15-104971CITY OF
t Federal Way
February 15, 2017
Barbara Bradshaw
30205 33M Avenue SW
Federal Way, WA 98023
r-lFILE
1
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway. com
Jim Ferrell, Mayor
Emailed: barb. brad(@_-mai1.cgm
RE: FILE #15-104971-00-SU; PRELIMINARY SHORT PLAT APPROVAL
Evergreen Vista Short Plat, 29632 & 29644 18`h Ave. S, Federal Way
Dear Ms. Bradshaw:
The Community Development Department has completed the administrative short division review for the
Evergreen Vista Short Plat. The applicant proposes to subdivide two parcels (1.40 acres) with two
existing residences into five single-family residential lots, one stormwater facility, and a private road for a
total of seven (7) divisions. The existing residence at 29644 18`' Avenue South will remain. The existing
residence and septic system at 29632 18"' Avenue South will be removed. The city received your
application on September 30, 2015, and deemed it complete on October 22, 2015.
The City of Federal Way hereby grants preliminary approval of the Evergreen Vista Short Plat, subject
to the conditions noted below. The preliminary short plat approval corresponds to the following
documents submitted by the applicant:
Short Plat Map prepared by Sadler/Barnard & Associates Inc., date -stamped as received
December 14, 2016.
Preliminary Engineering Plans (Sheets C1-C4), prepared by AE Paul Consulting, date -stamped as
received December 14, 2016.
Preliminary Tree/Vegetation Retention Plan (Sheet TR-1), prepared by Eagle Design, date -
stamped as received June 24, 2016.
CONCLUSION
This Decision of the Director is based on the enclosed Findings of Fact (Exhibit A) and is in accordance
with the following criteria pursuant to Federal Way Revised Code (FWRC) 18.30.1 10(2):
1. The proposed short subdivision is consistent with the comprehensive plan;
2. The proposed short subdivision is consistent'with all applicable provisions of this title;
3. The proposed short subdivision is consistent with the public health, safety, and welfare;
4. The proposed short subdivision is consistent with the ten item subdivision purpose statement
listed in FWRC 18.05.020; and
5. It is consistent with applicable development standards listed in the subdivision code's design
criteria, required improvements, other applicable ordinances or regulations of the city, and
Revised Code of Washingto77 (RCW) 58.17.060 and 58.17.1 10.
Ms. Bradshaw
February 15. 2017
Pace 2 oi'4
CONDITIONS OF APPROVAL
The following conditions are reasonably necessary to eliminate or minirnize any undesirable effects of
granting the application. The following conditions are hereby incorporated as part of the short subdivision
decision. Unless otherwise permitted in FWRC 18.30.280, all conditions shall be met prior to plat
recording:
1) Prior to final short plat approval, the street frontage improvements, on -site access roadway, and
storm drainage systems shall be constructed and accepted.
2) Dedication of right-of-way along 18"' Ave S shall be recorded under a Statutory Warranty Deed,
which shall be recorded prior to, or concurrent with, final short plat recording.
3) The applicant is required to pay a traffic impact fee (TI F) for each lot. The fee will be assessed
and due at the time of plat recording and is subject to the fee schedule in effect at the time.
4) Prior to recording, the applicant shall provide a note on the plat that the stormwater facility tract
shall be equally owned and maintained by the owners of the Short Plat.
5) Prior to recording, the applicant shall provide a note on the plat that the Tract B utility easement
and Tract A private road shall be the responsibility of, equally owned, and maintained by the
owners of Lots 2 through 5 of the Short Plat.
6) Prior to recording, the applicant shall remove all non -conforming strictures and improvements
including but not limited to the residence and garage on the northwest portion of the site and
accessory buildings.
7) Prior to recording, the applicant must remove the existing on -site septic systems and drain fields
from proposed Lot 1, 2 and Tracts A and B.
8) Prior to recording, the applicant shall pay 15 percent of the most recent assessed land value of the
subject property as the fee in lieu of open space.
9) Prior to Engineering approval and plat recording, the applicant shall place a note on the
construction drawings and short plat identifying the minimum tree units required for each lot, as
described in the Evergreen Vista Short Plat Findings of Fact Item #8.
10) Prior to recording, the applicant must submit a title report for the subject property, prepared
within 90 days.
1 1) Prior to recording, water and sewer service stub connections shall be completed and active.
12) Building permits on Lots 2-5 must submit an updated geotechnical report for each lot addressing
the Erosion Hazard Area designation and proposed site construction.
13) Prior to final short plat approval, the short plat drawings shall be modified pursuant to Findings of
Fact #23.
15-104971-00-SU Doc I D 73977
Ms. Bradshaw
February 15. 2017
Pa`e 3 of 4
ENGINEERING REQUIREMENTS
Preliminary approval of the short plat does not constitute approval for land clearing or grading, vegetation
removal, or any other activities that otherwise require permits from the City. Prior to construction of any
improvements, the applicant must receive engineering approval. No permits or authorization to begin
construction or site work will be granted until final approval of all engineering plans, the payment of all
fees, and the submittal of performance securities, as may be required.
RECORDING
Following final engineering inspections/approval, payment of outstanding fees, and completion of
conditions of approval, the short subdivision drawing will be recorded by the city (at the expense of the
applicant) with the King County Recorder's Office. Fees change periodically; please check with the City
for current recording fees before submitting.
APPEAL PROCESS
Pursuant to FWRC 18.30.140, any person who is mailed a copy of this decision may appeal the decision
within 14 calendar days of the date of issuance. The decision may be appealed in the form of a letter
delivered to the Community Development Department by 5:00 p.m., February 29, 2017, at the following
address: 33325 8"' Avenue South, Federal Way, WA 98003. An appeal letter must contain a clear
reference to the matter being appealed, along with a copy of the decision. A statement of the al leged
errors in the decision and required appeal fee must be included. Any additional requirements of FWRC
18.30.140 must be followed.
STATE ENVIRONMENTAL POLICY ACT
The proposal is exempt from a SEPA threshold determination pursuant to Washington Administrative
Code (WAC) 197-11-800(6)(d).
DURATION OF APPROVAL
Short subdivision approval shall expire five years from the date of this decision of February 15, 2022.
Opportunities for time extensions are available pursuant to criteria listed in FWRC 18.05.090.
REQUESTS FOR CHANCE OF VALUATION
Any affected property owners may request a change in valuation for property tax purposes,
notwithstanding any program of revaluation.
CLOSING
Any questions or concerns regarding this decision can be forwarded to Associate Planner Leila
Willoughby -Oakes at 253-835-2644, or leila.wiIloughby-oakes@cityoffederalway.com.
Sincerely,
Brian Davis
Director of Community Development
enc: Findings of Fact (Exhibit `A`)
Short Plat Drawing stamped '`Preliminary Approval"
Clearing and Grading Plan -set stamped -Preliminary Approval"
Landscape Plan Tree/Vegetation Retention Plan stamped "Preliminary Approval.-
15-104971-00-SU Doc. I.D 73977
Ms. Bradshaw
February 15, 2017
Page 4 of 4
Adam E. Paul, PE, PO Box 162, Auburn, WA 98071; Email: Arl"auLet.6PCunsullins?1:neineers.cnun (w/ encls.)
Sadler/Barnard & Associates Inc., Email: stenhenge iisadlerbarnard.com
Leila Willoughby -Oakes, Associate Planner
Peter Lawrence, Plans Examiner
Kevin Peterson. Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan. South King Fire & Rescue
15-104971-00-SU Doc I D 73977
CITY OF
era I Way
Exhibit `A'
Short Plat Findings of Fact
Federal Way Revised Code (FWRC) Chapter 18.30 `Short Subdivisions'
Evergreen Vista Short Plat, File No. 15-104971-00-SU
The Director of Community Development makes the following findings of fact pursuant to content
requirements of the Short Subdivision written decision as set forth in Federal Way Revised Code (FWRC)
18.30.110(4). These facts are in reference to King County tax parcel numbers 367440-0120 and 367440-
0125 located at 29632 and 29644 18"' Avenue South, Federal Way.
1. Proposal — The applicant proposes to subdivide two residential lots into five single-family
residential lots, a private road and a stormwater tract. As shown on the short plat drawing, the
following are the total square footage (sq. ft.) for each lot/tract: Lot 1 — 7,201 sq. ft.; Lot 2 — 9,200
sq. ft.; Lot 3 — 9,200 sq. ft.; Lot 4 — 9,565 sq. ft.; Lot 5—10,597 sq. ft.; Drainage Tract A — 7,803 sq.
ft.; and Private Road Tract B — 7,242 sq. ft.
2. Revienv Process — Pursuant to FWRC 18.30, "Short Subdivision Plats," the proposed short plat is
subject to administrative review and decision made by the Community Development Director. The
proposal has been reviewed by city staff, Lakehaven Water and Sewer District, and South King Fire
and Rescue. City staff have used the following FWRC development regulations when reviewing the
short subdivision application: Title 16, "Surface Water Management"; Title 18, "Subdivisions'; and
Title 19, "Zoning and Development Code."
Site Profile — The subject property is composed of two parcels in northeast Federal Way on the east
side of 18th Avenue South. The subject property is rectangular shaped, with 184 feet of right-of-way
street frontage and 349 feet of depth. There are two existing residences on septic with attached
garages, a shed, and two gravel driveways. The single family residence on the southwest portion of
the site will remain; however, the septic drain -field, shed and other improvements will be removed.
The second single family residence and on -site septic on the northwest portion of the site will be
removed for the stormwater tract.
According to the submitted Geotechnical Engineering Report prepared by GeoResources LLC,
revised December 12, 2016, "The United States Department of Agriculture (USDA) Natural
Resource Conservation Service has mapped the site soils as consisting of Arents-Alderwood and
Alderwood... the soils at the site have a `moderate to severe' potential for erosion when exposed,
based on the slope inclination." Further, "surface grades at the site range from approximately 5 to 7
percent along the central and western portions of the site, and 15 to 23 percent along the eastern
portion of the site. The height of the site's eastern slope is approximately 26 feet." The site is
vegetated with shrubs and trees around the existing residences. The eastern half of the subject
property is sloped and vegetated with medium—sized coniferous and deciduous trees and dense
understory.
4. Density and Dimensions — The minimum lot size requirement in the RS7.2 zoning designation
is 7,200 square feet. The proposal achieves the density requirement as noted above. FWRC
19.200.010 "Detached Dwelling Unit" prescribes setback, height, and parking and lot coverage
requirements.
Lots 3, 4, and 5 are granted a 10-foot building setback line fi-om the fi-ont property line pursuant
to FWRC 19.120.1 10(6). These lots contain slopes of 15 percent or greater. The minimum 20-
foot front setback in the RS7.2 zone shall apply to all garages, unless the garage and driveway
are oriented in a way to provide a minimum 20 feet length of parking area in front of the garage
within the property. Future building permit applications will be reviewed for compliance with
these provisions.
Comprehensive Plan — The subject property is within the Single -Family High Density Residential
designation. The proposal provides an urban density consistent with the Federal Way
Comprehensive Plan Designation.
6. Critical Areas — The City's critical area inventory designates the site an erosion hazard area. Revised
geotechnical report "29632 & 29644 — 18"' Avenue South", dated December 12, 2016, prepared by
GeoResources LLC, is the approved critical area report for this proposal. The applicant revised the
original report submitted (dated November 12, 2006) on June 10, 2016 and December 12, 2016.
The accepted report concurs with the critical area designation and states "erosion hazards can be
mitigated by applying Best Management Practices (BMPs) and erosion protection measures must be
in place prior to grading [construction] activities (p. 6)." Additionally, future building permit
applications on Lots 2-5 will require updated geotechnical reports that review and address site
development specific to these lots. The report(s) must contain updated test pits, figures and site
reconnaissance.
The city's geotechnical consultant did not conduct a third -party review of the preliminary short plat
proposal and geotechnical report. However, geotechnical reports submitted with the building permits
on Lots 2-5 may be reviewed by the city's consultant at the applicant's expense pursuant to FWRC
19.145.080(3).
7. Open Space — As the City continues to grow with each new development and residents increase, the
need for additional recreation facilities and parks will follow. Providing open space with new
development is necessary to address the open space and recreation needs of the growing community.
As part of the City's Parks, Recreation, and Open Space Plan (2013) the City has adopted the
following core values, goals, and policies regarding recreation and open space:
Core Value #3: Retain and Improve Our Open Space.
Open spaces and natural areas in the City provide an array of benefits to people and wildlife
and can contribute to enhancing water quality in the community.
Core Value 95: Provide a Balance of Services for a Diverse Population.
Understanding the population being served and providing programs and opportunities that
reflect residents' needs and interests is a major goal of the Plan. Federal Way's park system
should provide a variety of options for active and passive recreation opportunities.
Goal B.1: Improve and maintain all neighborhood parks to maximize safety, visibility,
usability, appeal, and identity.
Policy B.2: Plan for improvements to neighborhood parks based on their unique potential
and designated role in the City-wide system.
Policy B.3: Explore ways to allow for informal play opportunities by incorporating
unprogrammed spaces such as fields and forested areas.
Findings of Facts Page 2
Evergreen Vista Short Plat 1 5-104971 /Doc. I.D. 73424
Goal C.1: Maintain City parks and open spaces so that they are inviting to users and offer
facilities and activities based on the potential of each property and community need.
Policy C.1: Develop a more recognizable and inviting park and open space system.
Goal L.1: Manage environmentally sensitive lands for long-term ecosystem health and
biodiversity of natural systems, while making them accessible to the connnzmity.
Policy L.1: Maintain open spaces so that they are accessible to residents.
Goal N.1: Preserve privately -owned open spaces with environmental constraints through
incentive -based programs to provide `breathing -room' open space.
Policy N.3: To gain maximum effect on overall parks and recreation system, audit and revise
City code requirements for on -site open space, and revise to require contribution to larger
parks system rather than small, on -site parcels.
As proposed, the residents in the 5-lot short plat will increase the demand for recreation
activities and open space. Pursuant to FWRC 18.55.060, in order to reasonably mitigate the
impact of development, the applicant is required to provide open space in the amount of 15
percent of the gross land area of the subject property, which equals 9,147.6 sq. ft. Any
combination of open space types may be used to accomplish the total area required to be
reserved as follows:
Open Space
Cate, y
% of Gross
Lane[Area
Usable
10% minimum
Conservation
No maximum
or minimum
Buffer
2% maximum
Constrained
2% maximum
As proposed, there is limited space to provide on -site open space. The applicant has submitted a
letter to the Parks Director requesting to pay a fee in lieu of open space pursuant to FWRC
18.55.060(2). The Parks Director accepts this proposal after consideration of the city's overall park
plan, quality, location and service area of the open space that would otherwise be provided within
the project. Lastly, prior to short plat recording the applicant steal I pay 15 percent of the most recent
assessed land value of the property.
The Parks Department requested that consideration be given to use the Evergreen Vista Short Plat
fee in lieu of open space in any of the Parks Planning Areas. On August 16, 2016, the applicant
authorized the city to use the fees collected in any of the Parks Planning Areas.
8. Tree and Vegetation Retention/Replacement — Single-family residential zones are required to
maintain a minimum of 25-tree units per acre per FWRC 19.120.130(2). The total number of tree
units required for the short subdivision is calculated by multiplying gross site acreage, minus any
proposed private street by the required tree density (FWRC 19.120.130(3)). The gross acreage of the
site is 1.40 acres and the private road, Tract B, is 0.17 acres, for a net total of 1.23 acres. The subject
property requires 31 tree units (1.23 acres multiplied by 25 tree units per acre).
Findings of Facts Page 3
Cveroreen Vista Short Plat 15-104971/Doc. I.D. 73424
Per the preliminary tree and vegetation plan (Sheet TR-1), there are approximately 18 existing trees
on the site. A majority will be removed and the applicant proposes to retain six trees on Lots 4 and 5
on the rear of the site. After site improvements, 10.5 tree units are proposed to be retained and the
proposal will fall below minimum tree unit requirements. Accordingly, a minimum of 20
replacement tree units must be planted. Prior to final short plat approval please submit an updated
tree and vegetation plan listing the number and type of existing trees (tree survey).
A note must be placed on the short plat drawing requiring single family building permit
applications for Lots 2-5 to depict where the required tree units are located. Each new lot and
the residence to remain on Lot 1 must maintain a rninimurn of 25 tree units per acre per lot after
recording and site development. Lots are required to have the following tree units:
• Lot 1 (0.22 +/- acres) — 6 tree units
• Lot 2 (0.21 +/- acres) — 6 tree units
• Lot 3 (0.21 +/- acres) — 6 tree units
• Lot 4 (0.22 +/- acres) — 6 tree units
• Lot 5 (0.24 +/- acres) — 6 tree units
A Class IV - General Forest Practices Application may be required prior to removal of existing
trees from the property. A forest practices application must be submitted to the City whenever
more than 5,000 board feet of merchantable timber is harvested from the property. This is
approximately equal to one log truck of timber. A copy of the forest practices application will
be routed to the Washington State Department of Revenue (DOR), as forest practices are
subject to forest excise tax at the time of harvest.
Application Processing — The Community Development Department received the Evergreen Vista
Short Plat on September 30, 2015. The application was deemed complete on October 22, 2015. The
applicant requested a 180-day extension request on April 6, 2016, and the city granted the extension
on April 22, 2016. The city forwarded technical review letters to the applicant on October 22, 2015;
May 23, 2016; and October 18, 2016. The applicant resubmitted the requested information on April
29, 2016; May 2, 2016; May 19, 2016; June 24, 2016 and December 14, 2016.
10. State Environmental Policy Act (SEPA) — The proposal is exempt from an environmental review
pursuant to Washington Administrative Code (WAC) 197-1 1-800(6)(d). The proposal does not
exceed the City of Federal Way's flexible thresholds (residential structures up to 20 dwelling units):
11. Public Notice & Cornfnent — A Notice of Land Use Application for the short subdivision was
published in the Federal Way Mirror and posted at the subject property and city designated notice
boards on October 28, 2015. No written comments were received regarding the short subdivision
application.
12. Clearing & Grading —The western portion of the site is developed with two single family residences,
while the rest of the site is grassed and forested. The property will have limited clearing and
demolition associated with the removal of the northwest single family residence, garage, shed and
two on -site septic systems. According to the submitted Preliminary Technical Infonnation Report
prepared by A P Consulting Engineers PLLC revised June 24, 2016, "The pre -developed project site
is assumed to have 59, 027 square feet of forest. The developed [short plat] site has been anticipated
If the required number of tree units result in a fractional quantity, the figure shall be rounded up to the next highest whole
number.
Findings of Facts Page 4
Everareen Vista Short Plat 15-104971/Doc. I.D. 73424
to contain 25,280 square feet of new impervious surface on the new residential lots and proposed
road improvement (p. 2)."
The geotechnical report prepared by GeoResources LLC, states that based on current grades it is
expected that cuts and fills up to 10 feet will be necessary to establish finished grades (p.1). The plat
will construct four new single-family residences on Lots 2-5, Tract B will be developed with 7,242
sq. ft. of on -site road, and approximately 2,800 +/- square feet of off -site road widening and
sidewalk.
13. Storrnwater — The proposed development meets the criteria requiring Full Drainage Review under
the 2009 King County Surface Water Design Manual (KCSWDM), and City Addendum to the
manual. Development of the site will create additional runoff from new impervious surfaces such as
streets, driveways, and rooftops. The applicant is required to design all stormwater facilities and Best
Management Practices (BMPs) per the 2009 KCSWDM and City Addendum.
As shown on the preliminary engineering plans and technical information report, stornwater runoff
generated from the development of Lots 2 through 5 and the new access road will be conveyed to the
stormwater detention pond labeled Tract A.
Individual lot BMPs shall be constructed in conjunction with building permits for Lots 2 through 5.
14. Access — Lots 2 through 5 will access 18"' Ave S via a private access roadway which includes a
hammer head turnaround. The access roadway shall be per City standard -roadway section 3-2DD,
with a minimum of 20 feet of paved roadway within a 25-foot wide tract or easement. The existing
residence on Lot 1 shall maintain a direct access onto 18"' Ave S, using the existing gravel driveway
abutting the southern boundary of the site.
15. Street Frontage Improvements — The applicant is required to construct street improvements along
their property frontage on 18"' Ave S, per the City's Type `R' cross section, including all tapers and
transitions, as necessary, at each end of the improvements. The applicant will be required to dedicate
1.65 feet of property to the City for future right-of-way improvements along 18"' Ave S, in order to
accommodate the required roadway section.
16. Transportation — The City's Traffic Division reviewed the applicant's concurrency application and
concluded the proposed short subdivision will generate four new PM peak hour vehicle trips. The
Division issued a Capacity Reserve Certificate (CRC) on November 3, 2015. In order to mitigate the
impacts of new development on the City's street infrastructure, the applicant is required to pay a
traffic impact fee (TIF) per FWRC 19.91. The fee will be assessed and due at the time of building
pen -nit issuance and subject to the fee schedule in effect at the time per FWRC 19.100.070(3).
17. Fire Requirements — South King Fire and Rescue reviewed the application materials and accepts the
internal road layout. The submitted Certificate of Water Availability from Lakehaven Utility District
indicates that water will be available to the site in sufficient quantity to satisfy fire flow standards for
the proposed development.
18. Existing Septic — The short plat drawing and King County Health Department as-builts show an on -site
septic system serving the existing residence on tax parcel 367440-0125. The residence, located on Lot
l will connect to public sewer. The existing septic drain -field encroaches onto proposed Lot 2.
Findings of Facts Page 5
Evergreen Vista Short Plat 15-104971/Doc. I.D. 73424
Per the Lakehaven Water and Sewer District, tax parcel 367440-0120 does not have an existing
sewer service connection. The existing residence constricted in 1940 is served by on -site septic.
During engineering approvals, the applicant shall locate and depict the on -site septic system and
drain -field on all drawings. As a condition of approval, the Planning Division will require tank
abandonment and drain -field removal of both on -site septic systems prior to recording.
19. Water & Setiver—The applicant proposes to serve the short subdivision with a public water supply
and distribution system managed by the Lakehaven Water and Sewer District. The September 30,
2016, Certificate of Water Availability indicates Lakehaven's capacity to serve the proposed
development via an existing 12-inch diameter water main located on the 18"' Avenue South frontage.
Water service connection applications shall be submitted separately to Lakehaven for each new
service connection.
The applicant proposes to serve the short subdivision with a public sewer system managed by the
Lakehaven Water & Sewer District. The September 30, 2016, Certificate of Setiver Availability
indicates Lakehaven's capacity to serve the proposed development. Currently, the site does not have
an adequate existing sewer service connection to reach the new lots. A Developer Extension
Agreement will be required to construct new sanitary sewer facilities to the far edge of the site via
95+/- feet of 8-inch diameter sewer located to the southeast of the site.
20. LotAddresses — The City's Building Division will assign addresses to the proposed lots prior to
recording the short plat per FWRC 18.30.300.3.
21. Engineering Requirements —The applicant must submit final engineering plans to the Public Works
Department for review and approval. The applicant must obtain authorization to proceed from the
Public Works Department prior to construction of plat infrastructure.
22. Design Criteria — The proposed short subdivision satisfies applicable design standards pursuant
to FWRC Chapter 18.55 `Design Criteria' including, but not limited to, land division design, lot
design, density, and open space subject to conditions being met.
23. Short Plat Drmving —The short plat drawing requires the following modifications (prior to final
short plat approval) to comply with code requirements including, but not limited to, Short
Subdivision Submittal Requirements Bulletin #010:
1) Remove the Note "There are no designated geologically hazardous areas within this Short
Plat." from Sheet 1 of the short plat drawing.
2) Addresses assigned by the Building Division per item #20 shall be depicted on the face of
the short plat document.
24. Approval Duration — Pursuant to Federal Way Revised Code (FWRC) 18.30.260 (1), the
preliminary short plat approval expires five years from the date of this administrative decision
until February 15, 2022.
25. Conditions of Approval — The following conditions of approval shall be made part of the short
subdivision decision. Unless otherwise permitted in FWRC 18.30.280, all conditions shall be met
prior to plat recording:
Findings of Facts Pace 6
Evergreen Vista Short Plat 15-104971/Doc. I.D. 73424
1) Prior to final short plat approval, the street frontage improvements, on -site access
roadway, and storm drainage systems shall be constructed and accepted.
2) Dedication of right-of-way along 18"' Ave S shall be recorded under a Statutory
Warranty Deed, which shall be recorded prior to, or concurrent with, final short plat
recording.
3) The applicant is required to pay a traffic impact fee (TIF) for each lot. The fee will be assessed and
due at the time of building permit issuance and subject to the fee schedule in effect at the time.
4) Prior to recording, the applicant shall provide a note on the plat that the stormwater
facility tract shall be equally owned and maintained by the owners of the Short Plat.
5) Prior to recording, the applicant shall provide a note on the plat that the Tract B utility
easement and Tract A private road shall be the responsibility of, equally owned, and
maintained by the owners of Lots 2 through 5 of the Short Plat.
6) Prior to recording, the applicant shall remove all non -conforming structures and
improvements including but not limited to the residence and garage on the northwest
portion of the site and accessory buildings.
7) Prior to recording, the applicant must remove the existing on -site septic systems and
drain fields from proposed Lot 1, 2 and Tracts A and B.
8) Prior to recording, the applicant shall pay 15 percent of the most recent assessed land
value of the subject property as the fee in lieu of open space.
9) Prior to Engineering approval and plat recording, the applicant shall place a note on the
construction drawings and short plat identifying the minimum tree units required for
each lot, as described in the Evergreen Vista Short Plat Findings of Fact Item #8.
10) Prior to recording, the applicant must submit a title report for the subject property, prepared
within 90 days.
11) Prior to recording, water and sewer service stub connections shall be completed and active.
12) Building permits on Lots 2-5 must submit an updated geotechnical report for each lot
addressing the Erosion Hazard Area designation and proposed site construction.
13) Prior to final short plat approval, the short plat drawings shall be modified pursuant to
Findings of Fact 423.
These findings shall not waive compliance with future City of Federal Way codes, policies, and standards
relating to this development.
Prepared by: Leila Willoughby -Oakes, Associate Planner Date: February 15, 2017
Findings of Pacts Page 7
Evergreen Vista Short Plat I5-104971/Doc. I.D. 73424