LUTC PKT 09-19-2005
City of Federal Way
City Council
Land Use/Transportation Committee
September 19th, 2005 City Hall
5:30 p.m. Council Chambers
MEETING AGENDA
Disintegrating
1. CALL TO ORDER
2. APPROVAL OF MINUTES: September 6th, 2005
3. PUBLIC COMMENT (3 minutes)
4. BUSINESS ITEMS
A. Windswept Final Plat Action Barker / 10 min
B. The Greens Preliminary Plat Action Harris / 10 min
C. Cottages at Hoyt Road Preliminary Plat - Revisions Action Harris! Appleton /
20 min
D. Lakehaven ILA Preliminary Engineering Action Emter/Salloum /
10 min
E. Neighborhood Business Code Amendment Action Shull / 10 min
F. 2005/2007 Implementation of Commute Trip Reduction (CTR) Action Perez / 5 min
Plans & Program Agreement with WSDQT (CGA4567)
G. 2005/2006 Implementation of Commute Trip Reduction (CTR) Action Perez / 5 min
Plans & Program Agreement with King County
5. FUTURE MEETINGS/AGENDA ITEMS
6. ADJOURN
Committee Members City Staff
Jack Dovey. Chair Kathy McClung. Community Development Services Director
Eric Faison Marianne Stiles, Administrative Assistanf
Michael Park 253-835-2701
G,ILUTCILUTC Agendas and Summaries 2005\09-19-05lJ.1TC Agenda.doc
City of Federal Way
City Council
Land Use/Transportation Committee
September 6th, 2005 City Hall
5:00 pm Council Chambers
MEETING MINUTES
In attendance: Chairman Jack Dovey, Council Member Michael Park, Mayor Dean McColgan; Deputy Mayor Linda
Kochmar; Council Member JealUle Burbidge; Assistant City Manager Derek Matheson; Assistant City Attorney Karen
Kirkpatrick; Public Works Director Cary Roe; Conununity Development Director Kathy McClung; Public Works Deputy
Director Ken Miller; City Traffic Engineer Rick Perez; Senior Traffic Engineer Raid Tirhi; Street Systems Manager Marwan
Salloum; Street Systems Engineer John Mulkey; Senior Planner Margaret Clark, Code Compliance Officer Betty Cruz, and
Administrative Assistant Marianne Stiles. A number of unidentified people also attended.
1. CALL TO ORDER
Chairman Dovey called the meeting to order at 5:04 pm. Councilman Eric Faison was excused due to illness.
2. APPROVAL OF MEETING MINUTES
The minutes of August 1",2005, were approved.
3. PUBLIC COMMENT
none
4. BUSINESS ITEMS
A. 2006 Asphalt Overlay
John Mulkey provided the background information.
Cmte PASSED staff reconunendation to fwd Option 1 to the September 20th Council Consent Agenda.
Councilman Park had one question about the carry-over of $148,000. Cary Roe responded that the balance in 2005
would be rolled into 2006. Mayor McColgan asked if the amount to be spent and the amount 'in-hand' were equal.
John Mulkey responded that staff will match dollar amounts on plans and projects and the amounts shown were
estimates.
..........-...... .......-...........---.... .. ...-...........-...... . ..........._~._.._..._._..._...m . ...............-..........-......
MOVED by Councilman Park.. SECONDED bYC.hair Dovey. PASSED Unallimously. .
B. Transportation Safety Grants
Maryanne Zukowski provided the background information.
Cmte PASSED staff reconunendation to fwd Option 1 to the September 20th Council Consent Agenda.
Councilman Park asked about where the 'City match' of $700,000 would come from. Maryanne Zukowski
responded that in-kind services (such as staff work on the design) count as 'City match'. Chairman Dovey asked
about the timeframe; Maryanne Zukowski said it was a three-year time frame.
fjj/i~F,P};J:9~~Ti~pi~ir.:~~E<;Qijij:4/5..;;y?;~~~~i!1i:.~~ :f.~i~..~f.1~~#P~i!~g~,ji!:i~'&.::~:_~:_::::: "::::~::~::~:::::'::: ~ ..:_~:_~_~)
C. Freeway Profile Sign Code Amendment
Margaret Clack provided background information.
G,ILUTOl.UTC Agendas and Summaries 2005109-06-05 LUTC Minutes.doc
Land Use/Transportation Committee Page 2 August I, 2005
Citizen Comment:
Tom Pierson, FW Chamber, voiced his support for the amendment and a sign size of 300 feet. He also supports
'changcable' message signs.
Merle Pfeifer said he was a planning commissioner during the process and he also supports a sign size of 300 feet.
Council members discussed the 250 foot versus 300 foot sign size requirement. They asked staff about the amount
of citizen input during the planning process. Margaret Clark responded that staff actively solicited citizen/local
feedback during the process.
Cmte PASSED staff reconunendation to fwd the proposed amendment to the September 20th Council Consent
Agenda with sign size (250' - 300') to be discussed by the full CounciL
MQEj{P}y.q~~~~if~q,~:p"~!(}~?;.Qjjj/j{i)}i?;:kqiip~~~J:::~f.1~~ip~Q~q~;;i~~/r....~::~::~:-~-:~::~..:::~..~.:~.,~:.:.:~::~::~::l
D. Neighborhood Traffic Safety - Adelaide 1
E. Neighborhood Traffic Safety - Sherwood Forest 1
F. Neighborhood Traffic Safety - Sherwood Forest 2
G. Neighborhood Traffic Safety - Silver Lake
Cmte PASSED staff recommendation to fwd Option 1 of each (D-G) to the September 20th Council Consent
Agenda.
0lt~!~li~~s:Q~Q::M:Q.~F.p)X:_9.~qTr./iE:~q.:~fj{f.(jijij~Q:~:(;~~~~~r~~~~J!~;~:, "~1~~};P~Q~~~T~(;J~)i.,:~::::.~-:~--~:,~:j
H. Federal Way Habitat
Hazel Dickenson, Rainier Audubon Society
Information only. Chairman Dovey suggested the City look into becoming a National Wildlife Certified City. Ms.
Dickenson mentioned that ILEA grant money may be available for Shoreline Preservation.
6. FUTURE MEETINGS
The next scheduled meeting will be September 20'\ 2005.
7. ADJOURN
The meeting adjourned at 6:15 p.m.
G,ILUTClLUTC Agendas and Summari.s 2005\09.%-05 LUTe Minutes.doc
A
CITY OF lJ _Sf MEMORANDUM
Fede1rall Way
DATE: September 14, 2005
To: Jack Dovey, Chair
Land Useffransportation Committee
FROM: Deb Barker, Interim Senior Planner ~
VIA: Derek Matheson, Assistant City Manag&
SUBJECT: Final Plat of Windswept
Federal Way File #04-104165-00-SU
I. STAFF RECOMMENDATION
Staff recommends that the Land Useffransportation Committee forward to the City Council a
recommendation approving the Windswept Final Plat Resolution.
II. SUMMARY OF ApPLlCATIONIEXHIBITS
This application requests final plat approval for Windswept, a cluster subdivision of seven single-family
lots on 2.82 acres. The Federal Way City Council granted preliminary plat approval for the seven-lot
residential subdivision on October 17,2000. The Windswept subdivision is located on the west side of
Military Road at South 296lh Place. Zoning for the site at the time of application was and continues to
be Residential Single-Family (RS 9.6). Pursuant to Federal Way City Code (FWCC) Section 20-136,
the City Council may approve the final plat application only if all criteria of FWCC Section 20-136(b)
are met. Findings and conclusions contained in the staff report to the City Council and referenced in the
resolution indicate that the application is consistent with these criteria.
The following exhibits are included with this memorandum: Exhibit A, Vicinity Map; Exhibit B, Final
Plat Map; Exhibit C, Draft Resolution; and Exhibit D, Staff Report (with attachments).
III. REASON FOR COUNCIL ACTION
The final decision for final plats rest with the City Council in accordance with FWCC Section 20-
136(b). Bringing this matter before the City Council Land UsefTransportation Committee for review
and recommendation prior to the full Council is consistent with how land use matters are currently
processed by the City.
IV. PROPOSED MOTION
I move that the Land Useffransportation Committee forward to the City Council, and place on the
October 4, 2005, City Council consent agenda, a recommendation approving the Windswept Final Plat
Resolution.
Final Plat of Windswept
- .- ..- .-~~--~7------_.
V/
N
fA. I Subj~~t Site I I
I
I
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/
/../ -.'-...--. --'--
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- -
-
-
--
.....-----. .-------....-- ,., ----
Vicinity Map
300 0 300 Feet
. .--.- .. --.... ...-.--... ".'.)
.-----.---- ...- -
Legend
L___._] Parcels
_ Final Plat of Windswept EXHIBIT /+-.Lvtc.
_ Roads
PAGEJ OF 1
VOlUME/PAC€
WINDSWEPT
A PORTION OF THE S.W. 1/4, OF THE N.E. 1/4, SEC. 4, TWP. 21 N., RNG. 4 E.. W.t.l.,
AND THE N.W. 1/4, OF THE S.E. 1/4, SEC. 4. TWP. 21 N., RNG. 4 E., W.t.l..
FEDERAL WAY, KING COUNTY. WASHINGTON
DEplCA TION APPROVALS
"NOW All PEtJU BY m($( ~SENTS TH,;.f W[, n4E tJNO(ff~O O\ltoI(RS a: IMTeR(S1 IN mE LAND tt(REI)'l'
SlJ8OIYlotD. HEREBy DtQ.,tJ/f 1IiIS PlAT TO BE 'tHE GftNIHIC RtPR€'SENr"lION a: M ~ MADE t(R(ay, AND
00 H(~'!' DEDICATE TO fH( Us[ Of" lttE: PI..f8UC (ClR[~ Au. S1R((TS ,\NO AIJEN\Jf.$ N01 SHOIl!t4 A.S ~vA1'( H(R(()lI DEPARTMENT OF COMMUNiTY DEVELOPMENT SERVICES
AHO OE,"c.U 1111: uS/' "'EREor rM AU Pu8UC ,'.""",:S NOI INCONg'lENT ..'" TM( usE 1I1I:RI:<f' I"" PullUC
HIGHWAY' PlJlWOSES. ANO ,l.J.SO l~ RIQ1T mWAAE AU. N[O;SSNtt SI.~'S foM CUTS ANO FllLS lJP~ THf; 1.0fs
SHO'ttti tHEf<<:ON t.I THE I)III/)HAl ~EASOH_t ~ADlNC OF SNO SfRft~ AND AVf'NlIt$, AI'ID f\JftlHER OEOICA.T( fO EXAI.IIN(O ANO 1HRO'ot:O ~IS _ DAY Of ~~ ;Zo-----..
THI; uS( 'IT TH( PU8uC AU fHt EA.SUitNlS AHO ~ACts 9iQWlf ON THIS PL..\f roo Al,l P\J8I.rc PURPOSES AS
INOICATW l'HtREON. ""CL.I.lDINC 8I.If HOT llMlltO TO pillS, CR:tf SPAct. UnUT/[S ANO O/WNAGt lJt.E:SS SuCH
("SEMENTS OR TAACts AAE 'HCIf'ICAl.LY aHIlfl(O ON tHIS PlAT AS tate O(CfCAlEO M CON\(YEo TO ... PERSON
OR ENTITy OTHE:~ tHAN M Mlle. IN ~CI-t CAS[ 'tI( ()O HEm:oy' DEDlCAn;: ~.o CONvEy SUCH SfRI,tTS, EASE'4ENls, OIRECTQR Of COM~UNrTY OEvELOF'M~N t
Of! T'lACTS TO T'H( PERSON OR n~lITl' IO(N1lf"[O MID rOR THE PI.$POS( STAJro.
rUA:THf:R:, '!}iE uNI)[R~€:O OWM:RS t;E THE: LANO HEREBV SUGOwUo ..~V[ ANO R(l.('AS[ f~ fI.1[Msn,V(S, TH(1Il:
l'I[""S, ItNO ,i,S'SICNS ~O ANy PEftsa.l OR ENtlfY I)[~WIC lnu: r~ ~E UNOEl'I:gr.H(O, .ulY ~o .-.u CI,MiI$ r~ DEPARTMENT OF PUBLIC WORKS
OA&.lAGt'!ii A.C~ST THE CITy (J" nDERAI. WA,Y, ItS succ:rs.SC1I$ ANI) AS'iaOIS 'fl-\\04. \.,.1 aE occ.~ 8y l\ol(
O[~, [STAGu'SH.ItH1. 'COt<IS1RuC1JON. OPER~TQ!. f>\ll,.uRt fO I)'ERAn:. MAIN1'f;NANCE f1' ~0/tD5 A.NOf(1t OfU,iilAC[
S'r'$1ti,f5, Al.ltIMnoNS ~ 1tt: GROOt<<) surtt.lCE. \{ct"TAnoo, MAlkA(j( M gjRFAC[ OR Sl.IBSUfZFAC( wATtR now:; t.);At.4IN(O AHO ~o~o lMIS ____ OAY or ~ :ZO~
litH.,.. M SI..IID\tSION$ f;iiI "'TI'I1Pl ANY ~A1NAGE CJl DEll..n~ f.t.CIU11E!i DESICN(O TO RtcEM ~ ACnJH,.I"Y
R(CU\1NC ORAlNACiE: FR(lljj ~ SIJ8OIVI$lONS 00 tHE CITy ~ rrOE:~AL WAf' s Rt~w AND APfIII!OVAl, or .PlNl'ii ANO
PERMITS F~ ~U[, OtHER "THAN ClAl~S RESUl.TlHG FR(It.lIH.I.l)[QlJATE; NAlNT[NmCE: In' THE; CITy ~ FtD(RAl .""',
r\lllTl1[11:. tHE I.JHOER~Q OWN(~ Q( 'Q-I[ lANQ HEfltay SI.I9Dl\1OED ACRtE FOR 'hoiEMSUIJ[S. 1H(~ HE:ItIS, ANO . PUBLIC 'NQA't<s OIRe:CTM
ASSlCHS To INOfIllNItY, IG.Q HARM.E$S, AND O(F(NO tHE: ClT'J' ($ ftDtRAl. WA.... I~ SlJCC[ssoos. ANO ASSKINs. fROM Ii
ANO oG"'SI .,,, OAMoct. "'CUlOJw; /1<, COSIS OF OU'EHSE. Q.AIltO BT PERSON' ....N OIl "1HOIJT "'E l
$U8l)\lISJ(,WS 10 HA\( PEat (:AU'S(D fir ll1( Q($IGM, ESfA8L~r. CUfSfflVCllOO, m;RAn<:W. fAllJ.m( TO ~[f!.A.fE, ~
(il: MAlHfENANCt OF ROACS NfIJ/OR DRAINAGE S'I'$1tf,i, JLbAT'OtS or THE ~OUND SURfACE. 'wt<<fAT1Cf1j, ooAIN.A.(;(. FEDERAL WAY CITY COUIIICll ~
OR SUflf'Act ~ SUBSI.R"Act W~fER flOWS WIn-UN THE SU8DI~ OR 'M1'HIN "NY ORAINACE M OETtH1ION
r4Ci,JTtt$ 0('S1C>!ro TO ~a;r\( OR .t.ClUAU.'f RtCEI\4NC tltu.AC( F1ICIi Tt( SUBoIIIISlONS NG) THE" Ot'!' Of FEDEAAL Ii
WAY'S Rtw:. MlO APPROVAl, ~ PlANS AN/) PEFn.ats fOR SAMt, PRO\UO, MS WAlve~ ANO IHtIEMN1t'lCATIcrf SHA~L (XA,UW[O AAD APPRO~O THIS --..........-.. OA.Y Of: ~ '20_ ~
NOT eE CONSmum AS IID..(~G lH[ OW ty ftlJ€.A.M.. W;.Y. ITS S\JCCt'S'SOlf5, Oft M'SIGNS fRCI.! tJASIlIT'l' roo
OAIIIAr,(S, WCUDHG It-l[ COSl or OEfl;MSf, Af.SUl.llN<; rlUJ,I ~ TO TJ.( ExtOn [J" TI-IE; nt HtClICEHcE (J' TH( .TT>:ST:
OTY (:# F(OEA~ WAV, ITS SUCCfS~S, M AstM)4S. MAYOR CITY CLEAK ~
1HlS SUOOIVlgON, O!OIC.A.TlOO. RElEASE, INDEMNlflCAnON or CLAIWS, ANO ~~(II(Nf to tiOlO HARMLtS'S 1$ t.I.AO[ ~1l1
TH( fIttt ~Cf,j5t:NT ANO W ACCORDAHCf; 'M1M T}l[ Of:SIRE'S Of SAID 1Mlffis. t
IN WITNESs: YfoIEREOF, fIlE SfT OljA HANDS .vw SEAI,S: KING COUNTY DEPARTMENT OF ASSESSMENTS ,
tXAt.lINF;O ~o .6P~(I\ll:O THIS ______ O.A.Y (# ~ 20~ li
Roor o. 1.1.o'l'O ca.J.lU8IA STATE SANK II;ING COUNTY ASSe:SSOR OE:PufY I<!II/G COUNTY ASSESSOR 1
16~IO 211m AlJE:NuE (A.!:it B" &
Cfl:'hNt, WA 9&~O ITS; ACCOUNT NUMElER I
ACKNOWlEDGEMENTS f
'STA I't 0; .>\$lil<<tTOk \ ". FINANCE DI\o1SIOO CERTIFICATE ~
Cc:u.Ty' Of' I
I Hf.R(SY Cilun THAI All PROPERTY TAJ(S ARE P.t.ID, ,"",liT "*R( .-A( NO DEUNWE;Nl SPEOAt, AS<X:SSMOHS
I ctfmrT lttAT I KNOW (t( I1AW: SAnsrACT/JRY EVIOENCE THAT S1CNED Tl-IIS Q;Aflf'l€O TO nitS OF'f'IC( fOR ca.U:C'JlON NtO THAt AU. SPE:Of\l ASSESSICH~ CERTIfIED TO nts (J'f'tC€ ,.~
INSl'RtA€HT, OH OAlH STllTEO tHAI HEM WAS AU~l[O TO Ext~tt TH[ ,"SmutoflNT AND Ao(NOM..EOC(O IT ""5 m..LEC'rJN (J' ANY r;y THE PRCl'f.Rfy IiEIUl CfJt.ITAINEXI. O(OI(:.Uto AS SlRUfS. Al.l.t'rS, (J\' r~ AAy one Pval.IC
!HE OF to BE 1"HE tREt: ANO ~UNTARY ACt USE, _ PM) IN Fuu.. ncs --...........-. DAY (f" 20 i
OF SUCH PART'( FaR THE: l,JS(s A~O PuRP(lS(S MEHTlONEtJ IN nE: IlSTRWEHf. .t
MANAGER. fINANCE: DIVISION Df;PuTy ~
O"1tD~ 20
SlCN~TURf: or N01Aflv PUeuc~ i
PfllN1(o NAME:
NOTARy PI.lelJC IN AHO FM tHE
STATE r$ wA$tfNGTON ~
R€SIOINCi Al:
"'Y COMMISSION E)(Pl!:l'[S: LAND SURVEYORS CERTIFICATE
I, H(AEav CERTlrY. THAt tl'ldi PLAt OF' WINDSWEPT 1$ eASED UPON AN ..,CTVAl SlJRv[Y ANO
SUBOlVl$lON OF" stCllON 4, TOwNSHIP 21 NOft:TH. RANG€. " 'AST. \V.M.. AS 'Ff€OUIREO BV
STATE STATUtESi WAT Tl-I[ DISTANCES COURSES ANO ANC1.ES ARE SHOYtt4 THEREON
CORRECTI,.'''; ftI.A T ltf, MONuM(NT$ SHALL. a[ SH AND 1".01 .4NO 9lOCl< CORNE:~$ SHo\1.1. BE
sn COARE:CTI.. y ON tI'f[ GAOlINO (xCEPT ...s NottDi 1'l-tA T I rULI. Y COMPu(1) \!11TH
PAO'v'l$tQNS Of THE ST.... TE: AND l~L $U..T\,ltEs ",""",0 REClJl.Al{0t4$ GOvtRNlttC PI..1\ HINt
stATE or wA$HINOfOO 1" ~~
KEMTH R. ANOERSON, PROFtSSlOrllAl, LANO SUA\{VOO
CC>JI<" or CE:R~A l( HCl:. 292$7
I C(RTf'y fHAt Il<HOW M HA\IF.: $AlISfACIORr (VIOENCE TJolAT SIGNED THIS KElINtTH R. ANO€,RS(JI & ASSOCIAT[s. INC.. p,S.
1120 SCOTH .)41$' PLACE, SUjfE C-4,
IN$fRVt,Q1T, ON OAn1 SUf(o 1J.tAT HEf$HE: WAS AUlHmiZEO TO ExEcutE. Rtf:' INSlRVwtNf ~I) ACKNO'tlEO(i(I) IT '&'S Il"I)(RAL WAY, *A IJ800j
1\<( or TO 8E: ,liE tRE[ AND VOI.uMfAR'I' ACT lElEPHOH(, (,>3) 1lJ8-""
Of' SUC~ PARTy' FOR lHE 1)$($ "NO PuAPos(S /,tf;NnONEO IN THt INSTRUMENT,
RECORDING CERTIFICA Tr. R[CORllING No.
U.1tu, ,. ;1I...tO F"~ RE.CORO AT THE ~(OOESl Of ijol[ rEOEA:Al WAy CITY COUNOI. nus _ OAY
OF :20~. AT ~ UINUTES PA.$T ~liI. AND RE.COftO(O It<!
$IQ4ATUflE CY NOl,U:y PU8UC: VOlUME or ?L"~. ?Aer(S) ftECOROS OF KING
,,",H1tO N"",, COUNty. WASHINGTON.
NOfAAY ~I,IC IN Afi(I FoA DlE DI'v'I$ION OF RECORO$ ....NO tLECT10NS
sr,ut at WASI-IINCTON
R($U)lNG AI:
~'r COMMI$$Ia.! [XP1RfS:
t.tAN.4.GEfl SU?EIlINTENo(NT or RECOROS
. PORnOH or THE SOllTHwtST IlUARTER. or THE NORTHEAST QUARTERf!ESUbiviliTEl ' i
AND THE NORTHwtST IlUARTER. Of THE SOUT....ST ""ARTER. AVG 2 4<005
SECTION .... T~SHP 21 NORTH. RANG( S EASt. ~LlAMf;TTE M(R(MAN,
KENNETH R. ANUERSON FEOt:fi!Al WAY, K&NC COUNTY. WASffiNOT~, ~
4NP 4SS0CI4TII!:S, INc. ~
~~MWI.""'~
112Q swt/'t J.f.l.r. PlM~. ~. e~.., ,.~...III WIlt. w-, "'003 SHEET 1 OF 4
rILE 1'40, 99-100.1G0-OO....SU f~e: (~) 1:JII~1t" f'0l<; (253) 8.)&-011'4 .JOEl, 0<-021
(-11101: 1fr.10000001HI1'lWIr't-'lf.~oom
,--..,-.. .
B . ~
EXHIBIT
PAGE 1 OF~
---.,-.".
AQi;
WINDSWEPT
A PORllQll Of' lliE S.W. 1/4. Of' lliE H.E. 1/4. SEC. 4. TWP. 21 H., RHG. 4 E.. W.M..
AND lliE N.W. 1/4, Of lliE s.t. 1/4, SEC. 4. TWP. 21 H., RHG. 4 t., W.W..
FEDERAL WAY. KIHG COUHTY, WASHINGTON
LEGAL DESCRIPTION' 5. TRACT A is ,. ""n~ OROWlH PftOlECTION MID Cl)I~VATH'Jtl OP(t.I ~~C( U!ACT ~QoI tQHTAIH$
EH~fAU.v sEHSn'tt AflEAS tNO..lJ.)/NG A ~TRUM, S;nl[AM SE1'8ACI<, NATIVE ~,^TlON. ANO f'1.000
P AACEL Ai. Sl()lAGE:, Nm $HAl./. .. OIMO tI ~ MID UAf4tAlNm BV M H!l€oWNtRS r$" ~( PLAT, AHO SHALl. 8t
All THAT PORTION or h(" SOUTHr.t$T QU.-RfER ~ ntE ..oR1t€AsT OOAATEft Of S[CllON 4, ~W 21 NOII!1H, PfttSER\tD IN ACCOROANCE: 11TH ..oJ[ ".. A80Vt. stNSInvt MUS S10NA(:t A$SOO"1[() WITH M~ TRACT Af
RANCE ~ fAST, W.w.. ~ KltG O)JNT'fj *"SHlMCfOol, L~ SOUltiVlESlEfa.v C( 'MtUTARY ROAO AND EAST M fHt T~ACT l.tX.ATI/JNS DtPK;T(D tU(ON SHAlJ. .eE: PEflMN€Nllv M""'l~ED BY H~O'lYlltRS.
Of LAND CON~'t[O BY tDCAR 1;:. SHUTS AHO 8Ft TO Q.(N I. Russo'L AAO Wl: BY DttD I'tfamm iii ~IM( 1318 6. 10ACl '.' IS tsIAl1UM1l AS .....AlEHI uSE.I!II.l: <>'EI< SPACt: f,," lit: IlECIlEAllOt<Al USE I.HJ) BENEn! OF
~ OEED'S, po\CE 200, lJHl)(R tu;COROINC NO. 21ft,U.l
"OMl:O"'EO~ IllACI 'S' SIt.IU. lit: 0IHEll .. """"'" I.HJ) ....IAJIEO By 1lif '-OII<tOS "'11<11< 1HE
Pl\Ilctl 8: SUIlDMg()<. AND " .A' NOI BE M1HER SlJIlIlMIl(O "" Dt>tl.OOU> ..II< .., ....I.lIIU: SIIlUC_ ell ustD
PofttlOH ~ 1Ht. ilQt1J'll[ST ClMR1ER OF >>-IE SWfHE'Asr OI.MR7!'i ~ srCll~ of, TOIN~ 21 NMnt. RANG( 4 (AST. fOR fl/lIANCIAl, GAM, FENOHG AIiO ~~ ,tt/'MG mt Pl;RJtlET[I ot JliE 'fRACT SHA/"L BE "'AlNtM~ BY
_,W" IN IQftfC OOJItflY, WASliMtTOH, DEsr;RlIlW AS FD.lO*S: """'OVoO(llS "'" sHAll HOT BE REM"""D "" AlIEIIElI txOO'l r~ PUIlI'OSI;S or .....IE"NItt ""/00
8Eco.wltlC A'THE ",,"MASI COfiNEJI or SAlO H(VlII<Iol;SI OUAllI[Jl or lit: SWIlO" OUAllIEll; ll<(HO! ........G utAUIFlCA""". SUI>< AS MO"',"" IIUD CONI1WL .Pll1.iNII<c. IlEPlAcDltHI "" EHHA"C6I(HI or lAHllSCAP1HC. ""
If:sl ... 2/3 'UI; 1l<l:HQ; SOUII< 365 FEn 1ll(IICl: EASI SlI 2/3 f,[[l; 1I<EHl:E ....11< 365 rEEl 10 no: "","I RtPlAC(MEN1 ~ D.....ACE:lJ ffitClll1G..
CW BEGf3IINC. .
ExCEPt THAT I'ORlUf l"l'OEor L'fHj MORTttEASTEAl.y OF TIiE Sl)JlHM::S1t~y MARGIN CF IlllUT~'I" ROA(l. .At.SO EXc;(PT I. IR"'IS 'C' "'" "D' AIlE [SIA~ AS PlRMAH!HllN/OSC"-': lRACI5 C(lr<IAJI<O<C lilEl:s. SHIlUO!lI.HJ)
II<Al P""lION 1HEllEor lWIG (ASI[JllI or lit: r<l.l"- OESOOIIED UH[, CIl(lUHDCIM~. AHO ""All I!( <ltlM(D .. CliIlM(IO "'" MAlNIAIIfro ., no: _OllOltRS "..... lit: sue<lI"~OH.
COIiMEIION<l AT 1HE H<lltHlASI C<IfIHl;O or $All ....1I<1l(S1 <lJARIOl OF tHl SOU_SI ""All'EO: IH(HCt: 10001" lMfj~ W1flfN tHE 1Il:.v;rs SHN.1 NOT BE ft(WO~ oR Al.l'ERto ElQXP1' FOR P\JAfIosa or "MHlt:..~C[
ae'18'0It Vlt$T Al.0NG ltI( NORltl UHE nota J'IU7 FaT: Tt€NCE SOUfH 01"'4.4- UST 1~.DO FEU TO AN AHCLE ~J:~ANa::YfNf, SIJOi AS "ul) REMOVAL, Pfl:lNNC. M Ittflt.M:U([NT IN KiftI r:I .AIiIV OEAO (t.I D'nNG
PCMNT IN THt W($TtflLy 8OUNOAAY ct THAT PRQPERt't' COI\f.1(D m $COTT f:, w.Mw5 'or crEO RECMDW VNWI
MCOROINC HO. 78012.1Om, ~ NORJH .4f 'J9' 00. f;AST Al.(M; $Am al)JIrtO~v 106.35 (fET TO mE:
$(ltjTHWESTERl'r uARGIN ~ SAl0 YIU1'AJtr' fWAl) AND lH( ~ (6 ~ ~ UNt B. TRACT "'(~ IS " STORM PRA/HAGE lR,l.CT M.lO 15 HOey DEOICAlto 10 JH( Cln' Of rme:RAl,. WAY F'oR 1M(
C~$lJ<<JCtION, "AIH~ANCE ~ R(PAIl' or SfORW DRAlNAC( F'AQuTl€S, 1iI0 ~.\DINC:. MOOtrICAnC>>l$. OIl
TITLE REPORT NOTFS AND SPECIAL EXCEPTION% STAOClURES SHw. !IE Au.owrn MfHIN 1'H( I,W1TS CE" lkIS tRACt
floIE H€:R(1IIIA80'w'E I.!GN.. DESCftIPlDl AND THS stW\(y $l8)IlJIsaoN Pl....r 1$ 8ASED l.JIIQf 'I'i~T CERT,f,/N suaol'..tSl~ iiJ, lHlS POfltnllS iJ(OICATE"D TO. TH[ PtJIltJC uSE FI:1I: MAD PVRP05ES uPON THE fI:(COROINC;: or TtlIS PLAT,
(;UARANIEE PO!:PAIlED B' ""'I AlIOItCAN mu DlS\IIl"'Qi ,....,. SIJPPlI:Ml:HI... Rtl>OOI II 10 nllE C1lOEO Ho. 10, ~loJ::Ww~r~~"~wrn:JC~~\::l[~f~,~~~:lcit~= ~~~~~~~~s.t~ ~::G~
4:l09~4'&lQ3, CEfI'Tlf'lCArt rlJi flWlC lK PROPI)S(D f'l,AT rI __PT, .C()IItIS EX.AYNEO TO M'( 29, 2~ A1
8:00 A..N. SA() HUl(fN O('S(q(O PffCf(RTY IS 9J8.lCT 10 l:UI.la.'f RE~ ITalS A(l.Atw(; 10 Il:EIol EST~1t nILE
SPE"OAl f)(CrPrf~, BONG ~05E0 ON ~ e ex- $AIJ CfJftFICATr MO MfH(fl' <<~o AS f(lUO~' Wl)JI((C~1l<lHS, OR S"l'RuCn.JIW:$ ~~l B( ~U.O'lIt:O wl'HfN Tt4€' l""'ts"Of lkfS! fA~'MfHrs.
I. NOTICE ~ $EV(R A~O/CJl' WAtER CONNECTJON ,""RC[ G'if:N a'( CITy (I f'aJE:R..... WAY, RECORDINC Nl.IWl:Irn II TJoI( P~vATf STORM ORAfl.ACiE (AsEl,t(Nt (PSDf) g.fOWN ~ 'tItlHlN lOTS I HOUGH" IS HE~(ay CONVEYED TO
1I10fiOI09l1i. 1H( 1'I0IItf~$ ~S'$OCI"'hOfrl F"~ lHIS SU80rYlSlON, r~ "CCESS 1'0 AND MAlNTrNMlct; Of' IHE OIU.IN~CE SWAlE
r~ C~\{YANCE. ($' SToflU wAmt .li:l.mCI"f ORI~AtlN(; Of'f'Sm:. IrfO GRAQING. MODtfICA.TI~S, OR StRUC1\JR['ii
~, IRRE'w'OCA8t.( A~(~Nf 8E1wE(1'f ~OY H. [MM(U, JOl. IrMO R.v(lY UOyo, FttCOROlt4C NWBER 9001Hi0476, stlAtl 8E ,lu.OYEO WITHIN tHE QilADEO PORMNS ~ THI$ (AS(WENT.
J. TERMS ~D PROVISIONS IN al\.l (S ~lE fOR SAHlTARY S(WER, RtCORtJlNG NlJWG(R M06)Ol19~. 12. THE EXISTING 10' SAAltAAY SEWER (~'SEMENT (SSE) 910Ml H[~IH 'MTI11N Lars I AND 6 AS ~E.CORO[O L1NOER
t RIGHt TO MAKE NECESSARy SlO/Je:~ t'M CUTS OR r1U.$ I,/Pl)t S~IO P~EwI'SES roo MIlItARY IHMO AS GRANtEO a'l' IlEC~ OUIIII(R _"''''9. ~AlllIt: Ilfl...EO """ MOENW 10 IS' AND IS HI1<EBI OEIlICAltO 10
OEED, R((:(I(tOING NU~S Jo22J8J AIrfO JOnJa5-. lAl(EH...\tN UTILITY OISMlCf, (.AlSO SEE "["S[MfNT PRCVlS1ON$. OES~IB[D t1ER.EIH)
5. ~ASEI.I(l'4T. iNQ.UOINC TtltlilS .-NO rn0\1S1ON5 ~TAlHEO IH€F!ElN, ~~1'(D TO PUG(T S!lJNO ("fRey. F~ ElECTRIC I.), fH( EXISTING ~" SANltMv SEIO (AS(M(NT (SSE), SHO\'lft I'€~EIN WITHIN lOT ) ,lNO T~Acr .0., AS Rf;;CQRI)(O
lR~'5MtS$K)l, fl:ECOROING NtIt.COCR 87111&1167, UHOER RECOROING IrlVM8ER 8801J011Q9. SH4U. 9E AtfA/NEl) AHD IS H(R(8"( OEOlCA1EO 19 lAKEHA\fH un.ITY
DISTRiCt (.IrI,,50 stt ~E"'s[w["T PfI:O'i'lb$"' O(SCRI8ED t1[Rt~)
6. EASEMENT, INCI.\JOINC TERUS AND MO\19QNS CON1AlNtO 1l€ftEI", ~ANrro ro rEDfRAl W", W"lF;R ANO $[v.{R 14. IH1: EXlSIIHO IS' ""IAll' SU"R EAS[IlEOI (SSE) SHD\\I< ""RE'" '''''' lIlACIS 'A'. "U'. AlII) 'C', SHALl
DIsmICT, FOR $ANltAAY SfWER PURPOSEs, RECOROiiC ~Il' 8806301I9ii1. EIE RET"wro ANO IS HEAtey oEOIC.ATED TO IN<(I1AV(N UTlUl'r DISTRiCT. (ALSO 5f.( EA$EIoIENT PRO~SIONS.
? n:R~$ ANO PWJVlSlONS CctlTAIMtD IN tl(lCIJMEN't Ofln1.EO "'!.0CAt. ItM'ftO\f:WEHf D1STIIlICf wANER (f PROtf;~T O<SOlIII(O """"')
COvENANt", Rf;OORQINC tlvWER i7110i'Olll:S. I~. 1H[ StRfET TREES P\.ANttO 1M CONJUNCTlC>>t v.tn1 THIS Pl.At AA( to m: OWNED ANtI lIl,6JHTNN(O E1V Tl1E
,$, T(~MS ANO PROVlSlON~ (DjTMH(b IN OOCUwrNT ENTlTtlD "Ua~g;: TO VlJ[R*, R(~NO NUUBER 2~OJ11001Ig6, HOl.lEOVINERS A$$OOATlOtl tOR TItS SI.IJOI\ltSlON.
9. APPROlaw~tE lOCAtiON or ;.. DR:AINAC( OITCH OI$Q.OSEO lily KINe COUHTY ASSESSOR'S NAP. HI. TIi( WAttR LINE EASEMENf (YU) StlOWN Hf1tEON; WlR-!I" TAACT MEt, HA'yIHC A 'MDn1 01 10.00 FEEt; IS H[~BV
RESERvEO r~ AND OWlCATto TO LAKtH,l'v(N UllLm DISTRICT FOR THE CONSmUCllDN, MAINTENANCE AN.IJ
10. llRM'S AND Pfl:OIIISIl)NS IN TH[ OOCl./MlNT (NnTl.!O ,8AGRlfwtNt (IMNDSI'ItPT REAPPlICATION)", RECDII'O/Nc NUU9[R R(P~ OF wAftR I.U<<: fAClUT1ES. (ALSO SE.( "(ASE:I.I[Nt ~OIilSlONS~ O($CRI$(D HEREIN)
200~j02'OOOO7J. 17. BlII~OfNG$ POlWlTS tOR SlNCl( r"l.Ill,v Ov.n.UNCS AR( -gjBJECT TO APPuCAfllE SCHOOl. It.IPACT rttS.At '\'Hf: Tl~
Of ,,",,",HO PI...I 1SSUANCl:,
SURVEYOR'S NOTES, '\8. "0 SrAOCfURts. ru., 00 OSSlRuCTlC>>Is, INCl.U~C 8VT NOT lMTEO fO l>>:.o:s, PAllOS, OUT8U1lOtNGS, OR ~
I. UflLE:SS 01).l€RWlU HOTED, AU. ~M: lOT AND fR~T COAlrf€RS, -u. tIE slAK(O ..m 1/2 INCH (XAUEmt ~E8AR, 2~ OvEfl:HANGS. AR( ptMtlTfU) 8EVOtIO lHt BIJlI.OII'lC SfT8ACl< LIN(. UCEPf A$ M,4.Y at: PERMlTlEO BY Tt*: ClIY l
INCHES IN I.OICn1, MltH ltU.~ ~ASnc CAP MARJI:EO *.v(OS(~t "f\.S~2i261. AS DiE 5IJ8OI\II~ ROAD 6: ~ rEO(~Al WAY PORtlIAHT 10 af'( coot. ,
UTIlIty CONSTRuCTI(lN 1$ CONPLlltD, AC;:lUAl FR~T I.OT AI40 'QUCt COtNER$ vat.~ NOT 8( SU, SIDE lOT I..fif;S OF' ;;
(AOi lOT ANO TRACT YALL 8E MfUENCEt) mow $TWl) RENt ~~ 10nt: .tll.JCllNMC S.TRtf1~*~ EASEMENT PROVISIONS: ~
PAOJ(CTION fROW mt ACTlIAL FRONT COIMIt'S, . VARlAlU OI$TANQ: TO fH( t(ll CJf Tti( CCWSTRuCtEo C1.Jfl8S
AND .AR1<tD """ , 'M..II9I .....D. 1,1/1 II<CH ~AMEltR Ctm'O ~SK sn ItU~ \\II" ""'fACt: ... AH EASEMl:HT IS HEIlE., MS(R;W rOll ... ..",,1(D 10 QM:SI C('M"""ICIT","S. AT.I BOOAOBAHQ "91.(. PuCEl 8
WARK(O . ~SOH-PlS 4!91fi7. SOUNQ ENE~C'I'1 .\HI') THEIR R[SPCCllV( SUCCE:SSCftS AND A551Q\1:S. UNDER ANO U~ THE: ExTtflloff 10 fEEt. PARAl,l.fL S-
"II< NIII ..."""""" 1HE ""w IMHrACr or AU. LOIS NIII "ACts. Ii """'" to "STAll. LAY. C(IOSll<uCl. OENEW,
Z. Id(RIOIAN; I;jRIO NORTH: 8A~O UP()j ....StilNC10N CODRDIlI.At( $'f$T(M, t'fAO'U/il. NORlli lOH€, AAOWJED FROM (tl(RATf MID MAINTAIN uHOEA<1fOUND CONOUITS, MAINS. CAelU:S AAO 'MRES \ttlH fiCCESSAAY rAOWTlE:$ ANO On-tCA ~
.AS!-lINGla-f STAlE: WARn.tN'l' (1/ lftAN!iPORTAnON, SR-~ fMHf Of WAY MJQj~f, RECoRO Of SlJRI.(Y rILE: E""""'Eol fOR 'NE _ or s<tlW<. lit, $UflOI"~DH 'Hll DTHER PRa>tRIY ..II< EI.(C"'IC. ltlEPHDH~ Tv. AND
WM8(R 20030.105900008. KIN!) CWN1l', WA5Hf,IGlr*, .AS SEO>!Ct. 10CI;1l<l:0 "II< "E fOGHl 10 EHIEO uPOM 11<[ lDIS Al All lIMES '" 11<[ _ ""Il!" SIAIED. f
!H(SE EA"""'01S O<TEIltO ...... fell 1HES( PuflPOSE' SHAll BE RE:;I(lI/(tl AS "'All AS ~E 10 II<E,. ""'GlNAl
J. aA'3IS or BfAAiNGS: '$l)JTH UN( or l'Hf SOUTlt€AST (),JARTf::R q; SECTlOIiI " T 21 N, A Qtt E. Wi CONOITlOH 9'( TH( ullUTy. ~ lINES OR \lRRts F(A 1\01( 'fftANSWlSSfON or ELECTRIC: CURRENT. lEl"EPHONt ~ CAsH: Tv
aEAR1NG S(AJn1 8r4,'J2" EAST $HAll BE: PlACEO OR 8E PE:fNf1tD to II: PlACEO uPON .\Ny lOT UNlJ:S5 THt SAM~ ~AlL 9(. UNOEA:ORWNO OR iN
CONDUIT ATTACHtO TO A, eut.OIHC.
4. Atl D15TANCE \lMTS SkO~ HERriN ARt Ql10UH0 OISfANC[S ExPR(SSW IN u.s, $IJ~vt:'( ru;:1', UM.ESS On1ERWIIS( S
SPE arlED. AN O,SOiI(HT IS HERfElY' MYOCA8l '( R(SEIl:'I(Q FOR: AH(I CjlfAtttEo TO LAl(tHA~ UTiliTY asTRICT ANO ns M:ENTS.
$\JCCtS~ NolD "~$ICH$, r~ $0 LONG AS IT SHAl,l. 0. AND ""'NTNN mE l,Itl)flES Mf'(ft[MCED, to(Ilr4 Ut<<)[R J
S, A a;OOIMf;Tf;R &00. J SEaJtlD oM:CT REAQlNG [!J:C1'R(HC TOTAl. S1A~ w.S [MP\.O'([D TQ C(tlOUCT FIELO AHll uPDH no: AIlEA SHO" '" tHl ....AT NIl) OESOl1Bl:D >l[flE1H AS ''''Il'Ill''E EASElOE,W (M..E) I.HJ) ''''''A1!1 j
mA,'.{ftS[ CONTROl. <:eDVAfl~s t<Mt ESTAlIt..JSHNC PROPERTy LIlIES O€LICAlED UP<>>I ntS Pl.Af. fWAl PRECISION SEIl(O E"",,,,,.r (SSE) 10 ..sTAll. ....1.... ",PlACE. 1lEP.... "" CPtIlAlt WAI[Jl ,.., S[If:R ....S NIO
""SllI5 1lffJ1; ell (XCfEOS SIAIIOAROS ,~ ll.HJ) UOUtlOAll' S\IIl\€~ AS SEI f~1I< II< WASHI!<OIOH Al'PURIl'OAHQ;S '''" T>IS S\8lI"""'" "D o.THEIl PIl(P(RIy 100001HER ..IH 1l<l: """I TO EHIEO uPllH SAID
AOMJNiSTAATl\iE COO! I.lNOER WAC Jj2-1.l0-090. EASOIE><I AT All TIllE' lOll P1NOSES OIllOO<l II1ERElo. oD B\IUlIH" WAll. /lOO<EI!'. "Hc!:. IllE(S ell SIIlUCI",,( j
OF ANY K,"O SHAU. GE ERECTED Oft PLNnm, Hat SHAI,.I. ANY rU. M,\ftlIAl B( FUCal \1tlliN THE BOOHOAR(S Of'
PLAT NOTES AND RESTRICTIONS' :~~~~:t r:;:~~~~ W~~:"'THlHM ~f(.:kr!lH~ ;~^,"a:~~~T$(~~ct
,. "0(lH0 "lH1H "'ACIS 'A'. T. .C'. NIO '0' sHAll B( .......1[1). Q.EVA,JlON ItS ~TLv~. ClRAN1'M AOO!'I1(JN...u,r liR,,"ni TO lME LAl((HAI,.[N lJt!UTV 0I$1'AICT N<<J ITS I
ACEOT~ ~SSalS NIII ASSfiIY!! 7H( USE or SUQi AOT/IIl(JIAl ..... I\IlIEOIAmy ADJACENI Ie s.w EASEIlEOI
2. AU. lOTS NTHIH t}f[ filAr SHAU. ACUSS ..ufARY fW.D $OU1H 1M SClJTH 296TH P1..Act. tro OIfl:(C1 ~HlCUl.t,R AREA AS SHAll. lit: _ "'" lit: C(IItSIIlUCIlOt<. 1lECOO<S1IIUC..... ....1("..Ct: .... OI>!IIAliOH or SAlIl WAIER
Acas5 fROM ANY lOT OHlO Mll,tTARY RON) SOUtH 1$ ~f1E1). lHE DR!YEWAY FOR LOT P SHAU. BE SET lW;1( or< 'Urn rACl.I"'~ lit: UsE or SUCH AODI_Al AIlEA ~Alllll: _ 10 A OOSOHABll: .....UM .... BE
A ........ or IS FEEl filOM II<E SWTHloESTEIllY 00 or lit: 0JRlI RETIJ.. (JH IIlJIAll' ROAD AHIl ""'II< 2.... 1lE1IJIIt<EO 10 1HE COt<llInDH EICIS!IIIC IWEDIA1U' BUOlE lit: PRlJ'T.1lII ...s E01EllE0 """" "' II<E lAl(("A.... t
PLACE, U""" DlST18C1. lIS Actl<1S. .XCrlSOIIS I.HJ) _. II< AOOIllDH 10 1>1[ 0.,"", IlESllllcn"". .EREIH. "'ANI"" ~
$HAU NOr CONVEY TO A THIAO pAAfY ANY [ASf;N€NT M OfWtli! ...1UlE:ST OR RK;iH1 Of USE or PROPERTY $UeJE:cT TO
1 1l-It ARllct.(S OF ~An~ 'OR 1'H[ IW(DSVlEPT i-IOME: ~ A$$(\(:IA1\(:Ii Nt[ ON F'R...E .TH IH[ STATf: or TH! t"ASELE'Nt mAt IM)UU) ~AIR OR 1.1Wl1' ttlE US[ OF ni( EAstW[H't MIOHTS mANT(O HEREIN, l
IVASHIH(lfON tN a..'n,P\....
-4. OEOICATION OF EN\4RONMfNTAU.Y SEMSlTI\t AREA~ TRACtS. N4n',t ~wTH 'AAOTtCliON tRACTS, At(! (',(WS[RVATlI)l i
""EM SPACE lIlACI! COI<1IEYS 10 THE Pu!lUC A _"QAl i11IE1lESI ill ]H[ lAllll III"'" 11<[ lll"'l '011 All I
PUIlP(ffi[S THAI MHEn! 1>1[ PutlUC Ht:Alll<. SArEII, NIO~.w, IIlCI.IJ)JI(l PR!:SEl/VAn"" or O<WlO/<1l!HlAlll
SENSm\f: AR(A$. .$ICNI(~T NATURAl flATllRES, ~ N~n\( '4GETA'ROM, PRl'5fll:YATI(IN 01 Pl...AHT NIO AHI",AI.
HABITAT, CG/tItROI. Of SURf'AU WAtrn ANn ('RO$ION, A"IO U""~AHa Of 51.0'1: $TA8llfv. SUOi TJlACfS SHAt.L
8[ O~EO IN C()MMC)I -"'10 wMNtAlNEt) BY ntE PR!S€NT ANO rulUlt€: H()M[O\Ift~S << THE PL.-.T. I"I1ON M10M AAE
l'iIPOSED THE oa.lGAnON, E"FOR<.'tIt8lE ON atHAI! CI l'HE A.8JC SY 1HE crfY (J" fU)(RAt. 'AY, to !.fA\,(
t.motSl\JR8!D Au 1'Rt:€.s, '\lE(;[lA,lK)I\I, SlGNlJ'ICANT NATURAl. f't4~ ... ""'MAl. fCP~~.f'j'. .111~ .
TI-\E TMACT. TH( I.AN(I su~rAC[ IIlli1H SUCH TRACTS wAr NQt 8€ IIKlDItD AND M: \((:tfA~ WAY MOT R.
at CUT, PRUNED, RrMO'4:0, O.....AO(O. OR CO\f:RED 8Y tll, _n.ouT fttE ~tt(H APPROVAL IS fHE. On or KENNETH ANOERSON
it.l:(RAL IWIY DfPARWNr fY C(Mf()Mty !JE\€lOPlf(Nr $ER~ Oft us SUecE$SM AGENCy OR t)(PAfHIrlENf. ...".." '4$'SOC'A"f&'S4 (Me.
lUCH ..AClS MAY HOI BE SOlD. FUR !HER sua~"Dl:D. USED rell ""AI<CIAl C.... ~ Dl:>tI.OPEO "TH "" ~~~I.~~ i
51mJCTURE. OWT ,.tN~G OR 'SICMAc[ OR SlUil.AA ~ STA\JC1'UAf:S r ~ 9v 1'H( ClfY. TltE ctNMON I1iQ ~ttr. .;I41,l Plou, ~11II c~... '''''111 Way, VIA '1'000:5
e.OUHO~RV SHPUN suo-. 1ll:A(:f$ "NO ~Y AO.OH1HC Nt.f.A OF' Dt~OPu(NT AClI~lY ..usT 8E: I.lAAKtO OR T~III'HI; (.2~} $3,0-11" r~lI: (2:1J) '838-1151'"
OTH€f\'WlSE nAGCED ItS Rl':QUIR(O 8'( TIiE CITY f$ ft.D(RAl. WAY MM TO ANv Cl!:AIlJfC. CRAOIHG. 81.11.OINC [-MGIII IfIja*,"II",,~r"'1<<"~ ":ll
CDHS_nOH. ell D1HE/l ilE~"'MI:II1 ACn....' DI THE AIlJOINtiC AlllA. NIO ]H[ IlEWIIlED .ARI<,"O 011 ItAGClH.
SHALL ReMAIN IN Pl.t.cr UNTl. All ..oJAa'4T O!\e.~T AClMlV IS ~1tO, ~
fll[ .... 99-'OOJ~o.-oo_su SHEET 2 OF 4
-"-'..'-.---.'----,.,..--..-.
EXHIBIT 8-(,vrc-
PAGE 2- _OF -.L
VOlUWE,lPAOE:
WINDSWEPT
A PORTION Of 1HE S,W. 1/4, Of 1HE N.E. 1/4. SEC. 4, TWP. 21 N.. RNG. 4 E., W......
AND THE N.W. 1/4. Of THE S.E. 1/4. SEC. 4. TVtP. 21 N., RNG. 4 E.. w.W.,
F[OERAL WAY, KING COUNTY, WASHINGTON
fOUND wON IH /;1\5{, ~ Cfl\ITERuNt:
or "$, 1UtH 'j,l,Qtt lW.:'5T I/O!: 0f1
clilnl:CW. ON (AS1 $10( Of 1-1, 3~
I;IRAS'S 0Ig( IN 4"h" COfIIC.. "AftKlO
Wl'tl1SE:CnQtll~lION.
V1!ilTtD 6/10/:l004,
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'DUN!) WON IN ~A~ ~ ~Tlll.l"'I[ ,_......... ~
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WINDSWEPT
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PAGEA-OF~
RESOLUTION NO. DRAFT'
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,
W ASIDNGTON, APPROVING THE FINAL PLAT OF WINDSWEPT, FEDERAL
WAY, WASHINGTON, FILE NO. 04-104165-00-SU
WHEREAS, on August 29,2000, the Federal Way Hcaring Examiner conducted a public hearing on
the preliminary plat application resulting in the September 11,2000, recommendation of the Federal Way
. Hearing Examiner; and
WHEREAS, the preliminary plat of Windswept, City of Federal Way File No. 91,-100360-00-SU, was
approved subject to conditions on October 17, 2000, by Federal Way City Council Resolution No. 00-
323; and
WHEREAS, on September 9,2003, the Federal Way Hearing Examiner granted a one-year extension
to the preliminary plat application to October 17,2004; and
WHEREAS, the applicant submitted the application for final plat for Windswept within the required
time of receiving approval for the above-referenced preliminary plat extension; and
WHEREAS, the applicant has satisfied or guaranteed all of the conditions set forth in Resolution 00-
323; and
WHEREAS, the City of Federal Way's Department of Community Development Services and Public
Works Department staff have reviewed the proposed final plat for its conformance to the conditions of
preliminary plat approval, and final plat decisional criteria, and their analysis and conclusions are set forth
in the September 14, 2005 Staff Report, which is hereby incorporated by reference as though set forth in
full; and
WHEREAS, the applicant has complicd with the condition of the mitigation measure of the September
26, 1998 State Environmental Policy Act Mitigated Determination of Non significance, as discussed in the
September 14,2005 Staff Report; and
EXHIBIT c.. · L.\KC.
Res. # ,Page I PAGE , OF 'l
WHEREAS, The City Council Land Use/Transportation Committee considered the application and
staff report for the Windswept final plat at its September 19, 2005 meeting, and recommended approval
by the full City Council;and
WHEREAS, the City Council reviewed and considered the Staff Report and the application for final
plat for Windswept during the Council's October 4,2005 meeting.
Now THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY HEREBY RESOLVES AS
FOLLOWS:
Section l. Findings and Conclusions.
1. The final plat for Windswept, City of Federal Way File No. 04-104165-00-SU, is in substantial
conformance to the preliminary plat and is in conformance with applicable zoning ordinances or other
land use controls in effect at the time the preliminary plat application was deemed complete.
2. Based on, inter alia, the analysis and conclusions in the Staff Report, which are adopted herein
by reference, and on the City Council's review of the application for final plat, the proposed subdivision
makes appropriate provision for public health, ~afety, and general welfare, and for such open spaces,
drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary
wastes, parks and recreation, playgrounds, and schools and school grounds as are required by City Code,
or which are necessary and appropriate, and provides for sidewalks and other planning features to assure
safe walking conditions for students who walk to and from school.
3. The public use and interest will be served by the final plat approval granted herein.
4. All conditions listed in the September 17,2000, Federal Way Resolution No. 00-323 have been
satisfied, and/or satisfaction of the conditions have been sufficiently guaranteed by the applicant as
allowed by Federal Way City Code Section 20-135.
5. All required improvements for final plat approval have been made and/or sufficient bond, cash
deposit, or assignment of funds have been accepted as guarantee for completion and maintenance of all
required plat improvements as identified in the September 14,2005 Staff Report ~.Lutc,
Res. # , Page 2 EXHIBIT
PAGE~OF ~
6. All taxes and assessments owing on the property being subdivided have been paid or will be
paid, prior to recording the final plat.
Section 2. Application Approval. Based upon the Findings and Conclusions contained in Section 1
above, the final plat of Windswept, City of Federal Way File No. 04-104 1 65-00-SU, is approved.
Section 3. Recording. The approved and signed final plat, together with all legal instruments
pertaining thereto as required pursuant to all applicable codes, shall be recorded by the applicant in the
King County Department of Records. The applicant shall pay all recording fees.
Section 4. Severability. Ifany section, sentence, clause, or phrase of this resolut~on 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 of this
resolution.
_ Section 5. Ratification. Any act consistent with the authority, and prior to the effective date, of the
resolution is hereby ratified and affirmed.
Section 6. Effective Date. This resolution shall be effective immediately upon passage by the Federal
Way City Council.
RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, THIS
DAY OF ,2005.
CITY OF FEDERAL WAY
Mayor, Dean McColgan
EXHIBIT C · Ultc,
Res. # , Page 3 PAGE ~ OF~
A TrEST:
Interim City Clerk, Jason Suzaka
APPROVED AS TO FORM:
City Attorney, Patricia A. Richardson
FILED WIlli TIlE CITY CLERK:
PASSED BY WE CITY COUNCIL:
RESOLUTION No:
EXHIBIT ~.~
Res. # , Page 4 PAGE~OF C
~
CITY OF filii' .. ,
Fede!ral Way
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
STAFF REPORT
Request for Final Plat Approval
FINAL PLAT OF WINDSWEPT
Federal Way File No. 04-104165-00-SU
I. RECOMMENDATION
City of Federal Way staff has reviewed the final plat of Windswept for compliance with preliminary
plat conditions and all applicable codes and policies, and recommends approval of the final plat
application.
ll. INTRODUCTION
Date: September 14,2005
Request: Final plat approval for Windswept
Description: Windswept is a proposed cluster subdivision of seven single-family lots on a 2.89-
acre site. Access to Windswept is via Military Road South. All required roads,
sidewalks, storm drainage facilities, sewer lines, and water lines have been
constructed in accordance with preliminary plat approval granted by the City
Council on October 20, 2000, or financially guaranteed in accordance with the
Federal Way City Code (FWCC).
Owner: Randy D. Lloyd
16510 218tb Avenue East
Orting, W A 98360
Engineer: Kenneth R. Anderson and Associates, Inc.
1720 South 341 sl Place, Suite C-4
Federal Way, W A 98003
Location: SW \4 of the NE \4 Section 4 Township 21 North, Range 03 East, W.M, Federal
Way, King County (see Exhibit A - Vicinity Map)
Sewage
Disposal: Lakehaven Utility District EXHIBIT1> · L~
PAGE , OF_f1
Water
Supply: Lakehaven Utility District
Fire Dept: Federal Way Fire Department
School Dist: Federal Way School District #210
Prepared By: Deb Barker, Interim Senior Planner
III. HISTORY AND BACKGROUND
Windswept is a cluster subdivision of seven single-family lots on 2.89 acres (Exhibit B - Final Plat
Map). The Preliminary Plat of Windswept (Exhibit C - Preliminary Plat Map) was granted approval
by the Federal Way City Council on October 17,2000, per Resolution #00-32~ (Exhibit D-
Preliminary Plat Resolution).
Zoning for the site is RS 9.6. The preliminary plat was designed as a cluster plat, pursuant to the
regulations in effect at the time of complete preliminary plat application. The cluster plat provisions
ofthe time stated that "lots created in a cluster subdivision may be below the minimum lot size
requirements of zoning code provided the total number of lots does not exceed the number which
would be permitted in a conventional subdivision on a site of the same total area after reservation of
required open space." In addition, "in order to promote open space and the protection of natural
features such as trees and wetlands, lots may be reduced in size and placed in clusters on the site."
Lot sizes in the Windswept plat range from 8,372 square feet to 10,235 square feet, with the average
size being approximately 9,143 square feet.
The developer applied for final plat approval on October 21, 2004. Improvements installed under
Engineering Application Number 01-103925-00-EN are now complete or bonded. The final plat
application was determined complete on August 31,2005. Pursuant to RCW 58.17.110 and FWCC
Section 20-136, the City Council is charged with determining whether: I) the proposed final plat
conforms to all terms of the preliminary plat approval; 2) if the subdivision meets the requirements
of all applicable state laws and local ordinances that were in effect at the time of preliminary plat
approval; 3) if all taxes and assessments owing on the property have been paid; and 4) if all required
improvements have been made or sufficient security has been accepted by the City.
City of Federal Way staff has reviewed the final plat of Windswept for compliance with preliminary
plat conditions and all applicable codes and policies. All applicable codes, policies, and plat
conditions have been met. A proposed resolution of the City of Federal Way, Washington, to
approve the final plat of Windswept is enclosed (Exhibit E - Draft Resolution of Final Plat
Approval).
IV. COMPLIANCE WITH PRELIMINARY PLAT CONDITIONS
The following lists conditions of preliminary plat approval in the same order referenced in Federal
Way City Council Resolution 00-323. Required improvements have been completed as allowed by
FWCC Section 20-135.
Windswept Final Plat 04-104165-00-SUlDoc !.D. 33068
Request for Final Plat Approval Page 2
1. Prior to issuance of construction permits, a final landscape plan, prepared by a licensed
landscape architect in accordance with FWCC Article XVII, Landscaping, shall be submitted
for review and approval by the Director of Community Development Services, and shall
include the following elements:
(a) Street trees in right-of-way planter strips along the project frontage of Military Road
South and both sides ofthe internal plat street; and
Staff Response: This condition has been met. A landscape plan depicting right-of-way
landscape planter strips was approved by the Public Works Department in conjunction with
review and approval ofthe engineering plans. The street trees have been planted, inspected, and
approved.
(b) Type III landscaping within required landscape buffers adjacent to Military Road.
Staff Response: This condition has been met. The landscape plan depicting Tracts C and D was
approved by the Department of Community Development Services in conjunction with review
and approval of the engineering plans. Tracts C and D provide a vegetative buffer from the
Military Road South arterial. The tracts are planted with trees, shrubs, and groundcover in
conformance with FWCC Section 20-178, and have been inspected, and approved. Provisions
for ownership and maintenance are identified in note #7 of sheet 2 of 4 of the final plat
document.
2. Prior to final plat recording, the applicant shall pay the proposed alternative fee-in-lieu for the
balance of required usable open space, pursuant to final area calculations for on-site usable
open space; which fee shall be calculated on the basis of 15 percent of the most recent assessed
valuation or MAl appraisal, at that time, subject to final approval by the Directors of Parks and
Community Development Services.
Staff Response: This condition has been met. The final plat establishes Tract B, 9,376
square feet in size as usable open space, providing 76 percent of the required on-site open
space for the 2.8-acre parcel. Additional open space was established in Tract A as stream
buffer/conservation open space as provided in FWCC. The applicant has made a fee-in-
lieu-of open space payment to the City in the amount of $2,438.00, thereby satisfying the
balance of the open space obligation.
3. Prior to final plat approval, the applicant shall install landscaping in the stream setback area in
accordance with the Windswept Preliminary Plat Mitigation Planting Plan, by Adolfson
Associates, revised 8/16/00; and shall submit, for the City's review and approval, a monitoring
plan prepared in accordance with FWCC Section 22-1358(e)(l)a.-g.; and pursuant to FWCC
Section 22-1243, the applicant shall be responsible to pay for the services of a City-approved
qualified professional to perform inspections and reporting tasks required to implement the
monitoring plan.
Staff Response: This condition has been met. The landscape plan that depicted planting in
accordance with the Windswept Preliminary Plat Mitigation Planting Plan was approved by the
Department of Community Development Services in conjunction with review and approval of
the engineering plans. The vegetation was installed, inspected, and approved in April 2005. As
provided in FWCC Section 20-135, the City conditionally accepted a bond from the applicant
to cover five years of stream buffer monitoring.
Windswept Final Plat 04- I 04 I 65-00-SU/Ooc 10.33068
Request for Final Plat Approval Page 3
4. In accordance with FWCC Section 20-114( c), as vested, the preliminary plat shall expire three
years from the date of City Council approval unless substantial progress has been made toward
completion of the entire plat. In the event the applicant has not made substantial progress
toward completion of the plat, the applicant may request a one-year extension from the Hearing
Examiner. The request for extension must be submitted to the Department of Community
Development Services at least 30 days prior to the expiration date of the preliminary plat and
will be decided by the Hearing Examiner pursuant to FWCC Section 20-114(d)(e).
Staff Response: This condition has bcen met. The applicant submitted a July 28, 2003, request
for a one-year extension to the preliminary plat application. In a September 9,2003, the Federal
Way Hearing Examiner approved the extension request establishing a new preliminary plat
expiration date of October 17, 2004 (Exhibit F - Hearing Examiner Time Extension for
Preliminary Plat of Windswept).
v. SEP A CONDITIONS
The environmental detennination contained the following condition of approval listed below, and as
referenced in Federal Way City Council Resolution 00-323.
1. Pursuant to the Mitigated Determination of Nonsignificance (MDNS), include a text note on the
final plat, stating, "All homes within the subdivision shall be insulated to achieve a level of 45
Idn within general habitable space and 40 ldn within bedrooms, consistent with the Uniform
Building Code and other regulations, as required by the City of Federal Way Building Official."
Staff Response: This condition has been met based on the nonapplicability of the previously
identified adverse impact. The Mitigated DetenninationofNonsignificance waS issued on
September 28, 1996, at a time when Port of Seattle noise exposure contour maps projected an
impact to the subject property, which required subsequent mitigation. The noise contour maps
were revised following issuance of the MDNS and the subject property is no longer included in
the geographic contour of affected properties. As stated in the staff report to the Federal Way
Hearing Examiner dated August 21, 2000, the City will interpret this MDNS condition to be
met on the basis of non-applicability of the previously identified adverse noise impact, and
consequently will not require homes to be insulated over and above the normal residential
construction standards as required by the International Building Code.
VI. DECISIONAL CRITERIA
Pursuant to FWCC Section 20-136, if the City Council finds that the following criteria have been
met, the City Council may approve the final plat for recording:
1. The final plat is in substantial conformance to the preliminary plat.
Staff Response: This criterion has been met, as the final plat is representative of the
preliminary plat and the conditions of preliminary plat and SEP A mitigation have been met or
financially guaranteed.
2. The final plat is in conformity with applicable zoning ordinances or other land use controls.
Windswept Final Plat 04-104165-00-8 U/Oo<:. lD. 33068
Request for Final Plat Approval Page 4
Staff Response: This criterion has been met The plat meets the cluster standards for the RS
9.6 zoning district and provides single-family dwelling unit lots that range from 8,915 square
feet to 10,323 square feet in size. The applicant has created Tract B as an open space tract
pursuant to FWCC Section 20-155, and has established Tract A as stream buffer, drainage and
conservation open space. The plat is within planning Area G of the 1995 Federal Way Parks,
Open Space, and Recreation Comprehensive Plan. The applicant has created Tracts C and D,
which provide ten-foot-wide landscape areas between the subdivision and Military Road South
arterial, as provided under FWCC Section 20-178(a). Tracts C and D, which shall be owned in
common by the property owners of the entire plat, includes trees and shrubs and groundcover to
meet the intent of a Type III buffer. As provided for in FWCC Section 20-135(b), performance
and maintenance bonds are in place for the entire plat including frontage improvements, streets,
and all infrastructure.
3. That all conditions of the Hearing Examiner and/or City Council nave been satisfied.
Staff Response: This criterion has been met as noted in the staff comments above. All plat
conditions have been met and/or are financially guaranteed to be completed within two years of
final plat approval. All life safety improvements have been completed.
4. That the public use and interest shall be served by the establishment of the subdivision and
dedication by determining if appropriate provisions are made for, but not limited to, the public
health, safety, general welfare, open space, drainage ways, streets and roads, alleys, other
public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation,
playgrounds, and schools and school grounds, and shall consider all other relevant facts,
including sidewalks and other planning features that assure safe walking conditions for students
who only walk to and from school.
Staff Response: This criterion has been met The final plat is consistent with applicable zoning
and subdivision regulations, and ensures the public health, safety, and welfare is protected. The
plat infrastructure has been installed and adequately financially guaranteed as discussed above,
including: safe walking routes of travel to schools and school bus stops, open space, drainage
systems and water and sewer installed, and street improvements provided.
5. That all required improvements have been made and maintenance bonds or other security for
such improvements have been submitted and accepted.
Staff Response: This criterion has been met All road, pedestrian pathway, and storm drainage
improvements have been constructed and/or financially guaranteed. In addition, all water and
sewer lines have been installed and approved by Lakehaven Utility District as identified in the
August 5, 2005, letter of substantial completion from Lakehaven Utility District
6. That all taxes and assessments owing on the property being subdivided have been paid.
Staff 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.
Windswept Final Plat 04-1 04165-00-SU/v.x. lD. 33068
Request for Final Plat Approval Page 5
VII. CONCLUSION
Based on site visits, review of the final plat maps, construction drawings, and the project file, staff
has determined that the application for final plat approval for Windswept meets all platting
requirements ofRCW 58.17.110 and Section 20-136 of the Federal Way City Code. Plat
infrastructure improvements have been completed and/or financially secured to guarantee that the
plat conditions and code requirements will be completed within two years of final plat approval as
allowed by FWCC Section 20-135. The project has been developed in conformance with Resolution
00-324, approving Windswept Preliminary Plat. A recommendation of final plat approval is
therefore being forwarded to the City Council for your approvaL
EXHIBITS
Exhibit A Vicinity Map Final Plat of Windswept
Exhibit B 11 x 17 Reduced Copy of Final Plat of Windswept
Exhibit C 8Yz x 11 Reduced Copy of Approved Preliminary Plat of Windswept
Exhibit D Resolution 00-324 - October 17,2000, City of Federal Way Preliminary Plat Approval of
Windswept
Exhibit E Draft Resolution of Final Plat Approval
Exhibit F Hearing Examiner Time Extension for Preliminary Plat of Windswept
-
Windswept Final Pial 04-1 04 165-00-SU/Doc. w 33068
Request for Final Plat Approval Page 6
Final Plat of Windswept
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RESOLUTION NO. 00-323
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
FEDERAL WAY, W ASBINGTON, APPROVING WITH
CONDITIONS THE PRELIMINARY PLAT OF WINDSWEPT,
FEDERAL WAY FILE NO. 99-100368-OO-SU.
WHEREAS, the applicant Randy Lloyd, applied to the City of Federal Way for
preliminary plat approval to subdivide certain real property known as Wmdswept Preliminary Plat,
consisting ,of 2. 81 acres, into a seven (7) lot single fiunily residential cluster subdivision, located on
the west side of Military Road South at Camelot Drive (If extended); and
WHEREAS. on September 28. 1996, a Mitigated Determination of Nonsignificance
(MDNS) was issued by the Director of Federal Way's Department of Community Development
Services pursuant to the State Enwomnental Policy Act, RCW 43.21C. and no one appealed the
MONS; and
WHEREAS. the Federal Way Land Use Hearing Examiner held a public hearing on
August 29. 2000, concerning the preliminary plat of Wmdswept; and
WHEREAS, following the conclusion of said hearing, on August 2. 2000, tbeFederaI
Way Land Use Hearing Examiner issued a written Report and Recommendation containing findings,
conclusions and recommending approval of the preliminary plat of Wmdswept, subject to conditions
set forth therein; and I :J>
1 EXHIBIT
PAGE~OF J1.-
I
Res. #oo-323Page 1 (C@(P))f I
I
WHEREAS. the Federal Way City Council has jurisdiction and authority pursuant to
Section 20-106 and Section 22-476 et se([. of the Federal Way City Code (as vested) to approve.
deny or modify a prelimirnuy plat and/or its conditions; and
WHEREAS. on October 17. 2000. the City Council considered the written record and
the Recommendation of the Hearing Examiner. 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 1HECITY OF FEDERAL WAY.
W ASIllNGTON. DOES HEREBY RESOLVE AS FOLLOWS:
Section 1. Adoption of Findings of Fact and Conclusions.
1. The findings of fact and conclusions of the Land Use Hearing Examiner's
Recommendation, attached hereto as Exlul>it A and incOIporated 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. Based on, inter alia. the analysis and conclusions in the Sta1fReport and Hearing
Examiner's recommendation, and conditions of approval as established therein, the proposed
subdivision makes appropriate provisions for the public heal~ safety. and general welfare. and for
such open spaces, drainage waYS. streets or roads. alleys. other public ways, transit stops, potable
water supplies, sanitary waste, parks and recreation, play grounds, and schools and school grounds
and all other relevant facts. as are required by City Code and state law or are necessary and
appropriate, and provides for sidewalks and other planning features to assure safe walking conditions
I
for students who walk to and from ~hool. 1
Res. IIlo-m Page 2 EXHIBIT ~
PAGE~OF
3. The public use and interest will be served by the preliminary plat approval granted
herein.
. Section 2. A,pplication Approval. Based upon the reconunendation of the Federal Way Land
Use Hearing Examiner and findings and conclusions contained therein as adopted by the Oty Council
immediately above. the preliminary plat ofWmdswept, Federal Way File No. 99410036O-00-SU. is
hereby approved. subject to conditions as contained in the Reconunendation of the Federal Way
Land Use Hearing Examiner dated September 11. 2000 (Exhibit A).
Section 3. Conditions of Approval 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 of the conditions.invalid. then. in said event, the
proposed preliminary plat approval granted in this resolution shall be deemed void. and the
preliminary plat shall be remanded to the City of Federal Way Hearing Examiner to review the
impacts of the invalidation of any condition or conditions and conduct such additional proceedings as
are necessaIy to assure that the proposed plat makes appropriate provisions for the public health,
safety and general welfare and other &ctors as required by RCW Chapter 58.17 and applicable City
ordinances, rules and regulations, and forward such reconunendation 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
Res. #OO-323Page 3 EXHIBIT 1:>
PAGE ,. OF ..u:-
unconstitutionality shall not affect the validity or constitutionality of any other section, sentence,
. clause or phrase of this resolution.
Section 5. Ratification. Any act consistent with the authority and prior to the effective
date of the resolution is hereby ratified and affirmed.
Section 6. Effective Date. This resolution sbaII be effective immediatdy upon passage
by the Federal Way City Council.
.
RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY.
WASHINGTON. THIS~DAYOF October . 2000.
CITY OF FEDERAL WAY
~/~ff<
MAYO~ _ .
ATTEST:
>t r~~
CITY CLERK. N. CHRIS GREEN. CMC
APPROVED AS TO FORM:
~(!.~
. CITY ATTORNEY. ROBERT S. STERBANK
FILED wrm THE CITY CLERK: 10/10/00 \
PASSED BY THE CITY COUNCIL: 10/17/00 ,
RESOLlITION NO. 06-323
Res. #OO-323Page 4 EXH~
PAGE . OF
. CITY OF FEDERAL WAY
OFFICE OF THE HEARING EXAMINER
IN THE MATTER OF: )
)
PRELIMINARY PLAT OF WINDSWEPT ) FWHE# 00-20
) 99-100360-00-SU
) SUB91-0002
) Related File No. SEP95-0026
PROCESS IV )
)
I. SUMMARY OF APPLICATION
The applicant is requesting preliminary plat approval to allow a seven (7) lot single
family residential cluster subdivision of 2.81 acres, pursuant to Federal Way City Code
(FWCC) Chapter 20, Subdivisions, Division 5 Preliminary Plat, and FWCC Article VII,
Process III Review; with proposed intrusions into Environmentally Sensitive Areas including
a Major Stream Setback and Floodplain, pursuant to- FWCC Article XIV, Environmentally
Sensitive Areas.
.
II. PROCEDURAL INFORMA liON
Hearing Date: August 29. 2000
Decision Date: September 11, 2000
At the hearing the following presented testimony and evidence:
1. Lori Michaelson, Senior Planner, City of Federal Way
2. Richard Miller, Engineer for Applicant
3. K. Nam 29605 Military Road South, Federal Way, WA 98003
4. Randy Lloyd, Applicant. 2102 South 3411t Place. Federal Way. WA98063
At the hearing the following exhibits were admitted as part of the offICial record of these
proceedings:
1. Staff Report with all attachments
2. Mr. Nam's Photographs (3 sheets' EXH'IlT 1)
1 PAGE OF J2, .
j?t't
RXHTRlT .
III. FINDINGS
1. The Hearing Examiner has heard testimony, admitted documentary evidence into
the record, and taken this matter under advisement.
2. The Community Development Staff Report sets forth general findings, applicable
policies and provisions in this matter and is hereby marked as Exhibit "1" and
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 an irregularly ~haped, 2.8 acre
parcel of property abutting the west side of Military Road South opposite Camelot
Drive and the Camelot Mobile Home Park within the City of federal Way. The site
is presently improved with one single family residential dwelling and the applicant
requests preliminary plat approval to allow subdivision of the site into seven single
family residential lots and two tracts. The existing house will remain at its present
location on proposed lot six.
5. The preliminary plat map shows that a single, 50 foot wide, 200 foot long, cul-de-sac
. road extending southwest from Military Road into the site will provide access to all
seven lots. Lots vary in size between 9,705 square feet and 8,917 square fee~.
Tract A, a 19,011 square foot parcel located in the northwest comer of the parcel,
will be used for a stream buffer, stann drainage, and COnservatiOn open space area.
A 14,067 square foot Tract B, located between the internal plat road, the Military
Road right..of-way and the southeast property line of Tract A is designated for
usable open space.
6. Access to the existing house on proposed lot six is presently provided by a gravel
driveway extending southwest and south from Military Road across the plat
property. The abutting neighbor to the east uses a portion of the driveway near
Military Road for access as well. However, said property owner does not have an
easement to use said driveway, and the applicant proposes to eliminate the
driveway and provide access for lot six onto the internal plat road. While testimony
at the hearing indicated that the abutting neighbor to the east might have an
adverse possession claim or some other right to use the driveway, such issues are
beyond the scope of the present proceeding and are reserved for Superior Court.
However, property line and easement disputes must be resolved prior to final plat
approval.
7. The site is located within the Single Family High Density designation of the Federal
Way Comprehensive Plan, and abutting ~perties are located in either the Single
Family High Density or the Multi-Family d ignatian of the comprehensive plan. A
seven lot single family residential subdivision on 2.8 acres is consistent with the
2
EXHI~Tk
PAGE OF
comprehensive pJan.
8. The site is located within the RS~9.6 zone classification of the Federal Way City
Code (FWCC) which authorizes single family residential homes on minimum 9,600
square foot lot sizes. While fIVe lots are less than 9,600 square feet, the applicant
has also applied for a cluster development pursuant taSection 20-154 FWCC.
9. A drainage course flowing from west to east adjacent to Tract A on the northwest
property line meets the FWCC definition of "major stream" and must be protected
by a minimum 100 foot setback. However, the applicant has applied to intrude into
the major stream setback for the purposes of Widening Military Road South,
providing an adjacent landscape buffer, installing a b,iofiltration swale, and
performing related grading and landscaping.
10. The topography of the site slopes gradually down hill to the southwest from Military
Road, and previous clearing, contains no trees meeting the FWCC definition of
"significant". Small birds and animals probably inhabit the site, but no threatened or
endangered species. Required landscaping in Tracts A and 8 will very likely
improve on-site habitat opportunities. w
11. The applicant filed a completed application for preliminary plat approval on
. December 22, 1994, and pursuant to RCW 58.17.033. is subject to the
. comprehensive plan, zoning, and other land use ordinances in effed on said date.
Section 20-154 FWCCauthorizes cluster subdivisions in order to promote open
space and the protection of natural features such as trees and wetlands. Said
section authorizes. reductions in lot size below the minimum required in the
applicable zone classification, provided that minimum yard and setback
requirements can be met. However, density cannot be increased over the maximum
allowed by the underlying zone classification.
12. As shown in Section V of the staff report. the RS-9.6 zone classification would allow
subdivision of the site into a maximum of ten lots while the applicant proposes
seven "lots. Thus, the p~posed density of the clustered subdivision does not exceed
the maximum allowed by the RS-9.6 classification. Furthermore, two of the seven
lots will exceed the size requirements, and the remaining five lots will be only 683
square feet less than the minimum authorized by the RS-9.6 classification.
Clustering is appropriate as it allows the applicant to preserve the entire stream
buffer and floodplain as permanent, conservation open space with planting
enhancements. It further allows contiguous, usable open space visually and
functionally linked to the conservatiOn open space.
13. The applicant proposes an Undergroun~ pipe system within the internal plat road
to collect and detain storm water prior to ts discharge to a biofiltration swale along
the westerly portions of Tracts A and B. The storm drainage system will include a
3
b
EXHIBIT ,-C-
PAGE' OFJ
controlled release facility release water to the stream at a metered rate along the
northwest property line. Surface water is conveyed from that point through a culvert
under Military Road northeaster1y to the Bingaman Pond, Mill Creek, and eventually
to wetlands adjacent to West Valley Highway. The applicant must construct the
stann drainage facilities in accordance with the 1990 King County Surface Water
Design Manual and the City's engineering and construction standards. Such will
ensure safe and appropriate management of surface water runoff.
14. The applicant will construct sidewalks on both sides of the internal plat road and on
the west side of Military Road across the plat frontage. Such will ensure appropriate
internal pedestrian circulation and safe access for school children to school bus
stops.
15. The applicant will provide Type III landscaping and street trees in the 10 foot wide
Tracts C and 0 adjacent to Military Road, and street trees on both sides of the
internal plat road. Prior to final plat approval, the applicant must submit a final
landscape plan to the City for final approval.
16. The FWCC requires open space to equal at least 15% of the gross area of the site,
but authorizes plats of fIVe acres or less to pay an alternative fee in lieu of providing
on-site open space. Based upon the gross area of the two parcels, the Windswept
. plat must prOVide 18,295 square feet of total open space which includes 12,197
square feet of usable open space. The applicant proposes 19,000 square feet of
. conservation open space, more than the total open space requirement However,
the applicant is able to provide only 9,280 square feet of usable open space and
therefore proposes a fee in lieu of providing the balance of approximately 2.900
square feet. The City Parks Director reviewed and accepted in concept the fee in
lieu request.
17. As previously found, the applicant proposes to intrude into a portion of the major
stream setback for road widening and biofiltration swale construction. Conditions of
approval require the applicant to construct half street improvements to the Military
Road right-of-way across the plat frontage which will include an eight foot wide
sidewalk; six foot. wide planter. strip with street trees and streetlights; curb and
gutter; five foot wide bicycle lane; and pavement widening. The applicant must also
dedicate a 20 foot wide strip of property for widening Military Road. Such
improvements require intrusions into the stream setback and floodplain.
18. PriQr to intruding into a stream setback and floodplain, the applicant must establish
that the request satisfies the criteria set forth in Section 1312(c) FWCC. Findings
on each criteria are hereby made as follows:
A. The intrusion will not adversely dffect water quality. The applicant must
comply with the stann drainage detention and water quality requirements of
4
EXH~
PAGE OF
-..-"..-. ..
the King County Sunace Water Design Manual as well as the City's adopted
stonn drainage design and construction standards. Compliance with said
criteria will ensure no adverse impact to water quality.
B. The intrusion will not destroy or damage a significant habitat area. As
previously found, the stream setback has been previously cleared of
significant vegetation and is of marginal habitat value. Furthermore. from its
headwaters near SR-99 to Interstate-5, the stream has been severely
impacted by past development Furthermore, portions of the stream
downstream from the site are completely developed with residences and
roads. The mitigation planting plan and monitoring plan will increase habitat
value.
C. The intrusion will not adverse.~ affect drainage or stann' water retention
capabilities. Again,. compliance with the King County Surface Water Design
Manual and City standards will ensure no adverse impacts to surface water
drainage or storm water retention capabilities.
D. The intrusion will not lead to unstable earth conditions nor create erosion
hazards. The applicant must provide a temporary erosion and sedimentation
control plan as part of construction permit applications.
.
E. The intrusion will not be. materially detrimental to other properties in the area
nor to the City. as a whole. . nor will the intrusion cause a .1058 of significant
open space or scenic vista. To the contrary. the purpose of the intrusion is
to create new sidewalks. bike lanes, and a planting area for street trees and
other landscaping which will provide public benefits. The area has no
important view corridors. and the intrusion is necessary for reasonable
development of the property (to accommodate surface water drainage and
improvements to Military Road).
19. The applicant will construct the internal plat road to the City local right-ofwway
standard which indudes five foot wide sidewalks, four foot wide planter strips with
trees and streetlights, and a 28 foot wide pavement within a 50 foot wide right-of-
way. As previously found. the applicant will also construct half street improvements
to Military Road South and will also execute a "No Protest Local Improvement
District Agreemenr wherein he agrees to participate in future improvements to the
east side of Military Road South.
20. School. children residing in the plat will attend Lake Dolloff Elementary School,
Sacajawea Junior High School. and Federal Wr.y High School. The district will bus
all students residing in the plat. Conditions. require the applicant to comply with the
City School Impact Fee Ordinance at bUilding permit issuance. Said ordinance
currently requires a payment of $2.383 per single family housing unit to the school
5
EXHI~T~
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district.
21. The Lakehaven Utility District will provide sanitary sewers, potable water, and fire
flow to the site.
22. Prior to obtaining preliminary approval the applicant must also establish that the
project satisfies the criteria for Process III review as set forth in Section 22-476
FWCC. Findings on each criteria are hereby made as follows:
A As previously found, the proposed preliminary plat is consistent with the
comprehensive plan which designates the site Single Family High Density.
B. The project is consistent with all applicable provisions of the 'FWCC including
those adopted by reference. The project complies with all criteria set forth in
Chapter 20 FWCC entitled "Subdivisions. and Chapter 22 entitled "Zoning".
The proposed cluster subdivision and minor intrusions into a stream setback
and floodplain are consistent with applicable decision criteria set forth in
Section 20-154, et seq., FWCC.
C. The project is consistent with the public health. safety. and welfare. All
facilities and services are available to serve the proposed preliminary plat.
D. The project complies with design criteria set forth in Section 20-2 FWCC.
E. The project complies with the development standards set forth in Sections .
20-151 - 20-157 and 20-178 - 20-.187 FWCC.
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 of Windswept makes appropriate provision for the
pUblic health. safety, and general welfare for open spaces. drainage ways. streets.
alleys. other public ways, water supplies, sanitary waste. parks. playgrounds, sites
for schools. school grounds. fire protection. and safe walking conditions.
3. The proposed preliminary plat is consistent with the Federal Way Comprehensive
Plan and the RS-9.6 zone classification as modified by the cluster subdivision.
4. The project satisfies all criteria for intrusioJ into a stream setback and floodplain as
well as all criteria within t~e FWCC concerning subdivisions.
6
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EXHIBIT 1:>
PAGEJO OF P:-
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5. The proposed subdivision will serve the public use and interest by providing an
attractive location for a single family residential subdivision and therefore should be
granted subject to the following conditions:
1. Prior to issuance of construction permits. a final landscape plan, prepared by
a licensed landscape architect in accordance with FWCC Article XVII,
Landscaping, shall be submitted for review and approval by the Director of
Community Development SelVices, and shall indude the following elements:
(a) Street trees in right-of-way planter strips along the project frontage of
Military Road and both sides of the internal plat street; and
(b) Type III landscaping within required landscape buffers adjacent to
Military Road.
2. Prior totinal plat recording, the applicant shall pay the proposed alternative
fee~in-lieu for the balance of required usable open space, pursuant to final
area calculations for on site usable open space, which fee shall be calculated
on the basis of 15% of the most recent assessed valuation or MAl appraisal,
at that time, subject to final approval by the Directors of Parks and
Community Development Services.
3. Prior totinal plat approval. the applicant shall install landscaping in the
stream setback area in accordance with the Windswept Preliminary Plat
Mitigation Planting Plan. by Adolfson Associates. revised 8/16/00; and shall .
submit, for the city's review and approval, a monitoring plan prepared in
accordance with FWCC Sec. 22-1358(e)(1)a.-g.; and pursuant to FWCC
Sec. 22-1243, the applicant shall be responsible to pay for the services of a
city-approved qualified professional to perform inspections and reporting
tasks required to implement the monitoring plan.
4. In accordance with FWCC Sec. 20-114(c), as vested. the preliminary plat
shall expire three years from the date of city council approval unless
substantial progress has been made toward completion of the entire plat. In
the event the applicant has not made substantial progress toward completion
of the plat, the applicant may request a on-year extension from the Hearing
Examiner. The request for extension must be submitted to the Department
of Community Development Services at least 30 days prior to the expiration
date of the preliminary plat and will. be decided by the Hearing Examiner
pursuant to fWCC Sec. 2()"11~(d)(e).
i
,
7
EXHIBIT ))
PAGE-lLOF ..P--
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. . .
RECOMMENDATION:
It is hereby recommended to the Federal Way City Council that the preliminary plat
of Windswept be approved subject to the conditions contained in the conclusions
above.
DATED THIS / / 11- DAY OF September, 2000t
~~
S1l EN K. CAUSSEA X. JR. _
Hearing Examiner
.
TRANSMITTED THIS \.l 4- DAY OF September, 2000. to the following:
APPLICANT: Randy Lloyd
P.O. Box 3889
FederalWay, WA 98063-3889
K. Nam
29605 Military Road S.
Federal Way. WA 98003 .
.-
City of Federal Way
c/o Chris Green
33530 1M Way S.
Federal Way, WA 98003
i
1
8 EXHIBIT j:> ..G-
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PAGE~OF
DRAFT
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,
W ASillNGTON, APPROVING THE FINAL PLAT OF WINDSWEPT, FEDERAL
WAY, WASHINGTON, FILE NO. 04-104165-00-SU
WHEREAS, on August 29, 2000, the Federal Way Hearing Examiner conducted a public hearing on
the preliminary plat application resulting in the September 11,2000, recommendation of the Federal Way
Hearing Examiner; and
WHEREAS, the preliminary plat of Windswept, City of Federal Way File No. 91-100360-00-SU, was
approved subject to conditions on October 17, 2000, by Federal Way City Council Resolution No. 00-
323; and
WHEREAS, on September 9,2003, the Federal Way Hearing Examiner granted a one-year extension
to the preliminary plat application to October 17, 2004; and
WHEREAS, the applicant submitted the application for final plat for Windswept within the required
time of receiving approval for the above-referenced preliminary plat extension; and
WHEREAS, the applicant has satisfied or guaranteed all of the conditions set forth in Resolution 00-
323; and
WHEREAS, the City of Federal Way's Department of Community Development Services and Public
W orlcs Department staff have reviewed the proposed final plat for its conformance to the conditions of
preliminary plat approval, and final plat decisional criteria, and their analysis and conclusions are set forth
in the September 14,2005 Staff Report, which is hereby incorporated by reference as though set forth in
full; and
WHEREAS, the applicant has complied with the condition of the mitigation measure of the September
26, 1998 State Environmental Policy Act Mitigated Determination of Non significance, as discussed in the
September 14,2005 Staff Report; and
Res. # , Page 1 EXHIBIT ~
PAGE , OF
WHEREAS, The City Council Land Useffransportation Committee considered the application and
staff report for the Windswept final plat at its September 19, 2005 meeting, and recommended approval
by the full City Council; and
WHEREAS, the City Council reviewed and considered the Staff Report and the application for final
plat for Windswept during the Council's October 4, 2005 meeting.
Now TIlEREFORE, THE CITY COUNCIL OF TIlE CITY OF FEDERAL WAY HEREBY RESOLVES AS
FOLLOWS:
Section 1. Findings and Conclusions.
1. The final plat for Windswept, City of Federal Way File No. 04-1041 65-00-SU, is in substantial
conformance to the preliminary plat and is in conforinance with applicable zoning ordinances or other
land use controls in effect at the time the preliminary plat application was deemed complete.
2. Based on, inter alia, the analysis and conclusions in the Staff Report, which are adopted herein
by reference, and on the City Council's review of the application for final plat, the proposed subdivision
makes appropriate provision for public health, safety, and general welfare, and for such open spaces,
drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary
wastes, parks and recreation, playgrounds, and schools and school grounds as are required by City Code,
or which are necessary and appropriate, and provides for sidewalks and other planning features to assure
safe walking conditions for students who walk to and from schooL
3. The public use and interest will be served by the final plat approval granted herein.
4. All conditions listed in the September 17,2000, Federal Way Resolution No. 00-323 have been
satisfied, and/or satisfaction of the conditions have been sufficiently guaranteed by the applicant as
allowed by Federal Way City Code Section 20-135.
5. All required improvements for final plat approval have been made and/or sufficient bond, cash
deposit, or assignment of funds have been accepted as guarantee for completion and maintenance of all
required plat improvements as identified in the September 14,2005 Staff Report. E
Res. # , Page 2 EXHIBIT
PAGE Z. OF~
6. All taxes and assessments owing on the property being subdivided have been paid or will be
paid, prior to recording the final plat.
Section 2. Application Approva1. Based upon the Findings and Conclusions contained in Section 1
above, the final plat of Windswept, City of Federal Way File No. 04-104165-00-SU, is approved.
Section 3. Recording. The approved and signed final plat, together with all legal instruments
pertaining thereto as required pursuant to all applicable codes, shall be recorded by the applicant in the
King County Department of Records. The applicant shall pay all recording fees.
Section 4. Severability. If any section, sentence, clause, or phrase of this resoh~tion 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 of this
resolution.
Section 5. Ratification. Any act consistent with the authority, and prior to the effective date, of the
resolution is hereby ratified and affirmed.
Section 6. Effective Date. This resolution shall be effective immediately upon passage by the Federal
Way City Council.
RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, THIS
DAY OF ,2005.
CIlY OF FEDERAL WAY
Mayor, Dean McColgan
EXHIBIT E
Res. # , Page 3 PAGE ~ OF~
A TrEST:
Interim City Clerk, Jason Suzaka
APPROVED AS TO FORM:
City Attorney, Patricia A. Richardson
FILED WIlli lliE CITY CLERK:
PASSED BY THE ClTY COUNCIL:
RESOLUTION No:
EXHIBIT e:
Res. # , Page 4 PAGE~OF ~
. .
(206) 661..4OCJO
FEDERAL WAY, WA98003-621O
September 9. 2003
/ity Clerks Office
fty of Federal Way
-
Randy Lloyd
P.O.-Box 3889
Federal Way, WA 98063-3889
RE: TIME EXTENSION FOR PRELIMINARY PLAT OF WINDSWEPT
CITY FILE NO. 91~100360"()O~SU
Dear Applicant:
Enclosed please find the Report and Decision of the City of Federal Way Hearing
Examiner relating to the above-entitled case.
E
HEARING EXAMINER
SKC/ca
cc: All parties of record
City of Federal Way (!'r
. ,. .
~~-~
-1-
EXHIBIT 1=
PAGE \ OF .~
.
OFFICE OF THE HEARING EXAMINER
CITY OF FEDERAL WAY
REPORT AND DECISION
TIME EXTENSION FOR: Preliminary Plat of Windswept
City File No. 91-100360-OO-SU
SUMMARY OF REQUEST: rroJ!~ ~ flll1IiUJ}
Request for one year time extension.
SUMMARY OF DECISION: Uul SEP I 0 2003 i l!lJ
1 ~
Time extension is hereby granted. .. ~ --~----...J
,CI1Y U~rks OffIce
Llty j' c~ 1Ma' 'v]
- . ",._,.",y
-~
FINDINGS AND DECISION:
FINDINGS:
1. The Federal Way City Council conditionally approved the preliminary plat of
.Windswept on October 20, 2000. The preliminary plat was vested to city
ordinances in effect in December, 1994, when the applicant submitted a completed
application for preliminary plat approyal. The 1994 subdivision code provided that
. preliminary plats not processed to final plat approval would expire three years from
the date of City Council approval unless the applicant obtained a time extension.
2. On July 28,2003, Richard L Miller, P.E., project engineer, requested a one year
time extension. By letter dated August 26, 2003, Kathy McClung, director of
Community Development Services, recommended approval of the one year
extension.
3. Section 20-114(0) of the Federal Way City Code (FWCC) in effect in December,
1994, requires the Examiner in detennining whether to approve a time extension to
consider "whether conditions in the vicinity of the subdivision have changed to a
sufficient degree since initial approval to warrant reconsideration of the preliminary
plaf'.
4. Ms. McClung's letter states that conditions in the vicinity of the project do not
warrant reconsideration of the preliminary plat and that the department
-2-
EXHIBIT 'f=
PAGE Z. OF ~
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,-
recommends approval.
CONCLUSIONS:
1. Section 20-114 FWCC grants the Examiner jurisdiction to consider and decide
requests for one year extensions to process a preliminary plat to final plat approval.
2. The applicant asserts and the Community Development Services Department
agrees that changes in the area since the initial approval do not warrant
reconsideration of the preliminary plat.
DECISION:
The request for a one year time extension for the preliminary plat of Windswept is hereby
granted. The new expiration date is October 17,2004.
ORDERED this 9th day of September, 2003.
TRANSMIttED this 9th day of September, 2003, to the following:
APPLICANT: Randy Lloyd
P.O. Box 3889
Federal Way, WA 98063-3889
KNam
29605 Military Road S.
Federal Way, WA 98003
Richard L. Miller, P.E.
RLM Engineering
15604 86th Avenue Ct. E.
Puyallup, WA 98375
City of Federal Way
do 'Chris Green
P,O. Box 9718
Federal Way, WA 98003
-3-
EXHIBIT -p
PAGE ~ OF ~
~
CITYOF' ~~
FedelrallWay
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
MEMORANDUM
To: Jack Dovey, Chair
Land Use and Trnnsportation lmmittee
FROM: Jim Ranis, Senior Plann~
VIA: David Moseley, City Manag ~
RE: The Greens Preliminary Plat
Application No. 05-100447-00-SU
DATE: September 12, 2005
I. STAFF RECOMMENDATION
Staff recommends the Land Use and Transportation Committee fOlWard to the City Council a
recommendation approving The Greens preliminary plat with conditions, based on the findings and
conclusions in the August 30, 2005, Report and Recommendation by the Federal Way Hearing
Examiner .
ll. SUMMARY OF ApPLICATION
The applicant requests approval of a 20-lot residential subdivision, as provided for under Federal
Way City Code (FWCC) Chapter 20, "Subdivisions," subject to City Council approval.
ill. REASON FOR COUNCIL ACTION
Pursuant to FWCC Chapter 20, "Subdivisions," the City Council issues a final decision at a public
meeting, after review of the Hearing Examiner's recommendation. Consistent with City procedures,
preliminary plat applications are brought to the Land Use and Transportation Committee for review
and recommendation prior to review by the full Council.
IV. HEARING EXAMINER'S RECOMMENDATION
On August 30,2005, the Federal Way Hearing Examiner issued a Report and Recommendation
(Exhibit A) to approve the proposed preliminary plat. The Hearing Examiner's recommendation
includes six of seven conditions recommended by City staff. The Hearing Examiner eliminated a
condition recommended by staff, which required retention of existing vegetation on the future lots, by
limiting clearing and grading to the right-of-way, storm drainage area, and usable open space area.
The Hearing Examiner replaced the staff recommended condition with a condition, which allows
mass grading of the site including the future lots at the time of plat infrastructure construction. The
Examiner's recommendation was issued following consideration ofthc'following: staff report
(Exhibit B) and testimony presented at the August 16, 2005 public hearing. The Hearing Examiner's
recommendation is subject to the following conditions of preliminary plat approval:
1. Final plat approval shall require full compliance with drainage provisions set forth in the FWCC.
Compliance may result in reducing the number and/or location oflots as shown on the
preliminary approved plat. Final storm drainage engineering plans shall comply with the
following:
A. Drainage plans and analysis shall comply with the 1998 KCSWDM and amendments
adopted by the City of Federal Way. City of Federal Way approval of the drainage and
roadway plans is required prior to any construction.
B. On-site stormwater quality treatment shall be provided using the basic water quality menu
options of the 1998 KCSWDM as amended by the City of Federal Way_
e. On-site stormwater runoff control (detention) shall be provided in accordance with Chapter
5 of the 1998 KCSWDM. The detention facility must be designed to meet the Level 3 Flow
Control requirements of the KCSWDM.
Final review of the stormwater quality and detention facilities will occur in conjunction with
full engineering review_
2. The applicant is required to construct an off-site stormwater conveyance system within the
southerly right-of-way of SW 356th Street, in order to convey stormwater flows from the
detention and water quality facilities to the existing public drainage system.
3. The final plat drawing shall establish Tract A in an open space tract to be owned in common and
maintained by property owners of the proposed subdivision. The final plat note shall include
provisions prohibiting removal or disturbance of vegetation and landscaping within the regulated
wetlands and buffers in Tract A, except as necessary for maintenance or replacement of existing
plantings and as approved by the City. A note shall be included on the final plat map that the
open space tract shall not be developed with any buildings, and may not be used for financial
gam.
4. The final plat drawing shall establish Tract B in a usable open space tract to be owned in
common and maintained by property owners of the proposed subdivision. A note shall be
included on the final plat map that the open space tract shall not be developed with any
buildings, and may not be used for financial gain.
5. Prior to issuance of construction permits, a final landscape plan, prepared by a licensed
landscape architect, shall be submitted to the City for approval, and shall include the following
elements:
A. Open space landscaping in Tract B;
B. Street trees in right-of-way landscape planter strips;
C. Type ill landscaping in Tract E;
D. Significant tree preservation plan; and
Land Use and Transportation Committee 05-100447-00-8U / Doc 1.0.33160
The Greens Preliminary Plat Page 2
E. Tract F landscaping, screening the storm drainage pond from adjacent right-of-way with
landscaping and/or fencing. Cyclone fencing, ifused, shall be coated black or green, and
shall be screened by vegetation.
6. The proposed subdivision shall comply with the Public Works Development Standards,
including the following requirements:
A. Six feet of right-of-way shall be dedicated along the SW 356th Street property frontage.
B. The cul-de-sa<; shall be constructed to City Street standards, which include a 90-foot
diameter turnaround, vertical curb and gutter, five-foot sidewalk, and three-foot utility strip,
within a 106-foot diameter right-of-way and an optional center island. The owners of lots 7
thru 12 shall have primary maintenance responsibility, with oversight by the homeowners'
association, for the center landscape island if constructed.
7. The applicant may mass grade the site.
V. PROCEDURAL SUMMARY
February 1, 2005 Date of application for 20-10t The Greens preliminary plat
March 28, 2005 Date application determined complete
June 11, 2005 Environmental determination issued
August 16, 2005 Hearing Examiner Public Hearing
(pursuant to FWCC Section 22-126, the Hearing Examiner issues a
recommendation to the City Council.)
August 30, 2005 Hearing Examiner issued recommendation of conditional approval of
preliminary plat to the City Council
September 19,2005 City Council Land Use and Transportation Committee meeting
(This committee forwards a recommendation to the full Council for a decision
at a public meeting [see Section VII, below].)
VI. DECISIONAL CRITERIA
Pursuant to FWCC Section 20-127, the scope of the City Council review is limited to the record of
. the Hearing Examiner public hearing; oral comments received at the public meeting (provided these
do not raise new issues or infonnation not contained in the Examiner's record); and the Examiner's
report. These materials shall be reviewed for compliance with decisional criteria set forth in FWCC
Section 20-126(c), as noted below:
1. Consistency with the Federal Way Comprehensive Plan;
2. Consistency with all applicable provisions of the FWCC, including those adopted by
reference from the comprehensive plan;
3. Consistency with the public health, safety, and welfare;
Land Use and Transportation Committee OS-lO0447-00-SU I Doc 1.033160
The Greens Preliminary Plat Page 3
4. Consistency with the design criteria listed in Section 20-2; and
S. Consistency with the development standards listed in Sections 20-151 through 157, and 20-
178 through 20-187.
Findings and conclusions that the application is consistent with these decisional criteria are set forth
in the Hearing Examiner's report and recommendation.
vn. COUNCIL ACTION
The Federal Way City Council's review of the application is 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 contained in the Examiner's record), and the
Examiner's written report. The City Council may receive new information not in the record pursuant
to FWCC Section 20-127(b).
A draft resolution approving the proposed preliminary plat as recommended by the Hearing Examiner
is attached. After consideration of the record, the City Council may, by action approved by a majority
of the total membership, take one of the following actions, pursuant to FWCC Section 20-127:
1. Adopt the recommendation; or
2. Reject the recommendation; or
3. Remand the preliminary plat back to the Hearing Examiner, pursuant to FWCC Section 20-
127(b); or
4. Adopt their own recommendations and require or approve a minor modification to the
preliminary plat, pursuant to FWCC Section 20-127( d).
vm. PROPOSED MOTION
I move that the Land Use and Transportation Committee forward to the City Council, and place on
the October 4, 2005, City Council consent agenda, a recommendation approving The Greens
Preliminary Plat Resolution.
EXlDBITS
A. Hearing Examiner Report and Recommendation, August 30, 2005
B. Staff Report to Hearing Examiner, August 8, 2005 *
C. City Council Draft Resolution for The Greens Preliminary Plat Approval
"'NOTE: A full copy of the Staff Report to the Hearing Examiner, with exhibits, is available in the City Council Room.
Land Use and Transportation Conunittee 05-100447-00-SU / O<lc I.D.JJI60
The Greens Preliminary Plat Page 4
.
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......... ~ red era I Wa .. 33325 8th Avenue South · PO Box 9718
~ ~ r' Y Federal Way, WA 98063-9718
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August 30, 2005
Federal Way 356 LLC
Kevin O'Brien
15 Lake Bellevue, Suite 102
Bellevue, WA 98005
RE: THE GREENS PRELlMINARYPLA T, FWHE #05-11
FW# 05-100447 SU
Dear Applicant:
Enclosed please find the Report and Decision of the City of Federal Way Hearing Examiner
relating to the above-entitled case.
SKC/ca
cc: All parties of record
City of Federal Way
(1/ ~~
EXHIBIT A
PAGE-L""OQL
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CITY OF FEDERAL WAY.. !
OFFICE OF THE HEARING EXAMINER
IN THE TTER OF: )
) FWHE# 05-11
) FW# 05-100447 SU
THE Gf':-:E:NS PRELIMINARY PLAT )
)
-.''''-- )
I. SUMMARY OF APPLICATION
T':,:~ dpplicant is requesting preliminary plat approval of a 20-lot residential lot
cluster :;,;, vision as provided for under Federal Way City Code (FWCC) Chapter 20,
"Subdivi"'ns," and requiring approval pursuant to FWCC Section 20-110.
II. PROCEDURAL INFORMATION
Hearing Date: August 16, 2005
Decision Date: August 30, 2005
At the heunng the following presented testimony and evidence:
1. Jim Harris, Senior Planner, City of Federal Way
2. Phil Kitzes, ESM Consulting Engineers, 33915 1st Way South, Ste. 200,
Federal Way, WA 98003
3. Craig Sears, Federal Way 356th LLC, 15 Lake Bellevue Drive, Ste. 102,
Bellevue, WA 98005
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 of preliminary plat
3. Clearing and Grading Exhibit wit~ colored phofos (listed as 3A, 3B, 3C, and
3D)
4. Comments - Sahalee Firs
5. Comments - Lakota Crest ( ( ~
o (~IBIT A~
PAGE..2~
Page - 3
III. FINDINGS
1. The Hearing Examiner has heard testimony, admitted documentary evidence into
the record, and taken this matter under advisement.
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,
6.91 acre parcel of property located at the southeast corner of the intersection of
SW 356th St. and 18th Avenue SW within the City of Federal Way. The parcel
abuts SW 3561h St. for 431 feet and abuts 18th Avenue SW for 698 feet. The
applicant requests approval of a clustered preliminary plat to allow subdivision of
the site into 20 single family residential lots and six tracts.
5. The preliminary plat map shows most lots clustered in the western and
northwestern portion of the site and access provided either directly onto 18th
Avenue SWor onto a new, internal, plat road extending west therefrom and
terminating in a cul-de-sac. A private access extends north from the internal plat
road to provide access to four lots. A 28,060 square foot storm drainage facility
is shown in the northeast portion of the parcel. Tract A, a 95,863 square foot
conservation native growth protection tract, consisting of wetlands and buffers is
located in the eastern and southeastern portions of the plat. A 30,486 square
foot, regularly shaped, Tract 8, designated for usable open space, separates the
lots from Tract A. The preliminary plat proposes a minimum lot size of 5,000
square feet, a maximum lot size of 7,400 square feet, and an average lot size of
5,750 square feet.
6. The parcel and all abutting parcels are located within the Single Family High
Density designation of the City of Federal Way Comprehensive Plan, and the site
itself is located within the Single Family Residential (RS) 9.6 zone classification.
Parcels to the north across SW 356th St. are located within the RS 7.2 zone
classification as are parcels to the east which include Armstrong Park and the
Bonneville Power Administration (SPA) right-of-way. Parcels abutting the south
property line and to the west across 18th Avenue SW are located in the RS 9.6
zone classification.
EXHIBIT "
PAGE ~ OF -"-
Page - 4
7. Vegetation on the heavily wooded site consists primarily of second .growth forest
with an understory of native shrubs. Douglas fir trees grow in the northern portion
of the site and Red Alder trees the southern portion. A report entitled "Evaluation
of Trees" submitted by Gilles Consulting (Exhibit "7") identified a total of 173
significant trees on site. The applicant will retain the 39 significant trees located
in the wetland and wetland buffer which calculates to approximately 22% of the
total significant trees on site. The applicant must provide a tree clearing and
landscape plan which meets the requirements of Section 20-158 FWCC. A
Category 1 wetland extends onto the southeast corner of the site, and in
accordance with FWCC Section 22-1357, the applicant has provided a 200 foot
wide, wetland buffer which extends across much of the southern portion of the
site. The applicant will provide fencing and signing along the buffer edge. While
development of the site will impact animal habitat no, endangered or threatened
animal species inhabit the site, and the site is not mapped as a priority habitat
and species area. Furthermore, the applicant will maintain approximately 42% of
the site in open space, and the wetland and buffer tract will maintain the most
important habitat areas on the parcel.
8. Section 20-153 FWCC requires that the number of lots created in a cluster
subdivision does not exceed the number of lots permitted in a conventional
subdivision on an unencumbered site. The total lot area reduced by the required
open space area and street area, then divided by the minimum lot size
authorizes a maximum of 20 lots. Lot sizes in a cluster subdivision may equal a
minimum of one-half the size of the underlying zoning requirement, but in no
case smaller than 5,000 square feet. The applicant has provided a minimum
5,000 square foot lot size. Furthermore, Section 20-154(a)(3) FWCC requires
that lots in a cluster subdivision abutting an established single family
neighborhood must equal 90% of either the neighboring lot size or the underlying
zoning minimum lot size. All plat lots abut either SW 356th St. or 18th Avenue SW
with the exception of lot 20 which abuts the south property line and two lots
within the plat of Hamstead Green Division 1. The average size of the two lots
measures 5,941 square feet and lot 20 measures 6,253 square feet which more
than meets the minimum lot size requirement.
9. The project satisfies the approval criteria for a clustered plat as set forth in
Sections 20-154(c) and 20-1640 FWCC. The project proposes lot sizes and
configurations similar to those in the area and maintains significant open space
and vegetation. The future homes must meet architectural design standards, and
the clustered development which should result in owner occupancy. The A
EXHIBIT
PAGE~OF --n.-
Page - 5
applicant proposes a single family subdivision as opposed to duplexes,
townhomes, or zero lot line developments. All lots have a rectangular shape
which will allow structures to meet required building setbacks and still provide a
reasonably sized, building envelope.
10. The project complies with the open space requirements of Section. 20-154( e)
FWCC which requires a clustered subdivision to provide 15% of usable, on-site,
open space except that 5% can serve as a buffer. The applicant proposes
30,486 square feet of usable open space which exceeds the mi!:limum
requirement of 30,100 square feet. Residents will have easy access to Tract 8
from the internal plat road, and Tract 8 can provide active recreational
opportunities to include a path, lawn, picnic table and seating beach. No
improvements will occur in Tract A.
11. Section 20-178 FWCC requires a ten foot wide, Type 3 landscape buffer along
the north property line adjacent to SW 356th St., an arterial road. The preliminary
plat map shows a ten foot wide, landscape buffer and the City must approve the
final plan. The map also shows a five foot wide landscape tract separating the
internal cul-de-sac road and the stormwater drainage tract.
12. The applicant will construct all street improvements and dedicate all streets with
the exception of the private access tract to the City following completion of
construction subject to the City's modifications set forth in Exhibits "10" and "11".
Transportation Engineering NW submitted a Traffic Impact Analysis (TIA)
evaluating the impacts of plat traffic on City streets and intersections. The City's
traffic engineer reviewed the TIA and concluded that no oft-site improvements
were necessary, but that the applicant would dedicate six feet of right-of-way
along SW 356th St. Improvements to 18th Avenue SWalong the plat frontage
north of the new internal plat road shall include construction to City Street
Section "S". Such will require a total of 36 feet of paved road, vertical curb and
gutter, four foot planter, five foot wide sidewalk, three foot wide utility strip, street
trees, and streetlights. The channelization of 18th Avenue at the 356th S1.
intersection will include a left turn lane and combined through/right-turn lane.
13. South of the new internal plat road improvements to 18th Avenue SW will include
a taper of the new 36 foot wide section and additional improvements of a rolled
curb and gutter, four foot planter strip, five foot wide sidewalk, street trees, and
three foot wide utility strip. These improvements will transition to existing
improvements at the southern property line. The applicant will improve the
internal cul-de-sac road to the local street standard which requires a 52 foot wide
EXHIBIT ~
PAGE ~OF~
Page - 6
right-at-way, 28 toot wide paved roadway, vertical curb and gutter, tour toot wide
planter strips, street trees, and tive toot wide sidewalks on both sides. The cul-
de-sac will provide a 90 toot diameter turnaround, vertical curb and gutter, five
toot wide sidewalk, and three toot wide utility strip within a 106 toot diameter
right-at-way. If the applicant installs a 26 toot diameter, center landscape island
within the cul-de-sac, future abutting lot owners will provide maintenance. The
Tract D private access extending north from the internal plat road will meet City
private access standards to include a 38 foot wide width with 24 foot wide paved
roadway, vertical curb and gutter, five foot wide sidewalks, and two foot wide
utility strips. The length shall not exceed 150 feet and owners of lots using the
private access will have responsibility for its maintenance. As off-site traffic
mitigation, the applicant will contribute its prorata share of $60,700 toward to a
City Transportation Improvement Program for SW 356lh St. between 1st Avenue
SW and SR 99.
14. Enterprise Elementary, lIIahee Junior High, and Todd Beamer High School will
serve school aged children residing in the plat. The Federal Way School District
will provide bus transportation from the site to all three schools due to their
location more than one mile from the site. The applicant submitted a school
access analysis which shows a safe pedestrian path to school bus stops tor each
of the three schools. The applicant must comply with the City's School Impact
Fee Ordinance and make a per lot payment to the Federal Way School District to
offset the impacts on the district of school aged children in the plat. Compliance
with the installation of sidewalks and impact fee ordinance will ensure that the
plat makes appropriate provision for schools and school grounds and safe
walking conditions.
15. As previously found, the applicant proposes a 30,486 square foot Tract B which
will provide active recreational opportunities. The site also has convenient
access to the City's Armstrong Park and the BPA trail.
16. The lakehaven Utility District will provide both potable water and fire flow to the
site and sanitary sewer service to each lot. The plat makes appropriate provision
for potable water supplies, fire protection, and sanitary waste.
17. The plat map shows a storm drainage facility in the northeast corner of the site,
and the applicant will design storm drainage facilities in accordance with the
applicable 1998 King County Surfacewater Design Manual and the City's
amendments thereto. The storm system proposes to collect and convey water
through a series of pipes and catch basins into the storm drainage facility which
EXHIBIT A
PAGE--"--OF ->>-
Page - "
vd\! provide detention and water quality treatment. The detention will meet Level
~.~ fiO'!/'! control requirements and basic water quality protection. The plat makes
;,ppnJpriate provision for drainage ways.
18. :....1- to obtaining preliminary plat approval the applicant must show that the
pruoosal satisfies the criteria set forth in Section 20-126(c) FWCC. Findings on
eflGIl criteria are hereby made as follows:
A. The project is consistent with the City of Federal Way Comprehensive
Plan which has designated the parcel for high density, single family
development. The cluster plat will allow the development of the site
consistent with the densities contemplated in said designation.
B. The project complies with all applicable provisions of the FWCC including
those adopted by reference from the comprehensive plan. Such includes
FWCC Chapter 18 Environmental Policy, Chapter 20 Subdivision, Chapter
22 Zoning, and all other applicable codes and regulations.
C. Assuming compliance with conditions of approval the project is consistent
with the public health, safety, and welfare.
D. The project satisfies all design criteria set forth in Section 20-2 FWCC.
E. The project complies with all development standards set forth in Sections
20-151 through 157, and 20-158 through 187 FWCC.
19. The applicant has requested approval of mass grading of the portion of the site
proposed for development. The applicant desires to grade all of the lots, the plat
roads, and the storm drainage tract at one time to allow balancing of material
throughout the site. Lots 16 through 20 slope down to the east and the property
also slopes down from both 3561h St. and 18th Avenue. A depression in the
northwest corner of the site needs filling, and the storm drainage tract needs
excavation. The site plan is driven by the storm drainage requirements. If mass
grading is not allowed, the applicant must remove 40,000 to 50,000 cubic yards
of material, which at ten yards per truck, represents 4,000 to 5,000 truckloads of
material. The applicant would then need to import the same amount of material
upon completion of the plat, and such would result in another 4,000 to 5,000
truck trips. Mass grading would allow all of the material to stay on site and would
require little, if any, importing or exporting. The applicant will maintain all of Tract
A in an undisturbed condition and will preserve many trees in Tract B. Thus, 42%
EXHIBIT ~
PAGE-1-0F..12-
Page - 8
of the site will remain either unaffected or only slightly affected by the grading.
20. The City has recommended a condition of approval which implements City policy
and the requirements of Section 20-179 FWCC which reads:
20-179 Retention of Vegetation. (a) All natural vegetation shall
be retained on the site to be subdivided except that which will be
removed for improvements or grading as shown on, approved
engineering plans. A preliminary clearing and grading plan shall
be submitted as part of preliminary plat application.
(b) Existing mature vegetation shall be retained to the
maximum extent possible. Preservation of significant
trees pursuant to FWCC 20-1568 shall apply solely to the
development of each single-family lot at the time a
building permit is applied for.
City staff has imposed a condition prohibiting mass grading to ensure
compliance with Section 20-179(b) which provides that mature vegetation be
retained to the maximum extent possible. However, in the present case the
clustered subdivision will eventually require removal of all vegetation in the area
proposed for development. In addition, the applicant will be retaining
approximately 42% of the site in open space, and the mass grading will create
significantly less impacts on the neighborhood based upon the large number of
truck trips required to haul material onto and fromthe site. Therefore, the
Examiner has eliminated proposed Condition No. 7 and replaced it with a
condition authorizing mass grading.
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 applicant has established that the proposed preliminary plat is consistent with
the Single Family High Density designation of the City of Federal Way
Comprehensive Plan and meets all bulk regulations for a clustered subdivision
located in the RS 9.6 zone classification.
EXHIBIT 8
PAGE--!-OF -D-
Page - 9
3. The applicant has shown that the proposed preliminary plat makes appropriate
provision for the public health, safety, and welfare for open spaces, drainage ways,
streets, roads, alleys, other public ways, public rights-of-way, potable water
supplies, sanitary waste, transit stops, fire protection, schools and school grounds,
and safe walking conditions.
4. The proposed preliminary plat complies with all rules and regulations of the City, will
serve the public use and interest, and therefore should be approved subject to the
following conditions:
1. Final plat approval shall require full compliance with drainage provisions
set forth in the FWCC. Compliance may result in reducing the number
and/or location of lots as shown on the preliminary approved plat. Final
storm drainage ~ngineering plans shall comply with the following:
A. Drainage plans and analysis shall comply with the 1998 KCSWDM
and amendments adopted by the City of Federal Way. City of
Federal Way approval of the drainage and roadway plans is required
prior to any construction.
S. On-site stormwater quality treatment shall be provided using the
basic water quality menu options of the 1998 KCSWDM as amended
by the City of Federal Way.
C. On-site stormwater runoff control (detention) shall be provided in
accordance with Chapter 5 of the 1998 KCSWDM. The detention
facility must be designed to meet the Level 3 Flow Control
requirements of the KCSWDM.
Final review of the stormwater quality and detention facilities will occur in
conjunction with full engineering review.
2. The applicant is required to construct an off-site stormwater conveyance
system within the southerly right-of-way of SW 356th Street, in order to
convey stormwater flows from the detention and water quality facilities to
the existing public drainage system.
3. The final plat drawing shall establish Tract A in an open space tract to be
owned in common and maintained by property owners of the proposed
subdivision. The final platnote shall include provisions, prohibiting removal
EXHIBIT A
PAGE--4-0F -'*-
.
.
Page ~ 10
or disturbance of vegetation and landscaping within the regulated wetlands
and buffers in Tract A, except as necessary for maintenance or
replacement of existing plantings and as approved by the City. A note shall
be included on the final plat map that the open space tract shall not be
developed with any buildings, and may not be used for financial gain.
4. The final plat drawing shall establish Tract B in a usable open space tract
to be owned in common and maintained by property owners of the
proposed subdivision. A note shall be included on the final plat map that
the open space tract shall not be developed with any buildings, and may
not be used for financial gain.
5. Prior to issuance of construction permits, a final landscape plan, prepared
by a licensed landscape architect, shall be submitted to the City for
approval, and shall include the following elements:
A. Open space landscaping in Tract B;
8. Street trees in right-of-way landscape planter strips;
C. Type III landscaping in Tract E;
D. Significant tree preservation plan; and
E. Tract F landscaping, screening the storm drainage pond from
adjacent right-of-way with landscaping and/or fencing. Cyclone
fencing, if used, shall be coated black or green, and shall be
screened by vegetation.
6. The proposed subdivision shall comply with the Public Works Development
Standards, including the following requirements:
A. Six feet of right-of-way shall be dedicated along the SW 356lh
Street property frontage.
R The cul-de-sac shall be constructed to City Street standards, which
include a 90-foot diameter turnaround. vertical curb and gutter, five-
foot sidewalk, and three-foot utility strip, within a 106-foot diameter
right-of-way and an optional center island. The owners of lots 7 thru
12 shall have primary maintenance responsibility, with oversight by
the homeowners' association, for the center landscape island if
constructed.
7. The applicant may mass grade the site.
EXHIBIT A
PAGEJlLOF -12-
Page - 11
RECOMMENDA TION:
It is hereby recommended to the Federal Way City Council that the proposed preliminary
plat of The Greens be approved subject to the conditions contained in the conclusions
above.
DATEDTHIS 30th DAY OF
TRANSMITIED THIS 30th DAY OF August, 2005, to the following:
Agent: ESM Consulting Engineers
Phil Kitzes
33915 1 sl Way South, Suite 200
Federal Way, WA 98003
Engineer: ESM Consulting Engineers
Michael Bowen
33915 1st Way South, Suite 200
Federal Way, WA 98003
Owner: Federal Way 356 LLC
Kevin O'Brien
15 Lake Bellevue, Suite 102
Bellevue, WA 98005
Others:
Craig Sears
Federal Way 356th LLC
15 Lake 8ellevue Drive, Suite 102
Bellevue, WA 98005
City of Federal Way
c/o Chris Green
P.O. Box 9718
Federal Way, WA 98063-9718
EXHIBIT A
PAGE-'LOF -/.L
.
. '"
Page - 12
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 cauncil review af the preliminary plat applicatian shall be limited to. the recard af the
hearing befare the hearing examiner, eral camments received during the public meeting (sa
lang as thase camments do. net raise new issues er infarmatian nat centained in the examiner's
recard) and the hearing examiner's written repert. These materials shall be reviewed fer
campliance with decisienal criteria set ferth in sectien 20-126. The city cauncil may receive
new evidence ar infarmatian not contained in the recard af hearing before the hearing
examiner, but only if that evidence ar infarmatian: (i) relates to. the validity af the hearing
examiner's decisien at the time it was made and the party affering the new evidence did nat
knaw and was under no. duty to discaver ar cauld nat reasanably have discavered the evidence
until after the hearing examiner's decisian; ar (ii) the hearing examiner improperly excluded ar
amitted the evidence from the recard. If the city cauncil cencludes, based an a challenge to. the
hearing examiner recammendatian ar its awn review ef the recammendatian, that the recard
campiled by the hearing examiner is incamplete ar nat adequate to. allew the city cauncil to.
make a decisian an the applicatian, the city cauncil may by matian remand the matter to. the
hearing examiner with the directian to. reapen the hearing and previde supplementary findings
and/ar canclusians an the matter ar matters specified in the matian.
After cansidering the recommendatian af the hearing examiner, the city cauncil may adopt or
reject the hearing examiner's recammendations based on the recard established at the public
hearing. If, after cansidering the matter at a public meeting, the city council deems a change in
the hearing examiner's recommendatian approving ar disapproving the preliminary plat is
necessary, the city cauncil shall adapt its own recammendations and approve ar disapprave the
preliminary plat.
As part af the final review, the city cauncil may require ar approve a minar modificatien to. the
preliminary plat if:
(a) The change will not have the effect of increasing the residential density of the plat;
(b) The change will nat result in the relacation af any access paint to. an exterior street from
the plat;
(c) The change will not result in any loss af apen space or buffering provided in the plat;
and
(d) The city determines that the change will nat increase any adverse impacts ar
undesirable effects of the project and that the change dees not significantly alter the
praject.
EXHIBIT --L
PAGE-&2.-0F -0-
~
CITY.Qf .4IT.. ...,
Federal Way
COMMUNITY DEVELOPMENT SERVICES DEPARTMENT
STAFF REPORT TO THE
FEDERAL WAY HEARING EXAMINER
PRELIMINARY PLAT OF THE GREENS
Federal Way File No. 05~100447 SU
PUBLIC HEARING - AUGUST 16,2005
FEDERAL WAY CITY HALL CITY COUNCIL CHAMBERS
33325 8th A VENUE SOUTH
Table of Contents
I. General Information.......................................... .......... ..................... .......................... ..........1
II. Consulted Departments Agencies, and Public .........................-...........................................2
m. State EnvirotuTlental Policy Act ..... ........ .... .................. .......... .... ... ...... ............. ............ ........2
IV. Natural EnvirotuTlent.. ...... ...................................... ........... __ __... .............. __.............. ... ......... ..3
V. Neighborhood Characteristics.................... ..... .............. __........ ........................................ .....4
VI. General Design... '................... .... ............................................................. ........ ..... ................4
VII. Transportation.. ... .......................................... ..... ........... ................................. ......................6
vm. Public Services.................................... ................... ........ __. ....................... ................. ... .........7
IX. Utilities.................................................................................... ............................ .................8
X. Analysis of Decisional Criteria................................................................ __..................... __...9
XI. Findings of Fact and Conclusions.. ...... .............. .................__................... ......... .................1 0
XII. Recommendation ........... --................................................................,.................. ............. ..13
xm. List of Exhibits.................................................................... ................... .......... ........... .......15
Report Prepared bY:~
Jim Harris, Senior Planner ,
August 8, 2005
EXHIBIT B
PAGE-L-OF ~
File No: 05-100447-00-SU
Agent: ESM Consulting Engineers
Phil Kitzes
33915 1 st Way South, Suite 200
Federal Way, WA 98003
Phone: 253-838-6113
Engineer: ESM Consulting Engineers
Michael Bowen
33915 1st Way South, Suite 200
Federal Way, WA 98003
Phone: 253-838-6113
Owner: Federal Way 356 LLC
Kevin O'Brien
15 Lake Bellevue, Suite 102
Bellevue, W A 98005
Phone: 425-869-1300
Action
Reqnested: Preliminary plat approval of a 20-1ot residential lot cluster subdivision as provided
for under Federal Way City Code (FWCC) Chapter 20, "Subdivisions," and
requiring approval pursuant to FWCC Section 20-110.
Staff
Representative: Jim Harris, Senior Planner, 253-835-2641
Staff
Recommendation: Preliminary Plat Approval with Conditions
I GENERAL INFORMATION
A. Description of the Proposal- The applicant proposes to subdivide a vacant 6.91-acre lot into 20
residential single-family lots in a cluster subdivision, with each lot having a minimum of 5,000
square feet of lot area. Since the proposal is for a cluster subdivision, pursuant to FWCC Section
20-154, the minimum lot size may be up to one half the size of the underlying zoning
requirement, but no smaller than 5,000 square feet.
The preliminary plat map, revised June 2, 2005 by ESM, along with preliminary grading and
utility plan by ESM; street tree plan by ESM; and preliminary landscape plan by ESM, are
enclosed (Exhibit I).
B. Location - The site is located in the southern portion of the City, at the southeast quadrant of the
intersection of SW 356th Street and 18th Avenue SW. (Exhibit 1).
C. Parcel No. ~ 252103-9003. The legal description of the site is on the plat map.
D. Size of Property - The subject site has a land area of approximately 6.91 acres. 9
EXHIBIT
PAGE 2 OF ~:a
E- Land Use and Zoning -
Direction Zoning Comprehensive Plan Existing Land Use
Site RS-9.61 SF - High Density Vacant
North RS-7.2 SF - High Density SW 356th Street and SFR2
South RS..,9.6 SF - High Density SFR
East RS-7.2 SF - High Density Bonneville Power Corridor and
Armstrong Park
West RS-9.6 SF - High Density 18th Avenue SW and SFR
F. Background - The Greens Preliminary Plat was submitted to the City on February 1, 2005
(Exhibit 2). The application was determined complete on March 28, 2005.
II CONSUL TED DEPARTMENTS, AGENCIES AND PUBLIC
The following departments, agencies, and individuals were advised of this application.
A. Community Development Review Committee (CDRC), consisting of the Federal Way
Community Development Services Planning and Building Divisions; Public Works Engineering
and Traffic Divisions; Parks, Recreation, and Cultural Resources Department; Department of
Public Safety (police); Federal Way Fire Department; Lakehaven Utility District; and Federal
Way Public Schools. CDRC comments have been incorporated into this report where applicable.
B. All property owners and occupants within 300 feet of the site were mailed notices of the
complete preliminary plat application. The site was also posted and notice published in the
newspaper and on the City's official notice boards. No public comments on the Notice of
Application were submitted to the City.
C. In accordance with the State Environmental Policy Act (SEPA) and FWCC Chapter 18,
"Environmental Protection," all.property owners within 300 feet of the site, and all affected
agencies, were notified of the proposed action and the City's environmental decision. In
addition, the site was posted and notice placed in the newspaper and on the City's official notice
boards.
m STATE ENVIRONMENTAL POLICY ACT
A Mitigated Environmental Determination of Nonsignificance (MONS) was issued by the City of
Federal Way for the proposed action on June 11,2005 (Exhibit 3). This determination was based on
review of information in the project file, including the environmental checklist (Exhibit 4), and staff
evaluation of the environmental checklist for The Greens (Exhibit 5), resulting in the conclusion that
the proposal would not result in probable significant adverse impacts on the environment provided the
applicant complies with the mitigation measures in the MDNS.
No comments. or appeals on the SEPA decision were submitted to the City.
IRS-9.6 = single-family residential, 9,600 SF minimum lot size. EXHIBIT (J
2SFR = single-family residential. PAGE~OF -ll
Staff Report to the Hearing Examiner Page 2
The Greens Preliminary Plat 05-100447-OO-SU I Doc ID32505
IV NATURAL ENVIRONMENT
A. Soils - The 1973 King County soils survey map lists the soils type as Alderwood Gravelly Sandy
Loam (AgC). Alderwood soils are characterized as capable for urban development; runoff is
slow to medium and erosion hazard is moderate.
Typical soils excavation will occur with the street construction, at the site of the proposed on-site
stormwater detention and water quality treatment facility, and for utility installation. In addition,
in a letter dated April 25, 2005, the applicant has proposed to clear and grade all of the future
lots and the usable open space area at the time of construction of the plat infrastructure (Exhibit
6). The preliminary clearing and grading plan depicts clearing limits which results in grading the
whole site, except for the area in the wetland and wetland buffer.
B. Topography - The site is relatively flat with very minor grade changes on the site. There is a
short but steep drop off from 18th Avenue SW into the site. The site does not have any steep
slopes or any other geologically hazardous areas.
e. Vegetation - The site is heavily wooded and consists primarily of second growth forest with a
mixture of conifer and broadleaf trees, with an under story of native shrubs. Douglas fir trees
dominate the northern portion of the site, and red alder trees dominate the southern portion of
the site.
A report titled Evaluation of Trees, dated January 28, 2004, by Gilles Consulting (Exhibit 7) was
submitted with the application. The Gilles report includes a detailed evaluation of significant and
nonsignificant trees on the site. In summary, the Gilles report identifies a total of J 73 significant
trees on the site. Approximately 39 of the significant trees on the site are contained in the
wetland and wetland buffer area and will be retained. Therefore, the applicant is proposing to
retain approximately 22 percent of the total significant trees on the site.
City policy and FWCC Section 20-179 state that existing mature vegetation shall be retained to
the maximum extent possible. Approval of the preliminary plat is subject to submittal and
approval of a tree clearing plan and landscape plan pursuant to FWCC Section 20-158.
Significant trees retained on individual lots would be regulated under FWCC Section 22-1568,
"Significant Trees," at the time of individual home construction.
D. Wetlands - A category one wetland extends onto the southeast comer of the subject property.
The wetland extends off-site, and the wetland buffer extends along most of the east side of the
site. A category one wetland has a buffer width of 200 feet per FWCC Section 22-1357. The
wetland delineation and classification is discussed in detail in a December 2, 2004
memorandum, from Sheldon and Associates (Exhibit 8).
No temporary or permanent intrusions into the regulated wetland or 200-foot wetland buffers are
proposed. Therefore, the proposal results in no direct wetland or wetland buffer impacts. As
proposed, all regulated on-site wetlands and on-site buffers will be preserved and not disturbed.
A condition of the SEP A decision requires the developer to provide fencing and signing along the
full extent of the on-site wetland buffer edge. EXHIBIT ~
Staff Report to the Hearing Examiner DocIDJZ~
The Greens Preliminary Plat
E. Wildlife and Habitat ~ The site provides habitat for mammals, amphibians, rodents, as well as
songbirds and insects. Some of these animals will be eliminated or displaced by the proposaL
There are no known endangered or threatened animal species known to inhabit the site and the
site is not mapped as a priority habitat and species area.
Approximately three acres of the site (43 percent) is proposed as open space. The three acres of
open space will be both active recreation area and natural open space, and will continue to
provide some habitat opportunity. The primary mitigation of wildlife impacts is through
minimization of impact by preserving approximately 43 percent of the site as open space.
V NEIGHBORHOOD CHARACTERISTICS
A. Vicinity - The property is situated in the southern portion of the City, in a single-family
residential area. The site is vacant undeveloped property. Areas to the north, west, and south ate
developed with single-family residential subdivisions. To the east is City-owned property
developed with the Bonneville Power Lines, Tacoma's Second Supply Waterline, and the City's
Armstrong Park and BP A multi-modal traiL
VI GENERAL DESIGN
A. Density - Pursuant to FWCCC Section 20-153, the total number oflots created in a cluster
subdivision cannot exceed the number of lots that would be permitted in a conventional
subdivision on a site of the same total area, after reservation of the required open space. The total
number of lots permitted is calculated by subtracting the required open space of 15 percent, and
subtracting 20 percent for streets from the gross land available, then dividing by the minimum lot
size of the underlying zoning district. Therefore, the maximum number of lots that could be
created on the subject 6.91-acre parcel is 20 lots, based on the calculation below.
Total Lot Area .300,999 sq.ft (6.91 ac)
Minus 15% open space 45,150 sq.ft.
Minus 20% for streets 60.200 SQ.ft.
195,649 sq.ft. divided by 9,600 = 20 lots maximum
B. Lot Size -The proposed lots range in size from 5,000 to 7,400 square feet. Pursuant to FWCC
Section 20-154, lots created in a cluster subdivision may be up to one-half the size of the
underlying zoning requirement, but in no case smaller than 5,000 square feet. Pursuant to
FWCC Section 20-154(a)(3), lots in the proposed cluster subdivision that are immediately
adjacent to an established single-family neighborhood shall be no smaller than the neighboring
lot size, or the underlying zoning minimum lot size minus 10 percent, whichever is smaller.
Therefore, proposed lot number 20 must be a minimum size of 5,941, which is the average size
of the two abutting lots (lot 20 and 21) in the Plat of Hampstead Green Division 1. All other lots
in The Greens plat must be a minimum size of 5,000 square feet, as none of the lots I - 19 abut
or are immediately adjacent to an established single-family use or zoned neighborhood, The lot
sizes proposed comply with the minimum lot size standards for a cluster plat.
C. Cluster Plat Approval Criteria - The Greens cluster plat is subject to the approval criteria
contained in FWCC Section 20-1 54(c) and FWCC Section 22-1640. The Platmmrr --.II
Staff Report to the Hearing Examiner PAGE$'PaB~40F ~
The Greens Preliminary Plat 05-100447~O(}"SU I Doc [D32505
the approval criteria by providing a single-family cluster plat compatible with surrounding areas
and providing extensive on-site open space.
Review of future single-family home construction permits in The Greens site are subject to
minimum architectural design standards regarding garage facades and front entry design.
In addition, the preliminary plat as proposed generally fulfills FWCC Section 22-1640 standards,
which intends each dwelling unit for owner occupancy. The proposed Greens cluster plat meets
the intent of this section by focusing solely on the development of single-family residential
structures as opposed to other types of development allowed under the cluster subdivision, such
as duplexes, townhomes, or zero lot line development. In addition, the applicant has stated in a
June 27,2005, letter from Phil Kitzes ESM (Exhibit 9) that the future residences will be
designed in a manner (i.e., size, style, etc.) that will be compatible with the neighboring
properties.
D. Lot Layout - Most of the proposed lots are of rectangular shape and gain access from 18th
A venue Southwest or the new internal plat roadway, and four lots gain access from a private
access roadway. Preliminary building setback lines (BSBL) at'edepicted on the preliminary plat
map, and each lot contains an adequate building area.
E. Open Space - To provide adequate recreational opportunities commensurate with new
residential development, FWCC Chapter 20, "Subdivisions," requires dedication of land on site
for open space, or a fee-in-lieu payment. However, in accordance with FWCC Section 20-
154(e), a cluster subdivision must provide all required open space (15 percent) on-site, and it
must all be usable, except up to five percent can be buffer.
Proposed Tract B is a usable open space tract containing approximately 30,486 square feet (.7
acres). The size of Tract B exceeds the minimum requirement of30,100 square feet (10 percent
of the 300,999 square-foot parcel). Access to the Tract B usable open space is centrally located
within The Greens plat and is accessible through a 50-foot wide area from the proposed cul-de-
sac street. Tract B is contained within one contiguous area and provides for active recreation
opportunities. Tract B is relatively flat topographically. The applicant has proposed to develop
Tract B with an asphalt path, lawn, landscaping, picnic table, and seating bench.
The future homeowners' association shall own Tract B. Final verification of compliance with the
minimum Usable open space area requirements will occur in conjunction with review of the final
plat.
Proposed Tract A is an approximately 95,863 square-foot tract (2.2 acres) that contains a portion
of a category one regulated wetland and a portion of the regulated wetland buffer. No intrusions
or improvements are proposed within Tract A. Tract A shall be owned by the future
homeowners' association.
F. Subdivision Access and Roadway System - Access to the site will be provided from 18th Avenue
SWand a new cul-de-sac roadway extending to the east from 18th Avenue SW. Section VII of
this report provides a detailed description of the proposed roadway system and improvements.
G. Pedestrian System - Sidewalks will be provided along all street frontages, int1!XM I B IT ~
roadways, and the private roadway serving four lots. PAGE---"-OF -J.2-
Staff Report to the Hearing Examiner Page 5
The Greens Preliminary Plat 05-10044 7 ~OO-SU / Doc lD 32505
-- ----- -
H. Landscape Buffers - In accordance with FWCC Chapter 20, "Subdivisions;' landscape buffers
are specified only when the plat is adjacent to an incompatible zoning district or when adjacent
to an arterial street. Therefore, pursuant to FWCC Section 20-178, a IO-foot wide Type m
buffer is required along the north property line adjacent to SW 356th Street, which is an arterial
roadway. The preliminary plat depicts a 10-foot wide landscape buffer Tract E adjacent to SW
356th Street in accordance with FWCC. Final review of the landscape plan will occur in
conjunction with review of the civil engineering plans for the plat construction. A five-foot wide
landscape buffer is also required and proposed between the cul-de-sac and the stormwater
drainage tract in accordance with the King County Surface Water Design Manual, as amended,
and the FWCC. Street trees, when mature, open space vegetation, and screening ofthe storm
drainage tract and buffering along SW 356th Street will contribute to visual buffering of the site.
Street tree requirements are described in Section VII-A ofthis repo~.
VII TRANSPORT A TION
A. Street Improvements - Access to the site will be provided via direct access from 18th Avenue
SW, construction of an internal plat cul-de-sac roadway approximately 250 feet south of SW
th '
356 Street, and one private access tract extended northerly from the cul-de-sac roadway. In
accordance with the FWCC, all street improvements must be dedicated as City right-of-way
(except the private acc'ess tract) and improved to full street standards, except as modified in the
City's Right-of-Way Modification response letter, dated March 10,2005 (Exhibit 10), and
follow-up letter from Kevin Peterson, Engineering Plans Reviewer, dated August 1,2005
(Exhibit II).
A January 2005 Traffic Impact Study by Transportation Engineering Northwest (Exhibit 12) was
submitted for the project. The City's Traffic Engineer has reviewed the project and concluded
that the proposed street layout of The Greens subdivision is consistent with the adopted codes
and comprehensive plan in place at the time of the complete application.
No improvements to SW 356th Street are required; however, six feet of right-of-way shall be
dedicated along the SW 356th Street frontage.
The applicant is required to improve 18th Avenue SW along the frontage of the project with the
following:
North of the new internal plat roadway, construct to City Street Section'S', to provide a
total of36 feet of paved roadway, vertical curb and gutter, four-foot planter, five-foot wide
sidewalk, three-foot utility strip, and install street trees and streetlights. Channelization at
SW 356th Street shall be provided to create a left-turn lane onto SW 356th Street, and a
combined thru- and right turn lane.
South of the new internal plat roadway, taper the paved section from the above described
36-foot paved section to the existing pavement width. The pavement taper shall be
constructed at a 25: I ratio, beginning at the south curb return of the new plat roadway.
Additional improvements include replacement of the rolled curb with vertical curb and
gutter, four-foot planter strip, five-foot sidewalk with street trees, and three-foot utility
strip. These roadway improvements will then transition to the existing improvements at
EXHIBIT ,
Staff Report to the Hearing Examiner ~ OF-2L
The Greens Preliminary Plat 05-JOO447-OO--SU I DocIDJ2505
the southerly end ofthe project. Sufficient right-of-way shall be dedicated to install the
above-described improvements.
Internal plat streets shall be improved as local streets, which include 52-foot wide right-of-way,
28-foot paved roadway, vertical curb and gutter, four;.foot planter strips with street trees, and
five-foot wide sidewalks on both sides of the street.
The cul-de-sac shall be constructed to City Street standards, which include a 90-foot diameter
turnaround, with an optional 26-foot diameter center landscape island, vertical curb and gutter,
five-foot sidewalk, and three-foot utility strip, within a 106-foot diameter right-of-way. The
future lot owners, adjacent to the cul-de-sac, shall have maintenance responsibility for the center
landscape island.
Tract D shall be improved to the City private access tract standard and shall be limited to serving
a maximu.ni of four lots. The lots that abut this tract for access shall have undivided ownership
of the tract and be responsible for its maintenance. The maintenance agreement for the private
access tracts shall be included on the plat and the language approved by the City. hnprovements
shall include a 38-foot tract width, with 24-foot paved roadway, vertical curb and gutter, five-
foot wide sidewalks and two-foot utility strips. Tract length shall be limited to a maximum of
150 feet from face of curb to end of the tract.
Pursuant to Public Works Department review, all streets shall have a minimum pavement section
of three inches Class B asphalt over seven inches of crushed surfacing.
Street lighting is required on all streets pursuant to FWCC Section 22-1522, in order to provide
sufficient illumination to meet City Standards.
For the purposes of preliminary plat review, the Public Works Department and Federal Way Fire
Department have approved preliminary roadway improvements and curve radius as discussed
above.
B. OjJ-Site Traffic Mitigation - This proposal has been reviewed under the State Environmental
Policy Act (SEPA). Pursuant to SEPA condition number two, in order to mitigate for potential
adverse transportation impacts resulting from the construction of the project, the applicant must
construct the impacted Transportation Improvement Plan (TIP) project before final plat
approval. In lieu of constructing this TIP project before fmal plat approval, the applicant may
voluntarily offer to pay a pro-rata share contribution of$60,700.00 towards the impacted TIP
project based on the calculation in the MDNS.
VIII PUBLIC SERVICES
A. Schools - As part of the City's initial review of the proposal, the preliminary plat application
was referred to the Federal Way School District for comments. The District has identified that
students from the subdivision will be in the following service areas: Enterprise Elementary,
Illahee Junior High, and Todd Beamer High. Bus transportation will be provided from the site to
all of the three schools, as all of the schools are located farther than one mEXHrei.T ~
Staff Report to the Hearing Examiner ~JJ-
The Greens Preliminary Plat 05-1 00447-00-SU / Doc ID 32505
The applicant provided an April 12, 2005, School Access Analysis (Exhibit 13). The school
access analysis identifies a safe pedestrian path of travel via new or existing sidewalks will be
provided to school bus stops for each of the three schools.
School service areas are reviewed annually and may be adjusted to accommodate enrollment
growth and new development
School impact fees, as authorized by City ordinance and collected at the time of building permit
issuance, are currently $2,868.00 plus an administrative fee of$14350 per single-family
housing unit. School impact fees are determined on the basis of the district's Capital Facilities
Plan and are subject to annual adjustment and update.
B. Parks & Open Space - The Greens site is within approximately 1,4 mile by walking to the City's
Atmstrong Park, which is currently under construction. The site is adjacent.,to City Park property
which contains the BPA Trail (multi-modal transportation and recreational).
On-site parks and open space requirements are discussed in Section VI of this report
C. Fire Protection - The Certificate of Water Availability from the Lakehaven Utility District
indicates that water will be available to the site in sufficient quantity to satisfy fire flow
standards for the proposed development. The Fire Department requires that a fire hydrant be
located within 350 feet of each lot. The exact number and location of fire hydrants will be
reviewed and approved by the Fire Department.
IX UTILITIES ,
A. Sewage Disposal- The applicant proposes to serve the subdivision with a public sewer system
managed by Lakehaven Utility District A November 29,2004, Certificate of Sewer Availability
(Exhibit 14) indicates the district's capacity to serve the proposed development through a
Developer Extension Agreement (DEA) between the applicant and the district
B. Water Supply - The applicant proposes to serve the subdivision with a public water supply and
distribution system managed by the Lakehaven Utility District. A November 29,2004,
Certificate of Water Availability (Exhibit 15) indicates Lakehaven's capacity to serve the
proposed development through a DEA.
C. Drainage Facilities ~ Development ofthe site will create additional runoff from new impervious
surfaces such as streets, driveways, and rooftops. Storm drainage facilities are being designed in
accordance with the /998 King County Suiface Water Design Manual (KCSWDM) and the
City's amendments to the manuaL The applicant's April 8, 2005, revised Preliminary Storm
Water Technical Information Report (TIR, Exhibit 16) by ESM Consulting Engineers, LLC, was
reviewed by the City's Public Works Department.
The preliminary design proposes to collect and convey water through a series of pipes and catch
basins into a combined storm drainage detention and water quality treatment pond, located near
the northeast portion (adjacent to SW 356'" Street) of The Greens site. The slormwa"" flow ~
control (detention) facility shall be designed to meet Level 3 Flow Control req1!XAI!IT
PAGE~OF ~
Staff Report to the Hearing Examiner Page 8
The Greens Preliminary Plat 05-100447-00-SU I Doc 1032505
1998 KCSWDM. The water quality treatment facility shall be designed to meet the Basic Water
Quality Protection requirements of the 1998 KCSWDM.
Final review of the water quality and detention facilities will occur in conjunction with full
engineering review of the roadway and drainage plans.
X ANALYSIS OF DECISIONAL CRITERIA
lbe FWCC establishes review procedures and decisional criteria for deciding upon various types of
land use applications. Pursuant to FWCC Chapter 20, "Subdivisions," Section 20-110, preliminary
plat applications are submitted to the Hearing Examiner for public hearing. The preliminary plat
application and the recommendation of the Hearing Examiner is submitted to the City Council for
approval or disapprovaL
Hearing Examiner Preliminary Plat Decisional Criteria ~ Pursuant to FWCC Section 20-126(c), the
Hearing Examiner may recommend approval of the proposed preliminary plat only if the following
decisional criteria are met. Decisional criteria and staff responses are provided below.
1. The project is consistent with the comprehensive plan.
StajJComment: The application is subject to the adopted 2003 Federal Way Comprehensive
Plan (FWCP), which designates the property as Single Family - High Density. The proposed
land use, Single-Family Residential lot cluster plat, with 5,000 square-foot minimum lot size is
consistent with density allowances and policies applicable to this land use as established in the
FWCP.
2. The project is consistent with all applicable provisions of the chapter, including those adopted
by reference from the comprehensive plan.
StajJ Comment: The preliminary plat application is required to comply with the provisions of the
FWCC Chapter 18, "Environmental Policy"; Chapter 20, "Subdivisions"; Chapter 22, "Zoning";
and all other applicable codes and regulations. Future development of the residential subdivision
will be required to comply with all applicable development codes and regulations. As proposed,
and with conditions as recommended by staff, the preliminary plat will comply with all
provisions of the chapter.
3. The project is consistent with the public health, safety, and welfare.
StajJComment: The proposed preliminary plat would permit development of the site consistent
with the current Single Family - High Density land use classification of the FWCP and map.
Proposed access and fire hydrant locations must meet all requirements of the Federal Way Fire
Department. Future development of the plat in accordance with applicable codes and regulations
will ensure protection of the public health, safety, and welfare.
4. It is consistent with the design criteria listed in Section 20-2.
StajJComment: The proposed preliminary plat would promote the purposes identified in FWCC
Section 20-2, and the standanls and regnlations therein, as identified in the staff EXH I BIT ~
Staff Report to the Hearing Examiner ~ OF.cU-
The Greens Preliminary Plat 05-100447-00-SU I Doc ID32505
including effective use of land, promotion of safe and convenient travel on streets, provision fDr
the housing needs of the community, protection of environmentally sensitive areas, and
preservation of approximately 43 percent of the site for permanent open space. As proposed, and
with conditions as recommended by City staff, the preliminary plat application complies with all
provisions of the chapter.
5. It is consistent with the development standards listed in Sections 20-151 through 157, and 20-
158 through 187.
Staff Comment: Development of this site is required to comply with the provisions of FWCC
Chapter 18, "Environmental Protection"; Chapter 20, "Subdivisions"; Chapter 22, "Zoning";
and all other applicable local and state development codes and regulations. As proposed, and as
recommended by City staff, the preliminary plat application complies with all applicable
statutes, codes, and regulations.
XI FINDINGS OF FACT AND CONCLUSIONS
Based on an analysis of the proposed action, environmental record, and related decisional criteria, the
Department of Community Development Services finds that:
1. The proposed action is to subdivide a vacant 6.9 I-acre parcel into 20 single-family lots, in a
cluster lot configuration. All adjacent land uses are single-family residential. There is a Class I
wetland on the southeast comer of the site, and abutting the east side of the site.
2. The preliminary plat application is subject to the 2003 FWCP, and the codes and regulations in
effect at the time the application was deemed complete, which was March 28, 2005.
3. The subject property is designated Single Family - High Density in the 2003 FWCP.
4. An Environmental Mitigated Detennination ofNonsignificance (MDNS) was issued for this
proposed action on June 11,2005. No appeals of the SEPA decision were submitted to the City.
5. Pursuant to FWCC Section 20-154, the lot size in a cluster subdivision may be reduced up to Vi
the minimum lot size of the underlying zonip.g designation, but in no case smaller than 5,000
square feet. Pursuant to FWCC Section 20-154(a)(3), lots in the proposed cluster subdivision
that are immediately adjacent to an estabhshed single-family neighborhood shall be no smaller
than the neighboring lot size, or the underlying zoning minimum lot size minus 10 percent,
whichever is smaller. Therefore, proposed lot number 20 must be a minimum size of 5,941,
which is the average size of the two abutting lots (lot 20 and 21) in the Plat of Hampstead Green
Division 1. All other lots in The Greens plat must be a minimum size of 5,000 square feet, as
none of the lots I -19 abut or are immediately adjacent to an established single-family use or
zoned neighborhood. The proposed lot sizes proposed comply with the minimum lot size
standards for a cluster plat.
6. Pursuant to FWCC Section 20-153, on this 6.9 I-acre parce1,the maximum number oflots
allowed is 20. The maximum number oflots al.lowed is calculated by subtracti~g 15 percent of -11..-
the gross land area for open space and subtractmg 20 percent for streets, and dll!)tl1t B IT
PAGE ., OF -2L
StafTReport to the Hearing Examiner Page 10
The Greens Preliminary Plat 05-100447-00-SU / Doc ID 32505
remaining area by the underlying zoning lot size. The 20 proposed lots comply with applicable
density requirements.
7. As proposed, each lot contains an adequate size and shape building envelope to contain a future
single-family residence. Preliminary building setback lines (BSBL) are identified on the
preliminary plat map.
8. The cluster plat regulations are intended to promote open space and protect natural features. The
proposed plat results in preservation of approximately 43 percent of the site (3 acres) in open
space with approximately .7 acres (30,486 square feet) of usable open space.
9. In accordance with FWCC Section 20-154( e), a cluster subdivision must provide all required
open space (I5 percent) on site, and at least 10 percent of the open space must be usable. The
total minimum open space required is 1.03 acres (45,150 square feet), and at least .69 acres
(30,100 square feet) of the open space must be usable.
The preliminary plat as proposed complies with the open space requirement by providing
approximately 43 percent of the site (3 acres) as open space. Of the total three acres of open
space, approximately .7 acres (30,486 square feet) is usable and exceeds the 10 percent
minimum requirement.
Proposed Tract B is a usable open space tract containing approximately 30,486 square feet (.7
acres). The size of Tract B exceeds the minimum requirement of30,l00 square feet (10 percent
of the 300,999 square-foot parcel). Access to the usable portion of Tract B is centrally located
within The Greens plat and is accessible through a 50-foot wide area from the proposed cul-de-
sac street. Tract B is contained within one contiguous area and provides for active recreation
opportunities. The applicant has proposed to develop Tract B with an asphalt path, lawn,
landscaping, picnic table, and a seating bench.
The future homeowners' association shall own Tract B. Final verification of compliance with the
minimum usable open space area requirements will occur in conjunction with review of the [mal
plat.
Proposed Tract A is an approximately 95,863 square-foot tract (2.2 acres) that contains a portion
of a category one regulated wetland and a portion of the regulated wetland buffer. No intrusions
or improvements are proposed within Tract A. Tract A shall be owned by the future
homeowners' association.
To ensure the continued nature of the open spaces, a note shall be included on the final plat that
the open space Tracts A and B shall not be developed with any buildings, and may not be used
for financial gain.
10. The subject property is heavily wooded with primarily second growth forest. A significant tree
evaluation of the site was submitted with the application. The significant tree evaluation
identifies that the retention of the significant trees in the wetland and wetland buffer area will
result in retention of 39 significant trees. Following preliminary plat approval, and through the
approval of civil engineering plans, the applicant will need to demonstrate that at least 25
percent of the significant trees on the site are retained or replaced in accordance with FWCC
standards. Trees that are located within areas of future right-<>f-way and utilities are not subject ~
to the 25 percent retention and replacement standard. EXHIBIT
~OF ...>>-
Staff RePort to the Hearing Examiner Page II
The Greens Preliminary Plat 05-100447-00-SU / DocIDJ2505
City policy and FWCC Section 20-179 state that existing mature vegetation shall be retained to
the maximum extent possible. Approval of the preliminary plat is subject to submittal and
approval of a tree clearing plan and landscape plan pursuant to FWCC Section 20-158.
The preliminary clearing and grading plan which identifies clearing and grading all the lots in
conjunction with construction of the plat infrastructure does not comply with the FWCC
requirement requiring that existing vegetation shall be retained to the maximum extent possible.
Significant trees retained on individual lots are regulated under FWCC Section 22-1568,
"Significant Trees:' at the time of individual home construction.
11. Prior to issuance of construction pennits, the applicant is required to submit a final landscape
plan addressing open space landscaping in Tract B, arterial street buffering in Tract E, drainage
tract buffering in Tract F, significant tree preservation and replacement, and street trees.
12. A category one wetland extends onto the southeast comer of the subject property. The wetland
extends off-site, adjacent to the east side of the site, and the wetland buffer extends along most
of the east side of the site. A category one wetland has a buffer width of 200 feet, per FWCC
Section 22-1357. No temporary or permanent intrusions into the regulated wetlands or 200-foot
wetland buffers are proposed. Therefore, the proposal results in no direct wetland or wetland
buffer impacts. As proposed, all regulated on-site wetlands and on-site buffers will be preserved
and not disturbed.
A condition ofthe SEP A decision requires the developer to provide fencing and signing along the
full extent of the on-site wetland buffer edge.
13. Development of the site will create additional runoff from new impervious surfaces such as
streets, driveways, and rooftops. Storm drainage facilities are being designed in accordance with
the 1998 KCSWDM and the City's amendments to the manual. The applicant's revised April 8,
2005, preliminary stormwater Technical Information Report (TIR, Exhibit 16) by ESM
Consulting Engineers, LLC was reviewed and accepted by the City's Public Works Department
for the purposes of preliminary plat review.
Final review and approval of the storm drainage facilities as shown on the engineering plan will
occur in conjunction with full drainage review.
14. A January 2005 Traffic Impact Study (TIA) by Transportation Engineering Northwest was
submitted for the project
Access to the site will be provided via direct access from 18th Avenue .sW, construction of an
internal plat cul-de-sac roadway approximately 250 feet south of SW 356th Street, and one
private access tract extended northerly from the cul-de-sac roadway. In accordance with the
FWCC, all street improvements must be dedicated as City right-of-way (except the private
access tract) and improved to full street standards, except as modified in the City's Right-of-Way
Modification response letter, dated March 10,2005 (Exhibit 10), and follow-up letter from
Kevin Peterson, Engineering Plans Reviewer, dated August 1,2005 (Exhibit 11).
EXHIBITJ
PAGE-B-OF ..22..-
Staff RelJOrt to the Hearing Examiner Page 12
The Greens Preliminary Plat 05-100447 -OO-SU I DoelD 32505
The City's Public Works Depamnent has reviewed the project and concluded that with
recommended conditions, the proposed street layout of The Greens subdivision is consistent
with the adopted codes and comprehensive plan in place at the time of the complete application.
15. The applicant provided a school access analysis in conjunction with the application. Elementary,
middle, and high school students from the development will receive bus transportation to and
from schools. The school access analysis identifies a safe pedestrian path of travel via new or
existing sidewalks will be provided to school bus stops for each of the three schools.
16. Water and sewer facilities are available from the Lakehaven Utility District and are adequate to
serve the proposed development. It is dle applicant's responsibility to secure all necessary water
and sewer services from the utility provider.
17. The proposed preliminary plat is permitted by FWCC Chapter 20, "Subdivisions," and Chapter
22, "Zoning."
18. The proposed subdivision and all attachments have been reviewed for compliance with the
FWCP; FWCC Chapter 18, "Environmental Protection"; Chapter 20, "Subdivisions"; Chapter
22, "Zoning"; and all other applicable codes and regulations. As proposed, and recommended by
staff, the preliminary plat is consistent with the FWCP and all applicable codes and regulations.
19. Prior to final plat approval and recording, all required and approved improvements will be
constructed, or the improvements appropriately bonded, per City code requirements.
XII RECOMMENDA nON
Based on review of this application, environmental record, and pertinent decisional criteria, the
Department of Community Development Services recommends approval of the preliminary plat
subject to the following conditions:
l. Final plat approval shall require full compliance with drainage provisions set forth in the FWCC.
Compliance may result in reducing the number and/or location of lots as shown on the
preliminary approved plat. Final storm drainage engineering plans shall comply with the
following:
A. Drainage plans and analysis shall comply with the 1998 KCSWDM and amendments
adopted by the City of Federal Way. City of Federal Way approval of the drainage and
roadway plans is required prior to any construction.
B. On-site stormwater quality treatment shall be provided using the basic water quality menu
options of the 1998 KCSWDM as amended by the City ofPederal Way.
e. On-site stormwater runoff control (detention) shall be provided in accordance with Chapter
5 of the 1998 KCSWDM. The detention facility must be designed to meet the Level 3 Plow
Control requirements of the KCSWDM.
Final review of the stormwater quality and detention facilities will occur in conjunction with full
. . . EXHIBIT --L-.
engmeenng review.
Staff Report to the Hearing Examiner PAGE&.OF~
The Greens Preliminary Plat 05-100447-00-5U / DocIDJ2505
2. The applicant is required to construct an off-site stormwater conveyance system within the
southerly right-of-way of SW 356th Street, in order to convey stormwater flows from the
detention and water quality facilities to the existing public drainage system.
3. The final plat drawing shall establish Tract A in an open space tract to be owned in common and
maintained by property owners of the proposed subdivision. The [mal plat note shall include
provisions, prohibiting removal or disturbance of vegetation and landscaping within the
regulated wetlands and buffers in Tract A, except as necessary for maintenance or replacement
of existing plantings and as approved by the City. A note shall be included on the [mal plat map
that the open space tract shall not be developed with any buildings, and may not be used for
financial gain.
4. The final plat drawing shall establish Tract B in a usable open space tract to be owned in
common and maintained by property owners of the proposed subdivision. A note shall be
included on the final plat map that the open space tract shall not be developed with any
buildings, and may not be used for financial gain.
5. Prior to issuance of construction permits, a final landscape plan, prepared by a licensed
landscape architect, shall be submitted to the City for approval, and shall include the following
elements:
A. Open space landscaping in Tract B;
B. Street trees in right-of-way landscape planter strips;
C. Type ill landscaping in Tract E;
D. Significant tree preservation plan; and
E. Tract F landscaping, screening the storm drainage pond from adjacent right-of-way with
landscaping and/or fencing. Cyclone fencing, if used, shall be coated black or green, and
shall be screened by vegetation.
6. The proposed subdivision shall comply with the Public Works Development Standards,
including the following requirements:
A. Six feet of right-of-way shall be dedicated along the SW 35(ih Street property frontage.
R The cul-de-sac shall be constructed to City Street standards, which include a 90-foot
diameter turnaround, vertical curb and ,gutter, five-foot sidewalk, and three-foot utility strip,
within a 106-foot diameter right-of-way and an optional center island. The owners of lots 7
thru 12 shall have primary maintenance responsibility, with oversight by the homeowners'
association, for the center landscape island if constructed.
7. In order to retain existing vegetation to the maximum extent possible, the clearing limits for the
plat infrastructure construction shall be revised to allow for clearing the following areas: right-
of-way improvements, storm drainage and utility improvements, and the usable open space area.
Clearing of the 20 future lot areas is not permitted in conjunction with plat infrastructure
construction. (J
EXHIBIT
Staff Report to the Hearing Examiner ~F.LL
The Greens Preliminary Plat 05-100447-00-5U I OocID3250~
XllI LrST OF EXHlBITS
L The Greens Preliminary Plat revised 6/2/05, Preliminary Grading and Utility Plan revised
6/2/05, Existing Conditions SUlVey revised 6/2/05, Street Tree Plan revised 3/29/05, Preliminary
Landscape plan sheets LA-Ol and 023/29/05, all by ESM Consulting Engineers LLC
2. Master Land Use Application
3. SEP A MONS for The Greens Preliminary Plat
4. SEP A Checklist for The Greens Preliminary Plat
5. Final Staff Evaluation for The Greens Preliminary Plat SEP A Checklist
6. Letter from Phil Kitzes, ESM, dated April 25, 2005
7. Evaluation of Trees by Gilles Consulting, dated January 28, 2004
8. Verification of Wetlands memorandum from Sheldon and Associates, dated December 2,2004
9. Letter from Phil Kitzes, ESM, dated June 27, 2005
10. Right-of-Way Modification response letter from Ken Miller, City of Fedeni:l Way, dated March
10,2005
1 L Letter from Kevin Peterson, City of Federal Way, dated August 1,2005
12. Traffic Impact Study by Transportation Engineering Northwest, dated January 2005
13. School Access Analysis by ESM, dated April 12, 2005
14. Lakehaven Utility District Letter of Sewer Availability, dated November 29,2004
15. Lakehaven Utility District Letter of Water Availability, dated November 29,2004
16. Preliminary Storm Water Technical Information Report by ESM Consulting Engineers LLC,
dated revised April 8, 2005
Note: Copies of exhibits are not attached to all copies of this report. All exhibits have been
provided to the Hearing Examiner.
TRANSMITIED TO THE PARTIES LISTED HEREAFTER:
Federal Way Hearing Examiner
Applicant Agent Phil Kitzes ESM Consulting Engineers LLC
EXHIBIT IJ
PAGE.JJLOF U-
Staff Report to the Hearing Examiner Page 15
The Greens Preliminary Plat 05-100447-00-SU /0001032505
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~. ~ '''''''''''''=_=''.. .. {?ITEDATA 'n'"
. --, ". - ------- --- OCVELOPER/OWNER F(QERAL WAY 356. L.L.C
15 LAKE BHLE'IIJE, SwTE 102
_ ._ '_.. BEUEVVE, WA 9B005
__. __ (425) B69-13OO
Ii -. _ _. (CONIAGr, KEVIN O'BRIEN)
S,W. 356TH sm'EET .-- ___'-_ ENGINEeR/SURVEYOR: LS" {'.(JNSlJLHNG ENGINEERS, LLC
__ _ . _______ _.__ ___..,. 33915 tST WAY SOUTH, SUITC 200
FE.DHW, WAY. WA 9800.J
_.__ . "(';' (253) B3B-6113
~_ ~I.:" (CONI'ACr: PUll !<ITZES)
___ ~_.':-..""__'_ .N8T.2SJQ"W 431,24' _ _ . /' AsSESSORS PARCEL NUI.lBER: 25210J-.9oo3
. . 12?!.... (lANOSCJ,f>El. 4).9.5. SF 4D5 . 426' - __. .._.' ..__.-.-~_~ TOTAL SITE ARfA. 6.91 AC-
SlOPE EASEI.lENT PER .121' - lUTAL NUMBER of LOTS, 20
~ I .""'" _____ A.LI 8908110277 -- --' COMPRHt(NSIVL PIAN OCSIGNAflO><' Rf.SIOENTlAl (RS-9.6)
o 40. 80' 1307 s.1W'. .J'SiJlN ~!II(ET 1 --
:::ALE: 1- _ 40' """'... ." .. -" . ' l~ : ....-""7400 SF ;;; " 5 .. EXISlING ZONING, RS-9.6
)UR INTERVAL" 2' -;,WATERUNE fASEMENT PEH . 6296 sF PROPOSEO ZQNU'lG, RS-9,0 (CI.USIEll OEVELOPMENl)
ITY OF FEDERAL WAY .A.l',6.90080011~~' 17'" PImPOSED USEe SINGLE F.....ILY RESIOENTlAL
.113;,. 3B' :'02' '" SEWIORAG( SYSTEM, LAKDiAVEN uTlUTY DISTRICT "'~
NUMBER FW144 . " '. WATER l.AKEllAVEN UTIUTY OISTRICT n',
""ENT INSIDE CASF ~ '\"' ~";
162.93, NGvO-29 . '. . :2 . 6 0 6' . SCHO.OL OISlR.CL FEOEfW WAY SCHOOL OlSlRlCI -~.":.
5650 SF .' 'f1 U} ~100 'Sf FIRE DlSTfUCT: ARE DISTRICT NO. .39 ill.
TELEPHONi, OWlST COIAI.lUNlCATIONS .
~~\IrSIl'I I' "1.1.)' ..
1i:.Il..<':':~':'''=-;. ' ,'63' ... .,50'. "'[RACT C POWER P\.ICET SOOND ENERGY B~~
.... '?f.......... i \ : ,;,., ,... ,: ~ (SIllY ORAINAGE FAC'UTY) " GAS; PUCf.T SOUNO EI<ERGY !Iii"
~ l1li.'(. 1M 91t1J2J ;.~I ;_" ~,: t-:: jl .; I~ 0 b \ 28.060 Sf V)
i' ,~ " on ~ DEVELOPMENT REQUIREMENTS
, \'\ \',;. 3i " TFJ~O . PffifW,C'SECT';;N 22-631 ,-- -
.' "':.' .' 4 (ACCESS) (; I .' ,
;.\ '., SPUD, SF 5000 SF . ,_ ~7OO SF 9 I FRONl YARO, 20 FlET
_\ ',".! :'-" ' . SlOE "fARO- 5 fEET
. ..' i REAR YARD, 5 flll E
;, 0
\, '\ LOr COVERAGE, 60 PIORG,NJ ~
" . HEtGHT: 30 fEET Z In ~ ">
f... .' '. . .' 50 30' .' . 52' 17' p. ARK.'NG; 2 SPACtS Pf,R RESIOENC..E (COIIfR.. .EO.) 0 ;;; ~ '0
q'-" ,,;,',., ... ... 0 g.:' E
~~otl;tlG) __ _ ----r;- ..I i i~' _..: (S.w. 3~~~90~~-iT,): _ ... ... ... ... RENSITY C~LCUL..AnQ.N~.w ~
I , ,.1 I I , , PER f.W.C, SFC. 20 .53 I '"
~_~ j ! : ~ l..v..v GROSS SIT[ MEA: 6.91 AC. ~
~ . ..v ~
c.'" >. I ~ OPEN SPACE REOUIREO (15")' 1.04 AC.
_,"" , ~O' . SO' JJ'
0<(;..'- ~' " . ' ... RIGHI-OF -wAY (201:) 1.J8 AC.
0-0 s# P I <(;. ... Nf.T SITE ARfjc 4,49 AC. OR 195,584 s.F.
. ' '0~ (\'I(X< s:' l ~ 1'-0 - LOT SIZE (RS-9.6),.__ 9,000 S.F.
S~ OltlP~ ,0:, 6:, . -, S ", ALLOWAllLE LOTS, 20 LOTS
lG rn 3: 0,.' I :Jl <(;.,- \.1""
W 14:, ~ 3 I oj '. O<? (.. \'
::> j 6166 SF' 50ap SF I I .:l:: . ~O (..t<SI~ ACTUAL. AR.::A SALCULATIO~~ (::!::)
z; .is (>' ,,0' PER F.W.C. SK 2O-15S
W :' ,,, ""..... "\,,, 1-
> ' I ~ <?f" lCo'" s 1. c;) GROSS SITE ARfJ.. 6.91 AC,
<( . I I:;: . 0"otl1tl . -- AIlE/, IN LOTS, 2.64 AC. (38,2%)
I . 63' . "50' \ U (" -'
I- . I 110' , " ". ;,,1 Q AREA IN RO.W__ 0.50 AC. (9.0%)
(0 "I' ,,' " j I, .. ]" Z I - ACCESS TRACL 0." AC. (1.9%)
~._".~~'~ T"" . I.' : 15 ,I \ . . ,: =r::w: r~:v . '. - MfA IN STORU ORAiN f-ACILHn:s: 0.64 AC_ (6._7%)
S" I! I' : 51030 5. ~ , . - TRAGI I.AI<OSCAPE OUFFER 0.10 AC, (1,4%) 0
i ' . : I 1 '" - AREA IN OPEN SPACE, 2.90 AC. (42.01:) .
, ,i.' 110' '( .. uSAllLE, 0.70 AC. (10,1") ...J (f)
. ;.. '. I I '" CONSERVATION, 2.20 AC. (31,0%) ...J
'1 " PRIVATE DRAINAGE EASEMENT ... ... Z
. . " ,_.. .... ' ' - BUFFER: 2," AC, (3'-0%)
I' 16 . \.""" ( ) (D W
, , 5 J . .., I . - W!:1\.AI'lOS. 0,06 AC, 0.9% to
! ! 6 0 ~f l{) I '" ...
: M
i \110'.. I TRACT.S l 1 '" '" TRACT~l,JrytMARY >- W
'. I . I(USAllI..B Of'Etl . SPACE) . .' . .1'. .) ...... TRACT A. CONSERVATION (NGPT)' (WETWlO/llUfHR) 9S,863 Sf ~ 2,20 ftC. <( (I:
Ii: , 1<>,4861 SF ....... TRACT B - USAlllE OPEN SPACE 30,406 SF ~ 0.10 ftC. > (f"i
: I , 17 I .;., I . " ... ... '" TRACI C - STORtl ORAINAGE FAGllITY 28,060 SF ~ 0.64 AC. > V
~ II : 58T9 SF Ii'> I .'". ....'" -,""'" .. .. ...... IRAcf 0 - ACCESS TRAGT S70D SF - 0.13 AC. ...J
I '/ f{DEJlM, IMY, 1M BfUJ W
. ' .,'.. "'... TRACl E - lANDSCAPE 8UfFER 4195 SF ~ 0,09 AC. <(
" ' ; , '110'-- in J :. ... ... '" TRACT F - lANOSCAPE BUFFER 247 Sf fi 0.01 AC- (I I
~ I. :
----r.---.. . " .., I .Y' TRACT A \, i .. "'... NOTE: W
, . ,.. '~"''''''J ). .. 0~~~~~_"_-~,___~m"' 0 l-
. : 5940 Sf f> I. ' . .".," 9~,063 SF , '" ... "'... CITY Of fEOERAL WAY . ~
L I I /... ... ...... @ (fXCEPT FOR ANY USAl3LE RECREATIONAL OPEl< SPACE TRACT(S) THAT MAY HE
> w . 110" ..". ACCEPTEO ,OR O\I'NERSlIlP BY THE CITY 01' R()[RAl WAY PARKS AND COMMUNITY
, 1il .. .. . . . . . '" ... '" ...... UEVELOPMENl SERVICES OE/>ART"ENT. TO BE OETEll"INEO THROUGH THE PRElIMll<ARY
it; 18 WATERUI<E EAS. EMQil'.PE,!l I ... '" ..... PLAT REVIEW PROCESS) .OP~~ SPACE ANO NATIVE GROWTH PROTECTION TRACTS ARE
w A.F.'9008081sg3 I TO BE OWNEO IN COtAIQN UNllMOEO INTEllEST llY All PROPERTY OWNERS wITHIN THE
~ e:: 1'9 ." .. .-- I ... '" '" ...... SUlllJll/lSION AS IAEUIlERS OF A HO"EOWNERS ASSOCIATION OR CORPORATlOl<, AS 5El
-<n 5940 SF 'f, . ... ... ... ...... OUT IN A OCClARATIOI< OF COVE!W;T'S, CONIllTlOl<S, AND RESTRICTIONS; ANf) THE
..__ '. ... . 'J': i , I , , (... .. ... ... ..... ~~~~~~~L~~~:ou,;~,~=NS:~~~~ ~NO~T~~r;;ST~~IS.
lfl(J.iE EASEMENT ~ ,I : . --110' 'I '~ :... .E:lUSTlPIG WETl,ANQ. THESE TRACTS IS PERI.llTTED EXCEPT AS MAY BE APf'RO'IED IN WRITTI<G BY THE CITY
#9oollDll1593 : ''I'' __. _.~. I , '. . OF FEOERAL WAY FOR PURPOSES 0, LANOSCAPlNG ANO/OR PElJEsTRIAN OR
19 I ' . J j". '" ... '" '" ...... RECREATIONAL EQUIPI.lENT OR ANENI11ES; llUT NO CASE $HAlL INCLUOE FURTHER
FROf(! 5' REAR j . " c' ---'-_ I... ... ... ... ",,,, SU8OMSION OR PERMANENT DE\lElOPMENT OR OTHER USE; OR BE OEE"'ED A LEGAL
I YARO -' 29. < 'j' i --... . I] 8IJILOING Lor, BEYotlll THE PRQVlSIOI<S CONTAINED HFREIN."
_ ..-:~ilJ. ' . oiI'...... ....... +" -.io' .... 4<' ...... (HMU,. ~'14.
I ' \ f2~? SF . . .. ... ... .......... Q) . NO STRUC1URES, FlU, OR OBSTROCTlONS (INCLUOlNG OUT NO L''''ITEO TO OECKS. .' "-.' .
. . . . ; , J ' . . , PATIOS. OUTBlJILDINGS. OR OVERHANGS) SHALL IlE PERMITTED BEYONO THE BU'lOING ",",c. "^Me'
I ,. - \. 10" ~ _. _ _ ' .I "'" ....... '" ..J..' .....r.t' ........,... SETBACK UNE OR WffiUN FfVE fEET Of OrnNEO QRAlNAGE EASEMENTS: AND NO Of"s'IGf'.IlD [)Y.
_ ....: __ 24' l... " GRADING AND CONSTRUCTION OF FENClNJLL BE P:::ED WITliIN ORAII<AGE .
20 1 ........,.~.........-.. "~ sat ,'.... ..- 2 7' "" ... ... ... ....... EASE](" H B ~ ~~~..~~-
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tZP 1 ". 3
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0~~~ltlG) L l Ox:-~~\' A PORTION OF Sr.-CTION 25, TOWNSHIP 21 NORTH, RANGE 3 EAST, W_M. U L'--~~":;:'~ , ...."""""""",, - .
e\~ I ~00 I'-J-tl 1.- I I -.-.--- - SANITARY S(WfR .....,. (PROP. 8 INCH) .H"""
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. ___.~_'.____.._ _ - IlI..iJWOff ASSCMOLY _
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ROW .~ . 1 . .... I"";::;-::z-.-~.:=-~~ - '0) 1 / / .... NPE II 46'\" CB CONTOUR INTERVAl = 2' NoTr, A fULl. $fIlEET lLLUMINA1'I0N PLAN
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. '_ .. T f(. ( ~____~~ :\\ / /. \ '\, ' PATUM: CITY OF FEDEBAL WAY
PARKING LANE ..WAfERl.1NE (ASEMEN[ PER '. PRlJf'QSEn' \ f( 11) , I /'/ , ./ , \. K,C.A.s..
B A,t.'900808'~93 -8"" SEweR M'A,N '. I I 1111 / J J) J I //' I J / ." --.... \ G.P.s. POINT NUMaER FWlH ~'"
. -.. , \ II ////j " ' , . \, , TOP Of lAONUMENT INSIDE CAst rr,
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0X' / 2 OF 3""<<'5
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/ .,' \ \ .:' ..' , Landscape Arch1tecb.u'e REGlSTEREO DATE> -o1/281LI)I)~
I 111f C1REEN5 - ~AND5CAPf Pl.-AN .~fPXr [7 -.,' ,/ \ W '_~ -c----==--==-_==_ = ~ ?~~~,oiPR ti~ i
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'I' SCAL-f 1"=20' NOR~ _ LANDSCAPE NOTES
~ ill ;''':'_~~~~~''cr~;~:~L'~~='';:~;~~~IBLE fOR FAMILIARIZING TH[MSFLVE5 WitH loLL OTHER $tTE: JMPROVEMENfS AND ...~'"
1 CONDITIONS PRIOR TO 'STARTING lAND5CAP'E: WORK. ~.~g
: .~. , . 2. CONrRACWR SI-1Al,l, USE CAlJflON wHilE .EXCAVATINC TO A'y(]IO DISTURBING ANY UTJlITU:;S (.NGOONT(RF;D. CONTRACl'OR !I:::
__I ::~~___ S1il:ff raf, f'Ifk:}l., fE "H'ff LA-DI fa IS TO PRO"PTlY AOVISE OWNER Of ANY O'ST\JROED ulluTrrs_ (LOCATION SERVIC( PHONE' 1--800-424-5555) ~~~ .-
:1 : F~~-~ ?WEEr 1ar nct'SfU1l0CAl1ON5 PL;\t\lf SCHfDLtf .l. ~~NS~.:i;r~t SHAll IAAINTAIN AND WATER AU PI.ANT MATERIAL FOR 1 YEAR OR UNTil. FINAL INSPECT'''''' ANO AccEPTANC[ ~1i. .~~
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:t I ~_,.~. ,-_.~~",--- _._~'._... ._'~- ._,~".~-'-- 4. Ct?N~ACroR SHAll BE RESPONSIBL[ FOR t;OMPUDNG SPCCiflC OUANTlflES or GROUND covl:::RS ANO PlANT MATERIALS 1.:1 1.. ~
r ,I rats UlIUZING ON-CWfER SPACING FOR PLANTS AS STATEO O. THE IANDSCI'J'E PtAN AND "'N.IA\J~ PlANTING DISTANCES AS ~~d 0
, ,', ~ _ SPECIFIED BELOW IN THEsE NOTES. 5~~ ~~
m. '0'( I c::, ;" p__"""",,, O<>4a>r. "{}'-1' hot# f..1 ~.I MatJ.n, y S. GROUNO COVERS Sf1ALL B'~ PlANr(O IN AN EQUIlATERAL TRIANGULAR SPACING PATTERN AT THE oN-CENTER D'STANCES SHOWN ;: u jj
lpv ; I "/ @- e, ON THE PlAN OR 'N THE PIAN SCHEDuLE. WliERE GROUNO COvER ABuTS CURBING S1DEWAU<S, SIGNS. OR POLES,
V I : IAIM"UM PlANTING OISTA;KES S'IAlL BE '2" fRO" CENTER OF PlJ\NT TO CURB, SiOEWAI.K, ETG. IAIN'''UIA PLANTING '" -
"".' , p _ r........-. ""~...P,,, r; 6'-7'",* r"l u..,.,.1 Mal<m, y" Oi5TANCf SHALL BE 24" fRO~ CENTER OF !REES ANO SHRU8S. . g
1 6. GONnMcroR SHALL BE: R(SPON.sURf: f~ PROVIDING THE QUANnU(S Of PLANTS fHAT ARf RfPRES(NTEO BY SrM60LS ON ..:.
I THE ORAWiNGS. '.. E-
:; .. 7. SuBGRAO[ IS TO BE WITHIN l(lOfU OF ONE FOOT A5 PROVIDED BY OTHfJ~.5. ii~ ,It
...1, i :i'- ee-n--_ 8. NEW BED IINO lAWN ARE"-S, AS SHOWN ON [HE PlANS, SHALL RECEIVE A IAINIMU" Of r OEFTH - J-WAf' TOPSOIL :,; E ~:ll
, \. ,/,---- 1 WPS/ awtW COVER THEN ROTOlIlJfO To A OEPTH OF 4" THEN AN ADDITIONAL 2" "'N. of TOPSOll IN lAWN AREAS AND 4" IN All NEW 11'.0 AREAS. ;1; ~ e : i
I ' // @-.._,~- ""'''''dif_~ P",If" W." No(lk 266?.,J fOil u-ll """""",, Ye, 9. ALL OED, TO RECElVE A ~INllAUlA of r fiNE BARK "ULC'" ";0; ., ~1
., I ,/ rn..__...._....._. C"..,u_..., ~ 7'''..- Z-.J f'lr_- I U_'L. Y 10 AU_ PtANr MATERIAL SHALL BE FERTIlHEO WITH AGRO TRANSPLANT fERTILIZER 4..2-2 PER o~ u
. ... '-\if I...... '\.. <1=-" \'I' ,-"",.~t. A'1dU..I11-q ~ MANUFACrURI::A"S RECOMMENDATIONS. iN · E -~
I ] ,/' <R>--~..~.--"-~ ~~. ~R.r..e Z~! lqd. fulfl C~.t/ ~ Yt;'i II All Pl!'~\n. MAT(RIAl SHAI.1. CONFORM rQ AAN STANDARDS toR NuRSERY srOCK:. l..ATf:ST FDlTtON. A.NY .....LL... w
l-O-r 16 / cv---- G>taoh.._ r...".;&." "IJ~.,J foV c;,.,,,,ll Maklw., Yo, RFPIAC',MENfS "AOE AT ONCE, m ~ go
f ' . l . A. G[NF"RAL: ALL PLANT MATER.N.S fURNISH.[D SHAl,l Bf H[ALTul' REPRI;;S(NTAllVES. TYPICAl.- Of THEIR SPf.Cl(.5 ~ . ill
I' ' ; " OF VARIETY AND SHALL HA.VE A NORMAL HABIT OF GROWrU. THEY SHAU BE fULL. WEu..~aAANCt'lED. Wf!.l.- > et
'.. PROPORTIONED. AND l-lAV( A ViGOROUS. Wl:.LL-DfVELOP[O Roof SYSTEM. All. PlANTS SHAlt at: HAfWy' -- .!:. 0
I I ~ ""'''''...''' Iho"" 4,0 I.,J P,.."f1"~. Yo> UNOER CU"ATIC CDNDITJONS S,IAJlAR TO THOSE IN THE LOCALITY Of THE PROJECT_ r~
~ O. TR[ES. SHRU8S. ANO GfWUNOCOVERS: OUANlHlES. SPECIES. AND VAfUalF.S. SIZ($ AND C0f40JTION5 AS .-= ~
SHOWN ON THE PLANIlNG PLAN. PlJ\NTS 10 BE 'IEAlmy, VIGOROUS, WElL-f'OLIATEO WHEN IN I.fN_ fREE Qf -' ,
..,j... ! ~ ,.,.~""'_,,~ ~_ ~7 1",1 1'1.><:>6".." Yo> DISEASE, 'NJURY, INSECTS, OECAY, HARMfUL DEH_CTS, AND ALL WEfOS_ NO .S!JBSTlTlJTIONS SHAll BE. ua
\ ~ MADE WfTHOUT V~H.~TT[N APPROVAL fB:m.. LANDSCAPE ~J~,~HITECT OR OWNm;-
:.:. __ eOI' l11Eewv/nff~GII'SISOR(lU-lffafRl'Nf.l007. Of1l-fr01ALWW/nffPECIbI'J '2_ CONTRACToR ro PROV,Df A ON~-YfAR WARRANTY ON AIL PLANT IAATERIAL. 6
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RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
FEDERAL WAY, W ASIDNGTON, APPROVING WITH
CONDITIONS THE GREENS PRELIMINARY PLAT, FEDERAL
WAY FILE NO. 05-100447-00 SUo
WHEREAS, the owner, Federal Way 356 LLC, applied to the City of Federal Way for preliminary plat
approval to subdivide certain real property known as The Greens and consistin~ of 6.91 acres into twenty (20)
single-family residential lots located at the southeast quadrant of the intersection ofSW 356th Street and 18th
Avenue SW; and
WHEREAS, on June 11, 2005, an Environmental Mitigated Detennination ofNonsignificance (MDNS)
was issued by the Director ofF ederal Way's Department of Community Development Services pursuant to the
State Environmental Policy Act (SEP A), Chapter 43.21 C; RCW,and
WHEREAS, the Federal Way Land Use Hearing Examiner on August 16,2005, held a public hearing
concerning The Greens preliminary plat; and
WHEREAS, following the conclusion of said hearing, on August 30,2005, the Federal Way Land Use
Hearing Examiner issued a written Report and Recommendation containing findings and conclusions, and
recommending approval of The Greens preliminary plat subject to conditions set forth therein; and
WHEREAS, the Federal Way City Council has jurisdiction and authority pursuantto Section 20-127 of
the Federal Way City Code to approve, deny, or modify a preliminary plat and/or its conditions; and
WHEREAS, on September 19, 2005, the City Council Land Use and Transportation Committee
considered the record and the Hearing Examiner recommendation on The Greens preliminary plat, pursuant to
Chapter 20 of Federal Way City Code, Chapter 58.17 RCW, and all other applicable City codes, and voted to
forward a recommendation for approval ofthe proposed The Greens preliminary plat to the full City Council,
with no changes to the Hearing Examiner recommendation; and
WHEREAS, on October 4, 2005, the City Council considered the record and the Hearing Examiner
EXHIBIT l:-
Res. # ,Page 1 PAGE-LOF ~
recommendation on The Greens 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 HEREBY
RESOLVE AS FOllOWS:
Section 1. Adoption of Findings of Fact and Conclusions.
1. The fmdings of fact and conclusions of the Land Use Hearing Examiner's August 30,2005
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. Based 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 such 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 are 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 school.
3. The public use and interest will be served by the preliminary plat approval granted herein.
Section 2. Application ApprovaL Based upon the recommendation of the Federal Way Land Use
. Hearing Examiner and fmdings and conclusions contained therein as adopted by the City Council immediately
above, The Greens preliminary plat, Federal Way File No. 05-100447-00 SU, is hereby approved, subject to
conditions as contained in the August 30, 2005, Report and Recommendation ofthe Federal Way Land Use
Hearing Examiner (Exhibit A).
Section 3. Conditions of Approval IntelP"al. The conditions of approval ofthe 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
EXHIBIT L
Res_ # , Page 2
PAGE~OF ~
the platting or subdivision of the subject property. Should any court having j urisdiction over the subject matter
declare any of the conditions invalid, then, in said event, the proposed preliminary plat approval granted in this
resolution shall be deemed void, and the preliminary plat shall be remanded to the City of Federal Way
Hearing Examiner to review the impacts of the invalidation of any condition or conditions and conduct such
additional proceedings as are necessary to assure that the proposed plat makes appropriate provisions forthe
public health, safety, and general welfare and other factors as required by RCW Chapter 58.17 and applicable
City ordinances, rules, and regulations, and forward such recommendation 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 of this resolution.
Section 5. Ratification. Any act consistent with the authority and prior to the effective date of the
resolution is hereby ratified and affirmed.
Section 6. Effective Date. This resolution shall be effective immediately upon passage by the Federal
Way City Council.
RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, THIS ~ DAY OF
,2005
CITY OF FEDERAL WAY
MAYOR, DEAN MCCOLGAN
A TrEST:
CITY CLERK, JASON SUZAKA, INTERIM CITY CLERK
EXHIBIT (,
Res. # , Page 3 PAGE 3 OF~
APPROVED As To FORM:
CITY A TIORNEY, P A TRlCIA A. RICHARDSON
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
RESOLUTION NO.
EXHIBIT .-L-
Res. # , Page 4 PAGE~OF ~
--.--.--..".
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CITYOF 1/1' .. - '!:?
Fedelral Way
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
MEMORANDUM
To: Jack Dovey, Chair
Land Use and Transportation Committee
FROM: William Appleton, Public ~ts ~ent, Development Services Manager
Jim Harris, Senior Plann~
VIA: David Moseley, City Manag~ (..J
RE: Cottages at Hoyt Road Revised Preliminary Plat
Application No's. 98-104394-00-SU and 05-104602-00-AD
DATE: September 13, 2005
I. STAFF OVERVIEW
Trinity Land Development has requested to revise the design of the Cottages at Hoyt Road
preliminary plat, which is currently under construction. Proposed changes to the Cottages at Hoyt
preliminary plat are significant enough to warrant review by the Land Use and Transportation
Committee and City Council in order to detennine if the resulting plat would remain in substantial
conformance with the approved preliminary plat or if the proposed revisions are not in substantial
compliance with the approved preliminary plat.
II. SUMMARY OF PROPOSAL
The applicant, Trinity Land Development, has proposed modifications to the Cottages at Hoyt Road
preliminary plat. The Cottages preliminary plat was originally approved by the City Council on
October 16, 2001 via Resolution 01-349, and subsequently, the City Council approved modifications
to the preliminary plat on July 6, 2004 via Resolution 04-416. (Exhibit 1 ~ July 6, 2004 approved
preliminary plat; Exhibit 2 - September 2005 proposed modified preliminary plat.)
On September 10, 2005, the applicant requested additional modifications to the approved
preliminary plat. The modifications as requested include the following: modify the slope and
retaining wall configuration along the northwest portion of the approved preliminary plat, and
remove up to 30 trees located within Native Growth Protection Easements (NGPE) around the
perimeter of the site. Modifications to the preliminary plat as requested, would result in
approximately 100 linear feet of retaining wall extensions along the northwest portion of the site,
addition of a new approximately 325-foot-long retaining wall, an increase in the height of existing
and proposed retaining walls, steepening of slopes along the northwest portion of the site, increase
the area of clearing and grading, slight re-alignment to the northern roadway, and the removal of
mature trees within the NGPE and replacement with new plantings.
Ill. BACKGROUND
As identified in the September 10, 2005 Trinity Land Development letter (Exhibit 3), the applicant
found during the course of construction that the topography along the northwest portion of the site
was not properly surveyed. In areas, the survey shows the topography 10 feet higher than field
conditions; consequently, the project cannot be constructed as approved without alteration to the
approved preliminary plat.
On September 9, 2005, City staff notified property owners within 300 feet of the site, and parties of
record, of the requested revisions to the plat and the September 19, 2005 LUTC meeting. City staff
also encouraged Trinity Land Development officials to conduct a neighborhood meeting regarding
the proposed revisions.
IV. REASON FOR COUNCIL ACTION
Pursuant to Federal Way City Code (FWCC) Section 20-136(b), amongst several criteria, the City
Council must ultimately find the final plat in substantial compliance with the approved preliminary
plat. As detailed in Section V below, the proposed plat modifications result in some changes to the
approved preliminary plat layout. Therefore, City staff is requesting the City Council determine if
proposed modifications to the approved preliminary plat are in substantial conformance with the
approved preliminary plat.
Criteria contained in FWCC Section 20-127 also can provide a benchmark as to the significance of
the proposed modifications. Pursuant to FWCC Section 20-127, when the Hearing Examiner has
forwarded a recommendation on a preliminary plat application to the City Council, the City Council
may require or approve a minor modification to the preliminary plat if:
1. The change will not have the effect of increasing the residential density of the plat;
2. The change will not result in the relocation of any access point to an exterior street from the plat;
3. The change will not result in any loss of open space area or buffering provided in the plat; and
4. 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.
Although these criteria do not specifically apply to the current proposal, they do provide factors for
the City Council to consider regarding whether the modifications are major or minor, and ultimately
whether the final plat would be in substantial conformance with the approved preliminary plat.
Additionally, criteria used by City staff to evaluate the 2004 redesign of the approved preliminary
plat were as follows:
. Retaining wall heights not to exceed ~ight feet
. Retaining wall and landscaping aesthetics
. Maximum slopes ranging from 2H: 1 V to 1.5H: 1 V
Land Use and Transportation Committee September 13,2005
Cottages at Hoyt Road Revised Preliminary Plat Page 2
. Adequate NGPE buffers
. Landscaping of graded areas
v. FINDINGS AND CONCLUSION
1. The proposed modifications to the preliminary plat will result in the construction of
approximately 100 linear feet of retaining wall extensions along the northwest portion of the
site, addition of a new approximately 325-foot-long retaining wall, an increase in the height of
existing and proposed retaining walls, steepening of slopes along the northwest portion of the
site, increase the area of clearing and grading, slight re-alignment to the northern roadway, and
the removal of mature trees within the NGPE and replacement with new plantings. Due to the
surveying error found during construction staking, the applicant is proposing these changes in
order to preserve the roadway, lot configurations, and detention pond design substantially in
compliance to the approved preliminary plat The applicant has provided ,a revised preliminary
design for the proposed slope and retaining wall revisions; and re-alignment of the northern
roadway (Exhibit 2).
2. Additionally, the applicant has provided a Tree Evaluation dated September 2,2005, from
Washington Forestry Consultants Inc. The Tree Evaluation identifies 30 trees on-site and off-
site to be removed that are deemed hazardous, or would become hazardous due to grading
required to construct the retaining walls. At the time of preparation of this report, City staff is
hiring an arborist qualified to review the Tree Evaluation report, and provide findings and
conclusions regarding the accuracy and recommendations of the Tree Evaluation. The applicant
has proposed to provide remedial planting to enhance the NGPE along the northern property
line where the trees would be removed, and other areas where trees are proposed to be removed
were not addressed. City staff will have further information regarding the Tree Evaluation at the
September 19, 2005 LUTC meeting.
The. preliminary plat modification is subject to all applicable codes and policies as well as all
findings, conclusions, and conditions of approval contained in City Council Resolution No. 04-416
approving the revised preliminary plat; City Council Resolution No. 01-349 approving the original
preliminary plat, and the September 6,2001 Hearing Examiner's recommendation.
VI. LAND USE AND TRANSPORTATION COMMITTEE ACTION
The LUTC may, by action approved by a majority of the total membership, take one of the following
actions, pursuant to FWCC Section 20-1 36(b).
Option J.
Forward a recommendation to the full City Council, and direct City staff to prepare a resolution,
finding the modified preliminary plat in substantial compliance with the approved preliminary plat,
subject to conditions a- c below, and allowing the applicant to proceed to engineering design and
construction of the modified preliminary plat subject to the following conditions:
a. Existing mature vegetation shall be retained in the NGPE's to the maximum extent possible.
All areas ofNGPE's impacted by tree removal as approved by the Director of Community
Development Services shall be replanted with Type I landscaping to be approved by the
Land Use and Transportation Committee September 13, 2005
Cottages at Hoyt Road Revised Preliminary Plat Page 3
Director of Community Development Services. A licensed landscape architect, in consultation
with a certified arborist, shall prepare a tree replacement plan for the NOPE's.
b. A landscape plan shall be prepared by a landscape architect for approval by the Director of
Community Development Services and implemented prior to final plat approval. The landscape
plan shall address all areas outside of lot areas, which have been cleared or graded as a result of
the preliminary plat construction. Planting of cleared and graded areas shall include planting
with native trees, shrubs, and groundcover.
c. The retaining wall design shall be approved by the Director of Community Development
Services and shall include wall design with a maximum height of 10 feet above grade, and shall
promote residential design themes through such means as terracing, orientation, color, material
selection, vegetation screening, pattern and textural treatment.
Option 2.
Forward a recommendation to the full City Council, and direct City staff to prepare a resolution,
finding the modified preliminary plat not in substantial compliance with the approved preliminary
plat, and reject the request for a revision to the preliminary plat, requiring the applicant to redesign
the plat in substantial compliance with the approved preliminary plat or file a new preliminary plat
application.
EXIllBITS
1. Approved Preliminary Plat for the Cottages at Hoyt Road dated June 3, 2004.
2. Proposed Preliminary Plat modification with cross section for the Cottages at Hoyt Road dated
September 12, 2005.
3. Letter from Trinity Land Development dated September 10, 2005.
4. Tree Evaluation Report from Washington Forestry Consultants Inc. dated September 2,2005.
Approval of Committee Report
Jack Dovey, Chair Michael Park, Member Eric Faison, Member
Land Use and Transportation Conunittee September 13, 2005
Cottages at Hoyt Road Revised Preliminary Plat Page 4
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TRINITY LAN D RECEIVEO
DF!VELOPMENT
September 10, 2005 SE:P 0 9 2005
CITY OF FEDERAL WAY
Mr. Jim Harris, Senior Planner BUILDING DEPT.
Mr.-Will Appleton, Director of Public Works
- City of Federal Way
Community Development Services Dept
33530 1st Way South
PO Box 9718
Federal Way, WA 98063-9718
RE: Request for Modification to grading plan and removal of hazard trees,
Cottages at Hoyt Road
File NO. 98-104394-00-SU
Resolution 04..416
Dear Jim and Will:
Thank you for your help in establishing the appropriate way to address these unforeseen
site conditions at the Cottages at Hoyt RQad Development. Weare requesting your
approval of two minor modifications to our approved plans: .
l) Extension and addition of retaining wall system along the north side of the
northern internal road to take up act1)al grades not realized (based. on inaccurate
topographic ,Survey information provided by Touma Engineers - the original
Surveyor/Civil-Engineer on the project); ;
2) .Approval to remove/trim hazard trees in Tract C, NGPE as outlined in the.
attached arborist report from Washington Forestry Consulting, Inc. dated
September 2, 2005
The project is under construction. C\earing is complete, temporary erosion control
measures arein place and grading is underway. Timing is of the essence.
. Additional Retainin2 Wall.
The survey error discovered during grade staking two weeks ago involves inaccurate
..topographic data along the northern property line. The difference is up to 10 feet in
additiona:t grade that must be accommodated between the northern property line and the
internal The approved grading plans include a retaining wall at the edge of the
EXHIBIT ~-
I PAGE-L-OF ~
. Puyallup, WA 98372
253.~48.7813 . www.trinityland.com .
15 foot NGPE (Native Growth Protection Easement) with a maximum exposed height of
10 feet. In order to maintain the NGPE and keep walls at a maximum height of 10 feet,
we are proposing a wall along the north side of the internal road. We propose a slightly
different road alignment that npximizes the distance between the road and the NG~E
while keeping the two retaining walls in the pond area at a maximum height of 8 feeL. In
addition, ih order to maintain the existing ylearing limits and a maximum 10 foot high
wall, a limited area of graded slope is proposed at slightly greater than a 2: I slope.
Hazard ~ree RemovallTrimmine.
i .
_After completion of the permitted clearing activity, we engaged Galeh Wright, a licensed
Arbonst, to conduct a survey of potentially hazardous trees at the edges of the cleared
area. As is often the case when general dimensional buffers are included on a project,
some trees within the margins of the retained tree tract can be at risk due to adjacent
grading work and/or the exposure of wind that previously had been buffered by.a forest.
These trees become a safety risk for either the adjacent property owners, the new homes
to be developed on site, or the public traveling on the public road. In this case, the
approved NGPE has set aside more than twice the originally proposed undisturbed area
and greatly exceeds the retained tree requirements in the City's code. Since many of the
trees along the northern property lin~ have been identified as hazard trees, we propose to
provide" r~placement tree vegetation to allow a new tree buffer to establish itself over I
time. We will work with City Staff and thc two neighboring property owners affectcd in
High Point Park Division 3 to establish an appropriate replanting plan for this area.
I would like to point out that the amendment to the. original preliminary plat approval for
this project, Resolution 04-416, was. approved based on the merits of significantly
reducing the amount 'of'export, significantly increasing th~ .amount of open space and
reducing the number o:(lots in the project from 40 to 35. The two modifications that we
are requesting do not change the spirit of that approval and, we suggest, have been
brought to the table proactively, and in open discussion with City Staff.
In Summary:
.. We do' not pr~pose any changes to the limit of clearing.
. We do I!ot propose any retaining walls greater than 10 feet in exposed height
betweeR the road and the property line and no more than 8 foot high in the pond
. area.
. We propose to provide remcdial planting to enhance the NGPE alol'!g the northern
property line in ~e area wh~re hazard trees would be removed.
We have enclosed a copy of the staff report and maps from the previous minor
. modification to the Preliminary Plat (resolution 04-416) for your reference, three exhibits
,showing the approximate location of the additional retaining wall, and the road alignment
EXHIBIT ,
2 PAGE ~ OF ~
shift, and a copy of the Arborist report and map. Thank you for your consideration of
these necessary modifications.
~
Sincerely,
Trinity Land Development, on behalfof
Cottages at Hoyt Roa LLC
Stella Thompson - Development Coordinator, on behalf of
..Chris R. Austin - Director of Development
Encl: Existing plat amendment
Proposed grading plan revision
J:Uborist report \,
,
-
(
EXHIBIT ),
(, .
3 PAGE-3-0F 3-
,
WASHINGTON FORESTRY CONSULTANTS, INC.
FORESTRY AND VEGETATION MANAGEMENT SPECIALISTS
W F C I
360/943-1723 1919 Yelm Hwy SE, Suite C
FAX 360/943-41.28 Olympia, WA 98501
September 2, 2005 RECEIVED
SEP 0 9 2005
Chris Austin, Director of Development CITY OF FEDERAL WAY
Trinity Land Development BUILDING DEPT,
310 29th Ave. NE
Puyallup, WA 98372
RE: Tree Evaluation at the Cottages at Hoyt Road ~ Federal Way, W A
Dear Mr. Austin:
I have completed an evaluation of selected trees in the tree tracts at the Cottages at Hoyt
Road in Federal Way, Washington. The pmpose of the evaluation was to identify trees that
are hazardous to the new improvements, or would become hazardous due to grading required
to construct the retaining walls.
Findings
The area of evaluation included selected trees along the north, east, and south perimeters of
the parcel, and the small tree tract along the west side of the parcel. The tree tracts were part
of a contiguous second-growth conifer forest that was fully stocked with trees at the time of
harvest. The residual trees in the tree tracts are now new edge trees that were previously
sheltered by the surrounding stand.
I have identified 30 trees that are, or will become hazardous to the new improvements. The
trees are dead, in decline, are exposed to the prevailing winds, or will sustain damage during
retaining wall construction that will cause the trees to become hazardous. The following
table provides a summary of our findings and recommendations.
DBH NEAREST OWNED
# SPECIES in CONDITION TARGET LOT BY RECOMMEND
1 P. Madrone 17 Severe decline; New house 16 Trinity Remove HT -
90% dead Could create
sna
2 P. Madrone 19 Severe decline; New house 16 Trinity Remove HT -
70% dead; Could create
sua
3 Cottonwood 16 Leans over house Off-site 16 Trinity Remove HT
to south; High house
tentia] for branch
PAGE-LOF -S-
URBAN/RURAL FORESTRY · TREE APPRAISAL · HAZARD TREE ANAL YSIS
RIGHT-OF-WAVS · VEGETATION MANAGEMENT. ENVIRONMENTAL STUDIES · CONTRACT FORESTERS
Member of International Society of Arboriculture and Society of American Foresters
Cottages at Hoyt Road - Tree Evaluation
DBB NEAREST OWNED
# SPECIES (in) CONDITION TARGET LOT BY RECOMMEND
failure onto
house/deck;
4 Red alder 22 Dead-leans west New bouse 17 Trinity Remove HT
5 Douglas-frr 17 Severe root New bouse 18 Trinity Remove
damage & potential
damae:e from wall;
6 Douglas-frr 26 9oof.> defoliated; New house 21 Trinity Remove HT
7 Douglas-frr 24 Dead; Suspect Houses to 21 Trinity Remove HT
laminated root rot; east/west;
8 Red alder 13 Dead; Leans west; New house 23 Trinity Remove HT
9 W. hemlock 10 Dead Yard 24 Trinity Remove
10 Red alder 24 Top dying; Stem New house 24 . Trinity Remove HT
decay; LeaDS west;
11 Red alder 16 Decay in west New house 30 Trinity Remove west
stem; stem - HT
12 P. Madrone 12 1 stem dead; Leans New house 32 Trinity Remove dead
west; stem
13 Douglas-frr 20 Will be made New bouse 35 Trinity Remove
hazardous by wall
cut;
14 Douglas~ frr to Dead Street 35 Trinity Remove HT
15 Douglas-frr 9 Dead Street 35 Trinity Remove HT
16 P. Madrone 12 Nearly dead; Street 35 Trinity Remove HT
17 Douglas-frr 10 Dead Street 35 Trinity Remove HT
18 Douglas~ frr 10 Dead Street 35 Trinity Remove HT
19 Douglas- frr 18 Dead ~ decayed Off site Trinity Remove HT
house
20 Douglas- frr 24 Exposed Offsite Trinity Remove HT
house
21 Douglas~fir 21 Exposed Off site Trinity Remove HT
house
22 Douglas-fir 19 Exposed House Private Contact owner
23 Douglas-fir 14 Exoosed House Private Contact owner
24 Douglas~fir 18 Exposed; Roadcut House Trinity Remove HT
will damaJ!;e roots;
25 Douglas-frr 26 Exposed; Roadcut House Trinity Remove HT
will damage roots;
26 Douglas- frr 15 Exposed; Roadcut House Trinity Remove HT
will damage roots;
27 Douglas-frr 22 Exposed; Roadcut House City tree? Remove HT
will damage roots;
28 Douglas-frr 23 Exposed; Roadcut House Trinity Remove HT
will damage roots;
29 Red alder 22,24 1 stem dead, 1 stem Street City Remove HT
nearly dead;
30 Red alder 24 Decline; Heavy Street City Remove lIT
lean over Hoyt Rd.
· HT = Hazard tree;
EXHIBIT ",
PAGE-2-0F S-
Washington Forestry Consultants, Inc. 2
-------
Cotta~es at Hoyt Road - Tree Evaluation
The tree numbering starts on the southwest comer of the parcel. The trees are marked with
blue paint dots at eye level and on the stump. A blue painted number was placed and is
visible from the cleared area of the unit. The approximate location of the trees is shown on
the attached site plan.
Recommendations
Thirty trees were marked for removal. These include 3 trees that appear to be on the City of
Federal Way tract to the north (trees #27.29.30). two trees that appear to be on a private lot
(trees #22 and 23). and the rest appearing to be within the Trinity ownership. Tree # 3 is the
cottonwood that is inside of the green chain-link fence on the south end of the project. This
tree is hazardous to the house to the south and the hazard risk will increase with increasing
tree size.
Two additional trees occur on a parcel to the north that are hazardous due to exposure. They
are near trees numbered 25 and 26 and are a 15 and 12 inch DBH Douglas-firs. These trees
are close to the line. but were not marked due to the young neighbor and his unfriendly dog.
Both neighbors to the north need to be contacted about the high risk of failure of their trees
due to exposure.
I did not find any hazard trees in the tree tract above Hoyt Road SW. The dead Pacific
madrone that we discussed can reach the powerline, but it is not likely to reach the road.
Removal of the top, leaving a snag removes all risk. I did not mark any additional removals
along the lower edge of this tree tract since the staking in the field did not correspond with
that on the map. As a rule of thumb, I recommend that all trees within the clearing limite; be
removed, and all Douglas-firs within 10 feet of the top of the cut also be removed. This
appears to leave a fairly narrow strip of trees. It should be evaluated again at the time of
cutting to detennine if additional trees need to be removed.
EXHIBITrr
PAGE 3 OF
Washington Forestry Consultants. Inc. 3
Cottages at Hoyt Road - Tree Evaluation
Summary
I have marked 30 trees to be removed from or adjacent to the tree tract. Three are on the City
tract, 2 on a private lot, and the remainder on the Trinity parceL Two additional trees occur
on a lot north of the Trinity parcel that are hazardous and should be removed. These two
trees were not marked but are the only Douglas-fir trees present. You will need to talk to the
two landowners to the north to discuss the hazard potential and removal of their trees.
Contact me when the clearing west of the Hoyt Road tree tract occurs. There may be
additional trees that need to be removed.
Please give me a call if you have questions.
Respectfully submitted,
wgon Forestry Consnltants, Inc.
P1-~
Galen M. Wright CF, ASCA
Certified Arhorist No. PN-0129
Certified Forester No. 44
attachment; site map
EXHIBIT LI
PAGE-lt-OF -S:-
Washington Forestry Consultants,Inc. 4
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CITY OF FEDERAL WAY
MEMORANDUM
DATE: September 19,2005
TO: Land Use and Transportation co~
VIA: David H. Moseley, City Manage . (.0/
FROM: Marwan Salloum, P.E., Street Systems Manager U]...... r /Vl S
SUBJECT: Lakehaven Utility District Interloeal Agreement; Preliminary Engineering Services
POLICY QUESTION:
Should the Council authorize staff to enter an Interlocal Agreement between the City of Federal Way and
Lakehaven Utility District for Preliminary Engineering Services for Water and Sanitary Sewer Infrastructure
Related to Transportation and Surface Water Management Projects?
BACKGROUND:
In an effort to minimize delays to the Capital Projects, the Lakehaven Utility District proposed an interlocal
agreement to expedite the preliminary engineering assessment of the water and sewer facilities within the project
limits. The Interlocal Agreement between the City of Federal Way and Lakehaven Utility District for Preliminary
Engineering Services for Water and Sewer Infrastructure Related to Transportation and Surface Water
Management Project will be an avenue to reimburse the City for all costs incurred by the City in performing the
preliminary engineering assessment. The preliminary engineering assessment of the water and sewer facilities will
be incorporated in the Consultant Contract at the time of contract negotiation for the design of the Capital
. Projects. The negotiated costs for the preliminary engineering assessment will be presented to the Lakehaven
Utility District for evaluation and approval. The term of this agreement will be January to December, and
amended yearly. The Interlocal Agreement has a $50,000 limit per term and may be amended depending on the
Capital Projects within the term.
OPTIONS:
1. Authorize staffto enter an Interlocal Agreement between the City of Federal Way and Lakehaven
Utility District for Preliminary Engineering Services for Water and Sanitary Sewer Infrastructure
Related to Transportation and Surface Water Management Projects.
2. Do not authorize staff to proceed and provide direction to staff.
STAFF RECOMMENDATION:
Staff recommends forwarding Option 1 to the October 4th, 2005 City Council Consent Agenda for approval:
Authorize staff to enter an Interlocal Agreement between the City of Federal Way and Lakehaven Utility
District for Preliminary Engineering Services for Water and Sanitary Sewer Infrastructure Related to
Transportation and Surface Water Management Projects.
COMMITTEE RECOMMENDATION:
Forward the above staff recommendation to the October 4, 2005 City Council Consent Agenda.
cc: Project File
Day File
----.. ------
After recording, return to:
Federal Way City Attorney's Office
33325 8th Avenue S.
P.O. Box 9718
Federal Way, WA 98063-9718
INTERLOCALAGREEMENT
BETWEEN THE CITY OF FEDERAL WAY
AND LAKEHAVEN UTILITY DISTRICT
FOR PREUMINARY ENGINEERING SERVICES FOR
WATER AND SANITARY SEWER INFRASTRUCTURE RELATED TO
TRANSPORTATION AND SURFACE WATER MANAGEMENT PROJECTS
THIS AGREEMENT is made and entered into this _ day of , 200--,J by
and between the City of Federal Way (hereinafter "City") and Lakehaven Utility District (hereinafter
"District"), collectively referred to herein as the "Parties".
WHEREAS, the City from time to time proposes certain transportation and surface water
management improvement projects; and
WHEREAS, the District owns and operates water and sanitary sewer infrastructure within,
and in proximity to, the limits of many of these projects in accordance with applicable Washington
State and City of Federal Way laws, regulations and franchises; and
WHEREAS, in connection with the improvement projects being undertaken by the City, the
District may be required to relocate certain water and sanitary sewer facilities such as pipelines, fire
hydrants, valves, water meters, etc.; resolve any waterline/utility conflicts; and adjust water valve
boxes and sewer manholes, within, and in proximity to, the Project area; and
WHEREAS, Chapter 39.34 (Interlocal Cooperation Act) permits local governmental units to
make the most efficient use of their powers by enabling them to cooperate with other entities to .
provide services in a manner best serving the needs and development of their local communities;
and
WHEREAS, the District can achieve cost savings and other benefits in the public's interest by
contracting with the City to perform certain services for the District, including having preliminary
engineering services performed by the City's engineering consultant (hereinafter "Consultant") to
determine the magnitude and scope of any relocation of water and sanitary sewer facilities
necessitated by the location of the proposed transportation and/or surface water management
infrastructure contemplated to be designed and constructed as part of any City improvement
project;
- 1 -
NOW, THEREFORE, it is hereby covenanted and agreed by and between the Parties hereto
as follows:
1. PROPOSAL FOR PRELIMINARY ENGINEERING.
During the term of this Agreement, the District agrees that the Consultant retained
for particular improvement projects by the City shall be directed to prepare a proposal to perform
preliminary engineering services sufficient to determine the magnitude and scope of any relocation,
alteration, and/or replacement of water and sanitary sewer facilities necessitated by a particular City
improvement project. A separate scope and fee proposal for City and District work shall be
prepared for each City improvement project involving the potential relocation or adjustment of
District facilities. The proposal for District work shall be submitted to the District for review and
approval.
II. PRELIMINARY ENGINEERING
If the District accepts the proposal, the preliminary engineering services shall typically
include, but not be limited to, the following tasks:
A. Potholino and Measure-Downs. For preliminary engineering related to the water and
sanitary sewer facilities within, and in proximity to, the limits of the City's improvement
project, the District will identify on a map an appropriate number of pothole locations and
valve locations. The District will perform the potholing and the Consultant will perform
measure-downs to the top of the valve operating nut, and prepare a list of the pothole
locations including imputed depth to top of pipe from existing ground surface. The
Consultant will mark with paint on the restored pavement surface over the water main the
locations of the potholes and the locations of the applicable measure-down valves. The
Consultant will measure down to the top of the operating nut on the valves specified by the
District. Each valve measured will be clearly identified with a unique identifier (i.e. WV-l)
painted on the pavement surface adjacent to the valve measured. The Consultant will
prepare a list of the valve measurements including valve identifier and depth to operating
nut, and distance to top of pipe from operating nut. The District will obtain all necessary
permits and approvals for this work.
B. Field Surveys. The Consultant will field survey each pothole, and valve location using the
paint marks set by the Consultant as reference to establish the horizontal and vertical
location of the potholes and valves. Pothole locations will be surveyed at the top of the
restored pavement surface. Valve locations will be surveyed at the top of the cover of the
valve box. The Consultant will use the same horizontal and vertical datum as will be used
for the City's improvement project.
C. Plan and Profiles. Based on the pothole and valve measure-down information provided by
the Consultant, the Consultant will prepare plan and profile sheets for water mains that are
located within, and in close proximity to, the limits of the City's improvement project. If
deemed necessary by the District, the Consultant will prepare plan and profile sheets for
sanitary sewer mains that are located within, and in close proximity to, the limits of the
City's improvement project, using the District's record drawing information and the
Consultant's own topographic survey information. Plan and profile sheets will show each
- 2 -
--
pothole and valve location, including station, offset, elevation at existing ground, and depth
to top of pipe. A dashed line indicating the assumed water and/or sanitary sewer main
profile will be drawn between each potholejvalve location for water mains and between
manholes for sewer mains. Because of the possibility that the actual water main profile
varies along its length, no guarantee is made as to the accuracy of the drawn water main
profile between pothole/valve locations. The majority of the profiling of the water mains
will be based on measure-down information and construction assumptions proVided by the
District. Therefore, the accuracy of the profiles will be dependent on the accuracy of the
information provided by the District. In general, the profiling of water mains will be subject
to inaccuracies in measuring by the District, assumptions of valve types and measurements,
potential presence of valve extensions (unknown), and cumulative errors in calculating the
invert of the water mains based on this data. The Consultant will superimpose the
proposed finish ground line and proposed storm drain crossings from the particular City
improvement project onto the profiles.
D. Technical Memorandum. The Consultant will review the potholejvalve information, plan and
profile drawings, the preliminary design drawings for the particular City improvement
project, and utility as-built information to assess the need to relocate existing water and/or
sanitary sewer mains. The assessment will be limited to the following:
Based on the finish grade elevations established by the particular City improvement
project, the Consultant will review the future depth of cover over the water and/or
sanitary sewer mains and identify areas of insufficient cover. The minimum cover
required will be as determined by the District after review of the Consultant's assessment
of insufficient cover.
Based on the proposed storm drain and utility undergrounding plans developed for the
particular City improvement project, the Consultant will identify apparent conflict
locations.
The Consultant will prepare a technical memorandum describing the assessment performed,
a comparison between relocation of the entire water and/or sanitary sewer main and
resolution of localized conflicts, provide a recommendation to the District on whether the
water and/or sanitary sewer mains should be relocated or localized conflicts resolved. The
assessment of the water and/or sanitary sewer mains will not address the condition of the
water and/or sewer mains or associated appurtenances, capacity, or eXisting/future demand.
No assessment of water and/or sanitary sewer service connections will be made. Should
the Consultant recommend relocation of the water and/or sanitary sewer mains, the
Consultant will proVide a preliminary route for the relocated water and/or sanitary sewer
mains on the plan and profile drawings heretofore described. No final design work is
included in this scope of work.
E. Opinion of Cost. The Consultant will prepare a preliminary opinion of construction cost for
both the relocation of the water and/or sanitary sewer mains, and resolution of localized
conflicts for comparison purposes. Since no detailed design of the water and/or sanitary
sewer mains wlll have been performed, this will be a planning level estimate suitable only for
comparison purposes. The opinion of cost will be based on a per linear foot cost to
relocate/adjust the water and/or sanitary sewer mains. A detailed breakdown of quantities
will not be prepared. A thirty percent (30%) contingency will be applied to the opinion of
cost.
- 3 -
III. PAYMENT.
A. The maximum amount payable under this agreement, inclusive of all fees and
other costs, is Fifty Thousand Dollars and NO/lOO ($50,000.00).
B. The District shall reimburse the City for all costs incurred by the City in
performing the preliminary engineering services, which costs shall include, but are not limited to, all
District requested changes, and City Project Administration Fee ata rate of five percent (5%) of the
total cost incurred by the City.
C. All payments shall be due from the District to the City within thirty (30) days
after approval by the District's Board of Commissioners of said sums billed to the District. Amounts
unpaid after said due date shall accrue interest at a rate of one (1) percent per month.
IV. INDEMNIFICATION AND HOLD HARMLESS.
A. The City agrees to indemnify and hold the District, its elected officials,
officers, employees and agents harmless from any and all claims, demands, losses, actions and
liabilities (including costs and all attorney fees) to or by any and all persons or entities, including,
without limitation, their respective agents, licensees, or representatives, arising or resulting from, or
connected with, this Agreement to the extent caused by the negligent acts, errors or omissions of
the City, its agents or employees, or by the City's breach of this Agreement.
B. The District agrees to indemnify and hold the City, its elected officials,
officers, employees and agents harmless from any and all claims, demands, losses, actions and
liabilities (including costs and all attorney fees) to or by any and all persons or entities, including,
without limitation, their respective agents, licensees, or representatives, arising or resulting from, or
connected with, this Agreement to the extent caused by the negligent acts, errors or omissions of
the District, its agents or employees, or by District's breach of this Agreement.
The provisions of this paragraph shall survive the expiration or termination of this Agreement
with respect to any event occurring prior to such expiration or termination.
V. DURATION.
This agreement shall become effective immediately upon execution by both parties.
This Agreement shall continue in force until December 31, 2005, unless either party notifies the
other of its intention to terminate the contract, in which case the contract shall be terminated
effective fifteen (15) days thereafter.
VI. OTHER PROVISIONS.
A. The City shall retain ownership and usual maintenance responsibility for the
roadway, storm drainage system, sidewalks, landscaping, traffic signals and all other appurtenances
related thereto.
-4-
B. Upon completion of the preliminary engineering services for a particular City
improvement project, the City shall provide a final invoice to the District for any final payment due.
C. This Agreement contains the entire written agreement of the Parties and
supersedes all prior discussion. This Agreement may be amended only in writing, signed by both
Parties.
D. This Agreement shall be in full force and effect from the date of signature by
all Parties to the termination date of this Agreement and may be extended for additional periods of
time upon mutual written agreement of the City and District. Adherence to deadline dates is
essential to the performance of this Interlocal Agreement.
E. Any provision of this Agreement, which is declared invalid, void or illegal shall
in no way affect, impair, or invalidate any other provision hereof and such other provisions shall
remain in full force and effect.
IN CONSIDERA nON of the mutual benefit accruing herein, the Parties hereto agree that the
work, as set forth herein, will be performed by the City under the terms of this Agreement.
IN WITNESS WHEREOF the Parties hereto have hereunto set their hands and seals the day
and year first above written.
CITY OF FEDERAL WAY LAKEHAVEN UTIlITY DISTRICT
David H. Moseley, City Manager Don Perry, General Manager
33325 8th Avenue South 31627 1st Avenue South
PO Box 9718 PO Box 4249
Federal Way, WA 98063-9718 Federal Way, WA 98063-4249
(253) 835-2401 (253) 946-5405
APPROVED AS TO FORM: APPROVED AS TO FORM:
Patricia A. Richardson, City Attorney General Counsel, Steven H. Pritchett
ATTEST:
Jason M. Susaka, Interim City Clerk
- 5 -
~
CITY OF ~
Federal Way
PLANNING COMMISSION
RECOMMENDATION
September 8, 2005
TO: Jack Dovey, Chair
Land UselTransportation Committee (LUTC)
VIA: David Moseley, City Manag~ y
FROM: Kathy McClung, Director of Community Development Services ~
Margaret H. Clark, AICP, Senior Planner ~
Janet Shull, AICP, Contract Planner
SUBJECT: Amendments to Federal Way City Code (FWCC) Chapter 22, Article XI, "District
Regulations, Neighborhood Business Zone," File #05-103585-00-UP
MEETING DATE: September 19,2005
1. BACKGROUND
Since the City's incorporation, the Neighborhood Business (BN) zone has been the focus of
numerOUS requests for amendments. As a result, the City Council and Community Development
Services Planning Division staff identified this zone as one that would benefit from a comprehensive
review. The BN Zone study objectives were as follows:
. Evaluate the BN zoned property in relation to the comprehensive plan vision for the
character/function of this zone.
. Review current allowable uses and consider if additional uses should be permitted
within the BN zone.
On May 18,2005, Planning Division staff presented an overview ofthe existing conditions within the
City of Federal Way's 14 BN zoned areas to the Planning Commission. Study findings were
presented along with recommended amendments to the Federal Way City Code (FWCC) to allow for
additional uses in the BN zone, as well as amendments to existing FWCC sections related to
development within the BN zone (Exhibit A - Staff Report for the May 18, 2005, Planning
Commission Meeting and Exhibit B - Minutes of May 18,2005, Planning Commission Meeting).
Following the Planning Commission Workshop, staff prepared draft amendments to the FWCC for
further consideration by the Planning Commission at an August 17,2005, public hearing. The Staff
Report for the August 17, 2005, Planning Commission Meeting with Exhibits 1-11 is enclosed as
Exhibit C and minutes for that meeting as Exhibit D.
II. SUMMARY OF PROPOSED AMENDMENTS/PLANNING STAFF RECOMMENDATION
The following is a summary of the proposed FWCC amendments (Exhibits 2-11 of Exhibit C) as
presented to the Planning Commission.
1. Amend Section 22-1 of the FWCC ("Definitions") to add definitions for "big box retail"
and "self-service storage facilities" (Exhibit 2 of C).
2. Add a new use zone chart for self-service storage facilities in the BN zone (Exhibit 3 of C).
3. Add a new use zone chart for funeral homes in the BN zone (Exhibit 4 of C).
4. Amend FWCC Section 22-721 ("Retail/Office") to add businesses selling signs in the BN
zone (Exhibit 5 of C). This amendment requires only the addition of the word "signs" to the
existing use zone chart. No further amendments are necessary.
5. Amend FWCC Section 22-723 ("Vehicle Service Stations") to clarify requirements
regarding bay doors (Exhibit 6 of C). This is a clarification recommended by Planning
Division staff.
6. Amend FWCC Section 22-724 ("SchoolslDay Care Facilities") to correct the approval
process for locating storage containers on a school site (Exhibit 7 of C). This is a
housekeeping correction recommended by Planning Division staff.
7. Amend FWCC Section 22-725 ("Multiple Unit Housing") to allow residential units on the
ground floor when certain conditions are met (Exhibit 8 of C). The proposed code
amendment would allow residential units on the ground floor when a certain portion ofthe
ground floor contains commercial space and said commercial space meets minimum tenant
space requirements.
8. Amend FWCC Section 22-752 ("Bulk Retail- Warehouse and Storage") to change
reference from "public mini warehouse or storage facilities" to "self-service storage
facilities" (Exhibit 9 of C). This amendment would make the Community Business (BC) use
zone chart consistent with proposed language in the BN zone, as well as the proposed definition
of self-service storage facilities.
9. Amend FWCC Section 22-864 ("Warehouses, Wholesale Distribution - Storage Yards-
Rental Facilities") to change reference from "mini warehouse and public storage facilities"
to "self-service storage facilities" (Exhibit 10 of C). This amendment would make Business
Park (BP) use zone charts consistent with proposed language in the BN zone, as well as the
proposed definition of self-service storage facilities.
10. Amend FWCC Section 22-1638 ("Community Design Guidelines") to add the requirement
that self-service storage facilities have the appearance of pitched roofs (Exhibit 11 of C).
This amendment would help enSUre that self-service storage facilities in the BN zone would be
compatible with surrounding neighborhood development.
Neighborhood Business (BN) Code Amendments File #05-1 03585-00-UP
Planning Commission Recommendation to LUTC Page 2
III. PLANNING COMMISSION RECOMMENDATION
The Planning Commission conducted a public hearing on August 17,2005. After the close of the
public hearing, the Planning Commission discussed the staff recommendations and recommended
approval of the staff recommendation to the City Council with one amendment to allow the parking of
one rental vehicle on site for the use by tenants of self-service storage facilities. They requested that
the moving truck should not be so large as to require a commercial driver's license. In response to the
Planning Commission's request, staff recommends that on-site parking for one rental truck no more
than 12,000 lbs gross vehicle rate be allowed.
CAPACIIT
. Volume: 849 cu. ft.
. Max load: 2,860 Ibs.
. Gross vehicle weight: 11,000 Ibs. max
. Empty weight: 8,140 Ibs.
16'" 14.1................1 ,.1.2:" )',
--- Ji' $.[.
-... J l
. ::l'.,
:J
The Planning Commission also asked for a clarification on the size limits that were proposed for self-
service storage facilities. Staff had recommended that the minimum lot size be one acre and the
maximum lot size three acres. The purpose of the proposed regulation is to limit the overall size of a
self-service storage facility development to ensure compatibility of this type of development with
surrounding uses. Staffhas made a change to the proposed use zone chart to better reflect the intent of
the proposed regulation.
Response to Planning Commission's Recommendation:
1. The proposed Self-Service Storage Facility Use Zone Chart has been amended to add the
following note: On-site parking for one (1) rental truck of no more than 12.000 lbs IITOSS vehicle
weight (GVW) shall be permitted. This rental truck is for the use of tenants of the self-service
storage facility for the moving of oersonal items to and from the stora~e units.
2. The proposed Self-Service Storage Facility Use Zone Chart has also been amended to specify that
the portion of the subject property (defined by the FWCC as "... the entire lot Or parcel or series
of lots Or parcels. . .") that is be developed with a self-service storage facility shall be no greater
Neighborhood Business (BN) Code Amendments File #05.103585-00-UP
Planning Conunission Recommendation to LUTC Page 3
than three acres. This change to the proposed code amendment will clarify the intent of the
proposed regulation-to limit overall development size of a self-service storage facility to three
acres. For example, a subject property greater than three acres could be developed with a self-
service storage facility as long as no more than three acres was developed with said use. The
remainder of the site could be developed with another use(s) permitted in the BN zone.
The Planning Commission Recommendation is shown in Exhibits 1 through 10 of Exhibit E (Draft
Adoption Ordinance).
IV. LAND USEffRANSPORT A TION COMMITTEE OPTIONS/STAFF RECOMMENDATION
The Committee has the following options:
L Recommend that the full Council adopt an ordinance approving the proposed code
amendments as recommended by the Planning Commission.
2. Recommend that the full Council modify and then approve the proposed code amendments.
3. Recommend that the full Council disapprove the proposed code amendments.
Staff recommends that the LUTC recommend to the full Council Option NO.1 above, that is, adoption
of the Planning Commission Recommendation.
V. LAND USE/TRANSPORTATION COMMITTEE RECOMMENDATION
The LUTC forwards the proposed amendment to the full Council for first reading as follows:
As recommended by Planning Commission
As recommended by Planning Commission and amended by the LUTC
LIST OF EXHIBITS
Exhibit A Staff Report for the May 18, 2005, Planning Commission Meeting
Exhibit B Minutes of the May 18, 2005, Planning Commission Meeting
Exhibit C Staff Report for the August 17, 2005, Planning Commission Meeting with Exhibits 1-11
Exhibit D Minutes of August 17,2005, Planning Commission Meeting
Exhibit E Draft Adoption Ordinance with Exhibits 1-10
Neighborhood Business (BN) Code Amendments File #05-1 03585-00-UP
Planning Commission Recommendation to LUTC Page 4
~
CITYOF , ~ EXHIBIT --"--
Federal Way PAGE . OF~
BN Zone Review
For Discussion by Planning Commission
May 18, 2005
1. INTRODUCTION:
This study contains the ftndings of a comprehensive study of the City of Fedeml Way's Neighborhood
Business (BN) zone. Since the City's incorporation, the BN zone has been the focus of numerous
requests for amendments. As a result, the City Council and Community Development Services
Planning Division staff identifted this zone as one that would benefit from a comprehensive review.
Study Objectives
. Review the current state ofBN zoned property in the City of Federal Way. Evaluate the size of
areas, locations, existing land uses within the zone, surrounding land uses, percent developed,
and percent vacant.
. Evaluate the BN zoned property in relation to the comprehensive plan vision for the character/
function of this zone.
. Review current allowable uses and consider if additional uses s\hould be permitted within the
BN zone.
. Compare the allowable uses in Federal Way's BN zone to similar zones in other nearby
communities.
. Consider the property owner's request to add self service storage facilities to the list of
permitted uses in the BN zone.
. Consider the property owner's request to addfuneral homes to the list of permitted uses in
the BN zone.
. Study whether allowable BN uses should be expanded to allow retail uses selling signs with
accessory manufacturing of signs on-site.!
. Study whether allowable BN uses should be expanded to allow dispatch offices.!
Summary of Findings and Recommendations .
. The current BN zone development standards are producing good quality neighborhood
commercial centers that meet most ofthe goals and policies of the Federal Way Comprehensive
Plan (FWCP) for the BN zone.
. No mixed-use (residential/commercial) development has yet been realized in the BN zone.
I There is an existing small non-confonning commercial area located south of South 304lh Street between Military Road and 1-5
that applied for commercial zoning as part of the 2002 Comprehensive Plan Amendment process. The existing uses may be
allowed in the Community Business (Be) zone but not in the BN zone. BC zoning is not appropriate for that area.
EXHIBIT ~
PAGE-LOF -3GL
. The City should anticipate increased demand for BN-zoned land to meet increase in demand for
neighborhood-based retaiVservice centers.
. Some demand for BN zoned land could be met through re-development and/or renovation of
older neighborhood commercial areas.
. FWCP language should be amended to provide additional guidance for appropriate locations for
new or expanded B~-zoned areas.
. Funeral homes should be considered for inclusion as a permitted use in the BN zone. (Options
are discussed in this report.)
. Self service storage facilities (SSSF) should be considered for inclusion as a pennitted use in the
BN zone. They should only be allowed when specific conditions can be met (Options are
discussed in this report.)
. Residential uses, should be allowed on the ground floor of mixed-use developments, so long as
retail and service uses occupy the groood floor space oriented toward the adjacent street(s).
2. BACKGROUNDIRESEARCH
Review of Current State of BN Zones in Federal Way
There are currently 14 areas designated BN in the City of Federal Way. The following is a listing of
the 14 BN-zoned areas in Fedeml Way by location:
1. 21st Avenue SW and SW Campus Drive/SW 336th Street
2. SW 340th Street and Hoyt Road SW
3. 21st Avenue SW and SW 356th Street _
4. 1 st Avenue South and South 348th/Campus Drive
5. 1 st Way South and South 338th Street '
6. 1 st A venue South and SW 330th Street
7. SW 320th Street and 47th Avenue SW
8. SW 320th Street at SW 323rd Street
9. SW Dash Point Road and SW 312th Streetl21stWay SW
10. SW 312th Street and 8th Avenue South
11. SW 312th Street and 1 st A venue South
12. South Dash Point Road west of Redondo Way South
13. South 288th and Military Road South
14. South 320th StreetJPeasley Canyon Road and Military Road
, A map of each ofthese areas is enclosed (Maps 1-14). In addition, at their May 13, 2005, public
meeting, the Fedeml Way City Council will be acting on a request from the Puget Center Partnership
to change the comprehensive plan designation and zoning of 4.03 acres located north of South 312th
Street and east of 1 st Avenue South from Professional Office (PO) to Neighborhood Business (BN)
(Map 15).
BN Zone Review Page 2
EXHIBIT --A
PAGE--s'-OF .Jf.
The 14 areas designated BN occupy approximately 110 acres. The size of these neighborhood
business centers ranges from approximately one-quarter aCre to approximately 45 acres in size. The
average size (not including the largest and smallest sites) is approximately five acres. However, it
should be noted that nine ofthe 14 sites are less than five acres. The average size of those sites less
than five aCres is approximately 1.25 acres.
s Iz e of B N Zoned Areas
50
45
40
35
30
.
! 25
Ii:
20
1 5
10
5
0
1 2 3 4 5 6 7 6 9 1 0 1 1 12 1 3 14
FOr the developed land area, the predominant land use within these neighborhood business centers is
retail and restaurant uses at 71 percent. The second most common use is gas/service stations at 11
percent, followed by office at 10 percent and single family residential at seven percent. Altogether,
. approximately 82 percent of the BN zoned area is currently developed. Only 18 percent
(approximately 20 acres) of the BN zoned land is currently vacant. Of the developed area,
approximately six acres is in single-family residential use and could potentially be redeveloped for
commercial use~
BN Land Use
Single Family Other
7% 1%
Gas/Service
Station
11%
Retail!
Restaurant
71%
BN Zone Review Page 3
EXHIBIT J&
PAGE-4-0F -.I'
There was one example each of an existing self-service storage facility and a funeral home within
existing BN zoned areas. Each of these sites is less than one acre in size and located at the same BN
area (Site Map 9). Both of these uses are currently not allowed by the FWCC. These businesses were
established prior to Federal Way's incorporation and are legal nonconforming uses. Both of these
uses are also the subject of property owner requests to be added to the list of permitted uses for this
zone and will be discussed in more detail in this report.
Recent Development in BN Zones
A visual analysis (site visit) of each ofthe 14 BN zoned areas in the City indicates that the current
FWCP policy, combined with current development standards and site and building design
guidelines, is producing the type of development that is envisioned for the City's BN-zoned areas.
The best examples of these recent development trends are the redevelopment of the site of the
Metropolitan Market (Site Map 9), and new development at Hoyt Road Retail Center (Site Map 2).
Each of these developments provides retail and services in a setting that accommodates pedestrians
as well as vehicles. The building fonn, massing, and architectural detail makes these buildings fit in
well within the neighborhood context. Landscaping and site amenities such as benches and planters
are also incorporated.
While the FWCP policy is supportive of multi-family development in the BN zone when part of a
rnixed-usedevelopment, that aspect of the vision for these neighborhood centers has not yet been
realized.
Review of Other Jurisdiction's Neighborhood Business Zones
Staff conducted a review of six other nearby cities: Auburn, Burien, Kent, Kirkland, Sea- Tac, and
Renton (see enclosed Table I). Overall, this review found that Federal Way's BN zone offers a range
of permitted uses very similar to what can be found in nearby cities' similar zoning districts. The
following is a summary of the range of uses permitted.
Permitted Uses
The most common uses pennitted in all six cities and also permitted in Federal Way are:
. Office . Group homes
. Retail . Government or community facilities
. Restaurant Or tavern . Public utility
. Day care facilities . Religious institutions
The following uses are permitted in the majority of the six cities and also in Federal Way:
. Vehicle service station
. Various types of schools
. Multi-unit housing
The following uses are found in a minority (two or fewer) of the six cities and also in Federal Way:
. Fast food restaurants
. Health clubs
. Retail 'providing entertainment, recreational, or cultural services
. Retail providing vehicle service Or repair
BN Zone Review Page 4
EXHIBIT j. .
PAGE S. OF Mt-
The following uses are found in a minority (two Or fewer) of the six cities and are not currently
permitted in Federal Way's BN zone.
. Funeral homes, cemeteries . Self-service storage facilities
. Bed and breakfast inns . Conference/convention center
. Kennels . Recycling collection center
Within this last category, two of the listed uses, funeral homes and self-service storage facilities, are
currently the subject of property owner requests to be included as permitted uses in Federal Way's
BN zone.
Self Service Storage Facilities
Self service storage facilities .(SSSFs) are typically not allowed in BN zoning districts. Staff found
one local community, the CityofRenton, that does allow SSSFs in a BN district under certain
conditions (including it as part of a mixed use development), and subject to a conditional use permit!
hearing examiner process. The cities of Kent and Auburn allow SSSFs in commercial zones that are
of a slightly higher intensity than Federal Way's BN zone. These commercial zones would fall in
between Federal Way's BN and Be zones in tenus of scale of development and intended service
area. A conditional use pennit is also required for SSSFs to be pennitted in Kent and Auburn's
commercial districts. (The City of Federal Way does ,not have a conditional use pennit process.)
Historically, SSSFs have been allowed in industrial zoning districts because they have been
classified as a warehouse use. However, SSSFs do differ from warehouse development in many
ways. Warehouses have employees, where SSSFs have customers. Warehouses are typically used by
manufacturers, while SSSFs are used by families and small business. Warehouse developments must
\ accommodate semi.tmck traffic, while SSSFs need to accommodate only two-axle vehicles. SSSFs
can also be designed to be architecturally compatible with surrounding residential development.
SSSFs are currently allowed in Federal Way's BC and Business Park (BP) zones.
Funeral Homes
Staff's research of other cities' zoning codes found that some cities allow funeral homes in
neighborhood business zoning districts, while most do not. The funt1ral home use is in some ways
similar to an office/service use and in some ways similar to a church, synagogue, or other place of
religious worship (when serving as a gathering place for funeral services). The building design often
blends well with residential development-often looking like a large single-family home Or small
office building. Accessory uses can include small outdoor gardens, similar to the "Memory Garden"
proposed by the Bonney Watson Funeral Home, currently located within one of Federal Way's BN
zoned areas.
Funeral homes are currently allowed in Federal Way's Office Park (OP) zone; however, there are
currently no funeral homes located within the OP zone. Of the communities analyzed, Aubwn, Kent,
Burien, Sea Tac, and Kirkland allowed funeral homes in commercial as well as office zoning
districts. Only Sea Tac listed funeral homes as permitted in a BNzone. The other cOIllm:ercial
districts where funeral homes were typically permitted were of a higher intensity than Federal Way's
BN zone.
Recent Changes to the BN Zone
In October of 2003, the City Council approved several changes to the permitted uses and
development standards for the BN zone. These changes were:
ON Zone Review Page 5
EXHIBIT~
PAGE--'-OF
. To allow churches, synagogues, and other places of religious worship as a permitted use in the
BN zone.
. To allow retail establishments providing entertainment, recreational, or cultural services, and
activities up to 25,000 square feet as a permitted use in the BN zone.
. To allow health clubs up to 25,000 square feet in the BN zone.
. To increase the allowable density for multifamily residential from 12 to 18 units per acre (when
part of a mixed use development).
These changes increased the number of possible uses that can locate within a neighborhood business
district. All of the above changes were initiated by property owners.
Cur~ent Requests for Additional Permitted Uses in the BN Zone
Two requests for additional permitted uses are being considered as part of this analysis of the BN
zone. These requests are summarized below:
Property Owner Expresses Interest in Developing Self Service Storage Facility in BN Zone
The City Council originally heard this request in October of2003. The specific request is to allow
for self-service storage facilities as a permitted use in the BN zone. The applicant, the Innas
Charitable Foundation, owns approximately four acres of land located north of SW 356th Street
and west of2181 Avenue SW (Site Map 3). The applicant has stated that this property has been on
the market off and on for over 10 years, with no interest from the development community, with
the exception being to develop the site with a self-service storage facility.
In 2003, staff did not support this request and recommended to the City Council that it not
advance for consideration in the annual comprehensive plan amendment process. Staff further
recommended that if the City Council wished to consider the request further, it should be
considered as part of a comprehensive review of the BN zone that was already part of the
Planning Division work program. The City Council did elect to include the request as part of this
study so that it could be considered further.
Property Owner Expresses Interest in Expanding Funeral Home Use in BN Zone
In 2004, the City received an inquiry from the Bonney Watson Funeral Home, located within an
existing BN zone (Site Map 9 - parcel east of SW Dash Point Road and north of SW 312th
Street), about constructing an accessory use, a memory garden (small landscaped garden area).
This funeral home is an existing nonconfonning use in the BN zone. The funeral home was
established prior to the Federal Way incorporation and establishment of current zoning. While the
funeral home can remain, expansion is limited due to its nonconfonning status. There are three
potential options available to the property owner to pursue that could result in the proposed
expansion being pennitted.
1. Request a rezone to Office Park (OP) zoning, which allows for funeral homes.
2. Request an amendment to the BN zone to allow funeral homes as a permitted use.
3. Request an amendment to the Professional Office (PO) zone to allow funeral
homes as a permitted use, and then request a rezone to PO.
A rezone of BN zoned property to OP would not be supported by the FWCP. OP zoned property
is predominantly in the West Campus area, consisting oflargeNcale development. The OP
designation also allows for related manufacturing uses that are not typically compatibl~ with
residential neighborhoods.
BN Zone Review Page 6
EXHIBIT A
PAGE---1-0F -"--
The two-part option of requesting an amendment to the PO zone to allow funeral homes as a
permitted use, and then a rezone to PO, might make sense in this case. PO zoning is intended for
small-scale, well-designed office development that is compatible with adjacent residential
neighborhoods (per the FWCP). The Bonney Watson site is also adjacent to property currently
zoned PO. The downside ofthis option is that it is more complicated for the property owner.
3. FINDINGS
The existing BN zone pennitted uses appear to very similar to those that are provided in similar
zoning districts in other communities. In addition, the existing development standards and design
guidelines are producing good quality development that is meeting the goals and policies of the
FWCP. After review of the existing site conditions, existing FWCP goals and policies, and FWCC
zoning regulations, only a few modifications were found to be necessary or beneficial for future
development in the City's BN areas.
Anticipate Increased Demand for BN Zoned Land
Only approximately 20 aCres of vacant BN zoned land (18 percent ofthe total) remainS in Federal
Way. While there is a lot of commercially zoned land in the City, commercially zoned land
dispersed throughout Federal Way's neighborhoods is nearing buildout. Some additional
development could take place through redevelopment/intensification of existing older BN zoned
areas, but there will likely still be demand for either new or expanded neighborhood business areas
in the near future.
Consider Adding Development Flexibility to Encourage Mixed-Use (residentiaVcommercial)
Development in the BN Zone
The FWCP provides a clear vision for mixed-use development in BN zoned areas. So far, no such
development has taken place. This is most likely due to lack of developer interest in this type of
development at the current time in Federal Way. However, even if market demand were to pick up,
the current requirement that all ground floor area must be in commercial use, may prove to be a
hindrance to mixed-use development.
For example, on a large and/or deep lot, commercial development along the street frontage would be
visible and eaSily accessed, while additional commercial development located to the rear of a subject
site may not be visible or easily accessible to the public. Therefore, this back-lot commercial area
would be less viable. Some additional flexibility in the use of ground floor space for residential
development should be added to the BN zone without losing the focus of the BN zone on
neighborhood retail and service uses.
Uses to . Consider Adding to the BN Zone
A review of similar zoning districts in other nearby cities indicates that Federal Way's BN zone
offers a wide variety of pennitted uses and most of the typical uses found in other cities' similarly-
zoned areas. The recent amendments to the BN zone (Fall of2003) added three new categories of
uses to the BN zone. fu addition to these three, two additional uses,funeral homes and self service
storage facilities, are being considered as part of this study due to property owner requests. Prior to
drafting the staff report, staff did not identify any additional uses to recommend for inclusion in the
BN zone. However, during the workshop we will discuss whether there is interest by the Planning
Commission in expanding allowableBN uses to retail sales of signs and dispatch centers.
BN Zone Review Page 7
EXHIBIT --A-
4. PROPOSED FWCP MODIFICATIONS PAGE-LOF -1L
No Proposed Changes to BN Zoned Areas
At this time, staff is not proposing any changes to the geographic boundaries of the existing BN
zoned areas, and no new BN zoned areas are proposed. A Market Study prepared for the City in
2000 found that the BN zone was one of several zones that were more than 50 percent built out.
Research done for this staff report indicates that out of approximately 110 aCres designated with BN
zoning, approximately 20 acres (18 percent) are vacant. An additional approximate six aCres are
developed with single.family housing and could be redeveloped. The average size of these vacant!
underdeveloped parcels is two acres, and the range is from 03 acres to 7.47 acres in size.
Although staff is not proposing any City initiated comprehensive plan amendments or rezones of
existing land to BN, this should not preclude citizens from requesting comprehensive plan
amendments or rezones to BN as part of the annual comprehensive plan amendment process. There
is currently a comprehensive plan amendment proposal before the City Council to rezone a four-acre
site from the Professional Office (PO) designation to BN. This site is directly east of an existing BN-
zoned area (east of 151 A venue South at SW 312th Street).
Recommended Goal and Policy Amendments
When requests are made for changes to zoning designations, the FWCP is consulted. as part of the
analysis of the request, and therefore influences the staff recommendation as to whether or not to
support the proposed change. In anticipation of requests for changes in zoning designation to BN,
staff has reviewed the existing comprehensive plan language as it pertains to BN designated areas.
The current goals and policies for the BN zone are working well in terms of guiding the type and
character of development that is desired in these areas. However, there is some language that can be
interpreted to limit neighborhood commercial development to the current designated areas. While
any newly designated or expanded areas would need to be carefully considered, given the anticipated
need for additional neighborhood-based retail and services, new areas should not be precluded by the
FWCP. The following are proposed changes to the current language contained in Chapter Two,
"Land Use," of the FWCP:
Neighborhood Business
There are ~ a dozen various sized nodes of Neighborhood Business located throughout the
City. These nodes are areas that hcH'C historieally provided retail and/or services to acljacent
residential areas. The FWCP recognizes the importance of architectural and site desi1!n
1!uidelines to orovide comoatibilitv between neil!hborhood business areas and firmly-jheed
hmmdaFies to pr-event eammercial introoian into adjacent neighborhoods.
Neighborhood Business areas are intended to provide convenient goods (e.g., groceries and
hardware) and services (e.g. dry cleaners, dentist, bank) at a pedestrian and neighborhood
scale close to adjacent residential uses. Developments combining residential and commercial
uses provide a convenient living environment within these nodes; In the future, attention should
be given to design features that enhance the appearance or jUnction of these areas.
Improvements may include sidewalks, open space and street trees, and parking either on street
or oriented away from the street edge. The function of neighborhood business areas can also be
enhanced by saft pedestrian, bicycle, and transit connections to surrounding neighborhoods.
The need to address the expansion or intensification may occur in the future depending on
population growth. Future neighborhood business locations should be carefully chosen and
sized to meet the needs of acljacent residential areas.
BN Zone Review Page 8
EXHIBITh
Goal PAGE-!-OF
LUG7 Provide neighborhood and community scale retail centers for the City's
neighborhoods.
Policies
LUP40 Integrate retail developments into surrounding neighborhoods through attention to
quality design and function.
LUP41 Encourage pedestrian and bicycle access to neighborhood shopping and services.
LUP42 Encourage neighborhood retail and personal services to locate at appropriate
locations where local economic demand and design solutions demonstrate compatibility with
the neighborhood.
LUP43 Retail and personal services should be encouraged to group together within planned
centers to allow for ease of pedestrian movement.
LUP44 Neighborhood Business centers should consist of neighborhood scale retail and
personal services.
LUP45 Encourage mixed use residential and commercial development in Neighborhood
Business designations where compatibility with nearby uses can be demonstrated.
LUP46 Neighborhood Business areas should be served by transit.
LUPO The Cit)' shall limit new centmcrclal dcvclapmcnt 18 existing commcrcial areas to
protect residential {;l1"Cf:lS.
LUP47 In desienatinl! new or exoandine e.xistine Neil!hborhood Business centers. the
adiacent zonine and land use shall be carefullv considered. New Neil!hborhood Business
centers are most aoorooriatelv located adiacent to multifamilv and hieh-densitv sinl!le-
familv residential areas.
LUP48 Neiehborhood Business centers are tvoicallv between two acres and 20 acres in size.
(Staff Note: It is recommended that size guidelines be provided for in the comprehensive plan to
assist in determining whether new Or expanded BN zoned areas are appropriate. For example, too
small an area.may result in a "spot zoning," while too large an area may become a de-facto
Community Business (BC) zone, drawing a more regional base of customers. It is true that there are
many existing BN zoned areas that are less than two acres, and one existing BN zoned area that is
greater than 20. However, most of the viable centers are greater than two acres, and the one area
greater than 20 acres is so large it is really more than a "neighborhood" center at this point.)
5. PROPOSED FWCC MODIFICATIONS
Modifications to the FWCC are recommended based on the [mdings of this study. Modifications are
recommended to the definitions section. In addition, modifications to the BN zone use zone charts
are presented as options for Planning Commission discussion and input/recommendation.
BN Zone Review Page 9
EXHIBIT -A
PAGE--1LOF -3..L
Definitions
There is no definition in the FWCC for either big box retail or self service storage facilities. The
addition of definitions for each of these uses would make it easier to determine whether a use is
appropriate for the BN zone or not. For example, big box retail is specifically not allowed in the BN
zone, yet it is not defmed in the FWCC. There is currently some development within the BN zone
that could be classified as big box (e.g. the Fred Meyer store located at 21 sl Avenue SW and SW
336lh Street [Site Map 1 n. It is reconunended that the following new definitions be added to FWCC
Section 22-1.
Bif! box retail is laree-scale retailers that occuPV more than 50.000 square feet and
derive their profits from hieh sales volumes.
Self service storaf!e facilitv rSSSF) is a structure or eronp of structures for the storaee of
personal property where individual stalls or lockers are rented out to different tenants
for storaee and where no stall or locker has more than 500 square feet of floor area.
(Staff Note: Ifthe above definition is added to the FWCC, then it is teconunended that the FWCC
be amended as riecessary to change the term, "public mini warehouse or storage facilities" to "self
service storage facility" where it currently appears in the code; for example BC zone and
Professional Business (BP) zones. Alternatively, the tenn, "public mini warehouse or storage
facilities" could be used instead of "self service storage facility." Staff is recommending the term,
"self service storage facility" because it more accurately describes the pennitted use and avoids any
confusion with a warehouse use.)
BN Use and Development Standards Charts
The following changes to the BN Use and Development Standards Charts are presented for Planning
Commission consideration:
1. To allow funeral homes as a permitted use.
2. To allow self service storage facility (SSSF) as a permitted use when part of a mixed
use building.
3. To allow for residential development on the ground floor of mixed-use buildings as
long as the primary frontage(s) are dedicated to pedestrian.oriented retaiVservice uses.
Self Service Storage Facilities (SSSFs)
Staff would like to discuss two options with regard to the Innas Charitable Foundation's request to
allow SSSFs as a permitted use in the BN zone. These two options are simply to either allow the use
(subject to special regulations) or to not allow the use in the BN zone (no change alternative). The
pros and cons of allowing SSSF in the BN zone are presented in a table at the end of this section.
The following are proposed development standards and special regulations for SSSFs that should be
consideredifthe use is to be permitted in the BN zone. Since the City of Federal Way does not have
a conditional use pennit process whereby the appropriateness of a proposed development site can be
established on a case-by-case basis, nwuerous special regulations should be established fOr SSSFs.
These special regulations will provide the best possible assurance that SSSFs are compatible with
surrounding uses, particularly residential. In addition, by requiring SSSFs be part of a mixed-use
development, the street frontage areas can be maintained for pedestrian-oriented retaiVservice uses,
maintaining the overall integrity of the BN zone.
BN Zone Review Page 10
EXHIBIT A
Proposed Development Standards: PAGE-'LOF --"'-
Required Review Process: PrOcess III
Minimum Lot Size: None
Minimum Required Yards: Front: 25 feet
Side: 20 feet
Rear: 20 feet
Height 35 feet above average building elevation
Required Parking: Determined on a case by case basis
Proposed Special Regulations:
1. No single use shall occupy more than 40,000 gross square feet of building area.
2. SSSFs shall be part of a mixed-use development, and the ground floor uses fronting on
adjacent streets shall be one or more of the uses permitted by FWCC Section 22-721,
"Office/Retail Use" and/or FWCC Section22-722, "Entertainment Use."
3. No storage units or structures shall be permitted to front on adjacent streets. The street
frontage shall be reserved for other permitted uses per FWCC Section 22-721 and/or FWCC
Section 22-722. The rental office associated with the SSSF may be located within the street
frontage area.
4. No door openings for any storage unit shall be constructed facing any residentially zoned
property.
5. A resident manager shall be required on the site and shall be responsible for maintaining the
operation of the facility.
6. The subject property shall be designed so that anyon-site vehicle maneuvering space shall
be located as far as possible from any adjacent residential, and secondarily, from any public
right of way.
7. No outdoor use, activity, or storage, including truck rentals, is permitted associated with a
SSSF.
8. No individual storage stall or locker may exceed 500 square feet of floor area.
9. No barbed wire or razor wire fencing is allowed.
10. Use is restricted to dead storage only. The following are specifically prohibited:
a. Auctions; commercial, wholesale, or retail sales; or garage sales.
b. The serviCe, repair, or fabrication of motor vehicles, boats, trailers, lawn mowe~s,
appliances, or other similar equipment.
c. The operation of power tools, spray painting equipment, table saws, lathes, compressors,
welding equipment, kilns, or other similar equipment.
d. The establishment of a transfer and storage business.
e. Any use that is noxious or offensive because of odor, dust, noise, fumes, or vibration.
f. Storage of hazardous or toxic materials, and chemicals or explosive substances.
Arguments in support of SSSFs as a Arguments against allowing SSSFs asa
permitted use: permitted use:
1. SSSFs can be designed so that size 1. SSSFs do not provide retail or service use that would
and character is compatible with be used on a regular basis by neighborhood residents.
residential neighborhood. 2. SSSFs do not encourage pedestrian and bicycle
2. SSSFs do not generate large amounts access.
of vehicular traffic. 3. SSSFs require security fencing that would cut off
3. SSSFs in neighborhood centers pedestrian circulation through the site.
would be convenient to surrounding 4. SSSFs may be appropriate in someBN zoned areas,
residents and small business. but not in all existing or future BN zoned areas.
2. SSSFs are auto oriented by nature.
BN Zone Review Page II
EXHIBIT ~
PAGE--'L-OF~
Funeral Homes
Three alternatives were identified that would address the Bormey Watson Funeral Home's request to
construct a Memory Garden at their current location on Dash Point Road. Of the three, staff would
like to fOlWard two options for Planning Commission consideration. The pros and cons of each
option are listed in the following discussion.
Option 1: Allow funeral homes as a permitted use in the BN zone
If funeral homes are added to the list of permitted uses for the BN zone, the following development
standards are recommended:
Required Review Process: Process II, possible Process III
Minimum Lot Size: None
Minimum Required Yards: Front: o feet
Side: 10 feet
Rear: 10 feet
Height: 35 feet above average building elevation
Parking: Determined on a case by case basis
Arguments in support of funeral homes as a Arguments against allowing funeral homes as
permitted use: a permitted use:
3. Funeral homes size and character is typically 1. Funeral homes cannot be classified as a use
compatible with residential neighborhood. that is intended to provide convenience retail
4. The land use is similar to a small office or or services to surrounding neighborhood.
church, both of which are currently permitted 2. Funeral homes are not a use that can easily be
uses in the BN zone. incorporated into a planned neighborhood
5. Funeral homes do not typically generate a lot business center. They tend to be standwalone
of traffic. uses.
6. Other communities allow funeral homes and
cemeteries in similar zones.
Option 2: Recommend that funeral homes be a permitted use in the PO zone
Current PO zones are scattered in small pockets throughout the City. If funeral homes are added
to the list of permitted lises for the PO zone, the following development standards are
recommended:
Required Review Process: Process II, possible Process III
Minimum Lot Size: None
Minimum Required Yards: Front: 10-50 feet (d(fpending on frontage character)
Side: 5 feet
Rear: 10 feet
Height: 35 feet above average building elevation
Parking: Determined on a case by case basis
Arguments in support of funeral homes as a Arguments against allowing funeral
permitted use: homes as a permitted use:
1. Funeral homes size and character is typically 1. With regard to the BOlUley Watson
compatible with residential neighborhood. site, the applicant would have to
2. The land use is similar to a small office, which is a request both a rezone and a code
permitted use in the PO zone. amendment.
,
BN Zone Review Page 12
EXHIBIT~
PAGE-Ll-OF ~
Arguments in support of funeral homes as a Arguments against allowing funeral
permitted use: homes as a permitted use:
3. Funeral homes do not typically generate a lot of
traffic.
4. Other communities allow funeral homes in similar
zones.
ResidentiaL Mixed Use DeveLopment
The FWCP vision for BN zoned areas includes residential development as part ofmixed~ use
neighborhood business centers. AB mentioned earlier in the Findings section of this report, there are
no such developments to date in the BN zone.
This is not unusual given Federal Way's suburban character. Fewer developers take on mixed use
residential/retail development in general, and when they do such development, sites are carefully
selected and typically are in more urban or urbanizing areas where many amenities are available for
residents who typically choose this type of housing.
In the fall of 2003, amendments to the FWCC were adopted that increased the allowable residential
density in the BN zone from 12 to 18 units per acre when part of a mixed-use development. The
property owner who initially requested the increase in density had originally requested a higher
allowable density of 24 units per acre, as well as allowing residential uses on the ground floor.
Currently residential uses are only aHowed on the second floor or above.
Staff did not support the increase in density to 24 units per acre, as it would be greater than that
allowed in the BC zone-also a target for mixed-use development. Staff also did not support
allowing residential uses on the ground floor in general as it would dilute the intent of the BN
zone-providing convenient retail and services to surrounding neighborhoods.
Staff elected to revisit the current provision that residential uses be limited to upper level floors as
part of this study. In so doing, staff believes that greater flexibility can be accommodated in the BN
zone for residential uses without.compromising the vision ofBN zoned areas being a retail and
service center. The proposed amendment that staff would like the Planning Commission to consider
is as follows:
Allow residential uses on the ground floor of a mixed-use development as long as .the
primary street frontage ground floor building area is reserved for commercial uses. This
flexibility 'Yould allow for both horizontal mixed use (connilercial in the front and
residential in back) and vertical mixed use (commercial on the ground floor and residential
above), or some combination of the two.
This added flexibility for residential use could be accommodated with the following amendments to
BN Use Zone Chart, FWCC Section 22-725, "Multiple Unit Housing":
1. This liSe may not be laeatca OR the ground floor of a structure. The ground floor of the
structure must contain one Or mOre of the commercial uses allowed bv Office/Retail Use
Zone Chart 22~721. or Entertainment Use Zone Chart 22-722 ethef use(s) allowed in
this zone.
BN Zone Review Page 13
EXHIBIT~
PAGE-llt--OF ~
2. The commercialeround floor uses must OCCUpy at least 50 percent of the leneth of the
eronnd floor faeade facine a street. The commercialeround floor uses must also
occupy an averaee depth of at least 30 feet. with a minimum depth of 15 feet of
commercial space for any sinele tenant.
The following are some of the pros and cons of the proposed amendment.
Pros: Cons:
1. Allows for greater flexibility in mixed-use 1. May not result in mixed-use development if the
development, which may help encourage such market is not ready.
development.
2. Maintains the vision for pedestrian oriented
services/retail on the ground floor.
1:\DOCUMEN1\BN Code Amend 2005\Study Session BN Zone.doc
BN Zone Review Page 14
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CITY OF FEDERAL WAY ~~
PLANNING COMMISSION PAGE-LOF ~_,_
May 18,2005 City Hall
7:00 p.m. Council Chambers
MEETING MINUTES
Commissioners present: John Caulfield, Hope Elder, Dave Osaki, Dini Duclos, Bill Drake, Merle Pfeifer, and
Lawson Bronson. Commissioners absent: none. Alternate Commissioners present: Tony Moore. Alternate
Commissioners absent: Christine Nelson (unexcused) and Pam Duncan-Pierce (excused). Staff present: Senior
Planner Margaret Clark, Assistant City Attorney Amy Jo Pearsall, Consultant Janet Shull, and Administrative
Assistant E. Tina Piety.
Chair Caulfield called the meeting to order at 7:00 p.m.
ApPROVAL OF MINUTES
It was m/s/c to adopt the April 20, 2005, minutes as presented.
AUDIENCE COMMENT
None
ADMINISTRATIVE REpORT
Ms. Clark informed the Commission that staff continues to follow-up on issues raised at the April 20, 2005, public
hearing. A letter (a copy was handed out to Commissioners) has been sent to property and business owners
informing them of the proposed changes and inviting them to a meeting with staff on June 1, 2005. Because the
meeting with property and business owners has been scheduled on June 1st, the public hearing will be continued to
June 15,2005, and the Commission will not meet June 1st.
COMMISSION BUSINESS
WORKSHOP - Neighborhood Business (BN) Zone Code Amendments
Ms. Shull delivered the staff report. The Commission decided to open the meeting to public testimony.
Brian Lawler - He is the lawyer for the Irmas Charitable Foundation, which has property throughout the
West. They have property on 21 sl Avenue SW near SW 356th Street and have been attempting for years to
sell or lease the property. The only interest they have had is from a self-storage firm. Mr. Lawler provided
the Commission with a picture of the site and pictures of "attractive" mini-storage sites. He feels the
pictures show that self-storage can fit nicely into a neighborhood setting. Such a storage site can serve a
local area; otherwise people must go to Pacific Highway South. He would like the Commission to add self
service storage facilities to the BN zone uses.
Bob Anderson - He is with the Bonney-Watson Funeral Home. Recently, more and more people are
choosing cremation. Many times the ashes are scattered. Because of this, the family and friends have no
grave site to visit. It is for this reason Bonney-Watson wants to create a memorial garden. He gave
K\l'lanning eornmis.ion\2005\Mccling Swnmary 05-18-05..100
EXHIBIT'-1---
Planning Conunission Minutes Page 2 ~J)f_ _ May 18, 2005
Commissioners artist's renderings of their idea. This would be a park-like setting that will provide
mourners a quiet oasis. He would like the Commission to add funeral homes to the BN zone uses.
Linda Peterson - Owner of Pat's Plumbing. She runs a dispatch office where the trucks are out in the field
all day. She feels it is congenial with the neighborhood. She would like the Commission to add dispatch
offices to the BN zone uses.
Self Service Storage Facility
The Commission feels it is acceptable to add self service storage facilities to the uses in the BN zone, as long as
they meet a condition that the facility is neighborhood friendly. They are concerned with the staffs proposed size
of 40,000 square feet and 500 square feet per storage unit. This would give the facility about 80 units and the
Commission requested staff to research whether this is economically feasible or not. They agree with allowing a
resident manager, but feel this should not be a requirement. The Commission discussed fencing and that barbed
wire is not allowed unless a fence is over six feet and then only if a variance is given. Staff was asked to research
and provide additional information about design guidelines for fences. The Commission discussed the staff's
options: 1) that self service storage facilities should be part of a mixed use development; or 2) that self service
storage facilities should be designed to not look like a self service storage facility. The Commission felt that self
service storage facilities should not be required to be part of a mixed use development, but this option should be
allowed. Discussion was held on holding "garage sales" at the self service storage facility. The staff's proposal is
the garage sales would not be allowed. The Commission feels it should be up to the self service storage facility
management. Staff will research how this issue is handled elsewhere. The Commission agrees with the other staff
proposed regulations that no storage unit is to front on adjacent streets and no door openings are to face residential
zoned property. It was suggested that a minimum acreage size be included so that smaller BN areas are not
completely taken over by a self service storage facility.
The Commission held a discussion regarding Neighborhood Business (BN) and Community Business (Be) zones.
It seems to them that some areas that are zoned BN are really just servicing the neighborhood, but than, they are
truly servicing the whole community either. It was suggested that another zone is needed that would fit between the
BN and BC zones. There was also discussion about the size of grocery stores and how they are getting bigger. Ms.
Clark commented that these are issues the Commission may want to add to next year's work program.
Funeral Homes
The Commission agreed that it makes sense to addfuneral homes to the allowed uses in the BN zone.
Residential on the Ground Floor of Mixed-Use Development
The Commission agreed that it makes sense to increase flexibility by allowing residential on the ground floor of
mixed-use development. There was concern that a development could start with residential and have just a vague
idea ofthe commercial uses. The Commission feels the developer should have viable commercial uses in mind and
agrees with the staff's proposal to state in the requirements that the commercial uses are to be from the retail/office
use zone chart or the entertainment use zone chart. The Commission feels that staff should consider allowing
live/work units.
Retail Uses Selling Signs with Accessory Manufacturing of Signs On-Site
The Commission agreed that it makes sense to add retail uses selling signs with accessory manufacturing of signs
on-site to the allowed uses in the BN zone.
Dispatch Offices
The Commission agreed that due to nature of the business, it does not make sense to add dispatch offices to the
allowed uses in the BN zone. This request had come from Pat's Plumbing, which is currently nonconforming and
would like to be conforming so that they may make tenant improvements, but has unique circumstances. The
I(,IPlanning Corrunission\2005\Meeting Summary 05-18-05.doe
Planning Commission Minutes Page 3 ~L-=-",aY18'2005
Commission recognizes the uniqueness of the location of this particular business. It is located in a residential zone,
but is next to the freeway and therefore very noisy and no one would want to live there. While it might make sense
to rezone the area to BN, dispatch offices are not a compatible BN use, so it does not make sense to add them to the
BN uses. There is no zone that dispatch offices would be allowed in that staff, and or the City Council, would
consider rezoning the area (given that the surrounding uses are residential). The Commission commented that if the
City were to allow Conditional Uses that would resolve the issue. Ms. Clark suggested the Commission consider
requesting that Conditional Uses be added to their next work program.
Require Commercial Development to Front on Pnblic Streets
The Commission felt it does not make sense to require that commercial development front on public streets, but
would like the staff to help them understand what such development would look like and what are the development
standards for BN.
The Commission would like a workshop on design standards.
ADDITIONAL BUSINESS
The City has received a shoreli!le grant to update the Shoreline Master Program.
AUDIENCE COMMENT
None
ADJOURN
The meeting was adjourned at 9: 15 p.m.
K:\Pl>nning Comrnissionl2005\M<:<ting S"""""Y 05.18-05.doc
-
EXHIBIT ~~.__,_
A PAGE-LOf ~
CITY Of . ..
Federa,IWay
STAFF REPORT TO THE PLANNING COMMISSION
Amendments to Federal Way City Code (FWCC) Chapter 22, Article XI
"District Regulations" (Neighborhood Business [BN] Zoning Charts)
Planning Commission Meeting of August 17, 2005
I. INTRODUCfIONIBACKGROUND
Since the City's incorporation, the Neighborhood Business (BN) zone has been the focus of numerous
requests for amendments. As a result, the City Council and Community Development Services Planning
Division staff identified this zone as one that would benefit from a comprehensive review.
On May 18,2005, Planning Division staff presented an overview of the existing conditions within the
City of Federal Way's 14 BN zoned areas to the Planning Commission. Study fmdings were presented
along with recommended amendments to the Federal Way City Code (FWCC) to allow for additional
uses in the BN zone as well as amendments to existing FWCC sections related to development within the
BN zone.
Upon review and discussion of the BN zone study findings and recommendations, the Planning
Commission provided staff with the following overall direction:
1. The Planning Commission was supportive of allowing self-semce storage facilities as a
permitted use within the BN zone when certain design considerations can be met. PlalUling
Commissioners had numerous questions and comments regarding the proposed development
standards for self-service storage facilities. A response to these questions/comments is presented
in Section II of this report.
2. The Planning Commission supported adding funeral homes as a pennitted use within the BN
zone.
3. The Planning Commission supported allowing residential uses on the ground floor of mixed-use
development in the BN zone. Planning Commissioners had some comments on the proposed
amendment that are addressed in Section II of this report.
4. The Planning Commission supported allowing retail businesses selling signs as a permitted use in
the BN zone.
5. The Planning Commission determined that dispatch offices should not be a permitted use in the
BN zone.
6. The Planning Commission did not feel that commercial development should be required to front
on public streets in the BN zone.
Following the May 18,2005 study session, staff received written comment from one citizen (Brian
Lawler ort Behalf ofthe Innas Charitable Foundation) (Exhibit 1) and input from Planning Division staff
that have resulted in a few additional recommended amendments to the FWCC. These are also presented
and discussed'in Sections II and III of this report.
EXHIBIT ,
PAGE 2. OF -1tL
II. RESEARCH AND FOLLOW~UP ON PLANNING COMMISSION COMMENTS FROM MAy 18, 200S, MEETING
Follow-Up on Proposed Requirements for Self-Service Storage Facilities
Commissioners had numerous questions and concerns with regard to the proposed self-service storage
facilities development standards. Self-service storage facility is defmed in Exhibit 2. In some cases,
Planning Commission comments and further research have led staff to recommend some modifications to
the originally proposed development standards for self-service storage facilities.
Maximum Size ofUse/Building
The Planning Commission questioned the proposed maximum of 40,000 square feet for a self-service
storage facility.
The rational behind the original recommendation to limit self~service storage facility uses to no mOre than
40,000 square feet of total building area was to be in keeping with requirements for other uses in the BN
zone. Most uses in the BN zone are limited to no more than 40,000 square feet and some have lower
limits (e.g. health clubs, restaurants). The purpose behind this requirement is to prohibit the development
of "big box retail" and other large-scale destination type uses that can oVetWhelm surrounding
neighborhoods with their size and/or traffic generation.
Staff took a look at existing self-service storage facility development in Federal Way (Table 1) and found
that all existing self-service storage facility developments have greater than 40,000 square feet of total
building area. However, this building area is contained within multiple buildings with an average size of
approximately 10,000 square feet each. (Note that the total building area for the facility at Hoyt Road, in a
BN zone, is not much greater than 40,000 square feet.)
After reviewing the existing conditions and considering the low traffic generation of self-service storage
facilities, staff is recommending that instead of a 40,000 square foot use limitation, a 40,000 square foot
building size limit be applied to self-service storage facilities (Exhibit 3). In this case, a self-service
storage facility use could occupy more than 40,000 square feet of building area as long as there were
multiple buildings on the site, none of which was greater than 40,000 square feet. The proposed
maximum building size of 40,000 square feet also falls under the threshold of "big box retail"
development--defined as more than 50,000 square feet (Exhibit 2).
TABLE 1
Existing Self-Service Storage Facilities in Federal Way
Owner Name! Location NoDi Avg. Bldg Size Zone
Buildin s s.
Federal Way Self Storage / Hoyt 101,623/2.31 46,842 3 15,614 BN
Rd and 21st AveSW
Century Square Associates / 156,232/3.67 67,466 8 8,433 CCF
1120 S 324th
Ssc Property Holdings Jnc / 249,555/5.65 136,464 17 8,027 BC
32615 Pac H S
Chung Sun Do;Yon~ Urn 202,078/4.63 115,059 8 14,382 BP
Trustees /34202 16 Ave S
Public Storage Properties Vi Jnc 149,143/3.50 70,154 5 14,031 BC
/34701 Pac H S
Neighborhood Business (BN) Code Amendments File #05-103585.oo-UP
Planning Commission Staff Report Page 2
EXHIBIT C
PAGE--3-0F ~
MinimumIMaximum Lot Size
The Planning Commission asked that stafflook into a minimum lot size for self-service storage facilities
in the BN zone. Research of available planning literature suggests that two aCres is a minimum lot size for
a profitable self-service storage facility. I However, some communities have set a one acre minimum lot
size. Where communities maintain a maximum site size limit, three aCres is common for sites near
residential development. /
Staff is recommending a minimum site size of one acre be applied to self-service storage facilities. Staff is
also recommending a maximum site size of three acres for self-service storage facilities within the BN
zone. A maximum lot size is as important as a minimum lot size to ensure that self-service storage
facilities do not become overly large within neighborhood business centers. The existing self-service
storage facility located at Hoyt Road and 21st (BN zone) is 2.31 acres in size. While three acres may not
sound like a large site, the average size of a neighborhood business center in Federal Way is five acres;
and nine out of the 14 BN-zoned sites are less than two aCres in size. It is easy to see how one self-service
storage facility could occupy an entire neighborhood business center.
Maximum Storage Unit Size
The Planning Commission questioned the limit of 500 square feet per storage unit and its relationship to
the maximum project size of 40,000 square feet. The maximum storage unit size is proposed to ensure
that the storage units are utilized for personal and/or small business storage needs (500 square feet is
roughly the size of a two-car garage). Based on the 1986 American Planning Association Report (AP A),
most storage units would be less than 500 square feet. Many are as small as 50 or 100 square feet to meet
the needs of individual tenants. Most facilities provide a range of sizes to meet a range of tenant needs. A
review of the existing development at Hoyt Road and 21 st Avenue SW (BN zone) indicates that there are
595 individual storage units at this facility. Based on the total building size of 46,482 square feet, the
average storage unit size at this facility is less than 78 square feet.
Based on the available infonnation, staff recommends a 500 square foot maximum size for individual
storage units in the BN zone.
Garage Sales
Planning Commissioners were concerned about the recommended prohibition on garage sales at self-
service storage units. A review of planning literature suggests that this prohibition is quite common in
zoning districts that allow self-service storage facilities. For example, the City of Kent does not allow
garage sales or auctions. However, some communities are silent on the topic.
After further consideration, staff is recommending that the reference to auctions and garage sales be
eliminated from the list of prohibited activities, but that the language prohibiting "commercial, wholesale,
Or retail sales" should be maintained. Staff believes that this language provides overall protection from
self-service storage facilities serving as de-facto retail facilities for which they are not typically designed.
Mixed Use Requirement
The Planning Commission felt that mixed-use development (retaiVofficelentertainment with self-service
storage facilities) should be allowed but not required. Comments received from Brian Lawler on behalf of
the Innas Charitable Foundation were in line with the Planning Commissioners' feelings (Exhibit 1).
I Standards for Self-Service Storage Facilities, PAS Report 396, American Planning Association, 1986
Neighborhood Business (BN) Code Amendments File #05-103585-OO-UP
Planning Commission Staff Report Page 3
EXHIBIT G
PAGE-'4-0F -"!_-
This requirement was originally proposed by staff in order to ensure that self-service storage facilities
could be developed with a portion of the site having a pedestrian-friendly street frontage. The City of
Renton, for example, has a mixed-use requirement for self-service storage facilities in neighborhood
commercial zones.
After consideration of the Planning Commissioners' and citizen comments, staffhas amended the
proposed development standards to allow, but not require, mixed-use development.
Resident Manager
Planning Commissioners felt that one accessory living unit should be allowed, but not required, for self-
service storage facilities. Written comments received by Mr. Brian Lawler on behalf of the Irmas
Charitable Foundation were in line with the Planning Commissioners' view on this issue (Exhibit 1).
A review of neighboring jurisdictions' zoning codes found that the City of Kent requires a manager's unit
in the CC (commercial) zone, while the City of Burien allows a manager's residential unit in the I
(industrial) zone.
Staff has amended the proposed development standards to allow, but not require, one accessory living
unit for self-service storage facilities in the BN zone.
Fences
The Planning Commission was interested in knowing more about the requirements for fencing and how
they would be applied in the case of self~service storage facilities inthe BN Zone.
The Community Design Guidelines section of the FWCC does not have any particular requirements for
fencing with the exception of requirements for commercial services relating to loading, storage, trash, and
recycling. In all zoning districts where these uses are allowed, FWCC Section 22~1634(t)(1)(c) and (d)
specifies that fences be consistent with the primary building(s) and that chain link fence not be used where
visible from public streets, on-site major drive aisles, adjacent residential uses or pedestrian areas, and
that barbed wire or razor wire shall not be used.
Chain link fencing is allowed in the Professional Office (PO), Neighborhood Business (BN), Community
Business (Be), Office Park (OP), Corporate Park (CP), and Business Park (BP) zones, but they must be
vinyl coated with powder-coated poles. The code currently allows chain link fencing for allowable uses in
the BN zone, and does not require any special type of fencing, even when adjacent to residential areas;
therefore, staff recommends that self-service storage facilities should be treated the same way.
The recommended development standards that orient storage unit doors and vehicle access away from
adjacent uses, landscaping requirements, and application of the community design guidelines to self-
service storage facilities should adequately address the overall concern regarding buildings fitting in with
their surroundings (Exhibit 3).
Design and Land Use Compatibility Related Issues
Staff is recommending the following additional requirements for self-service storage facilities to address
design and land use compatibility:
A note has been added to the proposed use zone chart (note 1) specifying that hours of operation
may be limited when there are nearby residential areas.
Neighborhood Business (BN) Code Amendments File #05-103585-OO-UP
Planning Commission Staff Report Page 4
EXHIBIT C
PAGE----5-0F -UL
A note has been added to the proposed use zone chart (note 11) based on language for similar
uses in the BC zone that requires landscaping to be Type 1 for all required planting areas. This
would result in a denser planting pattern on side and rear yards to help screen self-service storage
facilities from adjacent USes. However, in the BN zone, staff is recommending Type ill planting
in the front yard (adjacent to right-of-ways) in order to provide visibility and aid in crime
prevention. Note 12 was also added to allow for lesser front yard and landscaping requirements in
the case where self-service storage facilities are part of a mixed use development.
An amendment is proposed to the design guidelines section that would require self-service
storage facilities to have the appearance of pitched roofs when located in a BN zone.
Additional Issues Raised Through Citizen Comment on the Proposed Self-Service Storage Facilities
Development Regulations
Planning Division staff received an August 8, 20Q5, letter from Brian Lawler representing the hmas
Charitable Foundation that addressed each of the proposed special regulations for self-service storage
facilities that was presented to the Planning Commission in a study session on May 18,2005 (Exhibit 1).
Most of the comments have been addressed through the proposed modifications discussed above.
However, some comments provided by Mr. Lawler are not addressed in the current staff proposal for
allowing self-service storage facilities in the BN zone. These include:
Comment: Requirement that individual storage units not front on residentially zoned property is
a design issue that can be addressed through fencing and/or landscaping.
Staff Response: Without a conditional use pennit process, it is important to have requirements
that limit the direct impact of self-service storage facilities on adjacent residential areas.
Orienting unit entrances and vehicle access to these units as far away from residential uses as
possible is an important consideration in allowing self-service storage facilities in the BN zone.
Comment: Vehicle maneuvering should not be limited to the interior of the site.
Staff Response: Without a conditional use permit process, it is important to have requirements
that limit the direct impact of self-service storage facilities on adjacent uses. Orienting vehicle
access to self-service storage facilities units to the interior of the site to the greatest extent
possible is an important consideration in allowing self-service storage facilities in the BN zone.
Moreover, the proposed language is similar to that found in other zoning districts in Federal Way.
Comment: Covered storage should be allowed.
Staff Response: Outdoor storage is essentially not allowed in the BN zone with the exception of
seasonal sales of items like Christmas trees, and sale of nursery stock. It is not cIearwhat the
purpose of the covered storage would be; however, it would appear to be outdoor storage under
cover of a roof.
Comment: On-site storage of trucks that are available fOr use by storage facility tenants should
be allowed.
Neighborhood Business (BN) Code Amendments File #OS-103S8S-OO-UP
Planning Commission Staff Report Page 5
EXHIBIT C
PAGE-'-OF -10-
Staff Response: Storage of rental trucks is essentially outdoor storage, which staff is
recommending not be allowed in the BN zone. While this use would be allowed in other zones
in Federal Way where self-service storage facilities are permitted, it is not appropriate in the BN
zone. These trucks would be a convenience for self-service storage facility tenants; however,
they are not essential to the function of a self-service storage facility.
Multifamily - Mixed Use Development
Planning Commissioners were concerned that the commercial component of mixed~use development be
viable. Staff conducted some additional research on this item and is recommending that there be a
minimum depth of 15 feet for any individual commercial space and a minimum interior height of 13. feet.
TIris is based on City of Seattle experience with initial attempts at mixed-use development where the
commercial components were not successful. Based on lessons learned by the city, these minimum
standards were adopted by Seattle for the commercial spaces.
Planning Commissioners also asked that live/work units be allowed in the BN zone. As long as the
"workt> component contained uses that were allowed in the BN zone by FWCC Section 22-721
(Office/Retail) or Section 22~722 (Entertainment), live/work would not be precluded. The minimum
requirements for ground floor conunercial space would also need to be met for the overall development.
Concern Regarding the Increasing Size of Grocery Stores
Table 2 shows the size of existing grocery stores in Federal Way and their respective zoning designation.
Three of the existing grocery stores located in the BN zone are less than the 40,000 square foot limit for
retail space. One store, Albertson's at Twin Lakes, is slightly over the 40,000 square foot limit and was
developed prior to incorporation. In addition, the Fred Meyer store located south of 336th on 21 st Avenue
SW is over the 40,000 square foot limit (figure in the table is for the entire store, not just the grocery
portion). At the time of incorporation of the City in 1990, Fred Meyer was vested under the King County
codes. The recently completed Metropolitan Market is less than 40,000 square feet. Based on existing
conditions and the desire to prohibit "big box retail" development in the BN zone, staff is not
recommending any change to the size limit for office/retail development.
TABLE 2
EXISTING GROCERY STORES IN FEDERAL WAY
Building Size Zone
8,400 s ft CC-F
25,780 s ft BN
35,000 s ft BN
36,744 s ft BN
43,000 s ft CC-P
43,016 s ft BN
52,310 s ft BC
57,667 s ft CC-p
65,714 s ft CC-P
80,286 s ft BC
195,246 s ft BN
Neighborhood Business (BN) Code Amendments File #QS-I0358HlO-UP
Planning Commission Staff Report Page 6
EXH~ C
PAGE OF .!.CL-
III. OVERVIEW OF PROPOSED CODE AMENDMENTS
.l1ris section provides an overview of each of the proposed code amendments. Exhibits 2-11 show the
proposed. code amendment language as it would appear in the FWCC.
1. Amend Section 22-1 of the FWee (Definitions) to add definitions for "big box retail" and
"self-service storage facilities" (Exhibit 2). The recommended. definitions are as originally
proposed by staff.
2. Add a new use zone chart for self-service storage facilities iu the BN zone (Exhibit 3). The
proposal to allow self-service storage facilities in the BN zone has been modified based on Planning
Commission and citizen comment on the original proposed development standards. The
recommended changes to the original. proposal are discussed in Section IT of this report.
3. Add a new use zone chart for funeral homes in the BN zone (Exhibit 4). The proposal to allow
funeral homes in the BN zone is as originally proposed by staff.
4. Amend FWCe Section 22-721 (RetaiVOffice) to add businesses selling signs in the BN zone
(Exhibit 5). This amendment requires only the addition of the word "signs" to the existing use zone
chart. No further amendments are necessary.
5. Amend FWeC Section 22-723 (Vehicle Service Stations) to clarify requirements regarding bay
doors (Exhibit 6). This is a clarification recommended by Planning Division staff.
6. Amend FWee Section 22-724 (Schools Day Care Facilities) to correct the approval process for
locating storage containers on a school site (Exhibit 7). This is a housekeeping correction
recommended by Planning Division staff.
7. Amend FWeC Section 22-725 (Multiple Unit Housing) to allow residential units on the ground
Door when certain conditions are met (Exhibit 8). The proposed code amendment would allow
residential units on the ground floor when a certain portion of the ground floor contains commercial
space and said commercial space meets minimum tenant space requirements. Changes to the original
proposal add requirements for minimum commercial space depth and interior height.
8. Amend Fwec Section 22-752 (Bulk Retail- Warehouse and Storage) to change reference from
"public mini warehouse or storage facilities" to "self-service storage facilities" (Exhibit 9). This
amendment would make the BC use zone chart consistent with proposed language in the BN zone,
as well as the proposed defmition of self-service storage facilities.
9. Amend FWee Section 22-864 (Warehouses, Wholesale Distribution - Storage Yards - Rental
Facilities) to change reference from "mini warehouse and public storage facilities" to "self-
service storage facilities" (Exhibit 10). This amendment would make BP use zone charts consistent
with proposed language in the BN zone, as well as the proposed definition of self-service storage
facilities.
Neighborhood Business (BN) Code Amendments File #05-103585-OO-UP
Planning Commission Staff Report Page 7
EXHIBIT C
PAGE-S-OF..J(L
10. Amend FWCC Section 22-1638 (Community Design Guidelines) to add the requirement that
self-service storage facilities have the appearance of pitched roofs (Exhibit 11). This amendment
would help ensure that self-service storage facilities in the BN zone would be compatible with
surrounding neighborhood development.
IV. STAFF RECOMMENDATION
Staff recommends that the following amendments to the FWCC be recommended for approval to the City
Council:
l. Amend the Defmitions Section of the FWCC to add definitions for "big box retail" and "self-service
storage facilities."
2. Add a new use zone chart for self-service storage facilities in the BN zone;
3. Add a new use zone chart for funeral homes in the BN zone.
4. Amend FWCC Section 22-721 (Retail/Office) to add businesses selling signs in the BN zone.
5. Amend FWCC Section 22-723 (Vehicle Service Stations) to clarify requirements regarding bay doors
6. Amend FWCC Section 22-724 (Schools Day Care Facilities) to correct the approval process for
locating storage containers on a school site
7. Amend FWCC Section 22-725 (Multiple Unit Housing) to allow residential units on the ground floor
when certain conditions are met
8. Amend FWCC Section 22-752 (Bulk Retai/- Warehouse and Storage) to change reference from
"public mini warehouse or storage facilities" to "self-service storage facility."
9. Amend FWCC Section 22-864 (Warehouses, Wholesale Distribution - Storage yards - Rental
Facilities) to change reference from "mini warehouse and public storage facilities" to "self-service
s,torage facilities."
10. Amend FWCC Section 22-1638 (Community Design Guidelines) to add the requirement that self-
service storage facilities have the appearance of pitched roofs.
V. REASON FOR PLANNING COMMISSION ACTION
FWCC Chapter 22 "Zoning," Article IX, "Process VI Review," establishes a process and criteria for
zoning code text amendments. Consistent with Process VI review, the role of the Planning Commission is
as follows:
l. To review and evaluate the zoning code text regarding any proposed amendments.
Neighborhood Business (BN) Code Amendments File #05-103585-OO.UP
Planning Conunission Staff Report Page 8
EXHIBIT C
PAGE~OF -'-'L
2. To detennine whether the proposed zoning code text amendment meets the criteria provided
by FWCC Section 22-528.
3. To forward a recommendation to City Council regarding adoption of the proposed zoning
code text amendment.
VI. DECISIONAL CRITERIA
FWCC Section 22-528 provides criteria for zoning text amendments. The following section analyzes the
compliance of the proposed zoning text amendments with the criteria provided by FWCC Section 22-528.
The City may amend the text of the FWCC only ifit fmds that:
1. The proposed amendment is consistent with the applicable provisions of the comprehensive plan.
The proposed FWCC text amendment is consistent with the following Federal Way Comprehensive
Plan (FWCP) goals and policies:
LUP28 Provide for a mix of commercial and residential uses in commercial areas.
LUG7 Provide neighborhood and community scale retail centers for the City's
neighborhoods.
LUP42 Encourage neighborhood retail and personal services to locate at appropriate
locations where local economic demand and design solutions demonstrate compatibility
with the neighborhood.
LUP44 Neighborhood Business centers should consist of neighborhood scale retail and
personal services.
LUP45 Encourage mixed residential and commercial developments in Neighborhood
Business designations where compatibility with nearby uses can be demonstrated.
2. The proposed amendment bears a substantial relationship to public health, safety, or welfare.
The proposed FWCC text amendment bears substantial relationship to the public health, safety, and
welfare because it increases the potential services that could be developed within neighborhood
business centers, while incorporating provisions that ensure new development is compatible with
surrounding neighborhood development. The proposed FWCC text amendment also increases
flexibility in allowing residential development within neighborhood centers, providing for additional
housing opportunities close to services.
3. The proposed amendment is in the best interest of the residents of the City.
The proposed FWCC text amendment is in the best interest of the residents of the City because it
facilitates development within neighborhood business areas that would provide additional service
Neighborhood Business (BN) Code Amendments File #05-I03585-OO-UP
Planning Commission Staff Report Page 9
EXHIBIT C
PAGE-'CLOF -'.0_
businesses and living opportunities for the citizens of Federal Way. It also provides a definition for
"big box retail" to help identifY this type of development and maintain the objective of not permitting
its development within neighborhood centers.
VII. PLANNING COMMISSION ACTION
Consistent with the provisions of FWCC Section 22-539, the Planning Commission may take the
following actions regarding the proposed zoning code text amendments:
1. Recommend to City Council adoption of the FWCC text amendments as proposed;
2. ModifY the proposed FWCC text amendments and recommend to City Council adoption of
the FWCC text amendments as modified;
3. Recommend to City Council that the proposed FWCC text amendments not be adopted; or
4. Forward the proposed FWCC text amendments to City Council without a recommendation.
VIII. EXHIBITS
Exhibit 1 Comments from Brian Lawler, Representing Innas Charitable Foundation, August 8, 2005
(regarding proposed self-service storage facilities development standards)
Exhibit 2 Proposed New Definitions, FWCC Section 22-1
Exhibit 3 Proposed New Use Zone Chart for Self-Service Storage Facilities
Exhibit 4 Proposed New Use Zone Chart for Funeral Homes
Exhibit 5 Amendments to FWCC Section 22-721 (Office/Retail)
Exhibit 6 Amendments to FWCC Section 22-723 (Vehicle Service Stations)
Exhibit 7 Amendments to FWCC Section 22-724 (Schools Day Care Facilities)
Exhibit 8 Amendments to FWCC Section 22-725 (Multiple Unit Housing)
Exhibit 9 Amendments to FWCC Section 22-752 (Bulk Retail- Warehouse and Storage)
Exhibit 10 Amendments to FWCC Section 22-864 (Warehouses. Wholesale Distribution - Storage
Yards - Rental Facilities)
Exhibit 11 Amendments to FWCC Section 22-1638 (Community Design Guidelines)
Neighborhood Business (BN) Code Amendments File #05-103585.QO-UP
Planning Commission Staff Report Page 10
RECEIVED BY
COMMUNITYDEVELOPMENTDEPAATM~Nr
JUll 5 2005
ATrORNEYS AT LAW
LA\VLER BURROUGHS & BAKER, P.C.
ROBERT F. BAKER BRIAN E. LAWLER
BLAiR B. BURROUGHS DENISE!vt HAMEL
toOl FOURTH A VENt'E PLAZA, SUITE 4400
SEA TILE, W ASIiINGlON Y8154
(206) 464-1000 · PAX f206} 682-3584
July 14,2005
Ms. Margaret Clark
Senior Planner
City of Federal \Vay
33325 8th Ave. S. .
PO Box 9718
Federal Way W A 98063-9718
Re: File NO. 05-103251-oo-SE
Proposed Modifications to BN Zone, FWCC Chapter 22
Self Service Storage Facilities
Dear Ms. Clark:
We have reviewed the BN Zone Review (For Discussion by Planning
Commission, May 18, 2005). We offer the following comments to the proposed
"Special Regulations" for Self Service Storage Facilities (SSSF) in the BN Zone.
General. SSSF's will be subject to review requirements under Process III of
Chapter 22 of the FWCC. This includes review under the Community Design
Guidelines at FWCC, Chapters 22-1634 and 1635, which give the City several tools to
ensure good quality site and building desig11.
Proposed Special Regulation 'No.1. A size restriction of 40,000 gross square
feet is arbitrary. Size should be generally a function of meeting code rt'quirements for
lot coverage, set backs, etc.
EXHIBIT~C
PAGE 'OF -'--
M. Clark
July 14, 2005
Page 2
Proposed Spedal Regulation No.2. A mixed use SSSF can be desirable.
However, not all market conditions or locations will support mixed use. ~1ixed use
should be an option, not a requirement.
Proposed Special Regulation No.3. Whether individual storage units can front
on a street is a design issue. We understand the concept of shielding the public vie\v
from the entrances to individual units. This can be done in several ways, including
buffering, fencing, and landscaping.
Proposed.Spedal Regulation No.4. Whether.individual storage units can front
residentially zoned property is a design issue. We understand the concept of shielding
the public view from the entrances to individual units. This can be done in several
ways, including buffering, fencing, and landscaping.
Proposed Special Regulation No.5. A resident manager should be an option,
not a requirement. For example, the size of some SSSF's will not support a resident
manager. Typically, having a resident manager is not required by code.
Proposed Special Regulation No.6. Locating vehicle maneuvering areas away
from public view is a design issue, similar to Proposed Special Regulation Nos. 3 and 4.
This proposed condition would produce a design where buildings are pushed out to the
site perimeter, with access and doors facing inward. This may not be the most aesthetic
design in each case.
Proposed Special Regulation No.7. We generally agree with the restriction on
no outside storage. However, this should not preclude covered storage. We generally
agree with the restriction against commercial truck rentals. However, some SSSF's own
a moving truck which its customers are allowed to use on a reservation basis.
Proposed Slecial Regulation No.8. A maximum unit size of 500 SF would
probably work in e BN zone.
Proposed Special Regulation No.9. The restriction against barb wire or razor
wire would be workable.
Proposed Special Regulation No. 10. The requirement of "dead storage" is
appropriate. . We do not envision that a SSSF would have any type of ongoing
businesses. Nor would an operator be interested in tenants who store property which.
in its natural or ordinary state, is noxious or hazardous.
The Irmas Charitable Foundation appreciates the opportunity to provide
comments to the Planning Commission and its staff on proposed amendments to the
BN zone designation.
EXHIBIT ---L..Lc
PAGE~OFJ
- ---
M. Clark
July 14,2005
Page 3
Please keep us informed of further public meetings and discussions. Also, please
contact me if you have any questions on our proposal.
Thank you.
Very truly yours,
LAWLER BURROUGHS & BAKER, P.c.
~f aawV
Brian E. L vIer
cc: Joy Knighton
Enclosure
EXHIBIT ~c:
PAGE-LOF .J
EXHIBIT 2 ., C.
Proposed new definitions to be added to FWCC Section 22-1:
Hif! box retail means large-scale retail that occupies more than 50.000 square
feet and derives their orofit from hie:h sales volumes.
Self-service storage facilities means a structure or e:roup of structures for the
storage of personal orooertv where individual stalls or lockers are rented out
to different tenants for storage.
HOOCUMENT\BN Code ^lI1c:nd 2005\Planning Commission\definitions.doo
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EXHIBIT 11 .~ c:
22-1638 District guidelines.
In addition to the foregoing development guidelines, the following supplemental guidelines
apply to individual zoning districts:
(a) Professional office (PO), neighborhood business (EN), and community business (BC).
(1) Surface parking may be located behind the building, to the side(s) of the building, or
adjacent to the right-of-way; provided, however, that parking located adjacent to the right-of-way
maximizes pedestrian access and circulation pursuant to FWCC 22-1634(d).
(2) Entrance facades shall front on, face, or be clearly recognizable from the right-of-
way; and should incorporate windows and other methods of articulation.
(3) Ground-level mirrored Or reflective glass is not encouraged adjacent to a public right-
of-way Or pedestrian area.
(4) If utilized, chain-link fences visible from public rights-of-way shall utilize vinyl-
coated mesh and powder-coated poles.
For residential uses only:
(5) Significant trees shall be retained within a 20-foot perimeter strip around site.
(6) Landscaped yards shall be provided between building(s) and public street(s).Parking
lots should be beside or behind buildings that front upon streets.
(7) Parking lots should be broken up into rows containing no more than 10 adjacent stalls,
separated by planting areas.
(8) Pedestrian walkways (minimum six feet wide) shall be provided between the interior
of the project and the public sidewalk.
(9) Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields.
. This shall not apply to public parks and school stadiums and other comparable large institutional
uses. The maximum height for large institutional uses shall be 30 feet and shall include cutoff
shields.
20'
Flpw 16- ~ n - 1@8<a)
(10) Principal entries to buildings shall be highlighted with plaza or garden areas
containing planting, lighting, seating, trellises and other features. Such areas shall be located and
designed so windows overlook them.
02004 Code Publishing Co. Page 1
1:IDOCUMENrulN Code Amend 200SIPlanning CommissionI22-1638.doc
Fip 11- See 22 - 1638 (11)
(11) Common recreational spaces shall be located and arranged so that windows overlook
them.
JltpR:.18 ~ h 22. l638 (a)
(12) Units on the ground floor (when permitted) shall have private outdoor spaces
adjacent to them so those exterior portions of the site are controlled by individual households.
Hsurc 19 - See. 22 - 1631 (a)
(13) All new buildings, including accessory buildings, such as carports and garages shall
appear to have a roof pitch ranging from at least 4: 12 to a maximum of 12: 12.
~IIW:!O' See. 21. 1638 (a)
(14) Carports and garages in front yards should be discouraged.
(15) The longest dimension of any building facade shall not exceed 120 feet. Buildings
on the same site may be connected by covered pedestrian walkways.
(16) Buildings should be designed to have a distinct "base," "middle" and "top." The
base (typically the first floor) should contain the greatest number of architectural elements such as
02004 Code Publishing Co. Page 2
1:IOOCUMENTlBN Code Ammd 200S\Planninll Comrni..ionl22.I 6J8.doe
windows, materials, details, overhangs, cornice lines, and masonry belt COurses. The midsection,
by comparison, may be simple. (Note: single-story buildings have no middle.) The top should
avoid the appearance of a flat roof and include distinctive roof shapes including but not limited to
pitched, vaulted Or terraced, etc.
~ 21-.so:,. 22 -1618 (a)
(17) Residential design features, including but not limited to entry porches, projecting
window bays, balconies or decks, individual windows (rather than strip windows), offsets and
cascading or stepped roof forms, shall be incorporated into all buildings. Window openings shall
have visible trim material or painted detailing that resembles trim.
(18) Subsection (a)(13) of this section shall aDD Iv to self-service storage facilities.
(b) Office park (OP), corporate park (ep), and business park (BP).
(1) Surface parking may be located behind the building, to the side(s) of the building, or
adjacent to the right--of-way; provided, however, that parking located adjacent to the right--of-way
maximizes pedestrian access and circulation pursuant to FWCC 22-1634( d).
(2) Buildings with ground floor retail sales or services should orient major entrances,
display windows and other pedestrian features to the right--of-way to the extent possible.
(3) Ground-level mirrored or reflective glass is not encouraged adjacent to a public right-
of-way or pedestrian area.
(4) If utilized, chain-link fences visible from public rights--of-way shall utilize vinyl-
coated mesh and powder-coated poles.
For non-single-family residential uses only:
(5) Subsections (a)(5) through (a)(17) of this section shall apply.
(c) City center core (CC-C) and city center frame (GG-F).
(1) The city center core and frame will contain transitional forms of development with
surface parking areas. However, as new development or redevelopment occurs, the visual
dominance of surface parking areas shall be reduced. Therefore, surface parking areas shall be
located as follows:
a. The parking is located behind the building, with the building located between the
right--of-way and the parking areas, or it is located in structured parking; or
b. All or some of the parking is located to the side(s) ofthe building; or
c. Some short-term parking may be located between the building(s) and the right--of-
way, but this shall not consist of mOre than one double-loaded drive aisle, and pedestrian
circulation shall be provided pursuant to FWCC 22-1634(d).
Large retail complexes may not be able to locate parking according to the above guidelines.
Therefore, retail complexes of 60,000 square feet of gross floor area or larger may locate surface
parking between the building(s) and the right-of-way. However, this form of development shall
provide for small building(s) along the right-of-way to break up and reduce the visual impact of
the parking, and pedestrian circulation must be provided pursuant to FWCC 22-1 634(d). For
purposes of this guideline, "retail complex" means the entire lot or parcel, or series of lots or
parcels, on which a development, activity Or use is located or will locate.
02004 Code Publishing Co. Page 3
1:\DOCUMEN1\BN Code: Amend 200SIPlanning CommiuionI22.1638.doc
(2) Entrance facades shall front on, face, or be clearly recognizable from the right-of-
way, and should incorporate windows and other methods of articulation.
(3) Building facades that are visible from a right-of-way and subject to modulation per
FWCC 22-1635(b) shall incorporate facade treatment as follows:
a. The facade incorporates modulation and/or a landscape screening, pursuant to
FWCC 22-1 635(b); and
b. The facade incorporates an arcade, canopy or plaza, and/Or one or more
articulation element listed in FWCC 22-1635(c)(2); provided, that the resulting building
characteristics achieve visual interest and appeal at a pedestrian scale and proximity, contribute to
a sense of public space, and reinforce the pedestrian experience.
(4) Drive-through facilities and stacking lanes shall not be located along a facade of a
building that faces a right-of-way.
(5) Above-grade parking structures with a ground level facade visible from a right-of-
way shall incorporate any combination of the following elements at the ground level:
a. Retail, commercial, or office uses that occupy at least 50 percent of the building's
lineal frontage along the right-of-way; or
b. A 15-foot-wide strip of Type ill landscaping along the base of the facade; or
c. A decorative grille Or sCreen that conceals interior parking areas from the right-of-
way.
(6) Facades of parking structures shall be articulated above the ground level pursuant to
FWCC 22-1635(c)(I).
(7) When curtain wall glass and steel systems are used to enclose a building, the glazing
panels shall be transparent on 50 percent of the ground floor facade fronting a right-of-way or
pedestrian area.
(8) Chain-link fences shall not be allowed. Barbed or razor wire shall not be used.
For non-single-family residential uses only:
(9) Subsections (a)(5) through(a)(17) of this section shall apply.
(d) For all residential zones.
(I) Nonresidential uses. Subsections (a)(5) through (a)(lO) and (a)(13) through (a)(17) of
this section shall apply.
(2) Non-single-famiiy residential uses. Subsections (a)(5) through (a)(17) of this section
shall apply. (Ord. No. 96-271, ~ 3, 7-2-96; Ord. No. 99-333, ~ 3, 1-19-99; Ord. No. 00-382, ~ 3, 1-16-01;
brd. No. 03-443, ~ 3, 5-20-03)
C20Q4 Code Publishing Co. Page 4
I:IDOCUMEN1\llN Code Amend 200S\Planning Comrnission\22-1638.doc
CITY OF FEDERAL WAY ~_._,,~._._-
PAGE--L (r; 2-
PLANNING COMMISSION ."~ tJ -.--..-
August 17, 2005 City Hall
7:00 p.m. Council Chambers
MEETING MINUTES
Commissioners present: Hope Elder, Dave Osaki, Dini Duclos, Merle Pfeifer, Bill Drake, and Lawson Bronson.
Commissioners absent: John Caulfield (excused). Alternate Commissioners present: Christine Nelson and Pam
Duncan-Pierce. Alternate Commissioners absent: Tony Moore (unexcused). Staff present: Development Services
Director Kathy McClung, Assistant City Attorney Amy Jo Pearsall, Contract Planner Janet Shull, and
Administrative Assistant E. Tina Piety.
Vice-Chair Elder called the meeting to order at 7:00 p.m.
ApPROVAL OF MINUTES
Commissioner Duclos moved (and it was seconded) to adopt the July 27,2005, minutes as presented. The motion
carried (unanimous).
AUDIENCE COMMENT
None
ADMINISTRATIVE REpORT
None
COMMISSION BUSINESS
PUBLIC HEARING - Neighborhood Business (BN) Code Amendment
Ms. Shull delivered the staff presentation. The staffs recommendation has taken into account the Commission's
suggestions/comments from the Workshop and citizen comments. The proposed amendments include new
definitions, new uses for the BN zone, some minor changes to the BN zone, and some housekeeping changes
intended for clarification.
Commissioner Duclos (and other Commissioners) thanked the staff for taking the Commission's suggestions/
comments into account while developing the staff recommendation. Commissioner Osaki commented that Note #2
of the self-service storage facilities chart seems to indicate that if a lot is larger than three acres, it cannot have a
self-service storage facility, is this the intent? Ms. Shull responded that the intent is to limit the self-service storage
use to three acres, but the lot itself can be larger. Staff will clarify this language to make the intent clear.
Commissioner Bronson asked why the change is recommended regarding bay doors. Ms. McClung explained that
under the current code, applicants assume the restriction on bay doors refers to all uses, while the original intent
was to limit the restriction to vehicle service or repair. The recommendation spells out this limitation. The meeting
was opened to public testimony.
K:\Planning Commissionl200~lMeeting Summary 08.17.0~.doc
Planning Commission Minutes August 17, 2005
Vilma Taylor- She owns Velma Signs, which is a family owned business and has been in Federal Way
for about 20 years. She supports the proposed amendments and would like her property included in the
changes so that it will be in conformance. She has employees that live in Federal Way and is supportive
of the community and wants to see her children continue her business in Federal Way.
Denise Hamel- She is representing Brian Lawler and spoke in favor of the proposed amendment for the
self-service storage facilities. Overall, they are pleased with the amendment, but have two
requests/suggestions. They would like to see outside "covered storage" allowed for large recreational
vehicles and boats. There is a need for storage for such vehicles and fully enclosed storage would be
expensive. The storage could be three-sided and could be oriented away from residential areas. In
addition, they would like to have one or two moving trucks allowed. This truck, or trucks, would not be a
fleet of rental vehicles; instead, it would be used to just move items in and out ofthe self-storage facility.
Commissioner Pfeifer moved (and it was seconded) to send a recommendation of adoption of the amendments as
proposed to the Land UsefTransportation Committee. The motion, as amended below, was carried (unanimous).
Commissioner Duclos asked for staff's opinion on the covered storage and moving truck issues. Ms. Shull
responded that staff had researched bothofthese issues. Currently, outdoor storage (the covered storage) is not
permitted for any use in the BN zone. The use is allowed in other zones, as are self-service storage facilities. In
addition, covered storage is not allowed by other cities in compatible zones. Storage of commercial vehicles
(moving truck) is also not currently allowed for any use in the BN zone. Staff felt that allowing a moving truck
would open the door for storage of other types of commercial vehicles. For these reasons, staff decided not to
propose allowing covered storage and moving trucks.
The Commission discussed the covered storage and moving truck issues. Commissioner Duclos moved (and it was
seconded) to amend the motion to allow one moving truck at self-service storage facilities, exclusively to serve the
customers. Themotion carried (unanimous) as amended below. Commissioner Bronson moved (and it was
seconded) to amend the amendment to the motion to state that the moving truck cannot be so large as to require a
commercial driver's license. The motion carried (unanimous).
Commissioner Bronson asked why the requirement that self-service storage facilities have the appearance of a
pitched roof? Ms. Shull responded that the appearance ofa pitched roof would blend in better with the surrounding
residential uses. Ms. McClung commented that any non-residential uses allowed in residential zones (churches,
schools, etc.) are required to have the appearance of a pitched roof.
ADDITIONAL BUSINESS
The next meeting will be a Workshop on Cottage Housing to be held September 21, 19995. Ms. McClung
commented that the staff is working on developing downtown code amendments in response to the Interim Zoning
Ordinance. Staff is inviting all property and business owners in the City Center to a meeting on this issue next
week. Staff will also be meeting with the Federal Way Chamber next week on this issue.
AUDIENCE COMMENT
None
ADJOURN
The meeting was adjourned at 7:53 p.rn.
KWlanning Commis,ion\2005lMecting Summary 08-17-05.doc
EXHIBIT -E-~
CITY OF FEDERAL WAY PAGE-LOF~~,o>~""=
ORDINANCE NO. 05-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,
W ASIDNGTON, AMENDING CHAPTER 22 (ZONING) OF THE FEDERAL
WAY CITY CODE (FWCC) RELATING TO DEFINITIONS FOR "BIG BOX
RETAIL" AND "SELF-SERVICE STORAGE FACILITIES"; ALLOWING
ADDITIONAL USES IN THE NEIGHBORHOOD BUSINESS (BN) ZONE; AND
CLARIFICATIONS TO REGULATIONS FOR THE BN, COMMUNITY
BUSINESS (Be), AND BUSINESS PARK (BP) ZONES (AMENDING
ORDINANCE NO'S 90-43, 93-170, 96-270, 96-27197-291, 99-333, 00-375, 00-382,
01-385,01-290,01-399,02-424,03-433,03-466,03-450)
WHEREAS, the City of Federal Way finds that the code amendments to FWCC Chapter 22 (Zoning)
relating to definitions of big box retail and self.service storage facilities; allowing self-service storage
facilities, funeral homes, and businesses selling signs in the Neighborhood Business (BN) Zone; allowing
residential units on the ground floor within the BN Zone; clarifying requirements for bay doors in the BN
Zone; correcting the approval process for locating storage containers on school property in the BN Zone;
and clarifying references to self-service storage facilities in the Community Business (BC) and Business
Park (BP) Zones are consistent with the Federal Way Comprehensive Plan; and
WHEREAS, the City of Federal Way' SEPA Responsible Official issued a Determination of
Nonsignificance on the code amendments to FWCC Chapter 22 (Zoning) relating to definitions of big box
retail and self-service storage facilities; allowing self-service storage facilities, funeral homes, and
businesses selling signs in the Neighborhood Business (BN) Zone; and allowing residential units on the
ground floor within the BN Zone on July 9, 2005; and
WHEREAS, the Planning Commission conducted a duly noticed public hearing on the code
amendments to FWCC Chapter 22 (Zoning) relating to defmitions of big box retail and self-service
storage facilities; allowing self-service storage facilities, funeral homes, and businesses selling signs in
the Neighborhood Business (BN) Zone; allowing residential units on the ground floor within the BN
Zone; clarifying requirements for bay doors in the BN Zone; correcting the approval process for locating
Ord. No. 05- , Page I
EXHIBIT ~
PAGE :a OF J.f--
storage containers on school property in the BN Zone; and clarifying references to self-service storage
facilities in the Community Business (BC) and Business Park (BP) Zones on August 17, 2005, and
forwarded a recommendation of approval to the City Council; and
WHEREAS, the Land UsefTransportation Committee of the Federal Way City Council considered
the code amendments to FWCC Chapter 22 (Zoning) relating to definitions of big box retail and self-
service storage facilities; allowing self-service storage facilities, funeral homes, and businesses selling
signs in the Neighborhood Business (BN) Zone; allowing residential units on the ground floor within the
BN Zone; clarifying requirements for bay doors in the BN Zone; correcting the approval process for
locating storage containers on school property in the BN Zone; and clarifying references to self-service
storage facilities in the Community Business (BC) and Business Park (BP) Zones on September 19,2005,
following which it recommended adoption of the text amendments; and
WHEREAS, the Federal Way City Council considered the code amendments to FWCC Chapter 22
(Zoning) relating to definitions of big box retail and self-service storage facilities; allowing self-service
storage facilities, funeral homes, and businesses selling signs in the Neighborhood Business (BN) Zone;
allowing residential units on the ground floor within the BN Zone; clarifying requirements for bay doors
in the BN Zone; correcting the approval process for locating storage containers on school property in the
BN Zone; and clarifying references to self-service storage facilities in the Community Business (BC) and
Business Park (BP) Zones on October _,2005; and
WHEREAS, the Federal Way City Council finds that the code amendments relating to definitions of
big box retail and self-service storage facilities; allowing self-service storage facilities, funeral homes,
and businesses selling signs in the Neighborhood Business (BN) Zone; allowing residential units on the
ground floor within the BN Zone; clarifying requirements for bay doors in the BN Zone; correcting the
approval process for locating storage containers on school property in the BN Zone; and clarifying
references to self-service storage facilities in the Community Business (BC) and Business Park (BP)
Zones are consistent with the intent and purposes of FWCC Chapter 22 (Zoning), to provide for and
promote the health, safety, and welfare of the general public.
Ord. No. 05- , Page 2
EXHIBIT -'
PAGE---1-0F ~
Now, THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, DOES
HEREBY ORDAIN AS FOLLOWS:
Section 1. Findings. After full and careful consideration, the City Council of the City of Federal
Way finds that the proposed code amendments will protect and will not adversely affect the public health,
safety, or welfare.
Section 2. Conclusions. Pursuant to FWCC Sections 22-216 and 22-528, and based upon the
Findings set forth in Section I, the Federal Way City Council makes the following Conclusions of Law
with respect tothe decisional criteria for adoption of the proposal:
L The proposed FWCC text amendments are consistent with, and substantially implement,
the following Comprehensive Plan goals and policies:
LUP28 Provide for a mix of commercial and residential uses in commercial areas.
LUG? Provide neighborhood and community scale retail centers for the City's
neighborhoods.
LUP42 Encourage neighborhood retail and personal services to locate at appropriate
locations where local economic demand and design solutions demonstrate
compatibility with the neighborhood.
LUP44 Neighborhood Business centers should consist of neighborhood scale retail
and personal services.
LUP45 Encourage mixed residential and commercial developments in Neighborhood
Business designations where compatibility with nearby uses can be demonstrated.
2. The proposed amendments relating to definitions of big box retail and self-service
storage facilities; allowing self-service storage facilities, f\U1eral homes, and businesses
selling signs in the Neighborhood Business (BN) Zone; allowing residential units on the
gro\U1d floor within the BN Zone; clarifYing requirements for bay doors in the BN Zone;
correcting the approval process for locating storage containers on school property in the
BN Zone; and clarifying references to self-service storage facilities in the Community
Business (BC) and Business Park (BP) Zones bear a substantial relationship to public
health, safety, or welfare because they increase the potential services that could be
developed within neighborhood business centers, while incorporating provisions that
ensure new development is compatible with surrounding neighborhood development.
The proposed FWCC text amendments also increase flexibility in allowing residential
development within neighborhood centers, providing for additional housing
opportunities close to services.
And
Ord. No. 05- , Page 3
EXHIBIT C
PAGE--"-OF Jt-
3. The proposed amendments are in the best interest of the residents of the City because they
facilitate development within neighborhood business areas that would provide additional
service businesses and living opportunities for the citizens of Federal Way. They also provide
a definition for "big box retail" to help identify this typc of development and maintain the
objective of not permitting its development within neighborhood business centers.
Section 3. Amendment. FWCC Chapter 22 is amended as set forth in the attached Exhibit A.
Section 4. Severability. The provisions of this ordinance are declared separate and severable. The
invalidity of any clause, sentence, paragraph, subdivision, section, or portion of this ordinance, or the
invalidity of the application thereof to any person or circumstance, shall not affect the validity of the
remainder of the ordinance, Or the validity of its application to any other persons or circumstances.
Section 5. Ratification. Any act consistent with the authority and prior to the effective date of this
ordinance is hereby ratified and affirmed.
Section 6. Effective Date. This ordinance shall be effective five (5) days after passage and
publication as provided by law.
PASSED by the City Council of Federal Way at a regular meeting of the City Council on the
day of , 2005.
APPROVED:
Mayor, Dean McColgan
ATTEST:
futerim City Clerk, Jason Suzaka
APPROVED AS TO FORM:
City Attorney, Patricia A. Richardson
FILED WITH THE CITY CLERK:
PASSED BY TIlE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE No:
1:\2005 Code Amendments\Neighborhood Business Text Amendmenls\LUTC\Ordinance
Ord. No. 05- , Page 4
.-.- -
. ,
EXHIBIT 1 OF E
Proposed new definitions to be added to FWCC Section 22-1 :
Big box r~tail means large-scale retail that occupies more than 50,000 square
feet and derives their profit from high sales volumes.
Self-service storage facilities means a structure or group of structures for the
storage of personal property where individual stalls or lockers are rented out
to different tenants for storage.
1:\2005 Code Amendments\Neighborhood Business TextAmendments\LUTC\definitions.doc
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EXHIBIT 10 OF E
22-1638 District guidelines.
In addition to the foregoing development guidelines, the following supplemental guidelines
apply to individual zoning districts:
(a) Professional office (PO), neighborhood business (EN), and community business (Be).
(1) Surface parking may be located behind the building, to the side( s) of the building, or
adjacent to the right-of-way; provided, however, that parking located adjacent to the right-of-way
maximizes pedestrian access and circulation pursuant to FWCC 22-1634( d).
(2) Entrance facades shall front on, face, or be clearly recognizable from the right-of-
way; and should incorporate windows and other methods of articulation.
(3) Ground-level mirrored or reflective glass is not encouraged adjacent to a public right-
of-way or pedestrian area.
(4) If utilized, chain-link fences visible from public rights-of-way shall utilize vinyl-
coated mesh and powder-coated poles.
For residential uses only:
(5) Significant trees shall be retained within a 20-foot perimeter strip around site.
(6) Landscaped yards shall be provided between building(s) and public street(s). Parking
lots should be beside Or behind buildings that front upon streets.
(7) Parking lots should be broken up into rows containing no more than 10 adjacent stalls,
separated by planting areas.
(8) Pedestrian walkways (minimum six feet wide) shall be provided between the interior
of the project and the public sidewalk.
(9) Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields.
This shall not apply to public parks and school stadiums and other comparable large institutional
UseS. The maximum height for large institutional uses shall be 30 feet and shall include cutoff
shields.
20'
fi~1U'C 16,. Sec. 22 . 16311 (ll)
(10) Principal entries to buildings shall be highlighted with plaza or garden areas
containing planting, lighting, seating, trellises and other features. Such areas shall be located and
designed so windows overlook them.
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fig:!If\' 11. $((:. 22 . J(.J3 (u)
(11) Common recreational spaces shall be located and arranged so that windows overlook
them.
...-
--
...--
FigUl(: 18 - s.-..~- 22 -1638 (a)
(12) Units on the ground floor (when permitted) shall have private outdoor spaces
adjacent to them so those exterior portions of the site are controlled by individual households.
FJgu~ 19 - Sec. 22 - 1638 tal
(13) All new buildings, including accessory buildings, such as carports and garages shall
appear to have a roof pitch ranging from at least 4:12 to a maximum of 12:12.
FigllO: 20 - S<<:. 22 - 1638 (a)
(14) Carports and garages in front yards should be discouraged.
(15) The longest dimension of any building facade shall not exceed 120 feet. Buildings
on the same site may be connected by covered pedestrian walkways.
(16) Buildings should be designed to' have a distinct "base," "middle" and "top." The
base (typically the first floor) should contain the greatest number of architectural elements such as
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windows, materials, details, overhangs, cornice lines, and masonry belt courses. The midsection,
by comparison, may be simple. (Note: single-story buildings have no middle.) The top should
avoid the appearance of a flat roof and include distinctive roof shapes including but not limited to
pitched, vaulted or terraced, etc.
FiguR': 21 -x,t;. "1l . (638 (a)
(17) Residential design features, including but not limited to entry porches, projecting
window bays, balconies or decks, individual windows (rather than strip windows), offsets and
cascading or stepped roof forms, shall be incorporated into all buildings. Window openings shall
have visible trim material or painted detailing that resembles trim.
(18) Subsection (a)(13) of this section shall apply to self-service stora!?:e facilities.
(b) Office park (OP), corporate park (CP), and business park (BP).
(1) Surface parking may be located behind the building, to the side(s) of the building, or
adjacent to the right-of-way; provided, however, that parking located adjacent to the right-of-way
maximizes pedestrian access and circulation pursuant to FWCC 22-1634(d).
(2) Buildings with ground floor retail sales or services should orient major entrances,
display windows and other pedestrian features to the right-of.way to the extent possible.
(3) Ground-level mirrored or reflective glass is not encouraged adjacent to a public right-
of-way or pedestrian area.
(4) If utilized, chain-link fences visible from public rights-of-way shall utilize vinyl-
coated mesh and powder-coated poles.
For non-single-family residential uses only:
(5) Subsections (a)(5) through (a)(17) of this section shall apply.
(c) City center core (CC-C) and city center frame (CC-F).
(1) The city center core and frame will contain transitional forms of development with
surface parking areas. However, as new development or redevelopment oCCurs, the visual
dominance of surface parking areas shall be reduced. Therefore, surface parking areas shall be
located as follows:
a. The parking is located behind the building, with the building located between the
right-of-way and the parking areas, or it is located in structured parking; or
b. All Or some of the parking is located to the side(s) of the building; or
c. Some short-term parking may be located between the building(s) and the right-of-
way, but this shall not consist of more than one double-loaded drive aisle, and pedestrian
circulation shall be provided pursuant to FWCC 22-1634( d).
Large retail complexes may not be able to locate parking according to the above guidelines.
Therefore, retail complexes of 60,000 square feet of gross floor area or larger may locate surface
parking between the building(s) and the right-of-way. However, this form of development shall
provide for small building(s) along the right-of-way to break up and reduce the visual impact of
the parking, and pedestrian circulation must be provided pursuant to FWCC 22-1634(d). For
purposes of this guideline, "retail complex" means the entire lot or parcel, or series of lots or
parcels, on which a development, activity or use is located or will locate.
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(2) Entrance facades shall front on, face, or be clearly recognizable from the right-of-
way, and should incorporate windows and other methods of articulation.
(3) Building facades that are visible from a right-of-way and subject to modulation per
FWCC 22-1635(b) shall incorporate facade treatment as follows:
a. The facade incorporates modulation and/or a landscape screening, pursuant to
FWCC 22-1635(b); and
b. The facade incorporates an arcade, canopy or plaza, and/or one or more
articulation element listed in FWCC 22-1635(c)(2); provided, that the resulting building
characteristics achieve visual interest and appeal at a pedestrian scale and proximity, contribute to
a sense of public space, and reinforce the pedestrian experience.
(4) Drive-through facilities and stacking lanes shall not be located along a facade of a
building that faces a right-of-way.
(5) Above-grade parking structures with a ground level facade visible from a right-of-
way shall incorporate any combination of the following elements at the ground level:
a. Retail, commercial, or office uses that occupy at least 50 percent of the building's
lineal frontage along the right-of-way; or
b. A 15-foot-wide strip of Type III landscaping along the base of the facade; or
c. A decorative grille Or screen that conceals interior parking areas from the right-of-
way.
(6) Facades of parking structures shall be articulated above the ground level pursuant to
FWCC 22-163S(c)(I).
(7) When curtain wall glass and steel systems are used to enclose a building, the glazing
panels shall be transparent on 50 percent of the ground floor facade fronting a right-of-way or
pedestrian area.
(8) Chain-link fences shall not be allowed. Barbed or razor wire shall not be used.
For non-single-family residential uses only:
(9) Subsections (a)(5) through (a)(17) of this section shall apply.
(d) For all residential zones.
(1) Nonresidential uses. Subsections (a)(S) through (a)(10) and (a)(13) through (a)(17) of
this section shall apply.
(2) Non-single-famiiy residential uses. Subsections (a)(5) through (a)(17) of this section
shall apply. (Ord. No. 96-271, ~ 3, 7-2-96; Ord. No. 99-333, ~ 3, 1-19-99; Ord. No. 00-382, ~ 3, 1-16-01;
Ord. No. 03-443, ~ 3, 5-20-03)
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CITY OF FEDERAL WAY
MEMORANDUM
DA TE: September 19th, 2005
TO: Land Use and Transportation co~ I;.i
VIA: David H. Moseley, City Manager
FROM: Rick Perez, P.E., City Traffic Engineer ~
SUBJECT: 2005/2007 Implementation of Commute rip Reduction (CTR) Plans and Program Agreement
with WSDOT (GCA4567)
POLICY QUESTION:
Should the Council enter into an agreement with the Washington State Department of Transportation (WSDOT)
to accept the state CTR technical assistance funding?
BACKGROUND:
Washington State's Commute Trip Reduction (CTR) Law was adopted by the 1991 Legislature and incorporated
into the Washington Clean Air Act as RCW 70.94.521 through 70.94.551. Its intent is to improve air quality and
reduce fuel consumption and traffic congestion through employer-based programs by encouraging the use of
alternatives to single occupant vehicles (SOV) for the commute trip.
The law requires that all major employers, both public and private, who employ one hundred (100) or more full-
time employees who are scheduled to arrive at a single worksite between 6:00 a.m. to 9:00 a.m. to make a good
faith effort as defined in RCW 70.94.534(2) and to develop plans and programs to reduce Vehicle Miles Traveled
(VMT) and Single Occupant Vehicle (SOV) commute trips. City Hall is one of 14 employers in Federal Way that
are affected by the CTR Law.
The Washington State Department of Transportation (WSDOT) provides technical assistance funding to the City
for developing and implementing the Commute Trip Reduction (CTR) plans and programs. The CTR program
requires an agreement with WSDOT. The purpose of the agreement is to allow the State to reimburse the City its
proportionate share of the technical assistance funding. The work performed under this agreement is described in
the attached Exhibit II, Scope of Work. Based on the current affected worksites, the City of Federal Way will
receive approximately $25,623 annually for the 2005/2006 biennium.
As in the past, due to workload and expertise the city will continue to use the technical fund from WSDOT to
contract with King County for the CTR support services. Staff will present this contract to the LUTC and Council
committee as a separate agenda item.
OPTIONS:
1. Accept state CTR technical funds for the CTR program implementation.
2. Do not accept state CTR funds and implement CTR as required by state law and local ordinance using in-
house staff at City expense.
STAFF RECOMMENDATION:
Accept Option 1 to authorize the City Manager to enter into an agreement with WSDOT to accept the state CTR
technical fund.
COMMITTEE RECOMMENDATION:
Forward staff recommendation of Option I to the October 4th, 2005 City Council Consent Agenda.
EXHIBIT II
SCOPE OF WORK
Implementation of Commute Trip Reduction (CTR)
Plans and Program
1. CONTRACTOR AGREES TO:
1.1. Work to be Performed
1.1.1. The county or city, whichever applies, has enacted a Commute Trip Reduction
(CTR) ordinance in compliance with RCW 70.94.521-.551. Said ordinance
requires, for example, the submission of employee commuter surveys, employer
annual reports, and other provisions for the tracking of certain vehicle miles traveled
(VMT) and single occupant vehicle (SOV) commute trips, as well as provisions to
assist in thereduction ofVMT and SOY. Therefore, the CONTRACTOR agrees to
implement a CTR program and to comply with all provisions of the applicable
county or city ordinance, which is incorporated herein by reference and made a part
of this AGREEMENT and this Scope of Work.
1.2. Funding Distribution and Reporting
1.2.1. The CONTRACTOR may distribute funds to its eligible contracting partner(s)
who are implementing CTR plans and ordinances as authorized by RCW 70.94.544,
by entering into agreements with other jurisdictions, local transit agencies, regional
transportation planning organizations, or other eligible organizations. The
CONTRACTOR shall submit to WSDOT within 30 days of execution of any
agreement between the CONTRACTOR and is eligible contracting partner(s): (a) a
list of dollar amounts to be disbursed by the CONTRACTOR to its eligible
contracting partner(s), or (b) a fund dispersion methodology.
1.3. Implementation Plans
1.3.1. In addition to complying with Section 1, above, the CONTRACTOR shall
implement all CONTRACTOR provisions in this Scope of Work. Further, the
CONTRACTOR shall incorporate Sections 1 and 3 of the Scope of Work in all
agreements with eligible contracting partner(s), as necessary, to coordinate the
development, implementation, and administration of CTR plans and compliance
with applicable ordinances.
1.3.2. Appeals, Exemptions, and Modifications
1.3.3. The CONTRACTOR shall maintain an appeals process consistent with RCW
70.94.534(6), applicable ordinances, and procedures contained in the Commute Trip
Reduction Task Force Guidelines, which may be obtain from the WSDOT or found
at http://www. wsdot. wa.gov/tdm/tripreduction/CTRguide/default.cfm. The
CONTRACTOR, or its eligible contracting partner(s), shall submit requests for
CTR exemptions or goal modifications to WSDOT for review and comment within
five (5) days of receiving such requests, and shall provide WSDOT five (5) working
days to conunent prior to approving or denying the request.
Page 10 of 16 GCA4567
1.3.4. Survey Processing
1.3.5. The CONTRACTOR shall notify WSDOT prior to sending employee commuter
surveys to the University of Washington, Office of Educational Assessment, for
process mg. The notification must include the name of the worksite, employer
identification code, and type of survey for each survey being submitted for
processmg. The notification shall be submitted as an electronic spreadsheet via
electronic mail. The CONTRACTOR agrees not to deliver or send surveys for
processing unless authorized to do so by WSDOT.
1.3.6. Database Updates
1.3.7. The CONTRACTOR agrees to provide WSDOT with updated lists of affected
worksites and jurisdiction contacts on a quarterly basis. These updates shall be
submitted electronically in a fonnat specified by WSDOT.
1.3.8. Employer Annual Reports
1.3.9. The CONTRACTOR agrees to, within 30 days from the date of filing, submit to
WSDOT one (l) electronic or hard copy of all employer annual report( s).
1.3.10. Employer Exemptions and Goal Modifications
1.3.11. The CONTRACTOR agrees to, within 30 days from the date of official
administrative decision, submit to WSDOT the name and employer identification
code for any worksite that has been granted an exemption or goal modification,
including information about the duration of all exemptions and information on the
type of goal modification granted.
1.3.12. Progress Report and Invoice
1.3.13. The CONTRACTOR agrees to submit to WSDOT periodic progress reports, as
specified in Exhibit III, Progress Report Format, with all invoices in accordance
with Section 4 of this AGREEMENT.
2. WSDOT AGREES TO:.
2.1. General Technical Assistance
2.1.1. WSDOT will provide support to the CONTRACTOR, or its eligible contracting
partner(s), in developing and implementing CTR plans and programs, including
providing training, informational materials, and assistance in CTR evaluation.
WSDOT will also assist with overall CTR marketing and promotion on a statewide
basis.
2.2. Exemptions and Modifications
2.2.1. WSDOT will review and comment on employer requests for exemptions from
eTR requirements and/or goal modifications, within five (5) working days after
receipt. Failure to review and comment on such requests within five (5) working
days after receipt shall be considered a waiver ofWSDOT's right to comment.
Page 11 of16 GCA4567
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2.3. Database Management
2.3.1. WSDOT will maintain a current database of all affected worksites in Washington
State. WSDOT will input new and/or updated worksite information within fifteen
(15) working days after receipt from CONTRACTOR. WSDOT will employ an
internal verification process to ensure all new and/or updated information is input in
a timely and accurate manner. Infonnation from the WSDOT database will be
used to determine funding allocation consistent with the methodology contained in
Exhibit I, Funding Allocation Methodology.
2.4. Training
2.4.1. WSDOT will maintain training materials to support implementation of eTR
programs.
2.5. Public Awareness
2.5.1. WSDOT will develop and implement statewide public awareness and recognition
programs to support local implementation of CTR programs.
2.6. Annual Reporting Assistance
2.6.1. WSDOT will distribute in sufficient quantities the State "Program Description &
Employer Annual Report" form to the CONTRACTOR, or other eligible recipients,
if requested. WSDOT will also maintain an internet-based annual report system and
will provide information and ongoing technical assistance to employers and
jurisdictions using the system.
2.7. Survey Assistance
2.7.1. WSDOT will:
2.7.1.1. Provide the CONTRACTOR, or its eligible contracting partner(s), with
summary survey information if requested.
2.7.1.2. Distribute the Employee Questionnaires in sufficient numbers to the
CONTRACTOR, its eligible contracting partner(s)ifrequested.
2.7.1.3. Maintain an internet-based survey tool, and provide information and
ongoing technical assistance to employers and jurisdictions using the system.
2.7.1.4. Provide survey processing at no cost to the CONTRACTOR, or its eligible
contracting partner(s), and affected employers, during the base year and all
subsequent surveys.
2.7.1.5. Provide technical assistance to the CONTRACTOR, or its eligible
contracting partner( s), and employers, on surveying, if requested.
2.7.1.6. Work with the CONTRACTOR, or its eligible contracting partner(s), to
calculate goal measurement information and track measurement survey history
for all CTR affected worksites.
Page 12of16 GCA4567
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2.7.1.7. Return the processed employee commuter survey and reports to the
CONTRACTOR, or its eligible contracting partner(s), within thirty (30) days
ofthe date the forms are delivered for processing
2.7.1.8. Maintain and periodically update the "CTR Guide for Employer
Surveys." WSDOT will review survey guide/instructional materials developed
by the CONTRACTOR or its eligible contracting partner(s) for consistency
with the state-developed "CTR Guide for Employer Surveys," which may be
obtained from WSDOT.
2.7.1.9. Review all electronically submitted survey notifications and respond to the
CONTRACTOR within five (5) working days after receipt.
Page 13 of 16 GCA4567
CITY OF FEDERAL WAY
MEMORANDUM
DATE: September 19th, 2005
TO: Land Use and Transportation co~ c.,.J
VIA: David H. Moseley, City Manage
FROM: Rick Perez, P .E., City Traffic Engineer ~
SUBJECT: 2005/2006 Commute Trip Reduction (CTR) Implementation Agreement with King County
POLICY QUESTION:
Should the Council continue contracting with King County for the Commute Trip Reduction Program support
services?
BACKGROUND:
Washington State's Commute Trip Reduction (CTR) Law was adopted by the 1991 Legislature and incorporated
into the Washington Clean Air Act as RCW 70.94.521 through 70.94.551. Its intent is to improve air quality and
reduce fuel consumption and traffic congestion through employer-based programs by encouraging the use of
alternatives to single occupant vehicles (SOY) for the commute trip.
The law requires that all major employers, both public and private, who employ one hundred (100) or more full-
time employees who are scheduled to arrive at a single worksite between 6:00 a.m. to 9:00 a.m. to make a good
faith effort as defined in RCW 70.94.534(2) and to develop plans and programs to reduce Yehicle Miles Traveled
(VMT) and Single Occupant Yehicle (SOY) commute trips. City Hall is one of 14 employers in Federal Way that
arc affected by the CTR Law.
In order to comply with the state CTR Law and to ensure consistency and fairness in its administration, the City
entered into a Professional Services Agreement with King County Metro. The purpose of the agreement is to
delegate implementation of the CTR Act as required by state law and local CTR Ordinances to King County
Metro. The work to be performed under this agreement is described in the attached Exhibit A, Commute Trip
Reduction Services Contract Scope of Work Period July 1,2005, through June 30,2006.
PROJECT SAVINGS AND CONTINGENCY:
Over the last nine years the City has been contracting with King County for the CTR program implementation.
Staff believes this is a cost-effective relationship, as most cities have a full~time CTR coordinator.
The 2005/2006 Professional Services Agreement will be funded by the state CTR grant. Based on the current 14
affected worksites, the City of Federal Way will receive approximately $25,632 in state grant. The State CTR
grant would be sufficient to fully fund the 2005/2006 Agreement with Metro, which is at $22,160. Please see
attached Exhibit B for assumptions of state grant and expenditures.
OPTIONS:
1. Contract with King County for the CTR program implementation
2. Implement CTRas required by state law and local ordinance using in-house staff.
STAFF RECOMMENDATION:
Authorize Option 1 to entcr into an agreement with King County in the amount of $22,160 for thc Commute Trip
Reduction (CTR) Program Implementation.
COMMITTEE RECOMMENDATION:
Forward option 1 to the October 4th, 2005 City Council Consent Agenda.
.
Federal Way - Exhibit A
Commute Trip Reduction Services Contract
Scope of Work
Period: July 1,2005, through June 30, 2006
Work Activities -14 current sites Schedule
1. REQUIRED ACTIVITIES
A. Notification of new sites As needed
1. Identify contact for potential sites
2. Send notification inquiry
3. Confirm status
4. Secure state code
5. Create time line and legal file
B. Data Management and Survey Processes First quarter and
1. Ongoing coordination of contact information and survey schedules with as necessary
employers and WSDOT
2. Compilation! distribution of aggregate survey data as requested
3. Periodic survey processes and oversight of online survey process
C. Program review
1. Remind employers of submittal deadlines Ordinance
2. Monitor program report receipt schedule by
3. Review revised programs for sites that did not make progress and evaluate the site
potential for progress toward SOV reduction
4. Review program reports for completeness for new sites and for sites that
made progress toward goal
5. Recommend action to jurisdiction
6. Generate approval letter for City signature
E. Exemptions, Modifications and Compliance Issues As needed
1. Inform new sites about process and criteria
2. Receive requests and copy to City
3. Copy request to state for comment
4. Review and analyze request and provide comments to City
5. Contact employer as needed, generate and send response per City
F. Records maintenance On-going
1. Maintain master file records on all affected sites
2. On a quarterly basis, provide WSDOT with hard copy of each employer
program report approved within the quarter
3. Provide WSDOT with an electronic copy ofthe CTR database of the City's
CTR-affected employers, quarterly or as required by WSDOT
4. Provide quarterly report information for jurisdiction to conduct state funds
billing
II. EMPLOYER SERVICES
G. Program Development As needed
New Sites
1. Provide written information on basic requirements of the CTR Ordinance,
CTR Zones, and an explanation of how the plan is intended to achieve its
goals
2. Provide materials that explain a range of measures and activities that may
help the employer achieve the CTR goals of the local ordinance
3. Assist with voluntary baseline survey. Analyze survey data and make
programs recommendations.
H. New ETC ConsultationlBriefing As needed
L Provide written information on basic requirements of the CTR Ordinance,
CTR Zones, and an explanation of how the plan is intended to achieve its
goals
2. Provide materials that explain a range of measures and activities that may
help the employer achieve the CTR goals of the local ordinance
I. Program Implementation Assistance As needed
Provide assistance in the following categories:
1. Identify resources and implementation requirements
2. Coordinate/attend network group meetings
3. Communicate with ETCs about transportation issues, including Sound
Transit, Metro Transit, Special events and items of interest (e.g.: construction
and road closures, Air Quality alerts, WSRO bulletins)
4. Provide two employee awareness campaigns per year
J. Training Quarterly
Provide county-wide basic training to new ETCs
1. Basic Training part 1: ETC orientation
2. Basic Training part 2: Program Implementation and Promotion
3. Survey briefing
2 Federal Way
CITY OF FEDERAL WAY Exhibit B
Period: July 1, 2005 through June 30, 2006
FUNDING
State CTR Funds (estimated)
$1,260 per site for Required Activities $ 17,640.00
$570.23 per site for Employer Services $ 7,983.22
TOTAL FUNDS A V AILABLE $ 25,623
NUMBER OF SITES 14
CTR SERVICES CONTRACT
Required Activities
New Site Notification / Site status change $ 98
Data Management & Survey Processes $ 3,225
Program Review & Site Analysis $ 6,881
Exemptions, Modifications and Compliance Issues $ 590
Records Maintenance $ 2,212
Total Required Activities $ 13,006
Emplover Service
1. Employer Training $ 490
2. Incentives $ 700
3. Promotions & Marketing $ 1,376
4. Other:
Program Development $ 1,573
Program Implementation $ 5,505
Total Employer Service $ 9,644
CONTRACT TOTAL $ 22,650