90-100823Tucci&Sons Inc.
I
October 3, 1996
Ms. Margaret Clark
City of Federal Way - Community Development
33530 - 1st Way South
Federal Way, WA 98003-6210
IFS-.CENED BY
COMMI INITV OF V ROPMENT OIE=PARTMM
OCT 7 1996
Re: Final Plat of Dash Pointe - Covenants, Conditions & Restrictions
Dear Ms. Clark:
Brett Jacobsen requested that I provide you a legal opinion concerning the need to amend
the existing Covenants, Conditions and Restrictions for the preliminary plat of Dash Pointe
to conform to the conditions of preliminary plat approval. It is my understanding that you
have raised two issues concerning the Covenants. First, you are concerned that the
Amendment subjecting Dash Pointe to the Covenants and the Stonebrook Homeowners
Association makes reference to 35 lots when in fact the final plat will contain only 32 lots.
Second, you are concerned that maintenance of the open space areas within Dash Pointe is
clearly the responsibility and obligation of the Homeowners Association. I will address
these issues in the order stated.
Because the amendment subjecting the Dash Pointe real property to the Covenants was
adopted prior to final plat approval and included the legal description of the entirety of the
real property constituting Dash Pointe, it is of no consequence that the final plat includes
fewer lots than stated. There is no doubt that every "lot", whether there be 35 or 32, is
subjected to the provisions of the Covenants and that each owner will become a member
in the Association. Certainly the Amendment to the Covenants is not a platting document
and does not control the nurilber of lots witlik, the plat. There would be no legal effect of
amending the Covenants to change the reference from 35 lots to 32.
Turning to the second issue, I have reviewed the provisions of Section 4.13 of the original
Covenants and am satisfied that the language is sufficient to make maintenance of all then
existing and future open space and common areas the responsibility and obligation of the
Homeowners Association. Section 4.13 must be read in context with the entirety of the
Covenants, including the provision in the Second Amendment incorporating what was
then designated as Stonebrook 2, including the property now being platted as Dash Pointe.
The language of Section 4.13 creates expenses in common with all lot owners including
operation and maintenance of common areas. Clearly the open space within Dash Pointe
is "common area". The reference to Tracts A & B in Section 4.13 is not made by way of
limitation. Rather the reference clarifies that areas specifically designated as open space
4224 WALLER ROAD
TACOMA. WA 98443-1623
206-922-6676
206-922-2676 (FAX)
jLY7 f-
If
1L
Ms. Margaret H. Clark
October 3, 1996
Page 2
are included within the definition of "common areas" for purposes of this section. The
language is broad enough and the overall intent clear enough that further amendment is
not necessary.
Accordingiy, the proponent requests that you delete any requirement that the Covenants,
Conditions and Restrictions be further amended to accomplish the purposes discussed
above. It is not my client's desire or obligation to request a special meeting of the
Association to needlessly amend the covenants. The process of convening a special
meeting would not only be burdensome and expensive but would only serve to further
delay the finalization of this plat.
Thank you for your consideration.
V truly yours,
Christop er M. Huss
Corporate Counsel
cc: Brett M. Jacobsen
CITY OF FEDERAL WAY
MEMORAND UM
DATE: September 3, 1996
TO: City Council Land Use/Transportation Committee
FROM: Margaret H. Clark, AICP, Senior Planner
RE: Final Plat Application for Dash Pointe -- King County File No. 689-21/
Federal Way File No. H A90-PP1I
I. SUMMARY OF APPLICATION
M & T Joint Venture is requesting final plat approval of Dash Pointe, a proposed 32-lot
single family subdivision on 30.7 acres, located generally between SW 328th and 333rd
Streets and between 43rd and 48th Avenue SW, southwest of Lake Lorene.
Dash Pointe is an "A" List Item being processed under the City of Federal Way/King
County Interlocal Agreement. The City of Federal Way granted preliminary plat
approval for Dash Pointe per Resolution 90-26 on May 15, 1990.
City staff has reviewed the final plat of Dash Pointe for compliance with preliminary plat
conditions and all applicable codes and policies and recommends approval of the plat to
the council subject to verification of setbacks from steep slopes on Lots 8-13 as discussed
in the staff report. — S oo sue„ ��jc.
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The attached staff report addresses how the applicants have fulfilled conditions of
preliminary plat approval as listed in Resolution 90-26 and the February 12, 1990 King
County Zoning and Subdivision Examiner Report.
11. REASON FOR COUNCIL ACTION
As required by RCW 58.17.170 and Section 20-134 of the Federal Way City Code, prior
to approving a final plat, the council is charged with determining whether the final plat
substantially conforms to all terms of the preliminary plat approval, and whether the
subdivision meets the requirements of all applicable state laws and local ordinances which
were in effect at the time of preliminary plat approval.
Bringing this matter before the City Council Land Use/Transportation Committee for
review and recommendation prior to a decision by the full council is consistent with how
land use matters are currently processed by the City of Federal Way.
City Council Land Use/Transportation
Committee
September 3, 1996
Page 2
III. HEARING EXAMINER'S RECOMMENDATION
A recommendation as to disposition of final plats by the Hearing Examiner is not required.
IV. PROCEDURAL SUMMARY _
Nov 17, 1988 Application for preliminary plat approval filed with King County
May 2, 1989 Mitigated Determination of Non -Significance issued by King County
Dec 12, 1989 Public Hearing on Preliminary Plat by the King County Zoning and
Subdivision Examiner
Feb 12, 1990 Recommendation of preliminary plat approval issued by the King
County Zoning and Subdivision Examiner
Feb 28, 1990 City of Federal Way incorporated
Mar 13, 1990 Project placed on the Interlocal Agreement "A" List
May 15, 1990 Public hearing on the preliminary plat application in front of the
Federal Way City Council; Thirty-six lot preliminary plat approved by
the City of Federal Way per Resolution 90-26
July 7, 1992 Engineering plans approved; lots reduced to 35 as a result of steep
slopes
Jul 6, 1993 City Council granted a fourth -year extension of the preliminary plat
approval period to May 15, 1994.
Apr 18, 1994 Six-month administrative extension granted to November 15, 1994
Jul 5, 1994 Wetland information sent to City's Wetlands Consultant, Susan Meyer
for her to do an inspection of the site and to review all previous
correspondence to determine if all preliminary plat conditions had been
met
Aug 3, 1994 Ms. Meyer indicated in a memorandum that there appeared to be
additional wetlands not specifically identified before located to the west
City Council Land Use/Transportation
Committee
September 3, 1996
Page 3
of 47th Ave, the plat interior road. In addition, there appeared to be
unstable soils in this area
Aug 4, 1994 Final plat application submitted. Application put on hold to resolve
wetlands issue
Oct 26, 1994 The City granted the applicant a one year extension to allow the
preparation of a wetland delineation for the newly discovered wetlands
and a geotechnical report identifying what must be done to stabilize the
slopes
Dec 20, 1994 Plat alteration approved by City Council to add one additional lot along
Hoyt Road to result in 36 lots
Sept 15, 1995 Final plat application submitted to City
Oct 17, 1995 The City received October 13, 1995 correspondence from Brett
Jacobsen outlining a construction schedule for completion of
improvements and requesting that if inclement weather prevented
substantial completion of improvements prior to the required recording
date of the final plat that they be allowed to record on the strength of
the bond
Oct 23, 1995 City responded in written correspondence that based on City policy,
substantial completion of improvements must occur prior to approval
and recording of the plat
Nov 20, 1995 The City granted the applicant an administrative extension of the final
plat approval period to allow substantial completion of improvements
Sept 9, 1996 City Council Land Use/Transportation Committee discusses application
for final plat approval of Dash Pointe
V. DECISIONAL CRITERIA
Pursuant to Section 20-134 of the Federal Way City Code, the City Council shall approve
the final plat based on written findings if the following criteria has been met.
1. The final plat is in substantial conformance to the preliminary plat.
City Council Land Use/Transportation
Committee
September 3, 1996
Page 4
2. The final plat is in conformity with applicable zoning ordinances or other land use
controls.
3. All conditions of the Hearing Examiner and/or City Council have been satisfied.
4. All required improvements have been made and maintenance bonds or other security
for such improvements have been submitted and accepted.
5. All taxes and assessments owing on the property have been paid.
All of the above criteria have been met except for Preliminary Plat Condition No. 9(b)
relating to setbacks from steep slopes. This condition will be met prior to signatures and
recording by King County.
VI. COUNCIL ACTION
A draft resolution recommending approval of the final plat for Dash Pointe is in the
process of being prepared by the Legal Department. After consideration of the staff
report and recommendation, if the Council finds that all criteria outlined in RCW
58.17.170, King County Title 19, and Section 20-134 of the Federal Way City Code have
been met, the City Council may approve the plat for recording by a majority vote of its
membership.
&shpnte.luclp
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
STAFF REPORT
REQUEST FOR FINAL PLAT APPROVAL
DASH POINTE
King County File No. 689-21
Federal Wray File No. ILA90-PP11
I. INTRODUCTION
Date: September 3, 1996
Request: Request for final plat approval for Dash Pointe
Description: Dash Pointe is a proposed subdivision of 32 single family lots on 30.7
acres. It was originally approved by the Federal Way City Council on May
15, 1990 per Resolution 90-26 (Exhibit A) as a 36 lot subdivision
(Exhibit B -- Approved Preliminary Plat of Dash Pointe)
King County zoning for the site at the time of application was Suburban
Residential (S-R 9600). Lot sizes on the final plat (Exhibit C -- Final Plat
of Dash Pointe) range from 7,951 square feet (Lot 16) to 23,438 square
feet (Lot 29), with an average lot size of 11,785 square feet.
From the north, access for the subdivision is proposed via 47th Avenue SW
through the Stonebrook development and from the south, access is proposed
via 40th Ave N.E. in Pierce County. (Exhibit C -- Final Plat of Dash
Pointe, Sheet 3 of 5) .
All roads and sidewalks within the proposed subdivision have been
constructed, storm drainage facilities have been installed and water and
sewer lines are in.
Owner: M & T Joint Venture
4224 Waller Road
Tacoma, Washington 89443
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
STAFF REPORT
REQUEST FOR FINAL PLAT APPROVAL
DASH POINTE
King County File No. 689-21
Federal Way File No. ILA90-PP11
I. INTRODUCTION
Date: September 3, 1996
Request: Request for final plat approval for Dash Pointe
Description: Dash Pointe is a proposed subdivision of 32 single family lots on 30.7
acres. It was originally approved by the Federal Way City Council on May 15,
1990 per Resolution 90-26 (Exhibit A) as a 36 lot subdivision (Exhibit B --
Approved Preliminary Plat of Dash Pointe)
King County zoning for the site at the time of application was Suburban
Residential (S-R 9600). Lot sizes on the final plat (Exhibit C -- Final
Plat of Dash Pointe) range from 7,951 square feet (Lot 16) to 23,438
square feet (Lot 29), with an average lot size of 11,785 square feet.
From the north, access for the subdivision is proposed via 47th Avenue
SW through the Stonebrook development and from the south, access is
proposed via 40th Ave N.E. in Pierce County. (Exhibit C -- Final Plat
of Dash Pointe, Sheet 3 of 5) .
All roads and sidewalks within the proposed subdivision have been
constructed, storm drainage facilities have been installed and water and
sewer lines are in.
Owner: M & T Joint Venture
4224 Waller Road
Tacoma, Washington 89443
(206) 922-6676; (206) 720-4045
Engineer: Jim Jaeger
Jaeger Engineering
9419 S . 204th Place
Kent, WA 98031
(206) 850-0934
Location: Between SW 328th and 333rd Streets and between 43rd and 48th Avenue SW;
southwest of lake Lorene in Section 14, Township 21 North, Range 3 East, WM,
King County (Exhibit D -- Vicinity Map).
Sewage
Disposal: Lakehaven Utility District.
Water
Supply: Tacoma Water
Fire District: No. 39 - King County
School
District: No. 210 - Federal Way
Report
Prepared By: Margaret H. Clark, AICP, Senior Planner
H. HISTORY AND BACKGROUND
A Resolution of the City of Federal Way, Washington, approving the final plat of Dash
Pointe designated as King County Building and Land Development File No.
689-2 1 /Federal Way File No. ILA90-PP11, is attached (Exhibit E).
The preliminary plat of Dash Pointe consisting of 36 single-family residential lots on
30.7 acres (Exhibit B), was granted approval by the City of Federal Way on May 15,
1990 per Resolution 90-26 (Exhibit A, pages 1-3) based on the conditions in the
December 12, 1989 King County BALD Preliminary Report to the Zoning and
Subdivision Examiner (Exhibit A, pages 4-19) as approved in the February 12, 1990
King County Zoning and Subdivision Examiner Report (Exhibit A, pages 20-24)
During engineering approval, the lots were reduced from 36 to 35 due to finding of
additional steep slope areas. Subsequent to engineering approval, the applicant applied
for modification to an approved preliminary plat (UPR92-0022) to convert a portion of
Tract A, an open space tract located along Hoyt to a single family lot. City Council
approved the plat alteration request on December 20, 1994 thereby increasing the lots
from 35 to 36.
The applicant applied for final plat approval in August 1994. During staff review,
additional wetlands were discovered on the west side of 47th Avenue SW, the interior
plat road. In order to provide for wetland studies and protection of the wetlands, an
extension of the preliminary plat approval period was granted to November 1995. As a
result of delineation of the wetlands and provision of required buffers, the lots were
reduced to 32 lots. In September 1995, the applicant applied for final plat approval.
Before improvements could be substantially completed, the rainy season arrived. The
City has a long standing policy of requiring substantial completion of improvements prior
to final plat approval and recording. Therefore, staff was unable to recommend final
plat approval to the Council. Improvements are now substantially completed. However,
when the City was preforming a final site inspection related to final plat review,
additional steep slopes (slopes 40 percent or greater) were discovered on Lots 8-13. In
the City of Federal Way, slopes 40 percent or greater require a 25 foot setback.
However, since this plat is vested to King County Regulations, setbacks must comply to
King County Hazardous Slope Guidelines which applies a certain formula to determine
setbacks from steep slopes. The City is currently working with Geo Engineers, the
applicant's engineers to determine the required setback on Lots 8-13.
Dash Pointe is an "A" List item being processed under the City of Federal Way/King
County Interlocal Agreement. As per RCW 58.17.170 and Section 20-134 of the Federal
Way City Code, the council is charged with determining whether the proposed final plat
conforms to all terms of the preliminary plat approval, and whether the subdivision
meets the requirements of all applicable state laws and local ordinances which were in
effect at the time of preliminary plat approval.
City of Federal Way staff has reviewed the final plat of Dash Pointe for compliance with
preliminary plat conditions and all applicable codes and policies. Preliminary plat
Condition No.9(d) requires Building Setback Lines (BSBL's) to conform to the
"Administrative Guidelines for Building Setbacks from Hazardous Slopes on Plats and
Short Plats." All applicable codes and policies and plat conditions with the exception of
No. 9(b) has been satisfactorily met. Staff recommends approval to the council on
condition that said condition is satisfactorily met.
The remainder of staff report addresses how the applicant has fulfilled the conditions of
preliminary plat approval.
M. COMPLIANCE WITH PRELUVUNARY PLAT CONDITIONS
1. Compliance with all platting provisions of Title 19 of the King County Code.
Based on review of the file, an inspection of the site, and conditions as outlined in
this staff report, staff has made the determination that the applicants have complied
with the platting requirements of King County Title 19 (Subdivision 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.
King County Council Motion No. 5952 (March 26, 1984) requires that certain
language be included as a standard condition of approval on all subdivisions and
short subdivisions which require dedication of public road right-of-ways,
construction of public roads, and/or installation of surface water retention/detention
facilities. This language has been included under DEDICATION on Sheet 1 of 5
of the Final Plat (Exhibit Q. The Title Report shows certain parties as having
ownership interest in the property. The required signature blocks are provided
under the Dedication language on Sheet of 5 of the final plat (Exhibit C) .
Signatures of all parties having ownership interest will be provided on the final plat
mylar prior to signing by the Mayor and other department heads, and recording
with King County.
3. The area and dimensions of all lots shall meet the minimum requirements of
the SR 9600 zone classification or shall be as shown on the face of the
approved preliminary plat; whichever is larger. (Minor revisions may be
considered.)
Lot averaging has been used to compute the lot sizes. Lot sizes range from 7,951
square feet (Lot 16) to 23,438 square feet (Lot 29), with an average lot size of
11,785 square feet. All lot sizes meet the requirements of King County Section
21.08.080 "Lot Area."
4. The applicant must obtain final approval from the King County Health
Department.
All lots will receive water from the City of Tacoma and, with the exception of Lot
32, all lots will receive sewer service from the Lakehaven Utility District. Lot 32
will be served by an on -site septic system. Lot 32 has received approval from the
King County Health Department (Exhibit F).
5. All construction and upgrading of the public and private roads shall be done in
accordance with the King County Road Standards established and adopted by
Ordinance No. 8041.
Ordinance No. 8041 adopted the 1987 King County Road Standards which specifies
standards for public and private road construction. Roads within the plat were
designed and constructed in accordance with these standards. The interior road
(47th Ave SW) has been constructed and that portion of Hoyt Road adjacent to the
plat has been widened per the conditions of final plat approval.
6. If an area -wide fire protection assessment is authorized by King County prior
to final recording of this plat, this plat shall be subject to any assessment
provided by that ordinance.
An area -wide fire protection assessment has not been authorized by King County,
therefore this condition does not apply.
7. The applicant must obtain the approval of the King County lire Protection
Engineer for the adequacy of the fire hydrant, water main, and fire flow
standards of Chapter 17.08 of the King County Code.
The proposed plat is located within the City of Federal Way, however, water is
being provided by the City of Tacoma, not the Lakehaven Utility District As per
correspondence dated January 27, 1994 from the City of Tacoma (Exhibit G), the
water mains have been constructed according to approved plans and said facilities
are in service. The Federal Way Fire District has reviewed and approved the
hydrant spacing. The City of Tacoma will forward as -built drawings to the Federal
Way Fire Department for their files as soon as they are available.
8. Final plat approval shall require full compliance with drainage provisions set
forth in King County Code 9.04 and current storm drainage requirements and
guidelines as established by Surface Water Management. Compliance may
result in reducing the number and/or location of lots as shown on the
preliminary approved plat. The following conditions represent portions of the
Code and requirements and shall apply to all plats.
a. BALD approval of the drainage and roadway plans is required prior to
any construction.
The engineering plans (Exhibit H), which included drainage and roadways,
were reviewed and approved by the City of Federal Way prior to construction.
b. A separate Erosion and Sediment Control (ESC) plan for this project
shall be submitted with the engineering plans. The plan shall show areas
to be cleared (limits of the clearing) and provide a schedule of
construction (construction sequence).
This condition has been met per Sheet 5 of 7 of the approved engineering
plans (Exhibit I).
c. Retention/detention (R/D) facilities shall be located in tracts, unless
located within improved King County rights -of -way. Maintenance access
shall be provided to all facilities. This will require a 15-foot access
roadway to all manholes (R/D). Access must also be provided for
maintenance of the entire pond.
The retention/detention facilities are located within the roadway. All
manholes are located within the roadway with the exception of CB #7 and CB
#8 which are located within a 10 foot easement located on Lots 14, 16, and
17. Access to this area is by a 15 foot access easement located to the east of
these lots. Therefore, this condition has been met.
d. Prior to recording of the final plat, those portions of the
retention/detention facility necessary to control the flows discharging
from the site shall be constructed and operational.
This condition has been met. All storm drainage facilities have been
constructed and are functioning.
e. Oil/water separation facilities shall be provided at each point of
permanent storm drainage release from the site so contaminants do not
enter natural drainage features. In addition to standard King County
oil/water separators, the applicant is required to provide biofiltration
prior to discharge of stormwater into any sensitive area (e.g. streams,
wetlands, lakes, etc.). Such biofiltration includes 200 feet of broad,
flat -bottom, grass -lined swales) or equivalent systems.
Oil/water separation facilities have been designed and approved as part of
engineering review (Sheet 1 of 7) of the approved engineering plans (Exhibit
I). Biofiltration has been provided per rip rap flow spreader as shown on
(Exhibit 1).
f. Drainage outlets (stub -outs) shall be provided for each individual lot,
except for those lots approved for infiltration by King County. Stub -out
shall be shown on the engineered plans and shall conform to the
following:
1) Each outlet shall be suitably located at the lowest elevation on the
lot, so as to service all future roof downspouts and footing drains,
driveways, yard drains, and any other surface or subsurface drains
necessary to render the lots suitable for their intended use. Each
outlet shall have free -flowing, positive drainage to an approved
stormwater conveyance system or to an approved outfall location.
Drainage outlets have been installed for each lot in compliance with this
condition. However, connection to the storm drainage system will not be
authorized until it is determined that an infiltration system is not feasible
as verified by soil logs.
Infiltration feasibility will be determined on a lot by lot basis at the time
of building permit application.
2) Outlets on each lot shall be located with a five -foot -high, 2" x 4"
stake marked "storm" or "drain". The stub -out shall extend above
surface level, be visible and be secured to the stake.
This condition has been met.
3) Pipe material shall conform to underdrain specifications described in
KCRS 7.04 and, if non-metallic, the pipe shall contain wire or other
acceptable detection feature.
The pipe materials installed are to the satisfaction of the City.
4) Drainage easements are required for drainage systems designed to
convey flows through more than one lot.
This condition has been met per drainage easements shown on Sheet 5
of 5 of the Final Plat (Exhibit C) and per Notes No. 7, 12, and 13 on
Sheet 2 of 5 of the final plat (Exhibit Q.
5) The developer and/or contractor is responsible for coordinating the
location of all stub -out conveyance lines with respect to the utilities
(e.g. power, gas, telephone, television).
This condition has been met.
6) All individual stub -outs shall be privately owned and maintained by
the lot home owner.
Note No. 2. "Downspout Note" on Sheet 2 of 5 of the final plat
(Exhibit C) addresses this condition.
g. In some cases, on -site infiltration systems may be accepted for detention
for the lots depending on soil conditions. To determine the suitability of
the soil for infiltration systems, a soils report that includes percolation
tests and a soil log taken at 6-foot minimum depth shall be submitted by a
professional engineer, or soil specialist. This shall include, at a minimum,
information on soil texture, depth to seasonal high water and the
occurrence of mottling and impervious layers. The report shall also
address potential down gradient impacts due to increased hydraulic
loading on slopes and structures. Soil permeability data obtained form
the design of the septic system may be used for the drywell retention
system, provided data is submitted verifying that no impervious layer
exists within 6 feet of the soil surface. If the soils report is approved, the
infiltration system shall be installed at the time of the building permit. A
note to this effect shall be placed on the map page of the recorded
document. The drainage plan and the recorded document shall indicate
each lot approved for infiltration.
At the time of building permit, infiltration feasibility will be determined.
Wherever possible, infiltration shall be utilized unless determined not to be
feasible as verified by soil logs. Notes No. 2 "Downspout Note" and No. 15
addressing drainage for Lots 7, 17, and 18 both found on Sheet 2 of 5 of the
final plat (Exhibit C) address this condition.
h. Include with the drainage plan a downstream analysis. This analysis
must extend for a minimum distance of 1/4 mile from the point of release
of each flow discharging from the site. The analysis must address any
existing problems with flooding, capacity, overtopping, scouring,
sloughing, erosion or sedimentation of any drainage facility, whether
natural or man-made. Probable impacts due to construction of the
project must also be addressed with respect to these same concerns.
Where this analysis reveals more restrictive conditions, more stringent
drainage controls may be required than would otherwise be necessary for
a project of this type. These controls may include additional on -site rate
and/or volume controls, off -site improvements, or a combination of both.
Any off -site improvements will require the approval of all affected
property owners.
A downstream analysis was prepared. More stringent requirements were not
necessary.
i) Current standard notes and ESC notes, as established by BALD
engineering review, shall be placed on the engineered plans.
This condition has been met as per language on Sheets 4 and 5 of 7 of the
approved engineering plans (Exhibit I).
j) The following notes shall be provided on the map page of the recorded
document:
"all building downspouts, footing drains and drains from all impervious
surfaces such as patios and driveways shall be connected to the approved
permanent storm drain outlet as shown on the approved construction
drawings # on file with the Department of 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." 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 at the Public Works Record Center."
This language has been provided in Note No. 2 on Sheet 2 of 5 of the final
plat map (Exhibit Q.
9. Isolated areas of steep slopes (40% or greater) exist on portions of the proposed
subdivision. These appear to be located in the vicinity of Lots Nos. 1, 2, 3, 4,
7, and 30, as shown on the proposed preliminary plat received October 9,
1989. To protect the steep slopes and the adjacent property, the following
conditions shall be satisfied:
a) Prior to final engineering plan approval, a licensed land surveyor shall
determine the limits of all steep slopes which exist within the proposed
subdivision.
Since preliminary plat approval, the lots have been renumbered. Lots 3, 4 and
7 are now included within Tract B which has been designated as a Native
Growth Protection Easement. Tract B includes wetlands and an adjacent 50
foot buffer. Lots 1 and 2 have been renumbered as Lots 31 and 30
respectively; there are no steep slopes in this area. Portions of Lots 8 and 9
are now located where Lot 30 previously was. Steep slopes have been
delineated on Lots 8 and 9 as shown on Sheet 5 of 5 of the final plat (Exhibit
Q.
b) The top and toe of the slope shall be delineated on the final engineering
plan and recorded plat.
This condition has been met as shown on Sheet 5 of 5 of the final plat
(Exhibit Q.
c) The areas of steep slopes (40% or greater) shall be designated with a
Native Growth Protection Easement (NGPE) on the final engineering
plans and recorded subdivision. Any steep slope area located adjacent to
the wetland shall be included within the designation of the wetland tract.
Any steep slope area not located adjacent to the wetland may be recorded
as an easement on the affected lot(s).
Areas with slopes 40 percent or greater are shown on Lots 8-13 of the final
plat map. There was one steep slope area adjacent to the wetland on Lot 8.
This area has been included within Tract A, the wetland tract. The remainder
of the steep slope area on Lot 8 and those on Lots 9-13 are shown as
easements on these lots [Sheet 5 of 5 of the final plat (Exhibit C)].
d) An additional Building Setback Line (BSBL) from the top and toe of the
slope shall be designated on the final approved engineering plans and
recorded subdivision. The BSBL shall conform to the "Administrative
Guidelines for Building Setbacks from Hazardous Slopes on Plats and
Short Plats" (adopted February 1, 1987). A geotechnical report may be
required to justify the final BSBL.
The City is currenly working with Geo Engineers, the applicant's engineers to
determine the required setback on Lots 8-13. Once determined, the
appropriate setback will be placed on the mylar prior to signatures and
recording with King County.
10. A wetland (Type 2) traverses the center of the proposed subdivision. A
wetland boundary is described in the wetland study prepared by Del Moral
and Associates dated October 9, 1989. The following conditions shall be
satisfied with respect to this wetland:
a. The original wetland study (dated October 9, 1989) shall be revised to
include additional wetland areas in the vicinity of lot nos. 30 through 36
(as per revised plan received October 9, 1989). The revised wetland study
shall be subject to the review and approval of the BALD wetland
specialist.
This condition has been met.
b. The final wetland area plus a 50-foot buffer shall be designated as a
Native Growth Protection Easement (NGPE) .
This condition has been met.
c. The NGPE shall be located within a separate tract and shown on the
approved engineering plans and recorded final plat.
The NGPE's have been located within separate tracts -- Tracts A and B.
d. An additional 15-foot Building Setback Line (BSBL) shall be delineated
adjacent to the NGPE and shown on the approved engineering plans and
recorded final plat.
A 15-foot building setback line adjacent to Tract A and Tract B is shown on
the final plat [Sheets 4 and 5 of 5 of the final plat (Exhibit Q].
e. All stormwater generated by roadways within the proposed subdivision
shall pass through an oil/water separator and at least 200 feet of
biofiltration or equivalent prior to discharge into the wetland.
oil/water separation facilities have been designed and approved as part of
engineering review (Sheet 1 of 'n of the approved engineering plans (Exhibit
Fn. Biofiltration has been provided per rip rap flow spreader as shown on
(Exhibit 1).
11. Through the installation of a sanitary sewer line and other past activities, a
significant portion of the vegetation within the wetland and the wetland buffer
has been eliminated. To mitigate for the loss in vegetation, the following
conditions shall be satisfied:
a. The final engineering plans shall include a vegetative enhancement plan.
The plan shall be prepared by a biologist specializing in wetland
enhancement. The plan shall be subject to the review of the BALD
wetland specialist.
This condition is no longer applicable, as the wetland vegetation originally
disturbed by the installation of sewer line has significantly recovered with
native vegetation. Please refer to June 11, 1996 Correspondence from the
City's Wetlands Consultant, Adolfson Associates, Inc. (Exhibit J).
b. The final plan shall note the name, address, and phone number of the
biologist retained to monitor the implementation of the enhancement
plan.
This condition is no longer applicable.
C. The biologist shall conduct a three-year monitoring program. The site
will be evaluated at least twice a year to evaluate the survival and growth
of the planted vegetation. An annual report will be prepared and
submitted to BALD for review and approval.
This condition is no longer applicable
d. The applicant shall post a Wetland Enhancement Performance Bond.
Upon approval of the final monitoring report or when the enhancement
plan is deemed successful, whichever is later, King County shall release
the bond.
This condition is no longer applicable
12. The following statement shall be shown on the approved engineering plans and
recorded final plat:
Buildine setbacks and Native Growth Protection Easements
Structures, rill and obstructions (including, but not limited to decks, patios,
outbuildings, or overhangs beyond 18 inches) are prohibited within the
building setback line (BSBL) and restricted floodplains (if applicable), and
within the Native Growth Protection Easement(s) as shown.
Dedication of a Native Growth Protection Easement (NPGE) conveys to the
public a beneficial interest in the land within the easement. 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, visual and aural buffering, and
protection of plant and animal habitat. The NGPE imposes upon all present
and future owners and occupiers of the land, subject to the easement, the
obligation, enforceable on behalf of the public by King County, which
permission must be obtained in writing from the King County Building and
Land Development Division or its successor agency.
Before and during the course of any grading, building construction, or other
development activity on a lot subject to the NGPE, the common boundary
between the easement and the area of development activity must be fenced or
otherwise marked to the satisfaction of King County or its successor agency.
This condition has been met per language on Sheet 2 of 5 of the final plat (Exhibit
C) -- 'Building Setbacks & Native Growth Protection Easements."
13. Erosion occurs downstream of the proposed subdivision. Increased runoff
could potentially impact downstream property. Due to the potential
downstream impacts, a more restrictive drainage design shall be required for
this subdivision. The release rate shall not exceed a pre -development 2-year
storm, and detention shall provide storage for a post -development 50-year
storm (i.e., 2-50 design). Review of the downstream analysis may require even
greater restrictions than mentioned above.
This condition has been met and exceeded as the drainage is designed to
accommodate a 100-year storm instead of a 50-year storm event.
14. No retention/detention facility shall be located within the wetland or the
wetland buffer.
The retention/detention facility is located within the road. Portions of the
biofiltration facilities are located within the wetland buffer, however, these are
considered conveyance facilities, not retention/detention facilities.
15. The majority of the site appears to be seasonally saturated with groundwater.
Numerous seeps and springs are found throughout the site. Field
investigations by BALD identified seeps and springs in the vicinity of 47th Ave.
S.W., 331st Ct., S.W. 330th Ct., Lots Nos. 3, 4, 9, 10, 13, 14, 17 through 28
(as per the revised plan received October 9, 1989). A report detailing the
groundwater/soil conditions at these locations shall be prepared by a
professional geotechnical engineer. The report shall make specific
recommendations for the design of a dewatering plan and a roadway subgrade
plan which will ensure the integrity of future roadways, buildings, and
utilities. The recommendations shall be subject for review and approval by
King County BALD. The final engineering plans shall include a dewatering
plan and roadway subgrade plan which satisfies the final geotechnical
recommendations.
Through the investigation of groundwater/soil conditions, the geotechnical
consultant may identify other issues relevant to the project. It is the
consultant's responsibility to include a discussion of these issues, their impact
on the project, and recommendation for mitigating any identified geotechnical
hazards.
A June 15, 1990 geotechnical report was prepared. Interceptor drains were
installed to address this problem.
16. Off -site flows from the upstream property appear to enter the site of the
proposed subdivision in the vicinity of Lots Nos. 12 and 13 (as per the revised
preliminary plat received October 9, 1989). The final engineering plans shall
include adequate stormwater conveyance to collect all off -site flows.
This flow was handled and taken care of with the construction and development of
the plat to the north.
17. Ponding water occurs in the vicinity of Lot 28 (as per the revised plan received
October 9, 1989). The design of the retention/detention facility shall fully
compensate for the ponding water which exists at this location.
This condition was met through engineering review and approval.
18. Hoyt Road S.W. shall be improved with curb, gutter, and sidewalk, and
22 feet of paving from centerline.
The required improvements have been made to Hoyt Road.
19. Twelve feet of additional right-of-way for Hoyt Road S.W. shall be dedicated
along the eastern property boundary, allowing for 42 feet of right-of-way from
centerline.
Dedication has been addressed on Sheet 3 of 5 of the final plat (Exhibit Q. In
addition, at the time of final plat recording, a statutory warranty deed dedicating
the 12 feet of additional right of way to the City will be recorded with King
County.
20. The planter island, if any, within the cull -de -sacs shall be maintained by the
abutting lot owners. This shall be stated on the face of the final plat.
Planter islands have been provided. The Stonebrook Homeowners Association has
requested that they maintain planter islands. Therefore, if the islands are planted,
they would be maintained by the Homeowners Association [Note No. 14 on Sheet
2 of 5 of the final plat (Exhibit C)].
21. All lots adjoining an area or having area with an NGPE restriction shall be
provided with an acceptable boundary delineation between the lot or portions
of the lot and the area restricted with the NGPE. Said boundary delineation
shall be in place prior to any grading or clearing of the subdivision and remain
in place until a dwelling is constructed on the lot and ownership transferred to
the first owner -occupant.
This condition will be met per Note 11 on Sheet 2 of 5 of the final plat (Exhibit
C) .
22. The applicant shall demonstrate compliance with King County Slope -Density
Guidelines as provided in Attachment 9 prior to approval of the plan and
profile. This may result in the loss and/or reconfiguration of lots.
This condition has been met. All lots meet the guidelines.
23. If lot make-up area is required, calculations demonstrating compliance must be
submitted prior to approval of the plan and profile.
Lot make-up was not required.
24. The applicant shall comply with K.C.C. 19.38 by paying a fee to the Parks
Division in- lieu of providing on -site open space. (K.C.C. 19.38 establishes the
formula for said fee amount.)
A fee -in -lieu of park dedication in the amount of $12,091.77 was paid to the City
on October 30, 1995.
25. A homeowners' association or other workable organization shall be established
to the satisfaction of BALD which provides for the ownership and continued
maintenance of the open space area(s).
This condition has been met per language in the Fifth Amendment to the Protective
Covenants, Conditions, and Restrictions for Stonebrook Divisions 1 and 2, which
will also apply to Dash Pointe.
26. The following have been established by SEPA as necessary requirements of this
development as mitigation. The applicants shall demonstrate compliance with
these items prior to final approval:
a. The wetland and its buffers shall be delineated and shown in a separate
tract and designated as an NGPE, in accordance with Comprehensive
Plan Policy E-329. The tract and NGPE (as appropriate) shall be shown
on the engineering plans and the lmal recorded plat.
This condition has been met. Tracts A and B are designated as separate tracts
to be owned and maintained by the Stonebrook Homeowners' Association of
which Dash Pointe will be a part [ Sheets 3 and 4 of 5 of the final plat
(Exhibit Q .
b. A feasibility study comparing alternative sanitary sewer alignments and
detention facility locations with respect to the wetland and buffer shall be
prepared prior to engineering plat approval.
This condition was met prior to engineering review and approval. The
sanitary sewer was relocated out of the wetlands further to the west and up the
slope to its existing location.
C. To reduce the risk of increased erosion, construction related to clearing,
filling, and grading shall be limited to the months of April through
September.
This condition was met during installation of required plat improvements.
d. To minimize potential downstream flooding, the stormwater design shall
utilize a 2-year release rate and a 50-year storage based on the 24-hour
storm.
This condition has been met and exceeded.
e, Required floodplain information for the stream and wetland shall be
submitted with the engineering plans. The floodplain shall be delineated
as an NGPE.
Information addressing this condition was submitted in the Technical
Information Report submitted as part of engineering review and approval. The
limits of the 25-year floodplain are shown on Sheet 5 of 7 of the approved
engineering plans (Exhibit I).
27. The applicant has stated his intent to construct the surface water drainage
system of sufficient capacity to provide detention for the volume of water
involved in a one hundred year event storm, with an outflow rate equal to the
two year event storm. Based upon the applicant's statement of willingness and
intent, the City Council finds that the same should be imposed as an additional
requirement and condition of approval.
This condition has been met.
28. The surface water drainage shall be reviewed by King County Surface Water
Management for compliance with the King County and Federal Way Surface
Water Management Codes and shall be redesigned and/or modified to meet the
requirements of the King County Surface Water Management Department.
This condition has been met.
29. In acknowledgment that the City of Federal Way has no City -owned park and
recreation facilities at the time of this approval and that a determination had
been made by the applicant and King County prior to incorporation of the
City, that a fee in lieu of dedication should be paid, said condition of approval
should be modified to provide that any such fees should be paid to the City of
Federal Way and not King County.
This condition has been met with payment of fees to the City on October 30, 1995.
V. DECISIONAL CRITERIA
Pursuant to Section 20-134 of the Federal Way City Code, if the City Council finds that
the following criteria have been met, the City Council may approve the final plat for
recording:
CRITERION #1 -- The final plat is in substantial conformance to the preliminary
Plat.
Response -- This criterion has been met.
CRITERION #2 -- The final plat is in conformity with applicable zoning ordinances
or other land use controls.
Response -- This criterion has been met.
CRITERION #3 -- All conditions of the Hearing Examiner and/or City Council
have been satisfied.
Response -- This criterion has been met except for Preliminary Plat Condition No. 9(b)
relating to setbacks from steep slopes. This condition will be met prior to signatures and
recording by King County.
CRITERION #4 -- All required improvements have been made and maintenance
bonds or other security for such improvements have been submitted and accepted.
Rinse -- This criterion has been met. All road and storm drainage improvements
have been constructed. In addition, all water and sewer lines have been installed.
Adequate bonding is in place with the City, Lakehaven Utility District, and the City of
Tacoma.
CRITERION #5 -- All taxes and assessments owing on the property have been paid.
Response -- Prior to being recorded, the plat is reviewed by the King County
Department of Assessments to ensure that all taxes and assessments have been paid.
VI. CONCLUSION
Based on a site visit, review of the final plat maps, construction drawings, and the
project file, staff has determined that the application for final plat approval for Dash
Pointe meets all platting requirements of RCW 58.17.070, King County Title 19, and
Section 20-134 of the Federal Way City Code, except in regard to the setback from steep
slopes which will be resolved prior to signatures and recording with King County. A
recommendation of final plat approval is therefore being forwarded to the City Council
for your approval.
EXHIBITS
Exhibit A Resolution 90-26 -- May 15, 1990 City of Federal Way Preliminary Plat Approval
of Dash Pointe with accompanying Hearing Examiner and King County BALD Report
Exhibit B 81/z x 11 Reduced Copy of Approved Preliminary Plat of Dash Pointe
Exhibit C 81/z x 11 Reduced Copy of Final Plat Map of Dash Pointe (five pages)
Exhibit D Vicinity Map for Dash Pointe
Exhibit E Final Plat Resolution of the City of Federal Way, Washington, approving the final
plat of Dash Pointe
Exhibit F Health Department Approval for Lot 32, Dash Pointe
Exhibit G January 27, 1994 Correspondence from City of Tacoma
Exhibit H 81/z x 11 Reduced Copy of Approved Engineering Plans for Dash Pointe (six
pages)
Exhibit I Detail of Rip Rap Flow Spreader
Exhibit J June 11, 1996 Correspondence from Adolfson Associates, Inc,
dashpnte\finalplt.rp 1
M & T Joint Venture
4224 WALLER ROAD EAST
TACOMA, WA 98443
206-922-6676
November 27, 1995
Gregory D. Moore
Community Development Services Director
City of Federal Way
33530 - 1st Way South
Federal Way, WA 98003-6210
Dear Mr. Moore:
SUBJECT: DASH POINTE FINAL PLAT -KING COUNTY FILE #S068921,
FEDERAL, WAY FILE #ILA-90-PP 11
Thank you for your letter of November 20, 1995. We appreciate the City's cooperation
and have every expectation that we will be able to complete the improvements in a timely
manner, get final plat approval, and complete the residential development of this
property. We do, however, want to state that we are proceeding without waiving our
right to contend that the City must accept bonds for completion of the improvements.
M & T Joint Venture believes that it did timely file a complete package and is entitled
now to final plat approval. Nonetheless, as I indicated above, we fully expect to work
within the framework of your letter and complete the improvements at the earliest
possible opportunity. Thank you for your cooperation.
CITY OF/'gC.--
\ M'
July 8, 1993
Mr. David Morrison
M & T Joint Venture
4224 Waller Road
Tacoma, WA 89443
33530 1ST WAY SOUTH
661-4000
FEDERAL WAY, WA 98003-6210
RE: Fourth Year Extension for Preliminary Plat Approval of Dash Pointe -- Interlocal
Agreement "A" list Item, King County File #S068921, Federal Way File ILA-90-
PP11
Dear Mr. Morrison:
On July 6, 1993, pursuant to King County Title 19.28.050.D, the Federal Way City Council
granted your request for a fourth year extension for the preliminary plat approval of Dash Pointe
to May 15, 1994. Therefore, the final plat of Dash Pointe must be recorded by May 15, 1994.
Should you have any questions, please call Margaret Clark at 661-4111.
Sincerely,
Gregory D. Moore, AICP, Development Services Manager
c: Kathy McClung, Land Use Administrator
Margaret H. Clark, Senior Planner
Ron Garrow, Senior Development Engineer
DASHPNTE\PPEXT.DC
PROPOSED PLAT OF DASH POINT
FILE NO. 68.9-21
within the designation of the wetland tract. Any
steep slope area not located adjacent to the
wetland may be recorded as an easement on the
affected lot(s).
d. An additional Building setback Line (BSSL) from
the top and toe of the slops shall bedesignated
on the final approved engineering plans
carded subdivision. The BSBL shall conform to the
ird"AdministratrdduseSlogesGuidelflnePlaCs ands for lsharrtSPlata"
report
(adopted February 1, 1967). A gaotechnical
may be required to•justi£y the final SsBL.
10. A wetland (Type 2) traverses the center Of the proposed
• subdivision. A wetland bouadlaHoral andis cribed in Associateshe
wetland study prepared by 0
dated October 9, 1999• The following anddltians shall
be satisfied with respect to this
a, The original wetland study (dated October 9, 1984)
shall be revised to include additional wetland
areas in the vicinity of at nos. 70 through 3 6
(as per revised plan received October 9,
The reviewvanddwetland approval Ofudy shall subject to the
theBALD .jetland
specialist.
b. The final wetland area plus a 50-toot buffer shall
be designated as a Native Growth Protection Ease-
ment (NGPE).
arate
C. The NGPE shall be loedpro ed engineeringpplans andct
shown
and shown on thep
recorded final platP
ck
ne
d. An didelineated adjacentnto theai
HGPEand(
shallbeshown
on the approved engineering plans and recorded
final Plat-
e. All stor'mwater generated by dways thrvughwithin
an Oil
proposed subdivision shall pass
water separator and at least 200 feet of biofil-
prior t❑ discharge into the
tration or equivalent
wetland.
11. Through the installation at a sanitary sewer line and
l other past activities, a significant portion of the
and
vegetation within the wetland the etland buffer
w
for
he loss in
ha been
t
neliminhe ated. To conditionsgehalltege-
on,
be satisfied
a, The final engineering plans shall include a
t plan. The plan shall be
vegetative enhancemen
prepared by a biologist speciaiizing ct wetland
prearanbancemenC. The plan shall be subject to the
review of the BALD wetland specialist.
1 plan shall note the nameaddress, and
b, The fin"
phone number of the biologist retained monitor
the implementation of the enhancement plan
c, The biologist cTheusite will ebeeevalueted at
monitoring P geararoto evaluate the survival and
least twice a y
12
PROPOSED pLAT OF DASHVO-689I1T
FILE21
growth of the planted vegetation. An annual re-
port will be prepared and submitted to BALD for
review and approval.
d. The applicant shall post a Weof
Enhancement
Perforance Bond. Upon approval final
mof the
monitoring report or when the enhancement plan a
deemed successful, whichever is later, King
County
shall release the bond.
12. The following statement shall be shown on the approved
engineering plans and recorded final plat:
Building setbacks and Native Growth Protection
Easements
structures, fill and obstructions [including, but not
limited to decks, patios, outhuilditd within
❑r overhangs
beyond IS inches] are prohibiten the building
d floadglains [if
setback line (556L) and restricte
applicable], and within the Native Growth Pzatection
Easement(s) as shown.
rotection
asement
DedlcatconveysatoatheepublichapbeneficialEinterest In
(NGpe) This interest includes
the 'Land within the easement. ur bass
the preservation publicof ive health tation safetyfandawelfare,
that benefit the P surface water and erosion, main -
including control of visual and aural buffering,
tersance of slope stability,
and protection of plant and animal habitat. The NGFE
imposes upon all present and future owners atheoccu
abli-
piers of the land, subject tf the he publimen King
gation, enforceable on behalf ❑e the public by
County, which permission must be obtained Development
from the King County Building and Land Acvelopment
Division or its successor agency. building
Before and during the course of any grading,lot
construction, or othe�hBeCa�oneboundarynt ibetweenty on a the
be
subject to the NGPE,
eas fenced noraotherwise emarked a of etolthe esatlsfactioamaLtKing
County or its successor agency.
13. Erosion occurs downstream of the proposed subdivision.
Increased runoff could potentially Impact downstream
�^ property. Due to the potential downstream required far
more restrictive drainage dise esign shall be r ot exceed a
this subdivision. The relee andadetention te shall nshall
pre -development 2'Y stom and de ten io-Year storm
provide storage for aReview of the downstream analysis
[i,e. 2-50 design) restrictions than mentioned
may require
above.
14. No retention/detention facility shall be located within
wetland or the wetland buffer.
the
15. The majority of the site appears to be seaeoandlsprings
saturated with groundwater. NumFigld investigations by
a in the vicinitY ❑f
are found throughout Cha s t°• t lies_
BALD identified seeps and spring
47th Ave. S.H. , 771st ct., S.H_ ]SOtYs Ct.,
a, 9, ld, 17, ]�. 17 through 20 (as per the revised
7, 19s9j. A report detailing
plan received October 9,
13
PROPOSED PLAT C )sit POINT
Fll.b ,+b. 689-21
groundwater/soil conditions at these locations shall be
l ,,,technical engineer. The
prepared by a Professionafor
report shall make specifi,anrand a roadway s6ubgrade plan
design Of a dewatering P of future roadways,
which -ill ensure the integrity
buildings. and utilities. The zecoxmenGduntng8ALp11 be
subject to review and approval by Ring Y
The final engineering plans shall include a dewatering
plan an roadway
nicaluzecrade plan mzendationach satisfies the
final g
igation ,f groundwater/
Through the investsoil
conditions the geotechto the
consultant
ItYisdtheiCon-
other issues relevant to tosinclude a discussion of
sultant's responsibility ro ect, and recom-
these issues, their impact on denthe project,
riendation Io[ mitigating any identified geateotsnical
hazards.
16. off -site flows from the upstream property appear to
enter the site of the proposed subdivisicn in the
. lz and 17 (as per the revised
eefinal
vicinity of iot Nosceived October 19e9
preliminary plat re
engineering plans shall include adea Squate tvrmuater
conveyance to collect aloff-situ !lows.
l as er
17. pending water occurs in the vicinity of Lot 2The design
the revised plan received October 9, hale).
of the retention/detention facility shall fully compen-
sate for the pondinq Water which exists at this
location.
shall be urby
is. Hoyt Roaand sidewalk,
and 22 feet ofdpavingwith cfrom
gutter,
centerline.
19. Twelve feet of additional right - eastern property
of -way for Hoyt Road
S.W. shall dedicated
42along
feet the
of right-of-way from
boundary, allowing
centerline.
2D. The planter islands, abutting any, within the owners.
sacs
shall be maintained by the f theg final plat. This
shall be stated on the face of area with a tiCPE
ZX, ill lots adjoining an area or hating
rll l iotion shall be Provided with anacceptable
ary delineation between the lot or portions said boundary
S.
and the area restricted with the
priorpto any grading Or
delineation shall be in p lace until a
of the subdivision and remain in Place
wnership
dwelling is constructed ion the lot and ❑
ferred to -the first owner -occupant.
iance
Ying
22. The nppli�nt shall demonsCrate ComprovidedwinhAttachia
county slope -density Guidelines as p
went 9 prior to approval of the plan and profile.
may result in the loss and/or rec❑nfigzsration of lots.
23. If lot make-up area is required. calculations
to
demonstrating compliance must b, submitted p
approval of the plan and p
24. The applicant shall comply with X.C.C. providing
in paying
fee to the Parks Division in -lieu -of providing on -
14
ry �
PROPOSED PLAT OFFILE NO'H689I21
site open space. (K.C.C. 19.38 establishes the formula
for said fee amount.)
zatio
rgan
25• shallebe establishedttonthe satisfacti nlofor other workabeoBALDiwhiehn
provides for the ownership and continued maintenance of
the open space area(s).
26, The following have been established by SEPA as
necessary requirements of this development as mitiga-
tion. The applicants shall demonstrate compliance With
these items prior to final approval:
all be
ed
a• and shown ninaadseparate its ftract ers hand designatedasan
HOPE, in accordance with CoaarehenaireatlPlan
sPolicy
E-329. The tract and tiGPE ( lans and the final
be shown on the engineering P
recorded plat.
b. A feasibility study comparing alternative sanitary
sever aligestetQgthedwetlanddetention
anions
dfbuffer Yshall tbe-
with rasp plat approval.
prepared prier to engineering
C. To reduce the risk of increased erosion,
construction related to clearing, filling, and
consbe limited to the months of April
grading shall
through September.
d, To minimize potential downstream floodeiargrele
rat and a desi50-yearhall lize the 24-hour
rate and a 50-y
storm.
in inform
tion for the stream
e Rewetlanddshalldbeasubmitt daand
with the engineering
plans. The floodplain shall be delineated as a
NGPE.
OTHER DERATIONS:
1, The subdivision shall conform to KCC 16.78 relating to
grading on private property.
2. Development of the subject property may require
registrationwith
Estate Divieionn State Department of
Licensing, Real
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.
HK:lg
11/21/89
TRANSMMED TO PARTIES LISTED HEREAFTER:
Seafirst Hationa•1 Bank 701 Fifth Avenue,
loth Floor, Columbia Center,
Seattle, WA 98104
Bob West Seattle, WA 98116
1714 Palm Ave. S.W.,
John R. Newell P.O. Box 396, Renton, WA 98057
15 - - -- -- -
"q" OF E iLDING AND LAND INTHRI-OCR AGREH?"1ENT
The following permit applications are to be transferred to the
City of Federal Way- for further processing:
--'Grad i ng - - C89O1412 31901 47th Avenue SW
C89O3136 136 SW 312th St./Fred Meyer
Grading C89O2825 301 South 320th/Group Health
Grading
CBS00534
Large
C89O1388
Large
C89O1654
Large
CSSO1725
✓Large
C89O1988
✓Large
C89O2155
vLarge
vMultif amily
C89O0152
Cep
C8901957
D�l�
Mu1tif amity
multifamily
C89O2273
,-Multifamily
C8902279
�1uI ti f ami l y
C89O2294
Shortplat
S895O181
Shortplat
S895O230
Shortplat
S895O288
Shortplat
S8950341
Shortplat
S895O407
Shortplat
S895O408
General Renew
C9O00334
PRE -PLAT
S108923
PRE -PLAT
5128924
PRE -PLAT
S89P0045
PRE -PLAT
S89P0046
PRE -PLAT
S89P0057
PRE -PLAT
S89P0067
PRE -PLAT
S89P0073
PRE -PLAT
S89P0114
PRE -PLAT
S89P0129
PRE -PLAT
S89P0016
31105-1st Ave. S./Fred Meyer
34202-16th Ave. S./Self Storage
1105 S. 348th St./Brooklake Village
35040 Pacific Hwy S./40 Rentals
Fred Meyer
31829 Palisades Plaza
35810-16th Ave. S./140 Units
rnn '7 "7" � v •r -s
30823-18th Ave. S./54 Units
1001 SW Campus Dr./376 Units
33330 Hoyt Rd. SW/100 Units
953 SW Campus/260 Units
Lucas/New Concept/1st Ave. S.
Wagenhals/2 Lot Short Plat
2025 S. 341st Place
34815 Pacific Highway South
29849-9th Avenue SW
30808-28th Avenue South
34720 Pacific Highway South
Grading Renewal
Bellacarino Woods
Parkwood Campus
Cedar Cove
Forest Ridge
Campus Park
Mirror Glen Division III
Centennial Estates Division II-'
Campus Glen
Park Place Vista
Campus Ridge
_ V0�eS \ \ a
1
s�
:Mayor .
Debra G. Ertel
City Manager
J. Brent McFall
August 13, 1990
CITY OF FEDERAL WAY
Community Development
31130 28th Avenue South
Federal Way. WA 98003-5006
(206) 941-1555
Jim Sanders, Development Engineer
King County B.A.L.D.
3600 136th Place SE _ _
Bellevue, WA 98006-1400
RE: SUBDIVISION ACTIVITY UNDER THE INTERLOCAL AGREEMENT
EXHIBIT "A" & "B" LIST ITEMS STATUS REPORT.
Dear Jim:
Council Members
Mary E. Gates
James V. Handmacher
Joel R. Marks --
Robert E. Stead
Lynn J. Templeton
James E. Webster
In response to your July 25, 1990 letter, I am writing to
clarify the status of subdivision activity for subject plats.
According to attachment "A" of the interlocal agreement between
King County and the City of Federal Way, the following
preliminary plats and short plats were identified to be
transferred to the City of Federal Way for further processing:
SHORT PLATS - EXHIBIT "A" ITEMS
1. Lucas New Concept Homes - KC # S89S0181
Status: SEPA determination issued August 8, 1990 by the
City of Federal Way. April 24, 1990 letter to Ned
Landford authorizes King County to further process
the short plat (once comment and appeal periods end
September 5, 1990). Now on "B" list as a result of
letter.
2. Randall Short Plat - KC # S89SO408
Status: SEPA determination issued July 27, 1990 by the City
of Federal Way. April 24, 1990 letter to Ned
Langford authorizes King County to further process
the short plat (once comment and appeal periods
end, August 25, 1990). Now on "B" list as a result
of letter.
Jim Sanders
August 13, 1990
page 2
3. Wagenhals Short Plat - KC # S89S0230
Status: Federal Way is processing this application.
Remains an "A" list item.
4. Matlands Investment - KC # S89S0288
Status:'Returned to King County -for further processing per
April 24, 1990 letter to Ned Langford. Now on list
"B" as a result of letter.
5. 34815 Pacific Highway South - KC # S8950941
Status: This short plat has been withdrawn by applicant.
6. Henry Dunn Short Plat - KC # S89SO407
Status: Federal Way is processing this application.
Remains an "A" list item.
SHORT PLATS - EXHIBIT "B" ITEMS
1. Lucas New Concept Homes - KC # S8980181
Status: See item 1 above under short plats (exhibit "A"
items).
2. Randall Short Plat - KC # S89S0408
Status: See item 2 above under short plats (exhibit "A"
items).
3. Matlands Investment - KC # S89S0288
Status: King County is currently processing.
PRELIMINARY PLATS - EXHIBIT "A" LIST ITEMS
1. Bellacarino Woods - KC # 5108923
Status: Requires pre -plat hearing by Federal Way hearing
examiner. Federal Way has not begun processing..
Jim Sanders
August 13, 1990
page 3
2. Parkwood Campus
- KC # S128924
Status: Federal Way has begun the processing for pre -plat
hearing before the Federal Way hearing examiner.
3. Cedar Cove - KC # S89P0045
Status: Requires-SEPA appeal hearing by Federal Way hearing
examiner. Federal Way has not begun processing.
4. Forest Ridge - KC # S89P0046
Status: Federal Way has begun the processing for SEPA
appeal hearing before the Federal Way hearing
examiner.
5. Campus Park - KC # S89P0057
Status: Federal Way City Council approved preliminary plat,
resolution # 90-39 on August 7, 1990. Federal Way
will continue processing this application.
6. Mirror Glen Division III - KC # S89P0067
Status: Requires SEPA appeal hearing. Federal Way has not
begun processing.
7. Centennial Estates Division II - KC # 89P0073
Status: Requires SEPA determination. Federal Way has not
begun processing.
8. Campus Glen - KC # S89PO114
Status: Requires SEPA determination.
begun processing.
9. Park Place Vista - KC # S89P0129
Status: Requires SEPA determination.
begun processing.
Federal Way has not
Federal Way has not
Jim Sanders
August 13, 1990
page 4
10. Campus Ridge - KC # S89P0016
Status: Federal Way City Council approved resolution
# 90-37 on June 19,'1990. Federal Way will
continue processing this application.
11. Dash Pointe - KC # S068921
status: According to the interlocal agreement,. any permits
or land use applications that are not listed on
exhibit "B" but were filed prior to incorporation,
shall be treated in the same manner as exhibit "A"
items. Dash Pointe is such an item. List "A" and
"B" put together at the time of incorporation, did
not include the pre -plat of Dash Pointe.
Therefore, Dash Pointe is considered an "A" list
item.
Federal Way City Council approved -preliminary plat
resolution # 90-26 on May 15, 1990. Federal Way
will continue processing this application.
PRELIMINARY PLATS - EXHIBIT "B" LIST ITEMS
1. Soundview Manor - KC # S89P0030
Status: Federal Way City Council approved preliminary plat
resolution # 90-32 on June 5, 1990. Before
Soundview Manor can be returned to King County for
further processing, applicants and the City must
resolve one issue (access to plat) by August 15,
1990 according to condition (G) of the resolution.
we will notify King County when this issue is
resolved.
2. Grouse Point III - KC # 89P0062
Status: Federal Way City Council approved preliminary plat,
resolution # 90-33, on June 5, 1990. Plat map and
related files have been returned to Ned Langford of
King County for further processing according to .
the interlocal agreement (see letter dated July 10,
1990).
:, Sanders
rugust 13, 1990
page 3
3, HUgh Point Park III - KC # S89P0049
status: Requires SEPA appeal hearing. King County has not
completed SEPA appeal staff report. June 4, 1990
letter from King County indicates that "project is
on hold pending submittal of variances from KCRS."
4: Mirror Lake Terrace - KC-# S89P0053
status: Requires SEPA appeal hearing. June 4, 1990 letter
from King County indicates that "the staff report
has not been completed. Preliminary review has
begun on the project. The staff report has been
started."
5'. Dumas Bay Ridge - KC # 89P0053
Status: Requires SEPA determination. Federal Way City
Attorney is currently reviewing application to
determine if withdrawal of rezone by applicants
renders application void. The City of Federal Way
will notify King County when a decision is made.
6. Parr at English Gardens, The - KC # S89POI01
Status: Requires SEPA determination. King County has
requested additional information from applicant per
letter from Rich Hudson to Lisa Pringle (4-13-90).
7. Redondo Firs - KC # S90P002
Status: Requires SEPA determination: June 4, 1990 letter
from King County states, "the project will -be
_assigned to a planner and engineer on June 6, 1990
in order to begin review of project."
S . �,,2;;-�- Campus office Park #- 5 - KC # S89P0074
Status: Federal Way does not have any file for this plat.
Status unclear.
I
Jim Sanders
August 13, 1990
page 6
According to your July 25, 1990 letter, you indicated that a
number of projects were not correctly identified and that the
following plats should be included on list "A":
a}] Dash Pointe
b) Dumas Bay Ridge
c) Grouse Pointe Division 3
d) High Point Park Division 3
e) Mirror Lake Terrace
f) Park at English Gardens, The
g) Redondo Firs
h) Soundview Manor
i) West Campus Office'Park # 5
The preliminary plats listed above (excluding Dash Pointe) were
on list/exhibit "B" at the time the interlocal agreement was
adopted. Unless the City decides to process these plats, items
(b) through (i) shall remain on the exhibit "B" list. Please
continue the review of "B" list items as required under the
interlocal agreement until the City notifies King County to do
otherwise.
All subdivision activity previously identified under exhibit "A"
shall continue to be processed by the City of Federal Way.
Currently, I am processing all list "A" preliminary plats (items
1-4 and 6, pages 2-4) requiring a hearing before the Federal Way
Hearing Examiner in the same order as scheduled in King County.
Projects requiring a SEPA determination shall be processed
following pre -plat hearings.
I hope this helps clarify the status and position of the City
regarding subdivision activity under the interlocal agreement.
If you have any questions, please call me at 941-1555.
sincere' ,
Step n Clifto
Senior Planner
cc: Brent McFall - City Manager, Federal Way
Ken Nyberg - Assistant City Manager/Director of
Community Development, Federal Way
Kathy McClung - Permit Manager, Federal Way
Ned Langford - Subdivision Supervisor, King County B.A.L.D.
Lisa Pringle - Supervising Planner, King County B.A.L.D.
Ralph Colby - Mgr. Technical Services, King County B.A.L.D.
Barbara Questad - SEPA Coordinator, King County B.A.L.D
SANDERS.LTR/SCLIFTON,sc\9009/bk
FEDERAL WAY
MEMORANDUM
DATE: DECEMBER 13, 1990
TO: KEN NYBERG
FROM: GREG MOORE, LAND USE MANAGER
RE: STATUS REPORT
DASH POINTE - FINAL PLAT APPROVAL
(King County File No. S0689-21, Federal Way File No. ILA-90-0011-SUB)
Attached you will find a letter from David Morrison regarding the subject plat. Mr. Morrison
is requesting that the City Council, at it's December 18, 1990 hearing, transfer Dash Pointe
subdivision from the "A" list to the "B" list of the interlocal agreement (between Federal Way
and King County).
The reason for this is due to King County accepting the engineering plans and fees in May of
1990, even though Dash Pointe is an "A" list item. Apparently there was some confusion on
the part of King County as to what list subject project was on, "A" or "B".
The third paragraph of Mr. Morrison's letter states that:
"Discussion at the Hearing defined the various departments of
King County that would provide review and approval. Your staff
recommended that in addition to the standard B.A.L.D. review,
that King County Surface Water Management provide additional
review and approval." Mr. Morrison also states on page 2 that
"We had not been advised by either the City of Federal Way or
King County of this decision..."
Also attached are the minutes of the May 1, and May 15, 1990 hearings and resolution. The
highlighted areas show that during the hearing Federal Way stated Dash Pointe is an "A" list
item. The resolution states that the City of Federal Way now has jurisdiction and authority to
pass upon approval, denial, or modification of the conditions of said preliminary plat. In
addition, you will also find letters from Jim Sanders and Stephen Clifton, written as long ago
as July and August respectively, regarding the status of "A" and "B" list items, including Dash
Pointe.
r
�w
Issues:
1) It was made clear in the hearing and in the resolution who has jurisdiction over the
preliminary plat.
2) The August 13, 1990 letter to Jim Sanders from Stephen Clifton erased any uncertainty
the County might have as to which list Dash Pointe is on.
3) Applicant now faces delays because the project has been in the County for months and
should have been submitted to Federal Way.
RecommendedSolution:
Per discussions between Stephen Clifton and Jim Sanders at King County, I am recommending
that Richard Lowe and Stephen meet with King County and their peer reviewers early next week
to discuss what is left to be done in the processing of subject engineering plans.
Mr. Sanders stated that if Federal Way wants King County to review the plans and follow this
up with inspections, they are agreeable to this. If we wish to process the engineering plans, they
will refund/or forward the money to us and we can continue the processing of the plans with
follow-up inspections. If we decide to review the plans, I would recommend that this project
be a high priority, due to the mix-up.
It is unclear until we meet with King County what would be the most practical method to resolve
this issue. Therefore, it should not go to the City Council. This is the course of action we will
be taking unless you advise otherwise.
c: Stephen Clifton, Senior Planner
MR. DAVID W. MORRISON
REAL ESTATE SERVICES
2611 EASTLAKE AVENUE E. #404
SEATTLE, WASHINGTON 98102
TEL. (206) 720-4045
LE77ER
IN REFERENCE TO:
FIRST CLASS MAIL INTER -OFFICE
HOW TO USE THIS
�
FOR C/�L/.i(/y ��/ LETTER TO SAVE TIME.
!.(/�/
j+��y c �� Type or write your reply in the space below. Then mail
CC��II// // /— the white copy to us and keep the pink copy for your files.
You'll save time and effort, and we'll have your answer
much faster! Thank you.
FOLD V,e- /if/t�.o, DATE: i.�IG_. II `i/
94
FOLD
BY
DATE:
FOLD
BY
DEL MORAL & ASsoCUTES
CERTED Ecowcicu CaNsun-vN-Ts
2002 42\D .A%-E\2-E E.aST
SEATTLE. W'A.SHNGTo\ 98112
(206)323-7106
WETLAND RESTORATION PLAN:
DASH POINTE, FEDERAL WAY, WASHINGTON
Prepared by: Dr. Roger del Moral, C.S.E. N,
Signed: _/f ems-' � ApxJ
z
del Moral & Associates
2002 42nd Avenue East
Seattle, Washington 98112
Phone: (206) 323-7106
FAX: (206) 328-9050
Prepared for: Mr. David W. Morrison
M & T Joint Ventures
4224 Waller Road
Tacoma, Washington 98443
April26, 1994
Introduction
Background
I performed a wetland delineation of the Dash Pointe property in late 1989 (del Moral
1989a, b). I subsequently prepared a conceptual revegetation plan for areas disturbed by a sewer
line and inadvertent clearing (del Moral 1990). The purpose of the restoration plan was to en-
sure protection for Joe's Creek from siltation and other effects that might occur due to clearing
and construction to the west of the wetland. I also prepared a monitoring plan.
The wetland has recovered substantially since 1989 by natural processes. This is because
the original soil, the seed bank and underground vegetative parts of the original vegetation re-
mained. As a result, red alder, willows and several other desirable wetland species have devel-
oped to a much greater degree than would be expected from plantings in a created wetland after
4 years. Even in small areas where woody vegetation has not developed, vegetation cover is
complete and dominated by skunk cabbage, rushes, sedges and creeping buttercup. This is
similar to the vegetation that was present prior to disturbance. These gaps will be augmented
with additional plantings described in this report.
The sewer line also has recovered dramatically. It is dominated by red alder saplings at
high density. This is substantially better recovery than was envisioned with planted alders. In
addition, there is abundant horsetail and grasses, with a variety of other species such as rushes
and curly dock in the wetter places. Adjacent to the ROW, and encroaching it in places, willows
or salmonberries have invaded. A few places, noted below, will require enhancement to
provide greater diversity and full revegetation.
Proposed Plantings
The initial conceptual plan consisted of these proposals:
1. Wetland Revegetation Zone --this area included the disturbed strip between the
wetland and the sewer ROW. Over 1200 individuals of red alder on a 10 ft grid were to be
planted. In addition, 300 willows and 150 lady fems were proposed.
2. Sewer Easement --This strip was to be hydroseeded, with 350 red alder lining the
outer margins of the easement. In addition, 60 salmonberry and 60 vine maple were specified to
be planted in wetter portions of the easement.
3. Buffer Zone --a small portion of the buffer close to the easement was to be
planted. Above the ROW, the it was to be planted with 170 red alder and 50 vine maple. Below
the ROW, where conditions are wetter, it was to be planted with 90 alder and 30 salmonberry.
4. Disturbed Hillside Wetland --The easement cuts across the toe of two hillside
wetlands. An additional 35 alder and 35 salmonberry were to be planted in the small disturbed
areas.
5. Biofiltration Swales--Two 200 ft. long biofiltration swales were to be
hydroseeded.
This report does not discuss buffer enhancement on the east side of Joe's Creek where no
disturbance took place.
Current Plan
Here I propose a significantly reduced scale of enhancement and prepare a planting plan
for each affected section. Because the areas that require further attention are small and scattered,
their locations are only approximately located on Fig. 1. Each set of plantings will be located
exactly in the field by the biologist. Fig. 2 contains planting plans for each section to be
described and will be established in the locations shown on Fig. 1.
This report consists of the following sections: goals of the project, summary of existing
conditions, and mitigation plan. The plan consists of locations, densities and species to be
planted, planting methods, planting schedule, maintenance plan, monitoring plan, and contin-
gency plan.
Detailed Assessment of Current Conditions
There are a few areas that could be improved by additional plantings. Fig. 1 indicates
their approximate locations. There are eight sections as follows:
A. Near the north end of project, an area of 1200 s.f. below the ROW is to be planted
with ten Pacific willows. This section already has some regenerating woody vegetation, but it is
not as dense as in other locations.
B. About 50 ft south of A, a soggy opening east of the ROW is to be planted with ten
red -osier dogwoods.
C. About 75 ft south of MH-1, and off the ROW, an area is to be enhanced with ten red -
osier dogwoods.
D. About 150 ft north of MH-2, down the slope in the wetland, an area of 600 s.f. is to
be planted with nine salmonberries and nine Scouler's willows.
E. Near MH-2, east of the ROW, a 600 s.f. area is to be planted with nine salmonberry
and nine Scouler's willow.
F. North of MH-3, a 500 s.f. area on and adjacent to the ROW is to be planted with eight
dogwoods and eight Pacific willows.
G. Just south of MH-3, a wetter 500 s.f. area is to be planted with 10 ten red -osier
dogwoods.
2
H. 100 ft north of MH-4, an open area east of the ROW is to be planted with 12 Pacific
willows and 12 salmonberries. This opening is well vegetated with herbaceous species.
I. MH-4, an open area east of this point should be planted with nine Pacific willows and
nine salmonberries to improve the density of woody plants. This opening is about 600 s.f.
- J. The sewer stub is centered in a barren area. It should be hydroseeded with a grass mix
and planted with 30 Pacific willows and 20 salmonberries.
K. There is a pond that has formed naturally uphill of the sewer line near MH-6. The
margins should be augmented by planting 10 Pacific willows and 10 Scouler's willows around
the margins. This pond drains across the sewer line. The drain should be put in a shallow
culvert to reduce erosion.
Planting Plan -Details
Planting Specifications
The eleven sections described above will be located in the field in the approximate posi-
tions shown on Fig. 1 at the time of installation. They will be planted in the arrays as shown in
Fig. 2. A to K. Spacing will be modified from the exact plans to fit into the openings in the
existing vegetation and to give a more natural appearance.
A. Salix sitchensis (1 gal pots). Ten plants will be scattered at about 10 ft spacing.
B. Cornus stolonifera (1 gal. pots). Ten plants will be planted at 5 ft spacing in a low,
wet area lacking woody vegetation.
C. Cornus stolonifera (1 gal. pots). Ten plants will be planted at 5 ft spacing in a low,
wet area with reduced woody vegetation.
D. Rubus spectabilis and Salix scoulerana (1 gal. pots). Nine plants of each species will
be planted interspersed in the existing vegetation.
E.. Rubus spectabilis and Salix scoulerana (1 gal. pots). Nine plants of each species
will be planted interspersed in the existing vegetation.
F. Cornus stolonifera and Salix sitchensis (1 gal. pots). Eight of each species will be
planted here at an approximate 5 ft spacing, in groups of four plants.
G. Cornus stolonifera (1 gal. pots) scattered within this small area.
H. Rubus spectabilis and Salix sitchensis (1 gal. pots). This larger area will be planted
with 12 plants of each species. Average spacing will be about 10.
I. Rubus -spectabilis and Salix sitchensis (1 gal. pots). This area will be planted with
nine plants of each species.
3
J. Rubus spectabilis and Salix lasiancira (1 gal. pots). These plants will cover an ellipti-
cal area of about 1200 s.f. located off the ROW near the new sewer stub. This area is nearly bar-
ren at present. Thirty willows and 21 salmonberry plants will be planted with the willows on the
outer margins, the salmonberries in the slightly drier habitats. Note that this area will also be
hydroseeded as follows.
- Prior to planting, the entire bare stub area should be seeded with a hydroseed mix to
include 30% creeping bentgrass (Agrostis alba palustris ) or red top (Agrostis alba alba); 30%
creeping red fescue (Festuca rubra), 30% meadow foxtail (Alopecurus pratensis) and 10% white
clover (Trifolium repens.) In addition, bare areas near the sewer stub should be hydroseeded
with this or a similar mixture. Standard 10-20-20 fertilizer should be added to the mixture.
K. Salix sitchensis and Salix scoulerana (1 gal. pots). Ten plants or each should be
planted around the margins of this pond to enhance the habitat for wildlife.
Planting Instructions
Plants should be ordered with sufficient lead time to assure their availability.
All plants, planting and seeding activities shall conform to normal landscape industry
standards. All plant material to be used will be native to the Pacific Northwest. All nursery
grown plants shall be containerized or balled and burlapped. Only sound, healthy, vigorous
plants, free of defects, diseases, and infestations shall be provided.
The wetland biologist shall review plant material to verify conformance to the plant
schedules and to plant characteristics and reserves the right to require replacement or substitution
of plants that are deemed unsuitable. Modifications (changes in species specified, increased or
decreased densities) may be required at this point. Any major modifications should be made
only in consultation with the responsible Federal Way official.
Planting shall occur between October and March, or earlier if the site is reasonably wet.
If planting occurs in late spring or summer, irrigation in the may be required.
Dig, pack, transport and handle all plants with care to assure protection from injury.
Store plants so as to accommodate their horticultural requirements. Do not store for over 24
hours. If necessary, heel -in plants to keep them from drying out during storage. Keep wetland
plants saturated and shaded until the time of installation. Do not let them sit in the sun or dry
out during planting. After planting, immediately saturate the wetland and, if necessary, irrigate
the buffer to avoid drought stress.
A wetland biologist shall direct the Contractor to properly locate installed plants.
Excavate circular plant pits with vertical sides and install plants carefully. Woody plants
shall be planted in pits 6 inches wider than the root ball or spread of roots. Holes shall be exca-
vated 6 to 12 inches deeper than required for the root ball. Plants shall be placed in the center of
4
the holes, plumb and straight, such that the root collar is below the finished grade, 1 to 3 inches
for shrubs. Any plants on a slope greater than 3:1 shall have a rim to help retain water.
Weeds shall be cleared from near the plant at the time of planting. Do not fertilize wet-
land plants unless prior written approval is obtained from Federal Way.
Stake any trees taller than 4 ft in height. Remove stakes at end of monitoring period.
Contractor shall warrant all plant material to remain alive and healthy for a period of one
year after completion and final acceptance of planting. The Contractor shall replace all dead or
unhealthy plants per plans and specifications as directed.
The project should be reviewed at completion by the contractor or his manager, the
biologist and the responsible official. The Contractor shall provide a mylar showing locations of
installed plants within 10 days of installation, or certify that positions are as shown on site plans.
Construction Schedule
The following sequence is advisory. Other necessary steps may be required and should
be inserted in their logical location.
1. Order plant material; check for substitutions if availability is limited.
2. Arrange for delivery and installation date.
3. Hold pre -installation meeting with contractor and client.
4. Hydroseed sewer stub area.
5. Locate position of plants in the project area.
6. Stockpile vegetation carefully to avoid stress or damage.
7. Plant all vegetation.
8. Perform initial monitoring and prepare as -built report, immediately after planting.
Monitoring Plan
Post -construction monitoring should occur over three years to assure that the newly
planted vegetation becomes established. The purposes of monitoring reports are to assure that
the program is completed satisfactorily and that problems are identified in a timely fashion.
Since there are relatively few plants to be installed, each one will be flagged with a
numbered tag before planting. Height and density of each plant will be directly measured.
Success of the project will be judged by these standards:
5
Survival of 80% of the planted individuals after 3 years is required.
Height of woody plants will increase by at least 50% after three years.
Typical plants will be healthy and free from deficiency symptoms.
. If, after any monitoring period, mortality exceeds the accepted standard, or if mortality is
concentrated in one area, then recommendations for replacements will be made.
In the hydroseeded area, ten 1 m2 quadrats will be sampled for cover by species. Cover
should be at least 80% by vertical projection and no deficiency symptoms should be observed.
Initial monitoring shall occur within two weeks of project completion. At that time,
planting positions will be noted and any unhealthy plants will be recorded. Planting area will be
photographed from a fixed point to initiate a photo record of development. Each plant will be
measured for height and vigor.
Six months after planting, plants will be remeasured. Any that achieve the height stan-
dards will no longer be measured, but they will be checked for survival.
Recommendations for replacement and for any aftercare (fertilizer, herbicides, cultiva-
tion) will be made at that time and at any subsequent monitoring period. Subsequent monitoring
shall occur at the end of one, two years and three full years. Therefore, there will be five moni-
toring events (as -built, 6 months, and 1, 2 and 3 year's time). The exact month of monitoring
will be determined once the project is approved and scheduled.
The monitoring reports should be filed with the Client, whose responsibility it is to
communicate it to the City. Each report summarizes the status of the project and will call for
any specific remedial actions. Such actions include, but may not be limited to: fertilizing spe-
cific species; reducing the competition from herbaceous species, replacing dead or senescent
individuals; and specification of different species for replacement. If, during the course of moni-
toring, major problems are revealed, then remedial actions will be recommended.
Contingency Plan
The principal instrument to trigger the implementation of a contingency plan is the moni-
toring report. If, after any field monitoring, it is apparent that significant problems are develop-
ing, the Consultant shall immediately contact the Client and the City to hold a meeting to
determine the course of action. In addition, such a meeting may be called if City inspections or
local citizens alert the Client to problems developing between monitoring episodes.
At the meeting, the Consultant shall describe the problem and recommend remedial
actions. Parties to the meeting shall discuss and amend these recommendations. Once a consen-
sus has developed, a final remedial plan shall be approved (at this meeting). Bond funds suffi-
cient to conduct the remedial actions shall be released to the Owner by the City.
6
Wetland enhancement, even when hydrology is well assured, is problematic. In order to
enhance the probability of success, it is imperative that a contingency process be in place to deal
quickly with incipient failures while remedial actions can still be undertaken economically.
It is possible that specified plant materials will not be available in sufficient numbers at
the time required. Suitable substitutions selected from native woody species then must be made
by a wetland biologist and approved by the responsible City official. Replacement species must
have similar moisture requirements and fulfill the same general functional and structural role.
The landscape contractor must conduct quarterly monitoring of all newly introduced
plant material for one year after the date of planting. Dead plants should be replaced as
necessary during the appropriate season. Prior to acceptance of the material, it should be
inspected for health by the ecologist. This procedure will guard against the contingency of poor
material.
If plants are growing poorly, or show deficiency symptoms during monitoring, additional
slow -release fertilizer should be added as needed.
If weeds become too dense, they should be controlled manually and described under
maintenance. Unchecked, weeds will reduce survival and growth rates of young plants.
If plants die between monitoring periods due to damage or any specific cause, they will
be replaced. If mortality is general, then different species will be required.
If damage occurs due to erosion, settling or other physical factors, this damage shall be
repaired and the cause rectified.
If the project requires significant plant replacement, or if it fails to meet the performance
criteria, then additional monitoring may be required by the City. If the project fails to meet
these goals, a complete re -design may be required.
Maintenance Plan
Routine maintenance during the first year should include manual removal of undesirable
plant species and clearing around the plantings to reduce competition. Maintenance shall be
conducted during quarterly visits. Typical wetland weeds such as Watson's willow herb,
creeping buttercup and common horsetail should be left alone unless they are directly interfering
with the plantings. Weeding is to be performed around each woody plant within an 18 in. radius
or the dripline, whichever is greater.
The plan calls for using slow -release fertilizer in the planting hole. If shrubs show signs
of nutrient deficiency, then slow -release fertilizers, as spikes, will be required. No spraying of
herbicides or application of fertilizers other than granular, slow -release forms is to occur within
the enhancement area. The maintenance period shall be for a period of three years from the date
of completion of planting. This shall include removing any trash from the buffer and wetland.
The planting specifications will call for the contractor to warrant plants for one year and
to replace mortality during this time.
Bonding Requirements
Supervision for planting locations is required. Supervision cost is estimated at $400.
This includes marking plant locations and labeling plants. The as -built monitoring is estimated
at $500. Three subsequent monitoring events as described above, will cost $500 each, for a total
of $1500. Total supervision and monitoring cost, $ 2300.
T Willows (107 @ $3 per plant), $321; red -osier dogwood (38 @ $3 per plant), $114; and
Salmonberry (57 @ $3.00), $171), for a total of $606, rounded to $600.
Labor for installation estimated at 2 person -days @ $240 per day, $480. Costs of addi-
tional materials estimated at $.50 per plant or $100. Contingency costs $200. Total installation
cost exclusive of plant materials is $780.
Maintenance costs are estimated as follows: 3 person -days per year @ $120 per day,
$360 per year, for three years, or a total of $1080.
Total estimate for installation, maintenance, monitoring and supervision is $4760.
The remedial actions shall be supervised by a wetland biologist and be subject to the
same monitoring provisions as the original plan. The City shall determine whether the monitor-
ing period shall be extended beyond its original time.
Summary & Conclusions
The disturbances caused by clearing and sewer installation near Joe's Creek has, for the
most part, been repaired by natural processes. To complete the plan envisioned in 1989 would
serve no purpose.
Eleven small areas were noted that should be enhanced at this time. This will require
planting 205 shrubs in the approximate locations shown on the accompanying figure. A planting
plan is shown for each area. One area was recently disturbed to install a sewer stub. This site
should be hydroseeded, with shrubs planted in the wetland portion of the disturbance not on the
sewer right-of-way.
This report outlines planting procedures, monitoring, contingencies, and maintenance. It
is estimated that the cost of supervision, monitoring, installation and maintenance over three
years is $4785.
8
Literature Cited
del Moral, R. 1989a. Wetland delineation and mitigation plan: Dash Pointe, Federal Way,
Washington. Report to M & T Joint Ventures, October 9, 13 pages.
del Moral, R. 1989b. Wetland delineation addendum: Dash Pointe, Federal Way, Washington.
Report to M & T Joint Ventures, December 5, 4 pages.
del Moral, R. 1990. Wetland mitigation and enhancement plan: Dash Pointe, Federal Way,
Washington. Report to M & T Joint Ventures, February 26, 11 pages.
Franklin, J. F., & C. T. Dymess. 1973. Natural Vegetation of Oregon and Washington.
University of Oregon Press, Corvallis.
Klinka, K., V. J. Krajina, A. Ceska, & A. M. Scagel. 1989. Indicator Plants of Coastal British
Columbia. University of Vancouver Press, Vancouver.
Krackeberg, A. R. 1982. Gardening with Native Plants of the Pacific Northwest. University of
Washington Press, Seattle.
U.S. Soil Conservation Service. 1979. Soil Survey of Pierce County. U.S. Govt. Printing
Office, Washington, D.C.
Vitt, D. H., J. E. Marsh, & Robin B. Bovey. 1988. Mosses, Lichens and Ferns of Northwest
North America. Lone Pine Publishing, Edmonton, Alberta.
Disclaimer
The recommendations of this report are based on the best available information about conditions existing
and likely to exist on the subject property and about the ecological requirements of the specified species. Many
aspects of such project are beyond the control of any biologist. These include the quality of the plant material
used, the methods used to install the plant material, the actual hydrological conditions that develop as a conse-
quence of filling, grading and excavating, unknown soil conditions and unusual climatic events. The designs and
recommendations in this report are provided in good faith. Del Aforal & Associates assumes no responsibility or
liability for any failures of any plantings in this project.
9
Table 1. Number of plants required in
each section.
Species Name
Section:
Scientific A B C
D E F G H I J K
Total
Pacific Willow 10
8 12 9 30 10
79
Salix lasiandra
Scouler's Willow
9 9 10
28
Salix scoulerana
Red -osier Dogwood 10 10
8 10
38
Cornus stolonifera
Salmonberry
9 9 12 9 21
60
Rubus spectabilis
Total Number of Plants
205
10
Appendix I. Summary of Ecological Characteristics of Species Proposed for
Wetland Creation and Buffer Enhancements
Red -osier dogwood (Corpus stolonifera). Common in open lake and swamp margins,
growing in organic soils with high nitrogen. Species tolerates shade and fluctuating water table,
capable of rapid growth and spread. Can grow to 8 ft, but usually smaller.
Scouler's willow (Salix scoulerana). This willow grows well under a variety of
conditions, including in drier sites.
Pacific willow (Salix lasiandra) grows in wetland margins and can become a small tree.
Note: Sitka willow (S. sitchensis) may be substituted for this willow.
Salmonberry (Rubus spectabilis). Small to moderate shrub tolerant of fluctuating water
tables and some shade. Grows well in soils that dry out periodically, but thrives in wetland
margins. May be planted from bare -root material.
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Fig. 2A. Enhancement Area A.
Pacific willow
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Red -osier dogwood
Salmonberry
Fig. 2. Planting plans for the enhancement plots. Scale— 1" = 10 ft.
-!N
Red -osier dogwood
Fig. 2B. Enhancement Area B.
Scouler's willow Salmonberry
Fig. 2D. Enhancement Area D.
Red -osier dogwood
Fig. 2C. Enhancement Area C.
Salmonberry Scouler's willow
Fig. 2E. Enhancement Area E.
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Fig. 2K. Enhancement Area K.
Fig.2. Continued.