m~a~r~ke~r~O~5~t------------------~----------------------~~lJ "'-~ ~---
~TRACT/ROAD TABLE
TRACT USE
A WETLAND & BUFFER
B WETLAND
C WETLAND
D STORM POND
E OPEN SPACE
F RECREATIONAL OPEN SPACE
G FUTURE ROADWAY/DEVELOPMENT
ROAD USE
A ROAD A
BROAD B
C ROAD C
D ROAD D
E ROAD E
R.O.W DEDICATION
TRACT/ROAD AREA
LOT AREA·
TOTAL AREA
LOT AVERAGE
240,741 S .••
314,564 S.F.
555,305 S.F.
6,420 S.'.
AREA (S.F.)
26,408
10,690
8,946
78,417
1,398
19,110
3,143
AREA (S.F.)
64,401
7,778
7,778
3,622
5,090
3,960
5.53 AC.
7.22 At..
12.75 AC.
0.14 AC.
SITE DATA:
1. TAX NUMBERS: 032305-9033, 032305-9034, 032305-9035,
032305-9042, 032305-9046, 032305-9269.
2. PROJECT AREA: 12.75 ACRES (555,308 SF)
3. NUMBER OF LOTS: 49
4. EXISTING USE OF LAND: SINGLE-FAMILY RESIDENCE/DETACHED
5.
6.
7.
8.
9.
10.
11.
PROPOSED USE: SINGLE-FAMILY RESIDENCE/DETACHED
EXISTING ZONING: R-4 (KING COUNTY)
EXISTING COMPREHENSIVE
LAND USE DESIGNAnON: URBAN RESIDENTIAL 4-12 D.U./AC,
DENSI1Y: 3.84 D.U. PER GROSS ACRE
SMALLEST LOT SIZE: 4,439 S.F. (MIN. ALLOWED: 3.500 S.F.)
SMALLEST LOT WIDTH: 45' (MIN. WIDTH ALLOWED: 35')
BUILDING SETBACKS: FRONT YARD: 20' GARAGE
10' STRUCTURE
SIDE YARD: 5'
REAR YARD: 5'
File, P\ II OOOs\ 11189\preliminary\ 11 I 89-x1.dwg Date/Time, 03/11/2004 14:50 Scale, I ~50 jstefancik Xrefs, 11189-bl.11189-sl.11189-t.
DEVELOPER:
KBS DEVELOPMENT CORPORATION
12320 N,E, 8TH ST., Suite #100
BELLEVUE, WASHINGTON 98005
CONTACT: BOB RUDDELL OR
KOUN TAYLOR
(206) 623-7000
(R-4)
TRACT AI BUFFER AVERAGING CALCULATION.
BUFFER AREA w/o AVERAGING 24,571 S.F.
BUFFER AREA WITH AVERAGING 26,408 S.F.
NET INCREASE IN BUFFER AREA 1,837 S,F.
*25% MAXIMUM BUFFER WIDTH REDUCTION ALLOWED
/ /
/
/
:3
,4940 SF
4
r-~'.~·R 5507 SF
< ......... .. + .. + .. + + .. .. ~ .. .. .. .. .. ..
r--------l ---------------------'--.:'---------~~ -----
~-~------------------~-~----------~~--~-------------
~ '-'
-:i
f 24TH Sf '6
w
'" w > <t
SE 100TH ::t
S >-
z S£ 102ND sr ~
>
w V> ~,,>---Il';l
<t
VICINITY MAP
7
\
MAY VALLEY bl COUNTY PARK
w Sf 112TH ST
<t
SE 116TH ST
~
1 """2000'
/
/8
/
~/ <::,
, , , \ \,
, ,
'"" C', . ...... ~' ;
/ \
/ , .
\
,
\
,
I i
;
\ \
• c'
""~ "
, I \ ~ \ \
\
\ j
... I'll f~
I /
f i
;' f
! ! -
If)
<U ! ~ i i z: I j
,
!
3D'
.
(0
<U
~ (0
\ \ : i ! ,
/1
5
6160 SF
11 10 7 5982 SF 5700 SF 6681 SF
WiDE' ACCESS
FOR ""<"
SHAR£D DRIV£WA Y
. LOTS (lJ 4f,gl ,;71
= BUFFER INCREASE AREA
= BUFFER REDUCTION AREA
!
, , , ,
, i!
,
(
f
!
" ' /r·,. I"':! ~_._".,_~,~,---"-~'-
"'-""/,.--/ ./
~/
/ ,;-
/
I ,
i; .c E " Z
.Q o .,
~ Z~ ~~ Ww a::: a:::
LLD...
00
~~ OZ w ~ •
-~ <.?u ~~ Zw ~Vl
D-:;;! olZ Zw ~::; Z -0 <.?'" Z--> "'z i:tjw
Z --<.? <.?z i5l,'i
="5: ~::> UVl
.,....
.,....
/
NEI6THST.
,
r \
\
\ \
, •
!
\
\
, ,
\ ,
,
\,
\ "
\
\
39
40
41
42 \ \ " \
,
\
\
\
\
\
\ \ \, '.
\ 49 \ ,
\
43
44 \
46 I
\
,AS
1"=50' o 25 50 100 ~~I~~I
\
20'\'IIOE ,
ACC~S TRACT "
38
37
\
\
\ \
\
\
V
\ ;;7"" '\ ( . .;: , , ,
\
\
~6
\
20' WlOt\ 31' ACCESS \
39
!
/
/ ,
\ ,
\ \
\ \ "
S87 37'38"E
,
\ ,
\,
File, P\ 11000s\ 11189\preliminary\ 111 89-x1.dwg Date/Time, 11/10/2003 1552 Scale, 1 =50 bwoliostan Xrefs: 11189-t 1,11189-s1,11189-t,
\
1>-
I '\ ,~ o
\ ,
\
I \ t
• • \ \ \ '< \ , ,
\
AMENDED PRELIMINARY PLAT OF
STONE RIDGE
A PORTION OF THE SE 1/4 OF SEC. 3, T.23, R.5E, W.M.,
KING COUNTY, WASHINGTON
\ i . ,
\ \
• \ ,
\
\ "
\ \, , ' \
\ \ \ '. \ \. \
;
\ \
\
\ \
1 " \ \
,
\
\
,
\
\
\
\
(R-4)
\ \
\
\
i !
\ ,
\
,
! f
\ \ , WETlAND £DI,;£ 'uP,',""''_
'TYPE /I \ , 'i ' \ \ , ' \ \ /
,
\
/
, \ \, \ , \ \ ~ \ \
\ \
" \. \ \ \ \ \ f /
j
f i /r' !
/
I
\ \, \
\
\ \ i \ . i ,
, , , , , .
, ,
\
, ,
\
!
,
\
\
\,
\
\
\ i
... ,
\ \ \ " ''' .. \ '\ --.. '-'-. \ \ \ \ , \\ , , .
'-\ \ • \ \
\
\ \",
\ \ \ \ . \ " \. , ' , \ \ \ \ \ \ \
\ ': \ ; \ \ \ '
\ \ \ \ \ \ \ \ \ \
\ \. ,TRACT 'J'\ .. BTORMROND , ,,'.' I '. I i "<.;J ! . . i
\ •
\ \
\ ~ \ \
i i
(
C' 01
( \ (Tl
\ ,
\
! \ \
\
,
\.
\
-,
\ \ \ \ \ \
! ... UYK
\
" ,
\ \
" \ \ \
" " \ ~S'
\ ' \ \
\
\\ \
\
, ,
\ ,
\
\ ,
, ,
\
, , ,
, ,
i \
, ,
p
'\\
\ . \. '\
\ \ \ \
\ \ \
20\ WIDE '.:AC~SS
I /
. \ ,
/ /
!
/
/
/
/ /
/
" "
'7., '" "" '" \" y' _, '" ',?:; '::"(j
WETLAND ENHANCEMENT AREA
FOR MITIGA TiON OF WETLAND FILL
(R-4)
! ; !
/
/ !
h
f\) o
/ !,
! ./
---::J/------,
/
j
! r--" , ' /
2ti'R
4
"E
'0 "'
./
S
" ',-" . ".
I ' '. ~. ,.' -
\
410
6
Edge of
S87 37'38"E 155,00'
\
\ \ \
10
8
/8\ . !
,/
" \ \ \
\
1
7
/
\
WIDE:,
ACCESS TRACt
\
\
\
(
30' •
•
NOISIAla 8NI0lIne
mOlll AON
03A1303!:1
'JOLNJI:I JO AJJ)
\ \ ! . 1
lj i ii'
! ",~
., j
:
/ ,
(F
/
ci z
~ .D E ~ Z
.D o ""'
:r:
'3 o (f)
~ ~ w5E 0-0...J _w a:: a:: wa..
!5 t>
• o w o z w ~ •
Q
-I ...J . -=
]
5 .~ .~
:r
o o
*
• w
.
lLI z
o C\I
C'?
C\I .....
~ w
CD
(J) .W <00 zii< Zw ~(J)
0.--' D~ Zw :5::e Z '0 <Oc::: z--> c:::z l::jw
Z . -<0 <Oz z-w(;:j
--'ii< C:::;)
O(J)
-------------------------.----------------------------~~~----~~~~~------------------------------------------------.--------------
V1C/N(TY MAP STONE RIDGE
12TH ST
~
Sf fOom :r T ...
z Sf: 102ND S ~ ..-....-r >
i:l ---1i:l ~
I ...
w
MAY VALLfY
COUNTY PARK
Sf 1121H 5T
A PORTION OF THE SE 1/4 OF SEC. 3, T.23, R.SE, W.M.,
KING COUNTY, WASHINGTON
28
@
EAST QUARTER CORNER SEC 3
CALCULA TED FROM KING co cPS BREAKDOWN, .
3
i
..... '" r~------------ill '" .... HE 10TH ffi
ST .'!
Sf 116TH 5T \..... ---------------------
26 \ 27 "II ---------------------
7WP. 23N .. RNG 5£ W.M .• 0
--- --- - --- -'--4
@ \ @ I
\ I @
SCALE:: I" = 2,000' ---------+------i
47 ! 46 I I I ,~ ! -;;;"" / -1 I I
CENTER OF
NORTH O".Fn;;ir;;w~~; ... D;, OF THE '"
NEST IS 43.4' >iRT:;:';;oRj~fR.560.0' fAST I ~ I (Q~ TE-MPOFMRY TURN AROUND I I
SITE DATA:
1. TAX NUM8ERS: 032305-9033, 032305-9034. 032305-9035,
! -EASEMEtjT TO BE OBTAINED I
'----1 / / ~~ DEVrLOPER ~ I
/ -~ I ". ...J.J \'
<i!..".O'9 ,," /' I 1\ \ \.. \ '\
LOTi
LOT 1
LOT 2
LOT 3
LOT 4
LOT 5
LOT 6
LOT 7
LOT 8
LOT 9
LOT 10
LOT 11
LOT 12
LOT 13
LOT 14
LOT 15
LOT 16
LOT 17
LOT 18
LOT 19
LOT 20
LOT 21
LOT 22
LOT 23
LOT 24
LOT 25
LOT 26
LOT 27
LOT 28
LOT 29
LOT 30
LOT 31
LOT 32
LOT 33
LOT 34
LOT 35
LOT 36
LOT 37
LOT 38
LOT 39
LOT 40
LOT 41
LOT 42
LOT 43
LOT 44
AREA (SF)
4,750
5,225
4,750
5,225
5,442
6,838
7,704
5,281
5,247
4.500
7,066
6,320
4.816
4.500
4,903
6.969
6,944
4.927
5,675
5.139
5,796
7,982
6.720
6,290
6,058
5,722
5,431
5,117
5.251
5,275
5,016
5,487
6,044
4.329
4,289
4.943
4,852
7,796
5,816
6,665
7.110
5.179
4,813
5.334
SUB-TOTAL 249.536 S,F,
TRACT 'A' (SENSITIVE AREA TRACT)
TRACT'S' (SENSITIVE AREA TRACT)
TRACT 'c' (SENSITIVE AREA TRACT)
TRACT '0' (ACCESS TRACT)
TRACT 'E' (LANDSCAPE TRACT)
032305-9042, 032305-9046, 032305-9269.
2. PROJECT AREA: 12.75 ACRES (555,308 SF)
3. NUM8ER OF LO TS: 44
NEE ISTHer. ---
4. EXISTING USE OF LAND: SINGLE-FAMILY RESIDENCE/DETACHED
5. PROPOSED USE: SINGLE-FAMILY RESIDENCE/DETACHED
6. EXISTING ZONING: R-4
7. EXISTING COMPREHENSIVE
LAND USE DESIGNATION: URBAN RESIDENTIAL 4-12 D.U./AC.
8. DENSITY: 3.45 O.U. PER GROSS ACRE (R-4)
9. SMALLEST LOT SIZE: 4.289 S.F.
10. SMALLEST LOT WIDTH: 38'
11. BUILDING SETBACKS: FRONT YARD: 20' GARAGE
70' STRUCTURE
SIDE YARD: 5'
REAR YARD: 5'
UTILITIES AND SERVICES:
WATER:
SEWER:
PHONE:
POWER:
GAS:
CABLE:
WA TER DISTRICT 90
CITY OF RENTON
US WEST COMMUNICA T/ONS
PUGET SOUND ENERGY
PUGET SOUNO ENERGY
TCI
,
FIRE DISTRICT:
SCHOOL DISTRICT:
KING COUNTY FIRE DISTRICT #10
REN TON SCHOOL DISTRICT
SOURCE OF BOUNDARY: FIELD VERIFIED BY CENTRE POINTE SURVEYING, INC.
SOURCE OF TOPOGRAPHY: FIELD SURVEYED BY CENTRE POINTE SURVEYING. INC.
OWNER/DEVELOPER:
OWNERS: CHARLES & VIRGINIA LUCK
285 SAN DUNE A VENUE N W
OCEAN SHORES, WA 98569
EMELINE YELLAND
1079-148TH AVENUE SE
RENTON, WA 98059
WILLIAM & MILDRE:D SERRA
14514 SE 1077H PLACE:
RENTON, WA 98059
LOWRY & DOROTHY BENNETT
1101-112TH AVENUE NE
BELLEVUE, WA 98004
JOHN & GAIL PALMQUIST
10731-148TH AVENUE SE
RENTON, WA 98059
DEVELOPER: KBS III, LLC
12505 BEL-RED ROAD #212
8ELEVUE. WASHINGTON 9B005
CONTACT: BOB RUDDELL OR
KOLIN TA YLOR
(206) 62J-7000
CURVE TABLE
NO. DEL TA RADIUS
C: 21'55'27" 95.00
C2 Jl"J8'59" 95.00
CJ 53"34'26" 65.00
C4 9011'J7" 4JO.00
LENGTH
J6.J5
52.48
60.78
676.89
----
44 I; ",-" I ~J44iJ> ,.,,_~L.._-I -. .-' I'"
\ \
----
42
~29
,&\--.!,--k-!?---I
LUCK PARCEL~ OJ2305-9035 & DJ2305-9046
PARCEL: DJ2Ja5-9DJ5
THE NORTH 165 FEET OF THE SOUTH 495 FEET OF THE NORTHEAST
QUARTER OF THE SOUTHEAST QUARTER OF SECTION J, TOw.NSHIP 2.3
NORTH, RANGE 5 EAST, WlLLAMETTE MERIDIAN, IN KING COUN TY,
WASHINGTON.
PARCEL.: DJ2Ja5-9046
TRACT 'F' (ACCESS TRACT)
TRACT 'G' (ACCESS TRACT)
TRACT 'H' (ACCESS TRACT)
29.112 S.F.
9,849 S.F.
B,533 S.F.
1.755 S.F.
1,373 S.F.
3,380 S.F.
2,730 S.F.
1,300 S.F.
1,991 S.F.
6.556 S.F.
ENGINEER/PLANNER/LAND SURVEYOR:
THE NORTH HALF OF THE NORTH HALF OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION J.
TOWNSHIP 23 NORTH, RANGE 5 EAST. WlLLAMETTf MERIDIAN. IN
KING COUNTY, WASHINGTON: . EXCEP T THA T PORTION DESCRIBED AS FOLLOWS:
TRACT 'j' (SEWER PUMP STATION TRACT)
TRACT 'J' (ACCESS TRACT)
TRACT 'K' (STORM DRAINAGE TRACT)
TRACT 'L' (OPEN SPACE FOR FUTURE OEV.)
TRACT 'M' (ACCESS TRACT)
TRACT 'N' (RECREATIONAL OPEN SPACE TRACT)
ON-SITE RIGHT OF WAY:
PROPOSED RIGHT OF WAY DEDICATION:
SUB-TOTAL
55,526 S.F.
76.058 S.F.
3,352 S.F.
18,418 S.F.
81,879 S.F.
3,960 S.F.
305.772 S.F.
TOTAL (12.75 /\C.) 555,308 S.F.
SURVEYOR: CENTRE POINTE SURVEYING. INC.
33639 9TH AVENUE SOUTH
FEDERAL WA Y, WA 98003
CONTACT: NORM LARSON, P.L.S.
(253) 661-1901
BEGINNING AT A POINT ON THE NORTH LINE OF SAID SUBDIVISION
WHICH BEARS SOU'!H 01'25'02" WEST 63J.J8 FEET AND NORTH
89'37'J8" WEST JO FEET FROM THE EAST QUARTER CORNER OF SAIO
SECTION J: THENCE NORTH 87'37'J8" WEST ALONG SAID NORTH LINE 125 FEET;
THENCE SOUTH 01'25'02" WEST 122.17 FEET:
THENCE SOUTH 87'49'08" EAST 125 FEU: THENCE NORTH 01'25'02" EAST 121.75 FEET TO THE POINT OF
BEGINNING:
EXCEPT '!HE EAST 30 FEET '!HEREOF FOR COUNTY ROAD.
(R-4)
EXIST. DRAINAGE SWALf
/ --"', /!r-"" // / ;r-,.
/ / / /
I / / 1
I / I /
I / / ~".c::=, j / 1 /
.",,'/./" 1./
r
I
t -----
-----
7
@
-----
8
@
----
9
----~ €"~ -----
----
----,--
W'+~I-,'., R/W DEDICATION =(06)==
\ I'XIST. GARAGE TO
'E DEMOLISHED
\
\
\
\
\
\
SOUTHEAST CORNER SEC. J,
TW? 2JN.. RNG 5E.. W.M.
FOUND MONUMENT, INCASED
LEGAL DESCRIPTIONS
YELLAND PARCEL: DJ2305-90J4
THE NORTH 165 FEET OF THE SOUTH 3.30 FEET OF THE NORTHEAST
QUARTER OF THE SOUTHEAST QUARTER OF SECTION J, TOWNSHIP 23 NORTH. RANGE 5 EAST, WlLLAMUTE MERIDIAN IN KING COUNTY WASHINGTON; "
EXCEPT COUNTY ROADS.
BENNETT PARCEL: D:J2JQ5-9DJJ
LOT 1. KING COUNTY SHORT PLAT NUMBER 486017, RECORDED UNDER RECORDING NUMBER 870JOJ9001, AND AMENDED BY AFFIDAVIT OF
CORRECTION RECORDED UNDER RECORDING NUMBER 8706260950, IN
KING COUNTY, WASHINGTON, BEING A PORTION OF THE SOU'!H HALF
OF THE SOUTH HALF OF THE SOUTH HALF OF '!HE NOR7HEAST QUARTER
OF THE SOUTHEAST QUARTER OF SECTION J, TOw.NSHIP 2J NORTH RANGE 5 EAST. WILLAMETTE MERIDIAN, IN KING COUNTY, ,
WASHINGTON: '
TOGE'!HER WI'!H THE FOLLOWING DESCRIBED PROPERTY IN ACCORDANCE
WITH DECRfE QUIETING TillE IN KING COUNTY SUPERIOR COURT
CAUSE NUMBER 86-2-22118-2 ENTERED ON MARCH 23, 1987:
THE SOUTH 330 FEET OF THE NORTHEAST QUARTER OF THE SOUTHEAST OUARTER OF SECTION J, TOw.NSHIP 23 NORTH. RANGE 5 EAST WlLLAMETTE MERIDIAN, IN KING COUNTY WASHINGTON: '
EXCEPT THE WEST 840.50 FEET THEREOF: AND
[XCEPT THE NORTH 165 FEET '!HEREOF: AND
EXCEPT THAT PORTION OF LYING WITHIN THE SOUTH HALF OF THE
SOUTH HALF OF THE SOUTH HALf OF SAID SUBDIVISION' AND exCEPT COUNTY ROADS. •
SERRA PARCEL: DJ2JD5-9269
LOT 2 AND THE EAST 164 FEET OF LOT 3, KING COUNTY SHOflJ PLAT
NUMBER 486017, AS RECORDED UNDER RECORDING NUMBER 870JOJ9001. AND CORRECTED RECORDEO UNDER RECORDING NUMBER 87062110950. BY
AFFIOAVIT:
TOGETHER WITH THE FOLLOWlING DESCRIBED PROPERTY IN ACCOROANCE
WITH DECREE QUIETING TillE IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 86-2-22118-2 ENTERED ON MARCH 2J, 1987:
THE WEST 840.50 FEET OF THE SOUTH J30 FEET DF '!HE NORTHEAST
QUARTfR OF THE SOUTHEAST QUARTER OF SfC710N J, TOWI>ISrllP 23
NORTH, RANGE 5 EAST. WlLLAMETTE MERIDIAN. IN KING COUNTY. WASHINGTON;
EXCEPT THE NORTH 165 FEET THEREOF; AND
EXCEPT THA T PORTION OF LYING WITHIN THE SOU'!H HALF OF THE
SOUTH HALF OF THE SOUTH HALF OF SAID SUBDIVISION: AND
EXCEPT THA T PORTION THEREOF LYING WESTERL Y OF THE NORTHERLY
EXTENSION OF A LINE LYING 164 FEET WEST OF AND PARALLEL TO
THE EAST LINE OF LOT 3 OF SAID KING COUNTY SHORT PLAT NUMBER
486017: AND
EXCEPT COUNTY ROADS.
(ALSO KNOw.N AS LOT A. KING COUNTY BOUNDARY LINE ADJUSTMENT
APPLICA TlON NUMBER S92L0103, RECORDEO UNOER RECORDING NUM8ER
9209101022.)
TOGETHER Wl7H AN EASEMENT FOR ROAD AND UTlLI71ES OVeR THE
SOUTHfRL Y PORTION OF LOT 1 AS DISCLOSED ON THE FACE OF THE
SHORT PLAT.
SCALE: 1"=/00'
~ I I! o 50 100 200
VERTICAL DA TUM
CI TY OF REN TON
B.M.: INCASE:O MONUMENT AT STREET INTERSECTION OF
148TH AVE. S.E. AND S.E. 112'!H ST. KING COUNTY
SURVEY CONTROL POINT NO. J725.
EL£V.= 467.77
BASIS OF BEARING
WASHINGTON STATE LAMBERT GRID NORTH ZONE AS
DETERMINED BY GPS OBSERVA TlON.
LEGEND ---..:=~~-"
S MONUMENT AS NOTED
-0-EXIST. POWER POLE
)::( EXIST. SfflEET LIGHT
If-EXIST. GUY WIRE
ill EXIST. POWER VAUL T
IIJ EXIST. TELEPHONE RISER
-"-EXIST. STREET SIGN
if1 EXIST. MAIL BDX
b' EXIST. FIRE HYDRANT
t><J EXIST. WATER VALVE
Ii!JJ EXIST. WA TER METER
@ EXIST. WA fER ElLOWOFF
o EXIST. CA TCH BASIN
@ EXIST. STORM MANHOLE
® EXIST. SEWER MANHOI.£
0-0 EXIST. WOOD FENCE
0---0 EXIST. CHAIN LINK FENCE
x--x EXIST. WIRE FENCE
AVAILABLE SIGHT DISTANCE FOR 148TH AVE SE
POSTE:O SPEED LlMI T ; J5 MPH
DESIGN SPEED LlMI T ; 45 MPH
ENTERING STOPPING 1----
[620'+ 400'+
SIGHT DISTANCE:
NORTH FIELD MEASURED BY HIE TRANSPO GROUP
SOUTH 620'+ 400'+ FIELD MEASURED BY TflE TRANSPO GROUP
ON-sm: RECREA llON CALCULAllONS:
RECREATION AREA REQUIRED: 17,160 SF (44 LOTS x 390 sF)
RECREATION AREA PROVIDED: 17,192 SF USEABLE (TR"~T Nl
18,418 SF TOTAL (TRACT N)
PALMQUI'ST PARCEL: OJ2J05-9042
BEGINNING AT THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER
OF THE SOUTHEAST QUARTER OF SECTION J, TOWNSHIP 2'J NORTH, RANGE :1 EAST. WlLLAMETTE MERIDIAN, IN KING COUNTY,
WASHINGTON: THENCE NORTH 65 FEET ALONG THE EAST LINE OF SAID ,SECTION J:
THENCE WEST 670.2 FEET;
THENCE SOUTH 65 FEET TO THE SOUTH LINE OF SAID NORTHEAST QUARTflI OF THE SOUTHEAST QUARTER OF SAID SECTION J:
THENCE EAST ALONG SAID SOUTH LINE, 670.2 FEfT TO mE POINT
OF BEGINNING: EXCEPT ROADS.
REVISION BLOCK
NO. 1 DA TE ) BY I CKD.) REVISION
1 ).3-04-00 T8 DB REVISED PER KING COLINTY COMMENTS
2 06-20-00 T8 DB REVISED PER KING COIJNTY COMMENTS
J 09-12-00 TB DB REVISED PER KING COliNTY COMMENTS
4 07-12-01 TB DB REVISED PER KING COUNTY COMMENTS
5 07-27-01 TB OS REVISED PER KING COllNTY COMMENTS
6 '/1-05-01 TB DB REVISED PER KING COUNTY COMMENTS
o
tl; -
g -
1/ , -" . N Cf: o :c
ORAWING NO.
1040PPLT
1 OF 3
~------------------------------------------------------------------------------------------------------------,------------.------~----~
---------------------------------------------=~~~~~~~--------------~--------------'----------'--~~~~~ STONE RIDGE 26'PRWA~85' i
:z: A PORTION OF THE SE 1/4 OF SEC. 3, T.23, R.SE, W.M., DlSlURBEDAREAS ~
VERTICAL DA TUM
CITY OF RENTON
B AI 'INCASfD MONUMENT AT STREn INTERSEcnON OF
, .. 148TH AVE. SE AND S.E. 112TH ST. KING COUNTY
SURVEY CONTROL POINT NO. 3725.
£L£V.~ 467.77
KING COUNTY, WASHINGTON
BASIS OF BEARING
COMPACTED DEPTH ClASS'S' ASPHALT CONCRETE
COMPACTED DEPTH CRUSHED ROCK SURfACING TOP COURSE }ALTERNATE -_ -'-1/' COMPI\C1ED DEPTH CRUSHED ROCK SURFACING BASE COURSE 4" COMPAC1fO DEPTH A.TD THICKENEO ASPHALT
;;,: .• 'C '" 'e' MAY BE REQUIRED DEPENDING ON SOIL CONDmONS
. & 4.03 K.C.R.S.)
/
/
/
JEMPORAR Y TtlRN AROUND
EASEMENT TO BE OBTAINED
BY DEVELOPER CENTER OF' 28" fiR TREE WITH HAWK NEST IS 43.4'
NORTH OF NORTH PROPrRTY LINE AND 560,0' EAST
OF THE NORTHWEST PROPERTY CORNrR,
WASHINGTON STAff LAMBERT GRID NORTH ZONE AS
DETERMINED BY GPS O/lSt:RVA liON.
SCALE: 1"=50 FEET JOINT USE DRIVEWAY TRACT
/
" '.
/
/
/
44 31
5,016 SF 30
587'37'38"[ 740.27'
'llETL,·<ND EDGE (TYP)
rYPE /I
-=~I ! o 25 50 100
EXIST. DRAINAGE SWALE
• •
--.------~ ------
NOT TO SCALE
------
EAST QUARTt:R CORNEll SEC, 3, ___ ----'";iJ!'f
TWP. 23N., RNG. 5E" iV.M. ,---t ..... ---.------....,
CALCULA TED FROM KJN.~ COUNTY
GPS BREAKDOWN.
./ @ 112' 5,275 SF I
/
"'~=:::::::::========~~S;87~.3~7~'J~8~ .. E: 427.39'
----------~-------.-----i S87"37'38"E 125.00'
(/)
L1J U :=;
I ..
UJ
---" .. -32 ------
5,487 SF
43 29
@ 5,251 SF
33 -----6,044 SF ----28
5,117 SF
42
@ 34
4,329 SF
27
5,431 SF ----------35
4,289 SF
38
7,796 SF 36 ---------4,94J SF
37
4,852 SF
39 ----------' 5,816 SF
39
c§39g; 43
4,8T3 SF
'to,
26
5,722 SF
"-"-" 25
6,058 SF
24
6,290 SF
23
6,720 SF
22
7,982 SF
TRACT "L'
(FUTURE DEV.)
76,058 SF
..
--
I
(
I
I
I
I
I
I
I
I
t
t
I
I
l
---
55,526 SF
\
\
\ ~ ~
\
\
\
/
/
\\JJ---\fC~~
\
\
\
\
\
\
r-------""------STATIC W.S. ) ---------'
: 40 I 6,665 SF
20' 44 5,334 SF MAX, W.S. ... -... ~
I 97' 42
\ PROPOSED 20' PUBLIC
SANITARY SEWER EASEMENT I-
I
5,179 SF ~~-----~~~:'~~?~ - - - - --------".J tel.
\
\
-
38 I
I
\
-i-------
41
7,110 SF
UNUSEABL£ AR[A (TYP.)
USEABLE AR[A = 17,192 SF
TOTAL ARfA = 18,418 SF
S87'49'15"E 525.41'
--I
PROPOSED 42' ACCESS TRACT
FOR LO T 25 OF PROPOSED PLA T &:
I
1
35
(j§) }>J I J l
131 qy.. IS ! U) ~ I:!! I 1'1 _
I "'I K.C. Sf/ORT PLA T 1-
LO TS 2 &: 3 OF K. C. SHORT PLA T.
2
N£ 16TH ST.: 486017-8703039001 I~
1 !1J II ~ NeW P/L , ',' '. .. .' ·x,·" l' " PROPOSED B,LA. ....
/ 7/ ;.z -----------.---.-----_____ . _______ . ___ -L S87'49'15"E 223.77' \.' Ht"
&. _ /"'YUR <I< U~fE:R S87'49'IS"E 26397' : ..
[ C RB G TT I . ---------1------------.-C1
21
5,796 SF
-----L
~
, ....
'" 5.tft SF )
I
I 99'
I 18 I
4,927 SF I
---------1-99'
17
6,S44 SF
WETLAND EDGE (TYP) TYPE 1/
PER MAY
LEVEL 11/ FLOW CONTROL
APPROX. VOLUME REQUIRED = ±190,OOO CF
APPROX. VOLUM[ PROVIDED = ±190,OOO CF
WA TER QUALITY STANDARDS
CLASS IV SEASONAL STREAM PER MA Y CREEK DRAINAGE BASIN STUDY
BASIC WATER QUAUTY TREATMENT
PROPOSED METHOD -WETPOND
NEW P/L PER
PROPOSED B.LA,
TFlACT
16
6,969 SF
TOP POND £lEV. = 400.0
BOTTOM POND £lEV. = 386.0
STATIC W.$, ELEV, = 391.0
MAX, W.S. ELEV, = 399.0
I :ROPOSED 10' PRIVA TE SANITARY SEWER F~SEMfNT TO BE ACQu/RfD BY APPLICANT _ _ _ _ OM ADJACENT PROPERTY OWN[R.
--------5Y----'
3
4,750 SF
1
4,750 SF
4
5,225 SF
2
5,225 SF
----
15 14
4,500 SF 13
4,816 SF
12
6,320 SF
(
I
I
I
I
I
I
5 \
5,443 SF
6
6,839 SF
/------
11
7,066 SF
9
5,247 SF
I
I
I
I
1"1 '" "-£'<1-
on '" £'<1'" --"'I
I
I
I L S87'49'08"E: ---------~ -. ---~
----
10 ' a 4.500 SF 0>
124.99'
8
7 I
7,704 SF I
I
I-
I
I
I
I
I
5,281 SF
U) 1--' -~ <i>l <!' f~ J >' z 0
LJj [1: .. ;;: CL :~ c (l.
C·) .. --1' "_ ,0', . 8:: 's I-...... -<r <01 . ..i Lt,", ~L 0;1 ,.-. [C . <..,' Z
go, n.
l\J .~: . D
<:> Co
L'l .-Hi
t~ ," ~ ;,) :C
[XIST. GRA \'fL SHOULDER
WOOD RET A/NING WALL
NOV 13 2001
.' . !(li',Li COUNTY
L!-\)W USE SERVICES
r':AI~". GRAVEL
.,. , 1 EXI~r SS:~ , • I £X BASKETBALL HOOP : ~ 'It< --. -----=-=:: -----.----!.§4.60":'" --- --Ioi---"':;:;;:"--_J...::.J::JL
I RIM = 472.69 CURVE TABLE ,)'v " ........... .Il:oII.'-l..--.J..--~f_:jh4~..J~~:_::~...zJ;L.-~.JJ~""~:::.l;L~ __ .22.: __ __:.J.._~12:.'.:::~::~::.r:Wtll I.F.. = 464.60 (B"N) I NO. DELTA RADIUS L£NGTH M:V;" " 'S-587'49'15"£ 640.20' I I.E. = 464.51 (8"SE:) 1 cr 21'55'27" 95.00 36.35 ~ I f:::. 'l WETLAND ENHANCEMENT AREA \ WETLAND EDG[ (TYP) I I.E. = 464.23 (l2"W) I C2 31'38'59" 95.00 52.48 (J <§l FOR MI11GAT/ON OF WETLAND FILL \ TYPE III §~~~~~
34 C3 53'34'26" 65.00 60.78 I )-.. :'i 1 I C4 90'11'37" 430.00 676.89 I cj-'b \ (QJ4a 1 / .""= I \J" -\<
CEMENT CONCRETE ROLLED CURiS-1
PER KCRS owe. NO. 3-002
ROAD 'A'
rnlCK CEt.lENl .~O'~CR.,:!·~' ~~EW'''J'
PER KCRS OWG. NO.
COMPACTED DEPm CLASS os' ASPHALT CONCRETE 1-1/2~ COMPACTED DEPTH CRUSHED ROCK SURFACING TOP COURSE "( ALTERNATE --
(' 4-" COMPACTED DEPTH ATB COMPACTED DEPTH CRUSHED ROCK SURfACING BASE COURSE /:
'-GRAVEL BASE ClASS 'B' MAY BE REQUIRED DEPENDING ON SOil CONDff'ONS
SECnONS '.02 & '.03 K.C.R.S.)
KING COUNTY SUBCOLLECTOR STREEr
NOT TO SCALE
I .1 • ,<0 '\ IX
,;;'0
.3
@
10'
TIUlY
EASEMENT
5'
CEMENT CONCRETE ROllED CURB
PER KCRS OWG. NO. 3-002
2" R 'II
r 14-'
2'
l' R W
14' 5'
10'
Ul1UlY
EASEMENT
HYDROSE£D
DISTURBED AREAS
5" THICK CEMENT CONCRETE 51 £WALK
PER KCRS owe. W'J. 3-001
2" COMPACTED DfP1H CLASS 'B' ASPHALT CONCRETE
1-1/2" COMPACTED DEPTH CRUSHED ROCK SURfACING TOP Ct)JRSE }~~':I',!,fc;TEO DEPTH AlB
5" COMPACT£D DEPlH CRUSHED ROCK SURfACING BASE COURSE
GRAVEL BASE ClASS 'B' MAY BE REQUIRED DEPENDING ON SOil CONonlONS
{SEE SECTIONS 4.02 (( 4.03 K.C.R.S.) ROAD'S', ROAD 'C' AND ROAD 'D'
KING COUNTY SUBCOLLECTOR STREET
NOT TO SCAI.£
\
\ LEGEND
" S MONUMENT AS NOTE'D ® EXIST. SEWfR MANHOLE
\
P: EXIST. STREET LIGHT
III EXIST, TELEPHONE RISER
-"-EXIST, STRE:ET SIGN
. f EXIST, MAIL BOX
0000 EXIST. ROCKERY
0---0 E:XIST. WOOD FENCE:
0---0 EXIST. CHAIN LINK FENCE
x--x £XIST. WIRE FENC[
-. --~!::.::~~~
~
1~1 SOUTHfAST CORNER SEC. 3, ___ -----roZQ
TWP. 2JN .. RNG 5E., W.M.
FOUND MONUMfNT, INCASED.
D
l/)
II
..
~ :r:
DRAWING NO.
1040ENG
2 OF 3
-D
I "-<"I I "-a
~----------------------------------------~------------------------------------------~-------------------------------------------------------.------------•
--------------------------------------------------~==~~~~~~----------------Ir-----------------------------~~~ STONE RIDGE DRW~AY I ~
DATUM
CITY OF RENTON
B M -INCASW MONUMENT AT STREET INTERSECTION OF
-.. HaTH AVE. S.E. AND SE 1I2TH ST, KING COUNTY
SURVEY CONTROL POINT NO. 3725.
EL£V.~ 467.77
I
I
I
I
I I
/~T~/-...
/
/
/
/ I I" TEMPORARY TURN AI10UNO \
EASEMENT TO BE OBTAINED I I
BY DEVELOPER I I /
/ 45 /
<Q~9l /
V'
\
"
\ ~ --------'---;------+~
i
44
@ /1
---------
43
~
---._-----
·,2
~
---------
41
@>
---------
--
i"
.is
3.5 81
36 32
37 33
40
38
34
35
'" 1""'----.... f'i
40 ~
@
~-------
\ PROPOSED 20' PUBLIC
SANITARY SEWER £ASfMfNT \
\
\
\
\
\
.}8
-+-------.---/ 1
i
I
I
, 35
'-I o <til '" -I
l'Il
iSl
'" !'o/
I "I
NE 16TH ST. :
y'WT=;::;~I~~~~ ~:i:'::-'ilJ;
41
39
44 ,------
1
I
I
I-
40
45
I 41 I 46
I
K.C. SHO.9T PLA T
486017-8703039001
S87'49'15"E 525.41'
1
I
I
I
1
I
I
16
1:2 1-
1."-'
". I ~~
!~
i"
i
25 29
HYDROSEED ~ A PORTION OF THE SE 1/4 OF SEC. 3, T.23, R.SE, W.M., D1SlURBEDARfAS ~
KING COUNTY, WASHINGTON
CEN7£R OF 28" FIR TREE WITH HAWK NEST IS 43.4'
NORTH OF NORTH PROPERTY LINE: AND 560,0' E:AST
OF THE NORTHWEST PROPERTY CORNER,
S87'37'J8'£ 740.27'
TRACT "L 6
(FUTURE DEV.J
I
•
(
I
I
I
I
-----\
\
~ ~
\
COMPACTED CEPTli ClASS'S' ASPHALT CONCRETE
-1/2" COMPAC'iED DEPTli CRUSHED ROCK SURFACING TOP COURSE }AlTERNATE __ ~"-lIT CCMP,\C"[EO DEPTli CRUSHED ROCK SURFACING BASE COURSE 4" COMPACTED DEPTH ATB
'-'~RA>" BASE GLJ\SS 'B' MAY BE REOUIRED DEPENDING ON SOil CONDmONS
SECTIONS '.02 " 4.03 K,C.R.S.)
THICKENED ASPHAlT
BASIS OF BEARING
WASHINGTON STA If LAMBERT GRID NORTH ZONE AS
DETERMINED BY GPS oaSERVA TlON. JOINT USE DRIVEWAY TRACT
WfTLAND EDGE (TY?)
'YPC II
/
/
/
SCALE: 1"~50 FEET
NOT TO SCAlE ~~~i ~11Iiiii~' o 25 50 100
EXIST. DRAINAGE: SWALE
EAST QUARTER CORNEI~ SEC. 3. ~\
TWP. 23N., RNG. 5E" I\':M. -I ;'it' CALCULA TED FROM KING COUN TY Eo: I
•
.!. --"t~~~:::::;=======::::;;~S~87~'3~7~.3~8~.f 427.39' GPS BRfAKDOWN ~ . :~. ---------. ----------, ----------'T ---S8737;38"£12;00: ---II: I
• •
EDGE (TYP)
DETENTION STAND
PER MAY CREEK DRAINAGE BASIN STUDY
LEVEL 1/1 FLOW CONTROL
APPROX, VOLUME REQUIRED = ±190,OOO CF
APPROX. VOLUME PROVIDED = r190,OOO CF
WA TER QUALITY STANDARDS
i"1 '" ... ~ ! ..... (fr18;j."
If) I~ ~!I !:'I~
"'I
I
I 30' I
I S87'49'08"[ l _______________ _
124.99'
JO'
~_ CLASS IV SEASONAL STREAM PER MA Y CREEK DRAINAGE BASIN STUDY
BASIC WATER QUAUTY TRE:ATMENT
PROPOSED M£THOD -WETPOND
__ -NI:W P /L PER
PROPOSED B.L.A.
28 I
\
\
\
TOP POND ELEV. = 400.0
BOTTOM POND ELEV. = J86.0
STATIC W.S. £Lev. = 391.0
MAX. W.S. ELEV. = 399.0
GRA lin SHOULDER 24
27
23
I
I
I
I
I
I
I
l '-----
3~-\'t7j
\
\
\
\
STA TIC W.S. ) ----......."
MAX. W.S. • ... -". ~ " "-" "-
::---_---.1.._
liN" ...... , ....... ..... . OPEN SPACE.. ........... ~
TRACT 'J' .................. ~:-:-:~~~~~~~ ...... ~
~~
2
PROPOSED 42' ACCESS TRACT
FOR LOT 25 OF PROPOSED PLA T &
LOTS 2 & J OF K.C. SHORT PLAT.
N£W P/L I"tl'?-~
PROPOSeD B.L.A.
-----
23
22
\
\
-..ft\----
19
'\
1
211 I
mAc;:~r I;R10g:/]l~~ :g' tt'x~~~/~:ff/~A:~lhr&\T 7' _ _ _ c, M ADJACENT PROPERTY OWNER. ---------,
110 :3
7
211 4
--------
r-'<:-----_ ----,'-"", -----~
14 13 -
WOOD RETAINING
6
5
TRACT 'C'
---------
11 10 .7 ------
S87'49'15"E 26397' I -------_. -._----'-----.--__ . ___________ L ___ S87'49'15"E 223.77' \
r-----------~
19 17
17 12 I
I
I
I
9 14 8 18
EXIST. SSMH
[X. BASKETBALL HOOP I ------~---------.-164.6Q:" _. __
.<... h.
RIM = 472.69
I.E. = 464.60 (8"N) I
I.f. = 464.51 (8"SE) I
1.[. = 464.23 (12"11'), ,
CURVE TABLE
NO. DELTA RADIUS
Cl 21-55'27" 95.00
C2 31'38'59" 95.00
C3 53'34 '26" 65.00
C4 9011'37" 430.00
LENG)}f
36.35
52.48
60.78
676.89
~i) --
10' 28' R W 28' R 10'
UTILITY
EASEMENT
HY()ROSEED OISRJRBEO AREAS
I
5' I'
2'
--1L-. I
.,", .
CEMENT CONCRETE ROLLED CURB
PER KCRS owe. NO. 3-002
ROAD 'A'
14'
2'
. ".-
2'
tlfiUTY fASEUENT
1'.\ '(
HYOROS£ED OlSl\JRBEP AREAS
........ 1
5" THICK CEMENT CONCRETE S £WAlK
PER KCRS DWG. NO. 3-001
2-COMPACTED DEPTH CLASS '8' ASPHALT CONCRETE
1-1/2" COMPACTED DEPTH CRUSHED ROCK SURfACING TO? COURSE }ALTERNATE --
.. 4" COMPACTED DEPTH ArB 5 COMPACTED DEPTH CRUSHED ROCK SURfACING BASE COURSE
GRAVEL BASE ClASS 'B' MAY BE REQUIRED DEPENDING ON SOIL CONDmONS
(SEE SEcnONS 4.02 I< 4.03 K.C.R.S.)
KING COUNTY SUBCOLLECTOR STREET
NOT TO SCALE
I ". /It Q.'v "' .....
: .<... c~ 01:-()o,
: cf cbi
r ,../ / v ...
I t· IX ..... 'O
I.)iQ
CEMENT CONCRETE ROLLED CURB...J
PER KCRS OWG. NO. 3-002
J
HYORQS£ED DISTURBED ARfAS
.. __ ......... CEMENTCONCREI£ >'V'WALK
DWG. 110. 3-001
COMPACTED DEPTH ClASS 's' ASPHALT CONCRETE
S87'49'15"E 640.20'
W£llAND F:NHANCE:l.tF:NT AR.A
FOR MmG/t TJON OF IlEnAND F7U
'-'"f"n EDGE (TYP)
TYPE 11/
\
\ LEGEND
I!\) MONUMfNT AS NOrip
)::( EXIST, STREET LIGHT
rn EXIST. TELEPHONE RISER
JL EXIST. STR£ET SIGN
P EXIST. MAIL BOX
® EXIST. SEW£R MANHOLE
COOO EXIST, ROCKERY
0---0 EXIST. WOOD FENCf
0---0 EXIST. CHAIN LINK FENCE
x--x EXIST. WIRE: FENCE
'-1-1," COMPACTED DEPTH CRUSHED ROCK SURfACING TOP COURSE ~A1.TERNATE --
) 4" COMPACTED DEPTH ATB
COMPACTED DEPTH CRUSHED ROCK SURfACING BASE COURSE
'-GRA'~L BASE CLASS 'B' MAY BE REQUIRED DEPENDING ON SOL CONDITIONS
SEcnONS 4.02 & 4.03 K.C.R.S.) ROAD 'B', ROAD 'C' AND ROAD 'D'
KING COUNTY SUBCOLLECTOR STREET
NOT TO SCAL£
12' DEDICA TlON
~
~2
10 11 SOUTHEAST CORNER SEC. J,
TWP. 2JN., RNG 5E., w'M,
FOUND MONUMENT, INCASfD.
a
<l)
1/
.. N ~ :r:
0)
C .->-(J) > L..
:::J
(J)
DRAWING NO.
1040ENG
.3 OF 3
~----------------------------------------~---------------------------------------------------------------------------------------------------,----~-------
1""'50'
o 25 50 100 ~~I~_I
o
\ ,
i i
NE 167J-/ ST.
• \
,
! f
o \
\
" -( .. ..
\
v--__________ ~~~
! •
\ '. \ \.,
\ I o
41
38
5564 SF
39
\
\
40
\782B SF \ \ \
\
. ..
\ \
\
\ 3t \,
\ \
• \
';
\ \ \. ..
...
, ~\
7165 'SF
\
\
\ \ \ \
'A6
6423 SF
,
o '"
\ \
\ ' \ 2'0' w/O£ ACC£SS
£AS£M£NT FOR
SHA'R£D ORI'vE'WA Y
37
5669 SF
(WOLF)
\
\ \
, , • ..
\
, • \
35
5879 SF
!
\ \ \
887 37'38"~
\ \ " 34' \
10012 SF
) i \ : i i
CITY OF RENTON
AMENDED PRELIMINARY PLAT OF
STONE RIDGE
A PORTION OF THE SE 1/4 OF SEC. 3, T.23, R.SE, W.M.,
KING COUNTY, WASHINGTON
\
• •
\ • \
\ , ' . . '--\ , '
\ \
\
\ ' \ \ '-\ \ \
\ \ \
\ ' \ \
/ ~!
o •
\
\ \
\ \ \
(R-4)
\ \ \ \
/
,I
'.
• I
/
! •
!
,
"
/
/
/
/ .
36
i i \ \
\ \ \\ \ " \ \ /
! /
/
"
~-,-1 /i
", ')~~,,,! 'I
\ .
<"J " 33 "
7869 SF'
,
\ o
'.
i \ \ \
! \ \
• , \ '. '\
" " . \
,
'. \ ,. . \ \ \ \ , '\ , \ \ . \ '\ '-, " ,-' \ \ '-. \ \
\ \ \ \ I. I
\ \, '~-"
\ \ '-, " \ '-'. \ ". \
\ \ \ , \ '-
I \ \ '. \ \ '
\. \
\ \ \
\ \ ; 32 \ , \.
\ \. \, \\ \ \ \\\.~, \ \ \ \ \
, 1 \, \
\ \ \ \
\ \ \ \ 7533 SF
,r:,<j . 20' w/D1\k<;CE~,S
30 SHARED
7728 SF
29
;'
6295' SF
/
\
\
\ \ o •
. 3t \ \
9277 !)F
\ L \ \ \ •
/
'28/, f
!
! 5489 S(
I
\ , •
o
\ o
-UI . q \
\
\
\
\ \ ,
j , , ,
\ \
/
/" ~7 \ / 718C)\ SF \, \ \ .
26' w/O£ ACCESS
EASEMENT FOR "~'"
PRIVAT£ STREUrRACT.p
"""R~CREA TlONALfOPEN SPAC~
, .
\
, ,
\ ,
\,
.. ' .. \ \ \'. TRACt V~ \ \ '
\ '-,; \' 1,:: \ \ . StlPRM: FfQND
I . , [ i76417 SF !.
\ ;' - j :, , [
i i ! !
\ \ \
~6
7156 SF'
i ,
.f !
,
i
" \ \ \ ..
• o
\
, \'" \
, \ '
\ \ \
\ \ \
. ' , , , .
, , " , 24 '
''1750 SF"
\
\
, ,
, ,
\
, , ,
o \
\ \ ,
,
o m \ rq
\
'. '. ,
, , , ..
, ,
" \
\ "t. o
\ \
'. ,
, ,
•
, , , '
! /
/
1 / !
16
4513 SF / ,
• .LL·b~~~t --+ ___ ~
!
w fi'ZTRACT / ROAD TABLE
223,
88749'1 388.37'
S0210'45"W 23,6~ , ", ,
{]
/ 4940 SF
4
25.'R5507 SF
"E
12 (
7890 SF \ ,/
TRACT USE AREA (S.F,)
TRACT "0"
FUTURE ROADWA Y/ \ \
DEVELOPMENT \, WE1u.ND E:~HANC£M£NT AR~A" '.
'7 -(OR Ml~GAnO!, Of\, ..... WE7LA~~Lf:: ,'IJ
\.,-'WEllAIVD EDGE (TYP)
A
B
C
o
E
F
G
WETLAND & BUFFER
WETLAND
WETLAND
STORM POND
OPEN SPACE
RECREATIONAL OPEN SPACE
FUTURE ROADWAY/DEVELOPMENT
ROAD
A ROAD A
BROAD B
C ROAD C
o ROAD 0
E ROAD E
USE
R,O,W DEDICATION
TRACT/ROAD AREA
LOT AREA·
TOTAL AREA
LOT AVERAGE
240,741 S.I'.
314,564 S.F.
555,305 S.I'.
6,420 S.F.
26,408
10,690
8,946
78,417
1,398
19,110
3,143
AREA (S.F,)
64,401
7,778
7,778
3,622
5,090
3,960
5.53 AC.
7.22 AC,
12,75 AC.
0.14 AC,
SITE DATA:
1.
2,
3,
4.
5.
6,
7,
8.
9,
10,
11.
TAX NUMBERS: 032305-9033, 032305-9034, 032305-9035,
032305-9042, 032305-9046, 032305-9269,
PROJECT AREA: 12,75 ACRES (555,308 SF)
NUMBER OF LOTS: 49
EXISTING USE OF LAND: SINGLE-FAMILY RESIDENCE/DETACHED
PROPOSED USE: SINGLE-FAMILY RESIDENCE/DETACHED
EXISTING ZONING: R-4 (KING COUNTY)
EXISTING COMPREHENSIVE
LAND USE DESIGNATION; URBAN RESIDENTIAL 4-12 D,U.jAC.
DENSITY: 3,84 D,U, PER GROSS ACRE
SMALLEST LOT SIZE: 4,439 S.F, (MIN. ALLOWED; 3,500 S.F,)
SMALLEST LOT WIDTH: 45' (MIN. WIDTH ALLOWED: 35')
BUILDING SETBACKS: FRONT YARD: 20' GARAGE
10' STRUCTURE
SiDE YARD: 5'
REAR YARD: 5'
File: P:\ i 1 OOOs\ 1 1 1 89\preliminary\ 11189-xl.dwg Date/Time: 03/11/2004 14:50 Scale: 1 =50 jstefancik Xrefs. 11189-bl, 11189-sl,11189-t,
DEVELOPER:
" I,.
KBS DEVELOPMENT CORPORATION
12320 N,E, 8TH ST" Suite #100
BELLEVUE, WASHINGTON 98005
CONTACT: BOB RUDDELL OR
KOLIN TAYLOR
(206) 623-7000
" o
\ \
" I ..... .~~) '~-...'C
(R--4)
TRACT AI BUFFER AVERAGING CALCULATION.
BUFFER AREA W/O AVERAGING 24,571 S,F,
BUFFER AREA WITH AVERAGING 26,408 S,F,
NET INCREASE IN BUFFER AREA 1,837 S,F,
*25% MAXIMUM BUFFER WIDTH REDUCTION ALLOWED
!
(
... ... ... + ...
+ ... + + + .. + ... ... .. ... ... ... ... ...
_I -:i
J£24TH ST C6
w '" w > " SE TOOTH :J:
S >-
z SE 102ND 5T ~
""--'''>'''' Sf 104m
VICINITY MAP
j ----------, ;'
/ ;
\
'1-":>
w ..
MAY VALLEY
COUNTY PARK
SE 112TH T
SE 715TH 5T
(
!
18
" ( \ o \ \ \
\
/ ! / , !
\, i
f
.~ \ \
~ ..... \ \ \.
/.
\.} G c, ~" '
-_ .f .........•• \1-I
/ \
'f-
•••• --,-••• ,~. '-'""-'-~--'" ... ",~ 'f~ 'l
\\ f \ . ' ..J \
7
\
~ 616Q SF
-"~"--"
-'--..
11 10 7 5982 SF 5700 SF 6681 SF
---_._.--
8
8101 SF
'-,
/
WiDE ACCSSS
= BUFFER INCREASE AREA
= BUFFER REDUCTION AREA
, ,
\
! I !
\ o
! j
I !
,: !
w
" ~ ,
Kl
/ /
.I
! '
30'
•
,
t
1··
I
\
, I
i :'
11 !
! i \
•;' I \
" !
! /
\ \ :
\ i
\
\ ...
:r: 5 o (/)
~ Z~ ~~ Ww a: a:
lLc... 00
~~ OZ W ::l! « •
en OJ ~
:g . ~ ~ .~ ,II
~ -
-w ~ :J w
OJ
..... 1 ,
.....
---------~~----------~----
1"=50'
o 25 50 ~~I~~
\
/
/
NE16TH
, ,
F
\ \
\ ,
\
·1 ,
\
\
\,
\
i
i ,
\
40' R TEMPORARY TURN I I ""''' "''''"''>/ r 1\
1
38
5564 SF
\ , .
\
\ ' , \
\
41
\
39
5904 SF
"",~ 20'
\
\
40
\7828 SF \
\ '
\ \
44'" " <..1',
7046 sfP ,
\ 47
\ 51'47 SF
\ , .
\
\ \
\ \ • •
( t I )
\ I , /
\,
45 5~25 SF
\
" 4!l'
\ •
'7165 SF
\ \ \ \
\ \
,.46
6423 SF
\
(WOLF)
\ \ \
2'0' WIDE ~CCESS \
EASEMENT FOR
SHARED DRIII£WAX
37
5669 SF
32
7533 SF
,,,,.;
\
\
\
,
,
\ ,
,
\,
35
5879 SF
,
30 SHARED
7728 SF
29
, ,
6295 SF
, .. , ,
,
\ ..
,
i
/
CITY OF RENTON
AMENDED PRELIMINARY PLAT OF
STONE RIDGE
A PORTION OF THE SE 1/4 OF SEC. 3, T.23, R.SE, W.M.,
KING COUNTY, WASHINGTON
\ '; \
S873d8"k
\
'34\"
10012 SF
':.)
" 33 "
7869 SF
\ • \ \ ,
\ \ 31 , \
9277 SF
\, ,
\ \ \
/
'28/
\", \. \q , ,,\ '
\ \ "' "
! / ' i
f
\ ,
,
'\ , , , \ ,
\ \ \ \ , , , , , \, \
\ \
\ 1.
\ , , ~ \ \ :>
\\\\~()\ .. , ,
: i \ \
1 i \ \
\ I 1.
, \
\. " \ "
\ \
,
\
\
I \.
. \ , ' , \
\
oJ! " ''1"
,
, , • ,
! i ,
/5489 \ \ \
~, ~7 \ / 718(1·, SF \ \ \ .
, \ \. \
'.'
\
\ \ \ \ \ \ \
• ,
\
,
\ ,
\
\
/ f ,
/ ~;f
\ \ ,
\ ,
\ \
! ;, ; \
\ \
(R-4)
\ \. \, \
j
!
!
I'
/
\
j
/
/
!
, \ \ \ \ ' \ '. \~S\\\\· '" \
!
,
\ , , , , , , \
" ,
\
• ,
\ \
\
, \ \ \ , '
\
\
\ \
, \
\ \ \ \
, ,
" ,
\
,
" ,
'. \ \.. ",
\~5\'
753~ ~ \
.. ,
(" .. ,
\. \
\ ,
\ \ \ \
., ...
, ,
\
,
\ \
\ \ ,
\
,
, '
\ '
, , ,
\ \ , , , .
; \
\" ' , \
'\ \ \ \ \
\ \ \
\ \
o
CD
Cr)
\ I ,
\ \
\
,
\ , , ,
,
\
\ , \ ,
"","'2' '0 " ""
"" 571.t.SF
"~,
,
\ /
<.-"~-. "3:\n
\
! ,I I i ;,; /
! ,",' /
lSTOR4I DRAINAGE -
EASEMENT ..
" 18, (
". 6944 SF •
t:::::::::~==::=1~~m~a~rk~e~r_p~D~5~t __________________ ~ ______________________ ~~lJ
-D. '~ ~--
):iTRACT I ROAD TABLE
223,77
S8749'j5 388,37'
" '"
3
/ ,4940 SF
4
2:;'R5507 SF
12 (
7890 SF \
/ TRACT USE
WETLAND & BUFFER
WETLAND
AREA (S.F.)
26,408
10,690
8,946
78,417
1,398
19,110
3,143
TRACT "G"
FUTURE ROADWAY/ '\
DEVELOPMENT \ --'-
I LA~IU EDGE (TYP)
,TYPE 11/
WETLAND
STORM POND
OPEN SPACE
A
B
C
D
E
F
G
RECREATIONAL OPEN SPACE
FUTURE ROADWAY/DEVELOPMENT
ROAD
A ROAD A
BROAD B
C ROAD C
D ROAD D
E ROAD E
USE
R.O,W DEDICATION
TRACT/ROAD AREA
LOT AREA'
TOTAL AREA
LOT AVERAGE
240,741 S.F'.
314.564 S.F'.
555,305 S.F'.
6,420 S.F'.
AREA (S.F.)
64.401
7,778
7,778
3,622
5.090
3,960
5.53 AC,
7.22 AC.
12.75 AC.
0.14 AC.
SITE DATA:
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
TAX NUMBERS: 032305-9033, 032305-9034. 032305-9035.
032305~-9042, 032305-9046, 032305-9269.
PROJECT AREA: 12,75 ACRES (555,308 SF)
NUMBER OF LOTS: 49
EXISTING USE OF LAND: SINGLE-FAMILY RESIDENCE/DETACHED
PROPOSED USE: SINGLE-FAMILY RESIDENCE/DETACHED
EXISTING ZONING: R-4 (KING COUNlY)
EXISTING COMPREHENSIVE
LAND USE DESIGNATION: URBAN RESIDENTIAL 4-12 D,U/AC,
DENSllY: 3.84 D.U. PER GROSS ACRE
SMALLEST LOT SIZE: 4.439 S.F. (MIN. ALLOWED: 3,500 S.F.)
SMALLEST LOT WIDTH: 45' (MIN, WIDTH ALLOWED: 35')
BUILDING SETBACKS: FRONT YARD: 20' GARAGE
10' STRUCTURE
SIDE YARD: 5'
REAR YARD: 5'
File: P\ 11 OOOs \ I I 189\preliminary\ 11189-x1 ~dwg Date/Time: 03/11/2004 14:50 Scale: 1 = 50 jstefoncik Xre!s: 11189-b 1,11189-51, 11189-t,
DEVELOPER:
KBS DEVELOPMENT CORPORATION
12320 N,E, 8TH ST_, Suite #100
BELLEVUE, WASHINGTON 98005
CONTACT: BOB RUDDELL OR
KOLIN TAYLOR
(206) 623-700D
(R-4)
TRACT AI BUFFER AVERAGING CALCULATION.
BUFFER AREA W/O AVERAGING 24.571 S,F,
BUFFER AREA WITH AVERAGING 26,408 S.F.
NET INCREASE IN BUFFER AREA 1,837 S,F,
*25% MAXIMUM BUFFER WIDTH REDUCTION ALLOWED
+ + .. +-+-
+ + + + + + .. ... •. ...
.. +- +- +-+ r -----I -----------------------------------------
:= :=:= :=: =:=:: =:=:= :=:
,. /
.. j -i.
-;rr-24TH S <6
Nt: 17TH r
w on w > ----4'"
'" W
I > ~ '"
<D " ~ N£ 10TH t(i
ST ~
VICINITY MAP
i ,
!
/ .
/'
5
6160 SF
11
5982 SF
\
\ •
\
,
\
"
= BUFFER INCREASE AREA
= BUFFER REDUCTION AREA
,<-'V
w
'"
MA Y VALLEY
COUNTY PARK
Sf 112TH ST
Sf 116TH ST
y
1 "",,2 000'
/ ,
\ j
/8
/
'I ,
\ \
\' • ,
\ ,
/ ,
\ \
Edge of
\
... ,IX) j~
! i
w , ,= . , , .' f -10 N
•
•
i
!
30'
-~
'" '" "'
\ ,
..
",~
\ , , , ,
\ i ,
\ ' ..
~--~tL-~:i ....
10 7
5700 SF 6681 SF
8
8101 SF
WiDE ACCESS
-EAISE!AENTFOR ""'"
SHARED DR/II£WAY
LOTS (8 <%.9) ,JO
(' ,
, ,
I, I.
I , ,
, ,
, ,
c
I
/
.8 E " z
.a .!l
~ Z~ ~~ Ww a: a:
11.0..
Ob
~~ oz w :::?! < ..
z o ~ a: ~
8
!z w
:::?! 0..
9 ~ o ----
g
a:
w z o ~
....1
1"=50'
o 25 50~ ••• 1~OO ~~I[\1 I
40' R TEMPORARY TURN I I
AROUND EASEMENT) .... _1_ ~ ''\
I I \ ~) (t I )
1\/
, '/
g: 38
5564 SF
\ 39
• 5904 SF \ " \ [~_':"':"~<\;7.0~':::---l
"
. ,
\ 40
\ '. '.
(WOLF)
\ \ 20' WIDE ~'cCESS \
EA~EMENT FOR
SHARED DRIIiEWAY
37
5669 SF
32
7533 SF
\ \ \ •
\
\
'. ,
'.
, ,
\
35
5879 SF
,
[
,
! \ \ \ I ; \
i i \ , I '
587 37'38"i:: \ \
, .27' .
, .
\ ' 34\'.,
10012 SF
,-..) !
\ \ \
i ,
i
0" ::r I ' tJlv \
7869 SF
" -"' ...
\ " .. ..
\ 31 ,
, \
•
\
\.
~
UI •
CITY OF RENTON
AMENDED PRELIMINARY PLAT OF
STONE RIDGE
A PORTION OF THE SE 1/4 OF SEC. 3, T.23, R.SE, W.M.,
KING COUNTY, WASHINGTON
\ ,
, ,
. , \
I \ \ \ l \ \
, , . ,
\ '
. '. • ,
• • • ,
,
\ , ,
, \ \ , ,
. , \
\ ~. \ , • \
, '\' , --' \ \ '; \ \
'\ \ \
\ '-\ . ,
\
\ \
\
\ \
I j
, I
! '
• . ' \ , , ,
./ i
~j
• •
\,
\\ (R-4)
\ ';
\, \ "-\ \ \
, ,
\ \ \
\
\
/
/
,
\ \
! ,
, ,
, ,) ':.,.\
(.')
, WETL,ANO ED\lE (TYP).
'TYPE 1/... .. ' ':
. ,
t + -t + .. -,
. + f + ,,4 +' , , ':7 +/ 1" .( + + '+ + + , ,J:. -,' , .. +/1 / I C , ,
)
f
/ ./
!
,
\
/
/
/
/
/
I -.I. ~24TH Sf ~
~
w > «
Sf" 100TH I
5 >-
z SE 102ND ST !
> Sf: 104TH
VICINITY MAP
/
\
MAY VALLEY
COUNTY PARK
Sf: 112TH 5T
Sf 116TH ST
~
1"=2000'
/8
\
\ •
9;277 ~F
\ \
q\
\ ! i , . ,
,
\ ,
\ .. \
/ , /
\ ,
\ '.
\
\
\ ~> , ,
J , , ,
NEI677-1
\ ,
\
\,
41
\7828 SF
\
\ 47
\ 51\47 SF
\ \ •
\ , ,
\
\4' p.i'TRACT I ROAD TABLE
TRACT USE
A WETLAND & BUFFER
B WETLAND
C WETLAND
D STORM POND
E OPEN SPACE
F RECREATIONAL OPEN SPACE
G FUTURE ROADWAY/DEVELOPMENT
ROAD USE
A ROAD A
BROAD B
C ROAD C
o ROAD 0
E ROAD E
R.O.W DEDICATION
TRACT/ROAD AREA
LOT AREA·
TOTAL AREA
LOT AVERAGE
240,741 S.F,
314,564 S.F,
555,305 S,F,
6,420 S,F'.
AREA (S,F,)
26,408
10,690
8,946
78,417
1,398
19,110
3,143
AREA (S.F.)
64,401
7,778
7,778
3,622
5,090
3,960
5.53 AC.
7,22 AC.
12,75 AC.
0,14 AC.
" • , \ \ \ \ \ " \ , , ,
\ ': \
\ \ •
': ,
\,
'. ,
fI5
5925 SF
,
29
6295" SF
46
6423 SF
/
'28/
/ 5489 , '. \ \, , \ \
/' ~7 \ .
/ 7180\ SF '
\ \ \
\ \
\
\ \ \
\ \
\
! i
;' !
!
..
\
" ,
i
f \ \
\
\ \, \
,
\ \
\:>", \ \ t:b \ , , , , ,
, \ '\ "-
\25'> . . \ \
75311 Sf ' , ,
" 4$, 26' WIDE ACCESS
EASEMENT FOR ",
\ ,
\ \
-7165 SF
\ \ \ \
\ \ \
PRIVATE STREETrRACT P
""R~CREA nONAL/OPEN SPACE !
""'-;, 19, 110-sf. i , i
/ /
\ ,
\
~--
77
587 49'15"E 388,37'
TRACT 'G' ,
FUTURE ROADWA Y/ \ \,
DEVELOPMENT
SITE DATA
1. TAX NUMBERS: 032305-9033, 032305-9034, 032305-9035,
032305-9042, 032305-9046, 032305-9269.
2, PROJECT AREA: 12.75 ACRES (555,308 SF)
3. NUMBER OF LOTS: 49
4. EXISTING USE OF LAND: SINGLE-FAMILY RESIDENCE/DETACHED
5.
6.
7.
8.
9.
10.
11.
PROPOSED USE: SINGLE-FAMILY RESIDENCE/DETACHED
EXISTING ZONING: R-4 (KING COUNlY)
EXISTING COMPREHENSIVE
LAND USE DESIGNATION: URBAN RESIDENTIAL 4-12 D.U./AC.
DENSIlY: 3.84 D.U. PER GROSS ACRE
SMALLEST LOT SIZE: 4,439 S.F. (MIN. ALLOWED: 3,500 s,F.)
SMALLEST LOT WIDTH: 45' (MIN. WIDTH ALLOWED: 35')
BUILDING SETBACKS: FRONT YARD: 20' GARAGE
10' STRUCTURE
SIDE YARD: 5'
REAR YARD: 5'
DEVELOPER:
KBS DEVELOPMENT CORPORATION
12320 N.E. 8TH ST., Suite #100
BELLEVUE, WASHINGTON 98005
CONTACT: BOB RUDDELL OR
KOUN TAYLOR
(206) 623-7000
. \ \ \ " . , \ \. '\ ' , \ "-, \ \ "-.
, -. " \ y/;
, ,
, '. \ \ ~'/') \ ' \ ' '-" \
"
' ....... "
\. "'. "-
65~
'.
\
, ' " .....
\ ,
, ,
, , , "
, ,
, ,
, , ,
, ' " '.
:,""20 ", ,
-571.1 'SF ,
" '
\ "\ \
\ " \
\ " \ \ '
. ,
-, ,
,
~~~~r'--'--~\ 19 :C, ",,---"-
! 48~9 SF" ..
\
S02'10'45"W, 23.6~ ... ,
/// ' !
,
2,
61.1&-'SF25'R
/' ,
i8 /15
4513 SF I 4691
, , ,
,
7
"
:3
/ ,4940 SF i ___ ~-.
.. 4:10·
5 j IJ--;/~r-~--' ~~------~~
/ b 6160 SF
4
r-:;'''''' 5507 SF
--.----
It
5982 SF
I
12 f
7890 SF \
"E
/ WETLAND E-t!I;ANIcEl4~:T , FOR "'T'N llA/VlJ'IF/L "--1,, '\
TLA~ID tDGE (TYP)
,TYPE 11/
(R-4)
TRACT AI BUFFER AVERAGING CALCULATION.
BUFFER AREA W/O AVERAGING 24,571 S,F.
BUFFER AREA WITH AVERAGING 26,408 S.F.
NET INCREASE IN BUFFER AREA 1,837 S.F.
*25% MAXIMUM BUFFER WIDTH REDUCTION ALLOWED
!
-to + ... .;. ..
... .. ... + + + + .. .. .. ...............
r-·----uul ----------------------------------------------------------------------------------
= BUFFER INCREASE AREA
= BUFFER REDUCTION AREA
File: P:\ 11000s\ 11189\preliminary\ 1 1 1 89-x1.dwg Date/Time: 03/11/2004 14:50 Scale: 1 =50 jstefancik Xrefs: 11189-bl, 11189-s1, 11189-t,
}
,/
10
5700 SF
\' ,
\
7
6681 SF
8
8101 SF
WiOEACCESS ~EA,SEM,ENTFOR'
SHARED DRIIiEWAY
LOTS,(~ .$p.!!)
c)v
, ,
\ ,
/ ;
\ •
Edge c{
, \ I
\ \ \ \
\ \
.....
Ill) I~ !
" ! ! f { ! -,
III
,C'IJ ,
; '"'" " ~ . i !
/
•
i !
.
to
CU
m m ID
r'i:i 1 t
30'
l .. >:
i ], \ " c'r
il i
i \
, , ,
:1:
I'i , , , ,
II"
I.:
i' \
,
i -
\ \ \
\ !
/
/
1l c
Ii;
.D E " Z
.D ~
~ Z~ ~~ Ww a:: a::
LLD.. Ob
~~ oz w ::!: « ..
z o ~ a:: ~
8
!z w ::!: D..
9 ~ £)
~ ---
I ......i ,
VERTICAL DA TUM
CITY OF R£NTON
STONE RIDGE
A PORTION OF THE SE 1/4 OF SEC. 3, T.23, R.SE, W.M.,
KING COUNTY, WASHINGTON
PRIVATE
3' 1.5'
TRACT
HYDROSEED
DlSlUReEO AREAS
8.1.1.: INCASeD MONUM£NT AT STReeT INTERSeCnON OF
148TH AVE SE AND S.£. 112TH ST-KING COUNTY
SURVEY CDNTROL POINT NO. 3725. 'ROP05E.D 1;;t!'ta~}!7-CHPrAJ6E5 7-8-03 THlCKEN(1) ASPHALT
ELEV.= 467.n
/"
/"
\
/"
/"
/"
/"
/"
45
@
\ ---..-' -----;-;~~ \-__ ----I
) 31
5,016 SF 44
@
32
5,487 SF
-------
43
@
33
6,044 SF ----------
30
5,275 SF
29
5,251 SF
28
5,117 SF
CeNTER OF 28" FIR TReE WITH HA WI{ NEST IS 43.4'
NORTH OF NORTH PROPERTY LINE AND 560.0' EAST
OF THE NORTHWEST PROPERTY CORNER.
587'37'38"E 740.27'
TRACT "L"
(FUTURE DEV.)
76,058 SF
WASHINGTON STA Tf LAMBeRT GRID NORTH ZONe AS
DETERMINED BY GPS OBsrnVA TlON.
\oHLANO £OGE (TYP)
TYPE /I
SCALf: 1 "=50 F££T ~~III!I I o 25 50 100
EXIST. DRAINAGE SWALE
JOINT USE DRIVEWAY TRACT
Nor TO SCALE
EAST QUARTER CORNER SEC.:S, ~\
TWP. 231'1., RNG. 5E., W.M. -I
~ 'f~~::::======;:;:S~8~7~.3~7~'J8~"~E 427.39' g~~C~~:~t~OM KING COUNTY ~ I
i"1
'" k S'< 1-r91W to <'J ~ !::I!:!
'<I
I DETENTI~ON~S~T~~~
42 LEVEL 11/ FLOW CONTROL
APPROX. VOLUME REQUIRED = ± 190, 000 CF
APPROX. VOLUME PROVIDED = ±190,OOO CF
I 3D' .f-~+-~--l'
I S87"49'08"E L ___________ _
124.99'
@ EDGE (TYP) TYPE /I
27 WATER QUALITY STANDARDS --------5,431 SF 35 , . ~11. __ -(;lA5i" IV SEASONAL STREAM PER MAY CREEK DRNNAGE BASIN STUDY
BASIC WA TER OUALITY TREA TMENT
PROPOSED METHOD -WETPDND 4,289 SF
41
@ 26
5,722 SF --( ---\
\
~ ~
38
7,796 SF I 36
4,943 SF , -------------
I"
!5 54' i\l I---"-'--~
25 , ,
I
I
I
1 I \
\
\ -'< 40
@
--------------
39
\ PROPOSED 20' PUBLIC
\ SANITARY SEWER EASEMENT
\ 38
\ ~
\
\
\
~ ~2r-------
~~ I
I
I
I
I 35
@9
~I c <til !e,
!
I
I
NE ifJTHST.
1Wp,·:j· ::;JI ~~~
1Wl...,g~~~
EXIST SSMH f
RIM = 472.69
IE = 464.60 (8"N) I
I.E. = 464.51 (8"S£) I
IE = 464.23 (t 2"W) I
34 ,
@9 I
CEMENT CONCRETE ROLLED CURll.....J
PER KCRS owe. NO. 3-002
39
5,816 SF
r-------
I
I 40 I 6,665 SF
I
I--
I 41 I
I 7,110 SF
UNUSEABLE AREA (TYP.)
37
4,852 SF
42
5,179 SF
1~
K.C. SHORT PLAT
486017-8703039001
43
4.8'3-SF
44
5,334 SF
, , , , , ,
24
6,290 SF
,
TRACT W' ' ...... ,
23
6,720 SF
22
7,982 SF
RECREA TIONAL OPEN SPACE. __ ... ,~
l'SEABLE AREA = 17,192 SF --__
TOTAL AREA = 18,418 SF --
587"49'15"E 5~S.41'
I
I ,
I
I
I
I
15
1::1
I-I
/I" I; i~ 1'<
I
2
@
FOR LOT 25 F PROPOSED PLA T &
LOTS 2 & 3 K.C. SHORT PLAT-
PROPOS£7ACCES5 TRACT
7
"
NEW P/L PER~
PROPOSED B.LA.
S87"49'IS"E 263.97' I
------_ __ _ _ _ _ _ I 587"49'15"E 223.77'
I
I
I
I
I
I
I
I
l
rF1ZZZlZ.<1ZZZlZ.<~ \
TRACT "/('
55,526 SF
\
\
\
\
\
\
"----STA TIC w.s. ) -----...'
MAX. w.s. • .. 0_ ... -,
---------
.1
~
6.944 SF --------_-L-._~____ ___ c'" r -------------=::C::__ _ 16460'
I '\ ------~-----~---~~---J~ EX. BASKETBAll HOOP
CURVE TABLE
NO. DEL TA RADIUS
Cl 21'55'27" 95.00
C2 31"38'59" 95.00
C3 53"34'26" 65.00
C4 90,,'37" 430.00
LENGTH
36.35
52.48
60.7B
676.89
COIofPACTEO DEI'TH ClASS '8' ASPHALT CONCRETE
-1/2" COMPACTED DEPTH CRUSHED ROCK SURFACING TOP COURSE: }M.TERNATE --
COtilPAClED DEPlli CRUSHED ROCK SURFACING BASE COURSE .. '" COMPACTED DEPTH ATB
'-(IRAVI,L BASE ClASS 'B' WlY BE REQUIRED DEPINDING ON SOIL CONDITIONS
I S :::Ix
I '< :':.'
I i' ~ I ]:-0 :\\)0,
I G) /<0
, (J" IX
I +. ,,'0 'IJ' '0
CEMENT CONCRETE ROllED CURll.....J
PER KCRS DWG, NO. 3-002
, __ .. :,:~"_.CEMENT CONCREfE SIOO.AlK
OWG. NO.3-Om
COMPACfEI) DEPTH ClASS '8' ASPHALT CONCRETE
-1/2" CQIIPACfEI) DEPTH CRUSHED ROCK SURFACING TOP COURSE }M.TERNATE --
COMPACTED DEPTH CRUSHED ROCK SURFACING BASE COURSE -4" COMPACTED DEPTH AlB
ROAD • A' SECTIONS 4.02 & 4.05 •. C.RS.)
'-~~":~~~~CL.ASS 's' MAY BE REQUIRED DEPENDING ON SOIL CONDmONS '.02 & 4.05 •• C.R.S.) ROAD 'B', ROAD 'C' AND ROAD '0'
KING COUNTY SUBCOLLECTOR 81 HEET KING COUNTY SUBCOLLECTOR STREET
NOT TO SCALE Nor TO SCALE
NEW P/L PER
PROPOSED B.L.A.
-1ff
6,969 SF
17
TOP POND ELEV. = 400.0
BOTTOM POND £lEV. = 386.0
STATIC W.S. ELEV. = 391.0
MAX. W.S. £lEV. = 399.0
I ~~g:Sl$~ ;g'ttIXfl SANITARY SEWER
FROM ADJAcENT PROP!f!tff g~~PLICANT -----------.
---
~
4,903 SF
"
.jItf
4,500 SF
IS"
" 4r
6,320 SF
S87"49'15"E 640.20'
'-.,,,.-» EDGE (TYP)
TYPE III \
\
\ \ LEGEND
559.89'-'
4,816 SF
AS NOrED @ EXIST, SEWER MANHOLE
\
P:: EXIST. STREET LIGHT
II] EXIST.~HONE·· RISER
-"-EXIST. STRE~ SIGN .
~ EXIST. MAIL BD\
0000 EXIST. ROCKERY
0--0 EXIST. WOOD FENCE
0--0 EXIST. CHNN LINK FENCE
x--x EXIST. WIRE FENCE
-(J-
6,839 SF
-----
#" 48-
7,066 SF 4,500 SF
." II
.g-/O
5,247 SF
12'
I --7::&---1
7,704 SF I a :_
-B-1
5,281 SF
1(;;
I
I
I
I EXPIRES: 9-23-031
30'
~2
10 11 SOUTHEAST CORNER SEC. 3,
TWP. 23N., RNG 5£.. W.M.
FOUND MONUMENT, INCASED.
ORA VEL SHOULDER
I.~Ex"ir. WOOD RETAINING
EXIST. GRA VEL
SHOULDER
l ~~~~~~ !~!~~~
o ".,
II
DRAWING NO.
1040£NG
2 OF 3
l-I-l-I-
I
Vl
Vl
I a.. a.. a..
,
b
Q X
--...J
• ~
II
• -
. . . g
~.i .,-, !
o
~ N .
38
39
40
41
---~----
\
\
'" ; I '" I c I I
.. ' ~,
32
\ , ,
'0
,c I\\;:;)l!":~;w.::"""'~=l~ Z p
i I!
1: i
t i j
~J!
i l!
!' ' , , '
, :
, c OPEN SPACE TRACr , ;
J
525.41 '
50' STlREET
SETBACK AT INTERSECTIONS
FIRE HYDRANT OR
UTIUlY POLE
SIDEWALK NOO TO VERTICAL CURB
+
I W ) )
/, ==~~~~~~~~C/
10' MIN. 50' MIN.
LUMINAlRE
1!!i' MIN. 50' !¥tIN.
--~~~--+--_--I-\-"--_-r--7_<+_-~~~~,-t/_-"_\_-~-·--"-----±:--+-----L'~
'--.. .-/ '--.. .-/ \
PLAN
NOTES:
1. TREES SHALL GENERALLY BE PLANTED BACK OF THE SIDEWALK.
PLANTING STRIPS WILL BE APPROVED ONLY AS PART OF A
LANDSCAPING PLAN IN WHICH PLANT MAINTENANCE, COMPATIBILITY
WITH UTILITIES, AND TRAFFIC SAFETY ARE DULY CONSIDERED.
2. IF PLANTING STRIPS ARE APPROVED:
A. MIN. DISTAINCE FROM CENTER OF ANY TREE TO NEAREST
EDGE OF VERTICAL CURB SHALL BE 4 FEET.
B. TREES SHAUL BE STAKED IN A MANNER NOT TO OBSTIRUCT
SIDEWALK TRAFFIC.
C. IN CASE OF BLOCK-OUTS, MIN. CLEAR SIDEWALK WIDTH
SHALL BE 5 FEET IN RESIDENTIAL OR 8 FEET IN BUSINESS
DISTRICTS.
3. ON BUS ROUTES, PLANS SHALL BE COORDINATED WITH METRO
SERVICE PLANNING. PHONE 684-1622.
4. SEE SEC. 5.03.
STREET TREE STANDARDS
VERTICAL CURB UNE
AT INTERSECTION
I
5. B.C.E. ADD.: TREE SETIBACKS FROM
CURBS-
VERTICAL CURBS -8.5' IN BUSINESS
AREAS; 5.5' IN RESIDENTIAL AREAS
SHOULDER/ROLLED CURBS-10.5'
(REF. K.C. ROAD STD. 5.11.)
KING COUNTY PUBLIC WORKS DWG. NO. 5-009
File: P:\ 11 OOOs\ 11189\engineering\plot\ 11189-L 1.dwg Date/Time: 03/22/2005 09:25 Scale: 1 ~60 oseidel, Xrefs: 11189-lb.11189-s.11189-t,brucemc,
-------------____ '
PRUNE DAMAGED TWIGS AFTER PLANTING:---------------,
PlACE IN VERT. POSmON: DOUBLE LEADERS WILL BE REJECTED ----,
NOTE:
o KEEP ROOTBALL MOIST AND PROTECTED AT ALL TIMES
o HOLD CROWN OF ROOTBALL AT OR JUST ABOVE FINISHED GRADE
o PROTECT TRUNK AND UMBS FROM INJURY
o BACKFILL TO BE SETTLED USING WATER ONLY -
NO MECHANICAL COMPACTION
o REMOVE ALL WRAP, TIES'" CONTAINERS, REGARDUESS OF MATERIAL
(2) LODGEPOLE STAKES, PLUMB (2" DIA. MIN.) WITH ElASTIC i
CHAIN-LOCK TYPE OR RUBBER GUYS TIED IN FIGURE EIGHT; I: NO WIRE TIES. REMOVE AFTER ONE GROWING SEASON
PROTECTIVE WRAPPING DURING SHIPMENT TO SITE '" INSTALLATION --"ll--sr, REMOVE AT COMPLETION OF PlANTING
PROVIDE 3" "NO GRASS" TREE RING '" 3" DEEP ------______ MULCH IN WELL. MULCH: 1/2" -1" SIZE
HOLD BACK FROM TRUNK 8" TO 10"
FINISHED GRADE
\
\
co
PREPARE PlANTING BED PER SPEC'S; AT MIN., LOOSEN AND MIX--<::~~s~~15 SOIL TO lB" OR DEPTH OF ROOTBALL AND 4 TIMES BALL DIA.
SET BALL ON UNDISTURBED BASE OR COMPACTED MOUND UNDER BALL-
PENETRATION TO SUBBASE (+) 12"---------------'
Deciduous Street Tree Detail
NOT TO SCALE
\
\
I STREET TREE LOCATION
PREFERED LOCATION AT -+1---'\-11.,(
HIGHEST ELEVATION
(1 0' MIN. FROM HOUSE EAVE)
21' R/W TO ROAD CENTER
lS'
CONCRETE CURB ---'
'" GUTTER (TYP.)
CONCRETE
SIDEWALK
5'
S I REET TREE SECTION
NOT TO SCALE
PLANT MATERIAL LEGEND
SYMBOL BOT~NCAL/COMMON NAMES
TREES:
CORNUS 'EDDIE'S WHITE WONDER' /
NO COMMON NAME
CORNUS KOUSA 'SCHMRED' /
HEART THROB DOGWOOD
PRUNUS SERRULATA 'KWAINZAN'/
KWANZAN CHERRY
PARROTIA PERSICA /
PERSIAN PARROTIA
FRAXINUS EXCELSIOR 'AUREAFOLIA' /
GOUDEN DESERT ASH
STREET TREES SHOWN ON ENTRY
lANDSCAPE PLANTING PlAN
PlANT MATERIAL LEGEND NOTE:
3' -10'
TYP.
SIZE
CONDITION
2.5" CAL.
B'" B
2.5" CAL.
B '" B
2.S" CAL.
B '" B
2.5" CAL.
B '" B
2.5" CAL
B & B
STAKE AND GUY ALL TREES FOR ONE GROWING SEASON.
ALL TREE TO BE NURSERY GROWN AND BRANCHED AT S'.
STREET TREE NOTES:
1. STREET TREES FOR THIS PLAT ARE LOCATED ON PRIVATE PROPERTY, WITHIN THE YARD
(BUILDING) SETBACKS. DUE TO HOME CONSTRUCTION CONFLICTS AND POTENTIAL DAMAGE,
TREES SHALL BE INSTALLED AFTER MAJOR CONSTRUCTION AND FINAL GRADING ON EACH LOT
IS COMPLETE. BUIUDER IS RESPONSIBLE FOR INSTALLATION OF STREET TREES FOR EACH LOT
AS PAIRT OF OCCUPANCY CERTIFICATES.
2. IT IS RECOGNIZED THAT STREET TREES SHALL BE AN INTEGRAL PAIRT OF THE HOME -SITE'S
LONG TERM (30 YEARS, PLUS) LANDSCAPE. AS SUCH, TREES NEED TO PROVIDE INDIVIDUAL
LOT ESTHETIC AND FUNCTIONAL USES TOGETHER WITH THE MINIMUM REQUIREMENT FOR
STREET lANDSCAPE. TO PROTECT PROPERTY, STREET IMPROVEMENTS, SAFETY, AND PRIVATE
AMENITIES RIGHTS, TREE SPECIES SELECTION MUST COMPLIMENT ALL THESE CONDITIONS.
SELECTED TREES SHALL BE SMALL TO MEDIUM SIZE CANOPY VOLUME (20' TO 30') AT 30
YEARS MATURITY. SIZE RATINGS ARE BASED ON AVERAGE LOCAL GROWING CONDITIONS.
(REFERENCE: J. FRANK SCHMIDT & SON CO. / NORTHWEST SHADE TREES LLC.)
SPECIES-VARIETY SHALL PROVIDE A MINIMUM OF 2 DISTINCTLY RECOGNIZED SEASONAL
ACCENTS -FLOWER, SUMMER LEAF COLOR, FALL COLOR, AND/OR WINTER STRUCTURE. NO
TREES SHALL CONFLICT WITH UTIUTIES, OVERHEAD VEHICLE CLEARANCES OF 13' AT CURB;
BE A MAINTENANCE NUISANCE, OR POSE SAFETY HAZARDS.
KING COUNTY, ODES HAS IN-PLACE AN "APPROVED STREET TREE LIST" THAT IDENTIFIES A
LIMITED UST OF TREES FOR VARIOUS PLANTING STRIP SIZES AND OVERHEAD UTILITY
CONDITIONS. THE LANDSCAPE NURSERY TRADES ARE CONTINUALLY INTRODUCING NEW AND
OLDER TREE VARIETIES IN RESPONSE TO HORTICULTURAL AND ESTHETIC NEEDS. TO
FACILITATE VARIABLE CONDITIONS, THE COUNTY'S lANDSCAPE ARCHITECT CAN REVIEW AND
APPROVE TREE SELECTIONS NOT ON THE "LiSI.
3. TlREES TO BE LOCATED NO CLOSER THAN 5' FROM DRIVEWAYS, 15' FROM STREET LIGHTS,S'
FROM FIRE HYDRANTS AND UTILITY VALVES-METERS; AND, 10' FROM STORM FACILITY
INLETS-OUTLETS. REFER TO K.C. DWG. 5-009 FOR ADDITIONAL STANDARDS.
4. PER K.C.RD.STD'S. 5.11, STREET TREES SHALL BE SET BACK A MINIMUM OF 5.5 FEET FROM
FROM FACE OF VERTICAL CURB UNE AT STREETS; AND, 10.5 FEET FROM FLOW LINE OF
ROLLED CURBS AND TRAVELED lANE OF ROADS HAVING SHOUUDERS.
5. STREET TREE SPACING IS 40'. GIVIEN PROJECTED DRIVEWAY CURB CUTS AND LIMITATIONS OF
UTILITIES SEPARATIONS, TREES ARE SPACED AS FEASIBLE WITH QUANTITY EQUIVALENT TO 40'
SPACING.
S. DUE TO THE UMITATIONS OF BUIUDING SETBACKS ADDmONAL LOCATIONAL CRITERIA FOR
TREES ARE REQUIRED IN CONJUNCTION WITH KING COUNTY STANDARDS DELINEATED ON THIS
PLAN. TREES SHALL BE LOCATED NO CLOSER THAN 10' FROM A RESIDENTIAL STRUCTURE,
INCLUDING ROOF OVERHANG; AND, SHALL BE SET BACK NO CLOSER THAN 3' AND NO
FARTHER THAN 10' FROM BACK OF STREET SIDEWALK. RANDOM SETBACKS AND SPACING OF
STREET TREES IS UKELY.
7. NON-IRRIGATED TREES SHALL BE INSTALLED DURING DORMANT SEASON (NOV. 1 TO MARCH
1) AND SHALL REQUIRE SUPPLEMENTAL WATER DURING SUMMER MONTHS (JUNE ts TO
SEPT. 15) FOR THE FIRST SUMMER GROWING SEASON; TO INCLUDE 7 GALLONS \VATER PER
WEEK PER TREE. WATER IS INCIDENTAL TO THE MANTENANCE CONTRACT. IRRIGATED TREES
MAY BE INSTALLED ANY TIME.
8. THE HOMEOWNERS ASSOCIATION IS RESPONSIBLE FOR PRUNING STREET TREES BASED ON
COMMON AND NATIONALLY APPROVED GUIDELINES FOR CARE OF AND PRUNING TREES. THE
"TREE CARE STANDARDS" [SIC], ANSI A300, TOGETHER WITH THE INTERNATIONAL SOCIETY OF
ARBORISTS (lSA) "TREE PRUNING ,GUIDELINES" ARE RECOMMENDED. TREES ARE NOT TO BE
"TOPPED", NOR HEADED BACK; BUT SHALL BE MAINTAINED IN SHAPE NATURALLY TYPICAL TO
9. THAT VARIETY.
10. PLANT LIST AND QUANTITIES ARE SPECIFIC TO THIS SHEET.
11. ALL TREES SHALL MEET ANSI Z60.1-1996 (OR CURRENT) STANDARDS FOR NURSERY STOCK.
ALL TREES SHALL BE NURSERY PRUNED OR "HIGH" GRAFTED FOR STREET TREE USE -S'
MINIMUM CLEARANCE TO LOWEST SCAFFOLD LIMBS.
PLAN NOTES:
THIS DRAWING IS FOR STREET TREES ONLY. GRADING, WALLS, LOT PAD ELEVATIONS AND
UTILITIES ARE SHOWN ONLY FOR INFORMATION. REFER TO CIVIL DRAWINGS FOR CURRENT
APPROVED DESIGN OF THE PLAT ENGINEERING ELEMENTS.
1"-60'
~[:0 __ ~120 ~ !
------
z o
~ o o ....J
QUANTllY
11
7
19
16
18
8
0: o LL
(j
Z
(D o ....,
w o m
l-I-1=
I
(f)
(f)
I a.. a.. a..
" u
" z
'" o ~
...
'"
1'-30' o 15 3"-0 ___ -'\60 ~ I
6' \"10 DCj fen c e..--. -
\
,
\
\
I \
I ,. i teo nc", j .., !, '-' *,-~·-c---..
\ \
\ \
\ \
3' bal'bed 'dire fence \
C)
\
r-" o vJood fence ... ·-'
APPROx. 30 u= OF
EX. CONCRETE cu:IB,
NEW ASPHALT
SUFFACING I
ClJ II ER AND SiDEWALK
TOBESAWCUT
AND REMOVED.
SEWER
RIM 472.
8" PVC IE
'drop'
.60 N CE --) -
,23 Vi
I I
HE ",...-~~=-'--~~~~. ;;, ;
I
I
\
\
\
\
)
\
\
i Ii I ,
r{hangl ----
\
&glJ t t EtP> .
LD
B ~,r'l<e"ball ,(j~ ~'-..!..J..
O.l
u
('10 P c m
D o o
3':
1\
I r\
I
I \
I
I
1 1 1 1
\ \ ,
\
\ \
1 1 \ \ \ \ \-1\ \ ~\ I,
\IIIJ:;:'44 \
6' ~OOd HH~; ,
I \ 1
1 I I
\
\
\
\
\ \ 'i
\
\
\
\
\
\
\
\
'\
\ \
\
\
\
'C'--;--~ \ \ 1\ r \ 1\, I I I, I \ \ 1\1 ' \ I' I I \
~,";" .r;:"
\.'/ '-, '-_/
48 "
\
\
I \~I \11 : \.. 'c3 I II '} I
,I II
" 1\1 Ill" \ I 1\ I I I
\ I I '" I I __ \",J! \ <..
\
• 1.
T }:' • l. ,_
GATETOUMIT
ACCESS TO EMERGENCY
VEHCLES ONLY.
43
\
\
\ -+-
/45
,LPiNt:, \
\
\
File: P:\ 11 OOOs\ 11189\engineering\plat\exhibit\ 11189-fireaccessALT2L.dwg Date/Time: 06/24/2004 10:42 Scale: 1 =30 bmccrary Xrefs: 11189-rb.11189-t,ali.brucemc.
,
\
FIRE LANE ACCESS AL I ERNA llVE 2
STONE RIDGE
A PORTION OF THE SE 1/4 OF SEC. 3, T.23, R. 5E, W.M.,
KING COUNTY, WASHINGTON
\
-)
\ / \ 30 //
\ / " / " / " / '\/
/
\
/
/
/
/
\49
.\ "'t;;:~::;~rJ:;~'~;
,
'), " ~'*' t!-;! . <$ "
! I
1\
I
I \ I
\ \' \ \ I II
\ \\ \ d
\ i \ \ \6
\\\\\:JI
i \ \ \'t \
"\\A\\
'\\1'\\ \ \
\ \
/ /
/ / 28
• • \ I, .... t-~'-.lI . • 4t ' ' . \\ ' " :
\ \ '. \ '. .. "11
\ ~ . . \ \ ~. \ ' . l ,
IE
Ul
C
.,-1
D
,--1
.,-1
::1 m
!}.1\0· CD
D ruc
L:J)
• r-1 ..;-J
3X
(lJ
(lJ ill
DU
LC
\ '
\ .
\ \ \
\
\ .
\
\24 \ I\.
\ \
\,\~\\\\ .. \ \ -\ , \ '-,,--tl~({j~~~~' L \ \ \ "\.~ "' ____ 4~ -"-
\ \ " ,~--~--.--~ ... ~~. -----
REGI
LANDSCAPE
H. BRUCE McCRORY
CERllFlCA lE NO. 504 (VAUD ONLY 'MlH SIGNAlURE)
,
If: o LL
EXPIRES 6/11/04
o z
m o ...,
w q m
l-I-
I-g I
I-c ~ Is I ~ i~ & ,~ ,Vi (/) f:-..i.::...::"'--l,;;-I
(/)
I a.. a.. a..
" u
5 z
m o "
" ~ x
0... « ::E
...J
mw OZ O~ 000 00 IZ a:-0== (II
I " -W
Z
-+-+--1--+-+-------1
! ~ o
i ~
; I ~
+-+-+-I---+~-I
I I
d z
1" = 100'
a 50 100 200 li':'1 "i:J' <ii-hipmnY>i :"tkhd
8079(6
0010
~.~. . :~:'. ,.
(63.50') (86.26')
007901 S)79J1
0720 0710
69. ,
807002
0190
007901
0090
807002
0200
007001
0680
007002
0210
807901-0020
807901-0010
0300
803540-0370
523000-0230
-00002-
523000 o
523000
0070
-00001-
!
I
I
I (0,S4 Ac.) 032305
9291 032305-9159 177640-0010
177640
0030
'7004
7CIJ
70
.-
(92,06')
007004
0680
007002
0160
0079J2
0250
807004
0460
007902
0220
\
\
\
\
.-NE 181~ C1_ '--I --\
"1 \
-:;. 807004
{67.25') ~ g 0570
~ ~ 807004 $ \oi 007004 .... -'" --' • . 0°0560
0650 i ~ ...;; ...;; .... )
007004
0580
{10g,08'} -_.
'(109.(J8')
\
\
\
\
-, I
~ \ 3
\
. '''-.. 69.00')
'--_ ~E 17i,H (71.45')
807004
0590
i
I
I
I
I
I
'-. __ ST '-(99_56' r -__ ----,
I (176
007004
0080
--__ 0-(99.56')
I
I
I
LUI z· ~ --' I F1 Q. i
:2;' «I
::JI a 01 Ii
-·-.1
807004
0150
032305
9065
(021 Ac.)
032305
r;. ~.
007004 ~
\ /
0180
115.73')
032305. ~ (115.73') ."
9288 032305 '" ~ 9')89 ;; 807904-0190 ~
(0.15 AC.). L ~
\ (0.15 Ac.) 124.52')
I (124.52')
\/
\
\
\
\
I
~~ ,5 807904-0200 ~
!;::. !;::. • 9160 032305
7 /56.83')
124.731
\
I
I
I
i
I
I
/
807004
0360
~~~~<&'"" (0.19 Ac.) 9305
'-.: oo79J4 ~ i:; r---_+J:(O,~':::3 A~:'~.) J (124.73') r-·-·~·_
0130 ~ ~ &)7004 I
:: l 0140 :s 032305 0i2305 i
'7"'0" ·1001· ~ 9307 9~m) "I
(0.19 Ac.) (Or~')
l-u
jr
.(fJ
807904 8: ~ 0210
125.03')
(125.03')
I
I
I
I
I
I
I
8079)4
0330
S07902
0280
807902
0270
807904-0430
807004
0350
I i:' 807904-0320 '" 03230an
;~~~ ~ 807904-0230 ~
~ .'2.
"--._,
! I i !
I
032305 , ,
90;\8 ,
I'J. f"I A 11 ,,\ \
(125.30')
(125.30'}
0079J4
0240
\ ~
I L~~~')
\
032305
9238
(0.41 Ac.)
032305
9124
m~OAr.\
!
/
/
I
(0.30 Ac.)
/
/
/
/
/
/
I
/'
/'
/'
/' /'
/' /'
/'
./'
(0,30 Ac.)
I
/
I
I
/
I
V L P 05-9047 I /
/
/
/
/'
(;3.67 Ac,)
/
/
(1,41 Ac.)
KING COUNTY
CITY OF RENTON
032305
9210
(0.42 Ac,)
032305
9190
(0.24 Ac.)
032305
9173
(0,42 Ac.)
'--_._,-
032305
9045
(0,56 Ac,)
032305
9208
(0.22 Ac)
032305
9209
(0.22 Ac.)
'-. '~'--.-.
032305-9014
, I ---I II
I I \, II
\ . _---I \.hoi\" r--c-\ \ \ ~~ IS \ --I
\...---I \ /,W46 \. // '\ i
\(>' (4)45 Ac.)
\\ //" I
\ / r.,,)
,y / "i-.
" / I"
(0.S6 Ac.) I
1----1.--
032305-9277
032305
9021
I (3.56 ACi)
I
I
I
I
I
I
LUI
032305
9276
(0.30 Ac.)
032305
9256
(0,30 Ac,)
032305
9280
(0.30 Ac,)
(1.20 Ac.)
I
I
LU I' (fJ
--'i (L,
t-------I I I
032305
1-' l()1 ~. ~I
032305
9278
(1.11 Ac.)
(6.12 Ac.)
I
I
I
I
\
, \
. \
'. \
\
: O~~ :,,\..-P-\ S~~~~\ ~ S1l0 I I "-,,-
I I I "-;. "-
032305
9180
(0,31 Ac.)
Q3-?~Oq,..903? /' /' '\ ----__ _
-----"('>...j7Ac.) / \ I ----~""" '" // \ I
I Y \ I
/ \ \ I -------I , \ I -r----------l
\ /1 I I
/
I ,
I 1--
I I
I --I I
N.E. 17TH STREET
I
I
I
L I ---."
---
~ -oa2do5j903~
(IDS9 tiC) I
I L __ -1_
CITY 'OFI RENTON 1032305-9042 I (085 Ac.)
KING COUNTY
032305
9017
(0.58 Ac,)
032305
9070
(2.47 Ac.)
032305
9234
(0.30 Ac.)
/'
032305
9120
-42-
(2.17 Ac.)
u.j
Cf)
'I
.•.• ~
r---/~----------7~--
@~~§I"ltl-~
f8::4~ ~F.l
02230!i
9062
(0,39 Ac,; 9061
(0.48 Ac.)
./ ./ c
z o
~ () g
a: o IL
I -~ ~Z ~ ..... W a:
10 ~
Z §
Z -I ~
W ~ ::l w (II
EXPIRES 6/11/06
o Z
(II o ~
~ ~ CO