Res 05-452
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RESOLUTION NO. 05-452
A RESOLUTION OF THE CITY COUNCIL OF THE CITY Ol?
FEDERAL WAY, WASHINGTON, APPROVING WITH
CONDITIONS THE PRELIMINARY PLAT OF BRIGHTON
PARK, FEDERAL WAY FILE NO. 03-1031 78-00-SU.
WHEREAS, the owner, Mr. Richard M. Hanson, applied to the City of Federal Way for
preliminary plat approval to subdivide certain real property known as Arighton Park, and consisting of
15.93 acres, into twenty-eight (28) single family residential lots located west of 9th Avenue SWat SW
366111 Place (if extended); and
WHEREAS, on January 29, 2005, an Environmental Mitigated Determination of Nonsignifieance
(MONS) was issued by the Director of Federal Way's Department of Community Development Services
pursuant to the State Environmental Policy Act (SEPA), RCW 43.21 C; and
WHEREAS, no comments or appeals on the MONS were submitted to the Department of
Community Development Services; and
WIIEREAS, the Federal Way Land Use Hearing Examiner on June 21,2005, held a public hearing
concerning the Brighton Park preliminary plat; and
WHEREAS, following the conclusion of said hearing, on July 1,2005, the Federal Way Land Use
Hearing Examiner issued a written Rep0l1 and Recommendation containing findings and conclusions, and
recommending approval of the preliminary plat of Brighton Park su~ject to conditions set forth therein;
and
WHEREAS, the Federal Way City Council has jurisdiction and authority pursuant to Section 20-
127 of the Federal Way City Code to approve, deny, or modify a preliminary plat and/or its conditions;
and
WIIEREAS, on July 18, 2005, the City Council Land Use/Transportation Committee considered
the record and the Hearing Examiner recommendation on the Brighton Park preliminary plat, pursuant to
Resolution #05~452. P,tge 1
rik #03-1 OJ I 78-00.S11 / Doc. LD. 32321
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Chapter 20 of Federal Way City ('ode, Chapter 58. I 7 RCW, and all other applicable City codes, and
voted to forward a recommendation for approval of the proposed Brighton Park preliminary plat to the
full City Council, with no changes to the Hearing Examiner recommendation; and
WHEREAS, on August 2, 2005, the City Council considered the record and the Hearing Examiner
recommendation on the Brighton Park preliminary plat, pursuant to Chapter 20 of Federal Way City
Code, Chapter 58.17 RCW, and all other applicable City codes.
Now THEREfORE, THE CITY COUNCIL OF THE CiTY OF FEDERAL WAY, WASHINGTON, DOES
IIFREBY RESOLVE AS FOLLOWS:
Section 1. Adoption of Findings of Fact and Conclusions.
I. The findings of fact and conclusions of the Land Use Bearing Examiner's July 1,2005,
Report and Recommendation, attached hereto as Exhibit A and incorporated by this reference, are hereby
adopted as the findings and conclusions of the Federal Way City Council. Any finding deemed to be a
conclusion, and any conclusion deemed to be a finding, shall be treated as such.
2. l3ased on, inter alia, the analysis and conclusions in the Staff Report and Hearing
Examiner's recommendation, and conditions of approval as established therein, the proposed subdivision
makes appropriate provisions for the public health, safety, and general welfare, and for sLlch open spaces,
drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary
waste, parks and recreation, play grounds, schools and schools grounds, and all other relevant facts as arc
required by City code and state law, and provides for sidewalks and other planning features to assure safe
walking conditions for students who walk to and from schoo\.
3. The public use and interest will be served by the preliminary plat approval granted
herein.
Resolution #05-452, Page 2
File #03-10317X-OO-SlJ I Doc. ID. 32321
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~ection 2. Application Approval. Based upon the rccommendation of the Federal Way Land Usc
Hearing Examiner, and findings and conclusions contained therein as adopted by the City Council
immediately above, the preliminary plat of Brighton Park, Federal Way File No. 03-103178-00-SlJ,is
hereby approved, subject to conditions as contained in the July I, 2005, Report and Reconlmendation of
the Federal Way llearing Exam iner.
$ection 3. Conditions of Annroval Integral. The conditions of approval of the preliminary plat
are all integral to each other with respect to the City Council finding that the public use and interest will
be served by the platting or subdivision of the subject property. Should any court having jurisdiction over
the subject matter declare any ofthe conditions invalid, then, in said event, the proposed preliminary plat
approval granted in this resolution shall bc dcemcd void, and the preliminary plat shall be remanded to the
City of Federal Way Hearing Examiner to review the impacts of thc invalidation of any condition or
conditions, and conduct sllch additional proceedings as arc necessary to assure that the proposed plat
makes appropriatc provisions for the public health, safety, and general welt:'lre, and other factors as
required by RCW Chapter 58.17, and applicable City ordinances, rules, and regulations, and forward such
reconullendation to the City Council for further action.
Section 4. Severability. If any section, sentence, clause, or phrase of this resolution should be held
to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or
unconstitutionality shall not affect the validity or constitutionality of any other section, sentence, clause,
or phrase ofthis resolution.
Section 5. Ratification. Any act consistent with the authority and prior to the effective date of the
resolution is hereby ratified and affirmed.
Resolution #05-452. Page 3
File 1103-1 03178~OO-SU / Doc. LD. 32321
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Section 6. Effective Date. This resolution shall be effective immediately upon passage by the
Federal Way City CounciL
RESOL VED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, THIS 2nd
DA Y OF
August
,2005.
EDERAL WAY
~
APPROVED AS To FORM:
TY ATTORNEY PATRICIA A. RICHARDSON
FILED WITH THE CITY CLERIC
PASSED BY THE CITY COUNCIL:
RESOLUTION No.
7/'22/2005
8/2/200S
05-452
Resolution # 05-45,Page 4
File #03-103178-00-SU / Doc. 1.0. 32321
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A Federal Way
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CITY HALL
33325 8th Avenue South- PO Box 9718
Federal Way, WA 98063-9718
(253) 835~7000
www.cityoffederalway.com
July 1, 2005
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City Gi:;it.;) Ofi:ce
City at Fe,j2ral Way
De-En Lang
Lang and Associates Inc.
10658 Riviera Place NE
Seattle, WA 98125
RE: PRELIMINARY PLAT OF BRIGHTON PARK, FWHE#05-09
FW# 03-103178-000-00-5U
Dear Applicant:
Enclosed please find the Report and Decision of the City of Federal Way Hearing Examiner
relating to the above-entitled case.
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All parties of record
City of Federal Way
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CITY OF FEDERAL WAY
OFFICE OF THE HEARING EXAMINER
IN THE MATTER OF: )
)
PRELIMINARY PLAT OF BRIGHTON PARK )
)
)
)
FWHE# 05-09
FW# 03-1 03178-000-00-SU
I. SUMMARY OF APPLICATION
The applicant is requesting preliminary plat approval to allow subdivision of a vacant
15.93 acre site into twenty-eight (28) residential single family lots in a cluster subdivision,
with public streets, sewer and water services.
II. PROCEDURAL INFORMATION
Hearing Date:
Decision Date:
June 21,2005
July 1, 2005
At the hearing the following presented testimony and evidence:
1. Lori Michaelson, Senior Planner, City of Federal Way
2. De-En Lang, Lang Associates, 10658 Riviera Place NE, Seattle, WA 98125
At the hearing the following exhibits were admitted as part of the official record of these
proceedings:
1 . Staff Report with all attachments
2. Power Point Presentation (Hard Copy)
3. Letter from John and Luann Davis dated June 17, 2005
4. Letter from David L Hartman dated June 21, 2005
III. FINDINGS
1. The Hearing Examiner has heard testimony, admitted documentary evidence into
the record, viewed the site and taken this matter under advisement
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2. The Community Development Staff Report sets forth general findings, applicable
policies and provisions in this matter and is hereby marked as Exhibit "1" with
attachments and hereby incorporated in its entirety by this reference.
3. All appropriate notices were delivered in accordance with the requirements of the
Federal Way City Code (FWCC).
4. The applicant has a possessory ownership interest in a rectangular, unimproved,
15.93 acre parcel of property abutting the west side of the unopened 9th Avenue
SW between SW 364lh Place and SW 368lh Street within the City of Federal Way.
The applicant requests preliminary plat approval to allow subdivision of the site
into 28 single family residential lots using the cluster subdivision method.
5. The site plan shows all lots clustered in the eastern half of the site. The western
half consists of wetlands and buffers which the applicant will dedicate to the City
as a separate Tract (A). Tract A supports a one Category "I wetland and one
Category" wetland, both of which are associated with a stream flowing through
the site from north to south. Tract A measures 8.59 acres which is more than
50% of the site.
6. The preliminary plat map shows access provided to all lots via an internal plat
road extending west from 9th Avenue SW and then curving to the north where it
terminates in a cul-de-sac. All lots will access onto the internal plat road with the
exception of four lots in the northwest corner of the developed portion of the site
which will access via a private road extending northwest from the cul-de-sac. An
improved, 32,471 foot, open space tract is located in the northeast corner
adjacent to 9th Avenue SW. Improvements on said tract include a trail connecting
the internal plat road with 9th Avenue SW, grass play area, playground
equipment, and benches. A 33,512 square foot stormwater detention tract is
located at the southeast corner of the site adjacent to 9th Avenue SW.
7. The King County Soil Survey Map identifies soils on the site as Alderwood
gravelly sandy loam which have only a slight erosion hazard and are capable of
supporting urban development. The site has rolling topography with slopes of
less than 10% and no geologically hazardous areas. Surface elevations range
from 382 to 406 feet. Vegetation in the upland areas proposed for development
includes both evergreen and deciduous trees and an understory of shrubs. The
wetland area consists of both deciduous and evergreen trees and an understory.
The City has approved the applicant's site clearing plan which shows no clearing
in critical areas.
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8. The site contains 90 s'ignificant trees, defined by the Federal Way City Code
(FWCC) as 12 inches in diameter or 37 inches in circumference measured 4.5
feet abpve ground. The applicant will remove 11 such trees and preserve the
remaining 79 which includes all such trees within the Tract A open space area.
Conditions of approval require the storm drainage design and construction plans
to ensure wetland and stream protection to include wetland hydrology, flow
control, and water quality. According to the applicant's wildlife study report, the
site does not support any endangered, threatened, or sensitive species, plant or
animal. The most critical habitat, the wetland and stream, will remain in
undisturbed open space.
9. The site is located within the Single Family High Density designation of the City
of Federal Way Comprehensive Plan and the Residential Single Family (RS9.6)
zone classification of the FWCC. Parcels abutting the north and west property
lines are also within the RS9.6 classification and parcels to the east and south
within the RS15 classification. Abutting uses include the subdivision of
Silverwood along the north property line. Silverwood was previously approved
and recorded as a clustered subdivision with a minimum lot size of 5,000 square
feet and average lot size of 5,500 square feet. 9th Avenue S. abuts the east
property line and medium density residential parcels lie to the east of said road.
10. FWCC 20-153 does not allow the total number of lots in a cluster subdivision to
exceed the number that the applicable zone classification would permit in a
conventional subdivision. Based upon the lot sizes allowed in the RS-9.6 zone,
the applicant could create 47 conventional lots on the parcel. Therefore, the
proposed 28 lots is well within the density provisions of the code.
11. The applicant proposes lot sizes between 5,056 and 10,186 square feet with an
average lot size of 6,368 square feet. Such sizes meet the criteria of FWCC 20-
154 which requires that lots created in a cluster subdivision equal one-half the
size ofthe underlying zone classification, but in no case smaller than 5,000
square feet. As previously found, all of the applicant's lots exceed 5,000 square
feet and half the size of the minimum 9,600 square foot lot size authorized in the
RS-9.6 zone. FWCC 20.154(a)(3) requires clustered lots adjacent to an
established single family neighborhood to equal the neighboring lot size or the
underlying zoning minimum lot size minus 10%, whichever is smaller. The plat
proposes a minimum size of 6,199 square feet for lots abutting the Silverwood
cluster plat along the north property line has an average lot size of 5,500 square
feet. Lots do not abut any other property lines.
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12. The cluster plat meets the criteria set forth in FWCC 20-154(7)(c) and FWCC 20-
1640 by providing a single family cluster plat compatible with surrounding areas
and which provides extensive on-site open space. The City will review future
building permits to ensure architectural design, especially garage facades and
front entries. The applicant has submitted two prototype house elevations and
site plans which meet the intent of the FWCC. FWCC 20-1640 intends each
dwelling unit for owner occupancy and the plat complies with said section by
focusing solely on development of single family residential structures as opposed
to duplexes, townhomes, or zero lot line development. The covenants will also
help promote and enhance home ownership.
13. The preliminary plat map shows that the two open space tracts combined will
measure 9.34 acres or 59% of the gross land area of the parcel. The Tract E
open space located in the northeast corner measures 32,471 square feet and
will contain various recreational improvements as set forth above. The Parks
Director has elected to calculate the required usable open space on the net
developable area as opposed to the gross land area. The proposed open space
exceeds the minimum of 10% of usable open space by approximately 500
square feet. In making its determination the Director properly considered the
easy access from both the public street and the subdivision and the significant
active and passive recreational facilities within one mile of the site to include the
SPA regional trail, Hylebos State Park, Armstrong Park, and the 363rd Street
open space park.
14. Both the Public Works Director and Fire Department have reviewed and
accepted the proposed street layout and improvement plans. Said plans include
the construction of 9th Avenue SW to public standards from its current northern
terminus at the north property line to SW 368th Street. Such will require
construction of a new road from the north property line to the south property line.
Between the south property line and SW 368th Street 9th Avenue SW currently
exists as a private road. In accordance with previous conditions of development
along said road, at such time as the City desires to make said road public, lot
owners must pay for upgrading the road. However, the applicant has agreed to
upgrade said private road to public standards at its own expense.
15. The applicant will construct internal streets within the plat to a section "U" full
street standard within a 56 foot wide right-of-way. Improvements include 32 feet
of paved roadway, vertical curb and gutter, four foot planter strip with street
trees, five foot sidewalk, and three foot utility strip with street lights. The private
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access to four lots in the northwest corner will consist of a 38 foot wide, private
tract. Improvements will include 24 feet of paved roadway, vertical curb and
gutter, five foot sidewalk, and two foot utility strip.
16. The northerly portion of 9th Avenue SW which extends along the plat's eastern
property line from north to south will be improved to three quarter street
improvements within a 60 foot wide right-of-way. The applicant will dedicate all
necessary property to increase the right-at-way width to 60 teet. Improvements
therein will include 36 feet of paved roadway, vertical curb and gutter, four foot
wide planting strip with street trees, five foot wide sidewalk, and three foot utility
strip with street lights on the west side. On the east side a four toot gravel
shoulder will abut the pavement.
17. The southerly or off-site portion at 9th Avenue SW which extends from the south
boundary of the plat to SW 368th Street will consist of a 24 foot wide paved
roadway with four foot wide gravel shoulders on each side, water quality
improvements, and related culvert improvements.
18. A mitigating measure in the MONS required the applicant to host a neighborhood
traffic safety meeting with area residents. Such meeting occurred on March 16,
2005, and based upon residents' request and the City's concurrence, the
applicant will install three speed humps and associated warning signs on 9th
Avenue SW. A northern hump will be installed north of the internal plat road
intersection and a south hump south of the internal plat road intersection. A third
hump will be installed near the mid-point of the private road section. While
residents expressed significant concerns regarding increased traffic not only on
9th Avenue SW, but on surrounding roads to include SW 368th, the applicant'';)
traffic engineer and the City's traffic engineer determined that the additional
traffic will require no further analysis. The applicant's traffic engineer did conduct
an assessment and set forth the conclusions in a letter to the City dated J\prii 11,
2005. The conclusions confirmed that increased trips on 368th St. would be
limited to vehicles going to and from lIIahee Middle School. As additional traffic
mitigation the applicant will dedicate 30 foot wide strips of property along the
west, southwest, and south property lines for future road improvements.
19. Required street improvements to the private portion of 9th Avenue SW will require
additional paving and related improvements to include gravel shoulders, water
quality measures, and modification of an existing 12 inch diameter, concrete
culvert conveying the stream under the road. The right-at-way improvements will
necessitate intrusions into the stream buffer which the Director of Community
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Development has approved. The Director has properly reviewed and approved
the request as no alternative location exists since the street has long been
constructed at its present location, and the intrusions must occur in order to
accommodate necessary improvements. A portion of the improvements will
ensure surface water quality and will treat street runoff prior to discharge to
roadside ditches. To accommodate street improvements the applicant will
remove approximately 25 feet of the west end of the existing culvert and add
approximately 30 feet to the east end.
20. The applicant has also requested permission to add a new 12 inch concrete
culvert alongside and parallel to the modified culvert to address a concern about
water ponding due to clogging of the culvert by vegetation. The City has not as
yet approved the second culvert and will make a final appealable decision at the
time of final engineering plans.
21. The applicant will comply with the City School Impact Fee Ordinance and make a
per lot payment to offset the impacts on the Federal Way School District of
school aged children residing in the plat. The district estimates 18 to 19 school
aged children will reside in the plat. Children will attend school at Enterprise
Elementary, lIIahee Middle School, and Todd Beamer High School. Buses will
transport elementary and high school students, but middle school students will
walk to school. The school access analysis indicates safe walking conditions to
the school by two different routes.
22. The lakehaven Utility District will provide both domestic water and fire flow to the
site and will also serve each lot with sanitary sewers.
23. The stormwater drainage system must meet the requirements of the 1998 King
County Surfacewater Design Manual and the City's amendments thereto. The
project must provide level 1 flow control and basic water standards. The
conceptual drainage plan accepted by the Public Works Department proposes to
preserve the existing north/south drainage pattern across the site. Approximately
two-thirds of the site presently drains directly to the on-site wetlands by sheet
flow, and the eastern portion of the site drains to the south and combines with
the outflow from the wetlands. The conceptual plan proposes to direct surface
water runoff from lots 12 through 22 and from the joint driveway serving lots 21
and 22 directly to the wetland to help maintain hydrology. Runoff from the
remaining area will be collected and directed through a buried piping system to a
wet pond/detention facility in Tract B. The pond will discharge at the present
natural location into the wetland buffer near the south property line. Storm
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drainage runoff from gth Avenue SW will receive water quality treatment prior to
discharge. The landscape plan shows screening for the detention pond from glh
Avenue SWand protection by dark, vinyl coated, chain link.
24. Prior to obtaining preliminary plat approval the applicant must establish that the
request satisfies the criteria set forth in Section 20-126(c) FWCC. Findings on
each criteria are hereby made as follows:
A. As previously found, the project is consistent with the Federal Way
Comprehensive Plan which designates the site and surrounding area as
Single Family High Density.
8. The project is consistent with applicable provisions of the FWCC to
include those adopted by reference from the comprehensive plan.
Development of the preliminary plat must comply with the provisions of
FWCC Chapter 18, Environmental Policy; Chapter 20, Subdivision;
Chapter 22, Zoning; and all other applicable codes and regulations.
Conditions of approval as recommended hereinafter will ensure
compliance with all provisions of the FWCC.
C. The project complies with the public health, safety, and welfare. The
proposed preliminary plat authorizes development of the site in
accordance with the comprehensive plan and zoning code, and all public
facilities and services are available to serve the site.
D. The preliminary plat is consistent with the design criteria set forth in
Section 20-2 FWCC as previously found.
E. The proposed preliminary plat is consistent with the development
standards listed in Sections 20-151 through 157, and 20-158 through 187
as previously found.
IV. CONCLUSIONS
From the foregoing findings the Hearing Examiner makes the following conclusions:
1. The Hearing Examiner has jurisdiction to consider and decide the issues presented
by this request.
2. The proposed preliminary plat is consistent with the Single Family High Density
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designation of the Federal Way Comprehensive Plan and meets all bulk regulations
of the RS9.6 zone classification of the Federal Way City Code.
3. The proposed preliminary plat makes appropriate provision for the public health,
safety, and general welfare for open spaces, drainage ways, streets, roads, alleys,
other public ways, sanitary waste, water supplies, fire protection, transit stops,
schools and school grounds, parks and recreation, and safe walking conditions.
4. The proposed preliminary plat will serve the public use and interest by providing an
attractive location for a single family residential subdivision while at the same time
preserving and protecting a significant wetland and stream. Therefore, the
preliminary plat of Brighton Park should be approved SUbject to the following
conditions:
RECOMMENDATION:
It is hereby recommended to the Federal Way City Council that the proposed preliminary
plat of Brighton Park be approved subject to the conditions contained in the conclusions
above.
TRANSMITTED THIS 1st DAY OF July, 2005, to the following:
AGENT: De-En Lang
Lang Associates
10658 Riviera Place NE
Seattle, WA 98125
ENGINEER: Larry Heires, P.E.
Sitts and Hill Engineers, Inc.
2901 South 40th Street
Tacoma, WA 98409
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OWNER:
Richard M. Hanson
16550 Shore Drive NE
Lake Forest Park, WA 98155
OTHERS:
Thomas Guinasso
2053 Faben Drive
Mercer Island, WA 98040
City of Federal Way
cIa Chris Green
P.o. Box 9718
Federal Way, WA 98063-9718
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CITY COUNCIL REVIEW, ACTION
Pursuant to Section 20-127, following receipt of the final report and recommendation of the
hearing examiner, a date shall be set for a public meeting before the city council.
The city council review of the preliminary plat application shall be limited to the record of the
hearing before the hearing examiner, oral comments received during the public meeting (so
long as those comments do not raise new issues or information not contained in the examiner's
record) and the hearing examiner's written report These materials shall be reviewed for
compliance with decisional criteria set forth in section 20-126. The city council may receive
new evidence or information not contained in the record of hearing before the hearing
examiner, but only if that evidence or information: (i) relates to the validity of the hearing
examiner's decision at the time it was made and the party offering the new evidence did not
know and was under no duty to discover or could not reasonably have discovered the evidence
until after the hearing examiner's decision; or (ii) the hearing examiner improperly excluded or
omitted the evidence from the record. If the city council concludes, based on a challenge to the
hearing examiner recommendation or its own review of the recommendation, that the record
compiled by the hearing examiner is incomplete or not adequate to allow the city council to
make a decision on the application, the city council may by motion remand the matter to the
hearing examiner with the direction to reopen the hearing and provide supplementary findings
and/or conclusions on the matter or matters specified in the motion.
After considering the recommendation of the hearing examiner, the city council may adopt or
reject the hearing examiner's recommendations based on the record established at the public
hearing. If, after considering the matter at a public meeting, the city council deems a change in
the hearing examiner's recommendation approving or disapproving the preliminary plat is
necessary, the city council shall adopt its own recommendations and approve or disapprove the
preliminary plat
As part of the final review, the city council may require or approve a minor modification to the
preliminary plat if:
(a) The change will not have the effect of increasing the residential density of the pi;::.t;
(b) The change will not result in the relocation of any access point to an exterior street from
the plat;
(c) The change will not result in any loss of open space or buffering provided in the plat;
and
(d) The city determines that the change will not increase any adverse impacts or
undesirable effects of the project and that the change does not significantly alter the
project
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CASE NO.: PRELIMINARY PLAT OF BRIGHTON PARK, FWHE#05-09
FW# 03-103178-000-00-SU
ADDENDUM TO DECISION
The following is a list of conditions, which were inadvertently left out from the
decision dated July 1, 2005. It is recommended to the Federal. Way City Council
that the preliminary plat of Brighton Park be granted subject to the following
conditions:
1) As required by the Directors of Community Development and Public
Works, prior to commencing construction, final engineering plans shall be
prepared in accordance with the 1998 KCSWDM, for the City's review and
approval, and shall address the following:
a) For purposes of maintaining wetland hydrology and the quality of
surface water entering the wetland buffer, Lots #12 through #22
shall be designed to direct surface flow into the wetland buffer;
with roof runoff directed to the wetland buffer via dispersion
trenches, and driveway runoff from Lots 21 & 22 shall be treated
or infiltrated prior to discharge into the wetland buffer.
b) Construction activities within the 100 foot stream setback are
prohibited from Odober 1 st to April 1 st, except as may otherwise
be approved by the Public Works Director.
c). A drainage analysis addressing the requested second culvert
beneath 9th Avenue SW, for the City's review and determination
by the Director of Community Development Services, pursuant to
FWCC 922-1312(a).
2) As required by the Director of Community Development Services,
pu~uant to FWCC S 22~1243, the City's wetland consultant will review the
applicant's stann drainage plans, at the applicant's expense, and the City
may require that any related recommendations be addressed in final
plans, prior to commencing construction.
3) Any retaining walls associated with plat infrastructure or future home
construction shall promote residential design themes. for compatibility with
surrounding residential areas, by utilizing design measures such as
terracing, orientation, nat ate' se ion, use of vegetation, and
textural treatme
Ordered by
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