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Res 06-479 ~-~ - --.-.- RESOLUTION NO. 010- L/1q A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, APPROVING MAGGIE'S MEADOW PRELIMINARY PLAT, FEDERAL WAY FILE NO. 05- 103028-00 SUo WHEREAS, the owner, Pool Brothers Construction, applied to the City of Federal Way for preliminary plat approval to subdivide certain real property known as Maggie's Meadow and consisting of2.32 acres into nine (9) single-family residential lots located at the 400 Block of South 3 12th Street on the north side of the street; and WHEREAS, on April 19, 2006, an Environmental Determination of Nonsignificance (MDNS) was issued by the Director of Federal 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 Hearing Examiner on May 16,2005, held a public hearing concerning Maggie's Meadow preliminary plat; and WHEREAS, following the conclusion of said hearing, on May 30, 2006, the Federal Way Hearing Examiner issued a written Report and Recommendation containing findings and conclusions, and recommending approval of Maggie's Meadow preliminary plat subject to conditions set forth therein; and WHEREAS, the Federal Way City Council has jurisdiction and authority pursuant to Section 20-127 of the Federal Way City Code to approve, deny, or modify a preliminary plat and/or its conditions; and WHEREAS, on June 19,2006, the City Council Land Use and Transportation Committee considered the record and the Hearing Examiner recommendation on Maggie's Meadow 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 of the proposed Maggie's Meadow preliminary plat to the full City Council. with no changes to the Hearing Examiner recommendation; and WHEREAS, on July 5, 2006, the City Council considered the record and the Hearing Examiner recommendation on Maggie's Meadow 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 findings offact and conclusions of the Land Use Hearing Examiner's May 30, 2006 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 findings and conclusions contained therein as adopted by the City Council immediately above, Maggie's Meadow preliminary plat, Federal Way File No. 05-103028-00 SU, is hereby approved, subject to conditions as contained in the May 30,2006, Report and Recommendation ofthe Federal Way Land Use Hearing Examiner (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 necessary to assure that the proposed plat makes appropriate provisions for the 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, Of phrase ofthis resolution should be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shan 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 shan be effective immediately upon passage by the Federal Way City Council. RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, THIS j~A Y OF JetL- ,2006 () CITY OF FEDERAL WAY ~~4 MAYOR, MICH ~ ATTEST: A THAW A Y, CITY CLERK ApPROVED AS To FORM: ~ ~~ CITY ATTORNEY, PATRICIA A. RICHARDSON FILED WITH THE CITY CLERK, =# PASSED BY THE CITY COUNCIL: {S RESOLUTION No. DI.Q-1f70 -~ -~ ~(QJ~yt' . Sd~fJ CITY OF. . Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES STAFF REPORT TO THE HEARING EXAMINER MAGGIE'S MEADOW PRELIMINARY PLAT Federal Way File No. 05-103028-00-SU SEPA File No. 05-103030-00-SE PUBLIC HEARING Council Chambers, Federal Way City Hall 33325 8th A venue South May 16, 2006 , Report Prepared by: Andy Bergsagel, Associate Planner May 3, 2006 EXHIBIT ,t PAGE OF ~ . ----~-'~- ~ . r TABLE OF CONTENTS A. General...... ~ -........... -.......... -.... ...... -. -......................... ......................... ~..... ......... ................................3 B. Consulted Departments, Agencies, & Public .......... .... .., ._._................... ..............._......... ..-...............4 C. State Environmental Policy Act. .., ...... '" ................. .... ....... '" .... ............ .... ....... .... ............................4 D. Neighborhood Characteristics................._............ ... .................... ........... ............. .... .... .....................4 E. Natural Environment -. -.................. ..... -. -...._........ ............ ...... _. ....... _............. ............ ...... ......... ...... ....4 F. Subdivision Design.... -.. - -....-.... - ......... - -....... _. _". _........._ ._....._...... _............ ...... .............. ................ ......5 G. Lot Design................................................ _. _.............................. ......... ............... ......... '" ........... ........5 H. Density '" -.. -.. .-.. -....... -.... -...... -....... -.................... _. _.. _' ...... ....................................... ...................... .....6 L Open Space & Recreation.._. .-..-......... ........-............ ....... ._......... ._......... ...................... ................ ...... 6 J. Pedestrian & Bicycle Access.......... -. .... -.. ....................... ....................... '" ....... .......... ..... ............. ..... 6 K. Landscape Buffers.. .................... ...... ..... ................ ...... ..... ......... ...................... ........... .... ........... .......6 L. Clearing & Grading...... ........ -... .............. ....... _'" ..... ......... .... .................. ........ ....... ............. ...............7 M. Transportation ........ -............ -.... ................. .~................................. ......... ..................... .......... ..... .... ... 7 N. Public Services. -.......... ......... .., -.... -.......................... _........_...... ............ ... ...... ......... .......... _.. .............. 7 O. Utilities & Stormwater . -...... - ....... ..... -........... _ ....... _. ......... ............... ....................... ......... ...... ....... ..... 8 P. Decisional Criteria......... ........ - -.... -.... ............... ..... _......... ....... _ .... .......................... ............. ...... .... .....8 Q. Findings of Facts and Conclusions ............ .... -............ ........ ....... ........ ............................ ................... 9 R. Recommendation. -. -............................................ .... .................... ...... .......................... ......... ........... 11 S. List of Exhibits.. -. ........... .....- ....... "'" .... .......... ""'" ....... _... _........ ......_.. .......... .... ..............................11 File No: 05 -1 03028-00-SU (Subdivision) 05-1 03030-00-SE (SEP A) Applicant/Owner: Pool Brothers Construction (Matt Pool) 1317 North 28th Street Renton, W A 98056 Agent: Sadler Barnard & Associates (Mike Luna) , 12714 Valley A venue East, Suite B Sumner, WA 98390 253-826-8135 ext. 105 Action Requested: Preliminary plat approval of a 2.32-acre lot into nine residential lots, as provided for under Federal Way City Code (FWCC) Chapter 20, "Subdivisions. ., Staff Representative: Andy Bergsagel, Associate Planner 253-835-2644 Staff Recommendation: Preliminary Plat Approval fl ., . _ ,,', ,:' ;J ~/,~._ ""'>_' ._,','~.~w,..."\:o't--.,.,....";....,,...,-,,. :' ~_:, "-',J ')' ",~ :;,' ,;:>' -. Staff"Report to thl;;J-I$.llring Examinq., r File #05-103028/00<. ID. 34451 Magaie's M:a~oW~,f~J.i.n,t!~ary Plat-: ; Page 2 --------- ~- A. GENERAL 1. Project Description. Subdivision of a 2.32-acre lot into nine residential lots. The project includes storm drainage facilities and utility improvements, as well as construction of a cul-de- sac road to be known as 4th Avenue South, which will be accessed from South 312th Street. The applicant is choosing to make a payment in lieu of providing open space. The site is currently wooded and undeveloped. Street improvements, water, sewer, utilities, storm drainage control improvements, and other related infrastructure improvements will be installed to service the plat. Exhibit 1: Set of plans. Enclosed are the following drawings (dated): . Preliminary Plat Map (December 6, 2005) . Temporary Erosion and Sedimentation Control (TESC) and Demolition Plan (December 12,2005) . Grading and Drainage Plan (April 20, 2006) . Sanitary Sewer and Water Plan (September 21,2005) . Preliminary Landscape Plan (June 14,2005) 2. Location. 400 Block of South 312th Street on the north side of the street (Exhibit 2). 3. Parcel No. 082104-9057. (A legal description is on the plat map.) 4. Size of Property. The subject site currently has a land area of 101,129 square feet (2.32 acres). 5. Land Use and Zoning: Zonin1! Comprehensive Plan Existine Land Use Subject Site: RS-7.2 Single-Family High Density Vacant To the North: RS-7.2 Single-Family High Density Single-Family Residential To the South: RS-7.2 Single-Family High Density Church To the East: RS-7.2 Single-Family High Density Single-Family Residential To the West: RS-7.2 Single-Family High Density Single-Family Residential 6. Project Review Timeline: December 16,2004 Pre application Meeting June 24, 2005 Application Received July 20, 2005 Application Determined to Be Incomplete August 1, 2005 Denial of Hammerhead Request (Cul-de-sac Required) September 22, 2005 Resubmittal October 7, 2005 Application Determined to Be Complete October 12, 2005 Notice of Application and Optional Determination of Non significance November 23, 2005 Request for Information' December 14,2005 Resubmittal December 20, 2005 Request for Information February 24, 2006 Right-of-Way Modification Request Received March 22, 2006 Right-of-Way Modification Request Approved . Staff Report to the Hearing Examiner File #05-1 03028/Doc. 1.0. 34451 Maggie's Meadow Preliminary Plat Page 3 . . . B. CONSULTED DEPARTMENTS, AGENCIES, & PUBLIC The following departments, agencies, and individuals were advised of this application. 1. Community Development Review Committee (CDRC), consisting of the Federal Way Community Development Services Planning and Building Divisions; Public Works Development Services and Traffic Divisions; Parks, Recreation, and Cultural Resources Department; Department of Public Safety (Police); South King Fire Department (formally Federal Way Fire Department); Lakehaven Utility District; and Federal Way Public Schools. CDRC comments have been incorporated into this report where applicable. 2. All property owners and occupants within 300 feet of the site were mailed notices of the complete preliminary plat application (Exhibit 3). The site was also posted and notice published in the newspaper and on the City's official notice boards. No written comments were received. 3. In accordance with the State Environmental Policy Act (SEP A) and FWCC Chapter 18, "Environmental Protection," all property owners and occupants 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. C. STATE ENVIRONMENTAL POLICY ACT An environmental "Determination of Nonsignificance" (DNS) was issued by the City of Federal Way for the proposed action on October 12,2005 (Exhibit 16). The optional anticipated DNS process was used, with one integrated comment period. This determination was based on review of information in the project file, including the environmental checklist, resubmitted September 22, 2005 (Exhibit 5), resulting in the conclusion that the proposal would not result in probable significant adverse impacts on the environment. No comments or appeals on the SEP A decision were submitted to the City. D. NEIGHBORHOOD CHARACTERISTICS The property is located just north of SW 312th Street, between 1 sl A venue South and Pacific Highway South, in a single-family residential area, which is mostly developed. There are several large parcels to the west of the site, which could be subdivided in the future: The area to the north has been platted and developed as a large subdivision. The site is within walking distance of Mirror Lake Elementary SchooL E. NA TURAL ENVIRONMENT 1. Soils. The site contains Alderwood Gravelly Sandy Loam in the 0-6% range per the 1973 King County Soils Survey Map, Sheet IS. A geotechnical report was not required as part of this application, as the site contains no geotechnically hazardous areas. Soils will be excavated during the construction of the street and on-site water quality treatment facility, and during installation of utilities. The preliminary clearing and grading plan depicts clearing limits for construction of the aforementioned items. Staff Report to the Hearing Examiner File #05-103028/lloc.1.D. 34451 Maggie's Meadow Preliminary Plat Page 4 -- ~~- 2. Topography. The site is rolling with less than 10 feet change in elevation for the entire site. The water will drain southward along the new road to the storm water detention pond. 3. Critical Areas. The City of Federal Way Environmentally Critical Areas Map does not indicate any critical areas, other than a wellhead protection zone. A Wellhead Protection Zone Checklist has been submitted. The project will not be a threat to the wellhead, because only typical household uses are expected. 4. Vegetation. The site is wooded and consists of secondary forest, consisting primarily of conifer trees, with an understory of native shrubs. A significant tree retention plan was submitted as part of the landscape plan (Exhibit I). There are a total of21O significant trees on the subject property. Pursuant to FWCC Section 22- 1568,25 percent of these trees must be saved or replaced, which would be 52 trees. The applicant proposes to retain 27 trees and provide 27 replacement trees, thus meeting the requirement. 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. City policy and FWCC Section 20-179 state that existing mature vegetation shall be retained to the maximum extent possible. Significant trees located outside of the clearing limits would be regulated under FWCC Section 22-1568, "Significant Trees," at the time of individual home construction. 5. Wildlife and Habitat. No wildlife species recognized as priority species are known to inhabit the site or the vicinity. F. SUBDMSION DESIGN [FWCC 20-151] 1. The traffic win be distributed in a logical manner and (as shown on the preliminary plat map) is planned to connect with 3rd Avenue South to the northwest, if the adjoining property should be developed. 2. The proposed street is in line with 41h Avenue South, across SW 312lh Street. 3. The cul-de-sac street is less than 600 feet long and therefore, meets the criteria for such a street. 4. The block perimeter does not meet the standard, because the site is surrounded on three sides by priVately held land. The Deputy Director of Public Works has granted a modification to road standards (Exhibit 6) which allows for the design as shown on the site plan. 5. The site does not contain steep slopes that will affect street layout. 6. The new street is designed in conformance with adopted standards for sight distance at intersections, as evidenced by the AASHTO analysis (Exhibit 7). G. LOT DESIGN [FWCC 20-152] 1. All lots are of ample dimensions to provide a regular shaped building area that meets required setbacks. The setback lines have been shown on the plans pursuant to the zoning chart in FWCC 22-631 for "detached dwelling units" in the RS-7.2 zone. Staff Report to the Hearing Examiner File #05-1 03028/Doe J.D. 34451 Maggie's Meadow Preliminary Plat Page 5 ----- ------------ ------ -----------------~---- - . 2. All lots are accessible by emergency apparatus. 3. The site does not pose significant concerns in terms of topography, natural features, view orientation, or privacy. Preservation of some of the significant trees and underbrush is proposed. 4. All lots will abut a public street right-of-way-the new 4th A venue South-which will not be an arterial. H. DENSITY [FWCC 20-153] 1. The site meets the minimum density of 7,200 square feet per lot. The proposed lots range in size from 7,209 to 7,258 square feet. Therefore, all lots are of the minimum size for the zone, as dictated by the RS zoning chart for "detached dwelling unit" in FWCC 22-631. 2. The site is not considered a "cluster subdivision". I. OPEN SPACE AND RECREATION {FWCC 20-155] All residential subdivisions shall be required to provide open space in the amount of IS percent of the gross land area of the subdivision site; except for cluster subdivisions, a fee-in-lieu payment may be made to satisfY open space requirements at the discretion of the Parks Director after consideration of the City's overall park plan,. quality, location, and service area of the open space that would otherwise be provided within the project. The applicant does not show open space on the site plan and proposes fee-in-lieu of open space. The Parks Director approves and prefers the fee-in-lieu of open space for this application~ The fee-in-lieu of open space is calculated on 15 percent of the most recent assessed value of the property at the time of fmal plat approval. As a condition of approval of this application, prior to approval of the Final Plat, the applicant must submit to the City of Federal Way the fee-in-lieu of open space. J. PEDESTRIAN AND BICYCLE ACCESS [FWCC 20-156] The sit~ is small and is limited in that it is surrounded on all sides by privately held land. A sidewalk will be provided along the front of all of the lots. As mentioned above, the Deputy Director of Public . Works has granted a right-of-way modification forthe pedestrian block perimeter standard. K. LANDSCAPE BUFFERS The Subdivision Code states that the design should provide a 10-foot-wide Type III landscape strip along all arterial streets to shield new residences from arterial streets. Said landscape strip shall be provided in a separate tract to be owned and maintained by the homeowners' association. Perimeter fencing in subdivisions shall be located on the interior side of landscape strips planted along arterial streets [FWCC 20-178]. The landscape plan shows a IO-foot landscaped buffer along South 3U1b Street; this buffer will screen the stonnwater pond. The "Covenants, Conditions, and Restrictions" (CC&Rs) must state that the landscaping in the buffer strip along SW 312th Street win be maintained by the homeowners' association in perpetuity. Staff Report to the Hearing Examiner File #05-103028/Doc. I.D 34451 Maggie's Meadow Preliminary Plat Page 6 L. CLEARING AND GRADING In the superceded set of plans submitted September 21, 2005 (Exhibit 9), the Clearing and Grading Plan showed clearing and grading extending far beyond the road and stormwater tract area, to be built at the time of the construction of the plat infrastructure. In general, the FWCC does not support mass clearing and grading of a proposed plat unless there are unusual site conditions and/or existing topographical conditions that support extensive site grading at the time of infrastructure development. Specifically, FWCC Section 20-179 states, "AU natural vegetation shall be retained on the site to be subdivided except that which will be removed for improvements or grading approved in the preliminary subdivision or short subdivision." It also states, "Existing mature vegetation shall be retained to the maximum extent possible. " The applicant was advised to revise the (September 21, 2005) plans, or provide written justification for the clearing and grading. The applicant responded by submitting a revised set of engineering drawings, which showed reduced clearing and grading limits, which staff found to be acceptable. M. TRANSPORTATION 1. Street Improvements. Access to the site will be provided by an extension of 4th Avenue South, north of South 312th Street within the boundary of the site, with provisions for future extension to connect with 3rd Avenue South to the northwest, if the adjoining property should be developed. The extension of 4th Avenue South shall be developed to half-street section standards as shown on the Grading and Drainage Plan, with an 80-foot diameter cul-de-sac turnaround at the north end. The frontage along South 312th Street shall be improved to half- street standards on the north side of the centerline, with tapers and transitions, as shown on the Grading and Drainage Plan. Pursuant to FWCC Section 22-1528, the new 4th Avenue South shall be developed in accordance with a City Standard Roadway Cross-Section "W". The required street improvements will include 20 feet of pavement, with vertical curb and gutter on the east side only, a four-foot planter strip with street trees, five-foot sidewalks, and three-foot utility strip with streetlights, all within a 32-foot-wide dedicated right-of-way. In accordance with FWCC Section 20-176, all street improvements must be dedicated as City right-of-way and improved to the aforementioned standards. Street lighting is required on all streets pursuant to FWCC Section 22-1522. Required improvements to the project's street frontages are code-based requirements in the FWCC, and are independent of the SEPA mitigation. 2. Off-Site Traffic Mitigation. Since this project will produce fewer than 10 PM peak hour trips, the applicant was not required to provide a Traffic Impact Analysis (TIA) for traffic mitigation. Consequently, as mentioned above, the Director issued a DNS. N. PUBLIC SERVICES 1. Schools. The application was routed to Geri Walker at the Federal Way School District on June 30,2005. The September 22,2005, resubmittal package was also routed to her. The staff planner received no comments from the school district on this proposal. School impact fees, as authorized by City ordinance, are collected at the time the building permit is issued. School impact fees are determined on the basis of the district's Capital Facilities Plan and are subject to annual adjustment and update. Staff Report to the Hearing Examiner File #05-] 03028/Doc_lD. 34451 Maggie's Meadow Preliminary Plat Page 7 -~--- - 2. Public Parks. Refer to the analysis of open space requirements above. The Director of Parks has determined that a fee-in-lieu of open space on site is preferable for this proposal. 3. Fire Protection. The King COUlity Certificate of Water Availability approved by the Lakehaven Utility District (Exhibit 11) 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. O. UTILITIES AND STORMW A TER 1. Sewage Disposal. The applicant proposes to serve the proposed plat by a public sewer system managed by Lakehaven Utility District. A Certificate of Sewer Availability, dated July 16, 2004 (Exhibit 10), indicates the district's capacity to serve the proposed development through a Developer Extension Agreement (DEA) between the applicant and the district. 2. Water Supply. The applicant proposes to serve the subdivision with a public water supply and distribution system managed by the Lakehaven Utility District. A Certificate of Water Availability, dated July 16,2004 (Exhibit 11), indicates Lakehaven's capaCity to serve the proposed development through a DEA. 3. Drainage Facilities. 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 King County Surface Water Design Manual (KCSWDM) and the City's amendments to the manual. The applicant's revised Preliminary Surface Water Technical Information Report (TIR) byLPD Engineering, dated September 14,2005 (Exhibit 12), was reviewed by the City's Public Works Department and found to be acceptable. The preliminary design proposes to collect and convey water through a series of pipes and catch basins into a stormwater detention pond and water quality treatment facility located at the southern end of the development. The proposed flow control and water quality facilities are adequate to serve the proposed development. Final review and approval of the storm drainage facilities as shown on the engineering plan wil! occur in conjunction with full drainage review. P. DECISIONAL CRITERIA The 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 are submitted to the City Council for approval or disapproval. Pursuant to FWCC 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: Staff Report to the Hearing Examiner File #05-1 03028/Doc. J.D. 34451 Maggie's Meadow Preliminary Plat Page 8 L The project is consistent with the comprehensive plan. 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 plat, with 7,200 -. square-foot minimum lot size (RS-7.2), 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. 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 aU applicable development codes and regulations. As proposed, and with conditions as recommended by staff, the preliminary plat will comply with an provisions of the chapter. 3. The project is consistent with the public health, safety, and welfare. 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 and associated improvements 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. The proposed preliminary plat would promote the purposes identified in FWCC Section 20-2, and the standards and regulations therein, as identified in this staff report, including effective use of land, promotion of safe and convenient travel on streets, and provision for the housing needs of the community. 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- 178 through 187. As proposed, the plat is consistent with the development standards listed in Sections 20-151 through 157 and 20-178 through 187. Q. FINDINGS OF FACT AND CONCLUSIONS Based Qn an analysis of the proposed action, environmental record, and related decisional criteria, the Department of Community Development Services finds that: L The proposed action is to subdivide a 2.32-acre lot into nine single-family residential lots. 2. The application (resubmittal) was deemed complete on October 7, 2005. The plat is subject to codes and policies in place on that date, including the 2003 Federal Way Comprehensive Plan (FWCP). 3. The subject property is designated Single-Family High-Density in the 2003 FWCP. 4. Zoning for the site is RS-7.2 (minimum lot size 7,200 square feet). The proposed residential subdivision and density is consistent with applicable zoning and subdivision regulations. Staff Report to the Hearing Examiner Fife #05-103028/Doc. J.D. 34451 Maggie's Meadow Preliminary Plat Page 9 . . , . 5. A Notice of Optional Determination of Non significance (DNS) was issued for this proposed action on October 12, 2005, along with the Notice of Application. No comments were received. The responsible official issued a final DNS on April 19, 2006. -, 6. As proposed, each lot contains an adequate size and shape building envelope to contain a future single-family residence. Preliminary building setback lines are identified on the preliminary plat map. 7. No open space is proposed on site. Pursuant to FWCC Section 20-155, the applicant has proposed fee-in-lieu of on-site open space, which the Parks Director finds to be acceptable. 8. No environmentally hazardous areas are known to be on the site, other than a critical aquifer protection zone, which will not be affected by the development. 9. The subject property is forested. Significant tree retention and/or replacement shall be provided in accordance with FWCC Section 20-179 and 22-1568. Trees that may be left on individual lots following the construction of plat infrastructure may be removed during individual home construction and are subject to retention and replacement standards ofFWCC Section 22-1568. 10. Areas where grading should be permitted are identified on the revised clearing and grading plan (Exhibit 1). The areas recommended for clearing and grading are the areas for right-ofways and utilities, and areas where topography would hinder the functioning of the on-site stormwater detention facilities. 11. The applicant has submitted a preliminary landscape plan which generally meets the requirements. A final landscape plan is required prior to proceeding with plat construction. 12. 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 preliminary storm drainage TIR, as revised September 14, 2005, by LPD Engineering, was reviewed and accepted by the City's Public Works Department. Final review and approval of the storm drainage facilities as shown on the engineering plans will occur in conjunction with full drainage review. 13. P\.lblic Works staff have reviewed the project and concluded that the proposed street layout and street improvements of the subdivision are consistent with the adopted codes and the Comprehensive Plan. 14. The applicant was not required to provide a Traffic Impact Analysis (TIA) for traffic mitigation, 'since this project will produce fewer than 10 PM peak hour vehicle trips. No off site traffic mitigation is required. 15. Water and sewer facilities are available from the Lakehaven Utility District and are adequate to serve the proposed development. It is the applicant's responsibility to secure all necessary water and sewer services from the utility provider. 16. 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 SlaffReport to the Hearing Examiner File #05-1 03028/Doc, to 34451 Maggie's Meadow Preliminary,Plat Page 10 --------- by staff, the preliminary plat is consistent with the FWCP and all applicable codes and regulations. R. RECOMMENDATION Based on review of this application, environmental record, and pertinent decisional criteria, the Department of Community Development Services recommends approval of the preliminary plat. S. LIST OF EXHIBITS I. Set of plans (dated): Preliminary ,Plat Map (December 6, 2005), Temporary Erosion and Sedimentation Control (TESC) and Demolition Plan (December 12, 2005), Grading and Drainage Plan (April 20, 2006), Sanitary Sewer and Water Plan (September 21,2005), Preliminary Landscape Plan (June 14,2005). 2. Vicinity Map. 3. Notice of Application and Optional (Anticipated) Determination of Nonsignificance. 4. Zoning Map. 5. SEPA checklist, resubmitted September 22,2005. 6. Request for Modification to Road Standards, regarding pedestrian connectionlblock perimeter. 7. Modification to Road Standards, regarding pedestrian connectionlblock perimeter. 8. AASHTO sight distance analysis. 9. Superceded set of plans submitted September 21,2005, showing additional clearing and grading. 10. King County Certificate of Sewer Availability, approved by Lakehaven Utility District. II. King County Certificate of Water Availability, approved by Lakehaven Utility District. 12. Preliminary Surface Water Technical Information Report (TIR), dated September 14,2005. 13. Letter from Deputy Director Ken Miller, denying hammerhead turnaround. 14. Letter from applicant proposing 80-foot-wide cul-de-sac, dated September 18,2005. 15. Master Land Use Application form for Maggie's Meadow Preliminary Plat. 16. Final DNS, issued April 19, 2006. 17. Quarter-section Map. Note: Copies of exhibits are not attached to all copies of this report. All exhibits have been 'provided to the Hearing Examiner. TRANSMITTED TO THE PARTIES LISTED HEREAFTER: Stephen Casseaux, Jr., Federal Way Hearing Examiner Agent: Sadler Barnard & Associates (Mike Luna) Applicant: Pool Brothers Construction (Matt Pool) Kevin Peterson, Public Works Development Engineering Sarady Long, Public Works Traffic Engineering Greg Fewins, Deputy Director of Community Development Services Staff Report to the Hearing Examiner File #05-103028/Doc.1D. 34451 Maggie's Meadow Preliminary Plat Page 11 ---_._~_._--- . , ~ Federal Way CITY HAll 33325 8th Avenue South. PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 Page - I www.cityoffederalwaycom Ct.. GJ:O fo~ I~ IE rG lE a \# IE fnl '*'11kr~~ U MAY 3 0 2006 rW City Clerks Ottire Ciry of Federal V'/JY May 30, 2006 Pool Brothers Construction Matt Pool 1317 North 28th Street Renton, WA 98056 RE: MAGGIE'S MEADOW PRELIMINARY PLAT FW#05-103028-00-SU Related File # 05-103030-00-SE Dear Applicant: Enclosed please find the Report and Recommendation 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 EXHIBIT ~Q , PAGE OF -- - - , Page - 2 CITY OF FEDERAL WAY OFFICE OF THE HEARING EXAMINER IN THE MATTER OF: ) ) ) FW#OS-103028-00-SU MAGGIE'S MEADOW PRELIMINARY PLAT } Related File # OS-1 03030-00-SE ) ) I. SUMMARY OF APPLlCA liON The applicant requests preliminary plat approval to allow subdivision of a 2.32-acre lot into nine residential lots. The project includes storm drainage facilities and utility improvements, as well as construction of a cul-de-sac road to be known as 4111 Avenue South, which will be accessed from South 3121h Street. The applicant is choosing to make a payment to in lieu of providing open space. The site is currently wooded and undeveloped. Street improvements, water, sewer, utilities, storm drainage control improvements, and other related infrastructure improvements will be installed to serve the plat. II. PROCEDURAllNFORMA liON I Hearing Date: May 16, 2006 Decision Date: May 30, 2006 I At the hearing the following presented testimony and evidence: I 1. Andy Bergsagel, Associate Planner, City of Federal Way 2. Mike Luna, 12714 Valley Avenue, Sumner, WA 98390 3. Rafael Contreras, 3S0 S. 3121h Street, Federal Way, WA 98003 I 4. Ron Bina, 30939 - Sth Way South, Federal Way, WA 98003 5. Sarady Long, Traffic Analyst, City of Federal Way 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 --- 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, 2.32 acre, unimproved parcel of property abutting the north side of S. 3121h Sf. opposite its intersection with 41h Avenue S. within the City of Federal Way. The parcel abuts S. 312111 St. for 165 feet and measures 525 feet in depth. The applicant requests preliminary plat approval to allow subdivision of the site into nine single family residential lots. 5. The preliminary plat map shows access provided to all lots via a single, internal plat road extending north from S. 3121h St. and terminating in a cul-de-sac approximately 75 feet south of the north property line. The internal road will become a northern extension of 4th Ave. S. and will also provide a potential future road connection to adjoining lots from the west side of the cul-de-sac. All lots will access onto the internal plat road. A 12,499 square foot storm drainage tract is located at the northeast corner of the intersection of the internal plat road and S. 3121h Sf. lot sizes vary between 7,209 square feet and 7,258 square feet, and all lots measure at least 54 feet in width. 6. Abutting uses to the west include one house on a large lot and undeveloped property. Six lots abut the east property line and single family residential homes in the Parkwood Campus subdivision abut the north property line. Uses across S. 312111 Sf. to the south include St. luke's Church, Federal Way Mission Church, and Church of the Good Sheppard. Mirror lake Elementary School is located to southeast. A parcel of property under separate ownership and within the Parkwood Campus subdivision separates the parcel from 51h Way South. 7. The site and abutting properties are located in the Single Family High Density designation of the City of Federal Way Comprehensive Plan and the Residential Page - 4 Single Family (RS-7.2) zone classification of the Federal Way City Code (FWCC). The RS-7.2 classification authorizes detached, single family residential homes on minimum 7,200 square foot lot sizes as outright permitted uses. 8. Soils on the site are Alderwood gravelly sandy loam and the topography is flat, varying between 410 feet near the northwest corner to 420 feet in the central portion of the site. No critical areas such as wetlands or steep slopes exist on the' site, but a wellhead protection zone does appear. The applicant has submitted a weJlhead protection zone checklist showing that the project will not threaten the wellhead due to development of the site with single family homes. 9, No wildlife species recognized as priority species inhabit either the site or the vicinity. The parcel is heavily vegetated with undergrowth and 210 significant trees. FWCC Section 22-1568 requires the applicant to save or replace 25% of said trees, or 52 trees. The applicant proposes to retain 27 trees and replant 27 trees, thus meeting ordinance requirements. The applicant must also provide a tree clearing plan and landscape plan which meet the requirements of Section 20-158 FWCC, and must also retain mature vegetation to the maximlim extent possible. 10. The rectangular shaped lots provide reasonably sized building envelopes which meet required setbacks of 20 feet front yard, five feet side yard, and five feet rear yard. No building will extend above the 30 foot building height, and each lot will provide a minimum of two, on-site, parking spaces. FWCC 20-155 requires the applicant to maintain 15% of the gross land area of the subdivision in open space. However, the applicant may propose a fee in, lieu of payment to satisfy said requirement subject to acceptance by the City Parks Director. The Director must consider of the City's overall park plan and the quality, location, and service area of the open space. In the present case, the Parks Director has approved and in fact prefers the fee in lieu of open space. The City Subdivision Code requires a ten foot wide, Type 3 landscaping strip along arterial streets to provide buffering for new residences. Said strip will consist of a separate tract owned and maintained by the homeowners association, and perimeter fencing will abut the interior side of said buffer. The buffer will screen the storm drainage tract, and the subdivision CCRs will require the homeowners association to maintain the buffer in perpetuity. 11. The applicant submitted an initial clearing and grading plan on September 21, 2005, which showed virtually all of the site cleared and graded with the exception of an area along the east property line. The City did not approve said plan and ----~- ----- Page - 5 the applicant revised the plan to reduce the cleared area to the road and storm drainage pond. The new clearing and grading plan satisfies FWCC 20-179 which reads: All natural vegetation shall be retained on the site to be subdivided except that which will be removed for improvements or grading approved in the preliminary subdivision or short subdivision. The City approved the revised clearing and grading plan. 12. The applicant will construct the internal plat road, 4th Avenue S., to half street section standards to include an 80 foot diameter cul-de-sac. The FWCC also requires the applicant to improve S. 312th Sf. to half street standards on the north side of the centerline with tapers and transitions as shown on the grading and drainage plan. The internal 4th Avenue South will include a pavement width of 20 feet, vertical curb and gutter on the east side only, a four foot wide planter strip with street trees, five foot wide sidewalks, a three foot wide utility strip, and streetlights all within a 32 foot wide right-of-way dedicated to the City. Since the project produces fewer than ten p.m. peak hour trips, the City did not require a Traffic Impact Analysis (TIA) nor any traffic mitigation. The applicant must comply with the City 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 residing in the plat. 13. The Lakehaven Utility District will provide both domestic water and fire flow to the site, and the fire department will determine the location of fire hydrants. The Lakehaven Utility District will also provide sanitary sewers to each lot. The plat makes appropriate provision for fire protection, potable water'supplies, and sanitary waste. 14. The applicant will construct the storm drainage facilities to meet adopted City standards which include the 1998 King County Surfacewater Design Manual and the City's amendment to the manual. The revised preliminary storm drainage plan was found acceptable by the Public Works Department. The preliminary design proposes to collect water in catch basins and convey it through a series of pipes into a stormwater detention pond and water quality facility. 15. Prior to obtaining approval of a preliminary plat the applicant must establish that the request satisfies the criteria set forth in Section FWCC 20-126(c). Findings -------- Page - 6 on each criteria are hereby made as follows: A. The project is consistent with the 2003 Federal Way Comprehensive Plan which designates the property as Single Family High Density. B. The project is consistent with all applicable provisions of the FWCC including those adopted by reference by the comprehensive plan to include FWCC Chapter 18 Environmental Policies, Chapter 20 Subdivisions, Chapter 22 Zoning, and all other applicable codes and regulations. C. The project is consistent with the pUblic health, safety, and welfare as it provides an attractive location for a single family residential subdivision convenient to schools and shopping and employment opportunities along SR-99. D. The project is consistent with the design criteria listed in Section 20-2 FWCC. E The project complies with the development standards listed in Sections 20-151 through 157 and 20-178 through 187 FWCC as proposed. 16. The applicant requested and obtained a waiver by the Public Works Department of the pedestrian block perimeter standards set forth in Sections 20-151 and 20-156 FWCC. The basis for the applicant's request was the 1.68 foot wide strip of property separating the northeast corner of the plat parcel from 5th Way South and the approval by the City in 1993 of the Parkwood Campus preliminary plat which intel'ltionally denied access to 5th Way South for the plat parcel. In the letter requesting the waiver the applicant also asserted that Section20-156(c)(3) FWCC provided justification as the owner of the adjacent development is not cooperative. However, the applicant pointed to the previous approval of the Parkwood.Campus project as the primary reason justifying the waiver. The Public Works letter dated March 22,2006, noted that the adjacent property owner had failed to respond to the applicant's request to negotiate an agreement that would allow for the construction of the pedestrian connection. At the hearing Sarady Long, Public Works Traffic Engineer, testified that the Public Works Department granted the variance based on both grounds cited by the applicant, but mainly for the reasons regarding Parkwood Campus (see Exhibit "6"). Therefore, even though Mr. Ronald Bina, owner of the abutting parcel, appeared at the hearing and indicated that he was conducive to selling property for a pedestrian access, such is not relevant because ~--~ -~ Page - 7 the Public Works Department granted the waiver primarily for other reasons. IV. CONCLUSIONS F rom the foregoing findings the Hearing Examiner makes the foJ/owing conclusions: 1. The Hearing Examiner has jurisdiction to consider and decide the issues presented by this request. 2. The applicant has shown that the request for preliminary plat approval is consistent with the Single Family High Density designation of the City of Federal Way Comprehensive Plan and meets all bulk regulations of the RS-7.2 zone classification of the FWCC. 3. The proposed preliminary plat makes appropriate provision for the public health, safety, and general welfare for open spaces, drainage ways, streets, roads, alleys, other public ways, transit stops, potable water supplies, sanitary waste, fire protection, parks and recreation, playgrounds, schools and school grounds, and safe walking conditions. 4. The proposed preliminary plat will serve the public use and interest by providing an attractive location for a single family residential subdivision and therefore should be approved. RECOMMENDA TION: It is hereby recommended to the Federal Way City Council that the request for preliminary plat approvpl of Maggie's Meadow should be granted. DATED THIS 30th DAY OF May, 2006. Lira-- sTEP K. CAUS X,. Hearing Examiner , . Page - 8 TRANSMITTED THIS 30th DAY OF May, 2006, to the following: APPLICANT/OWNER: Pool Brothers Construction Matt Pool 1317 North 28th Street Renton, WA 98056 P.O. Box 3023 Renton, WA 98056 AGENT: Sadler Barnard & Associates Mike Luna 12714 Valley Avenue East, Suite B Sumner, WA 98390 OTHERS: Rafael Contreras 350 S. 312th Street Federal Way, WA98003 Ron Bina 30939 - 5th Way S. Federal Way, WA 98003 City of Federal Way c/o Laura Hathaway 33325 8th P,.venue South Federal Way, WA 98063-9718 . ! . Page - 9 CITY COUNCIL REVIEW, ACTION Pursuant to Section 20-127, following receipt of the final report and recommendation of the hearing examiner, a date shall be set for a public meeting before the city council. The city council review of the preliminary plat application shall be limited to the record of the hearing before the hearing examiner, oral comments received during the public meeting (so long as those comments do not raise new issues or information not contained in the examiner's record) and the hearing examiner's written report These materials shall be reviewed for compliance with decisional criteria set forth in section 20-126. The city council may receive new evidence or information not contained in the record of hearing before the hearing examiner, but only if that evidence or information: (i) relates to the validity of the hearing examiner's decision at the time it was made and the party offering the new evidence did not know and was under no duty to discover or could not reasonably have discovered the evidence until after the hearing examiner's decision; or (ii) the hearing examiner improperly excluded or omitted the evidence from the record. If the city council concludes, based on a challenge to the hearing. examiner recommendation or its own review of the recommendation, that the record compiled by the hearing examiner is incomplete or not adequate to allow the city council to make a decision on the application, the city council may by motion remand the matter to the hearing examiner with the direction to reopen the hearing and provide supplementary findings and/or conclusions on the matter or matters specified in the motion. After considering the recommendation of the hearing examiner, the city council may adopt or reject the hearing examiner's recommendations based on the record established at the public hearing. If, after considering the matter at a public meeting, the city council deems a change in the hearing examiner's recommendatIon approving or disapproving the preliminary plat is necessary, the city council shall adopt its own recommendations and approve or disapprove the preliminary plat , As part of the final review, theeity council may require or approve a minor'modification to the preliminary plat if: (a) The change will not have the effect of increasing the residential density of the plat; (b) The change will not result in the relocation of any access point to an exterior street from the plat; (c) The change will not result in any loss of open space or buffering provided in the plat; and (d) The city determines that the change will not increase any adverse impacts or undesirable effects of the project and that the change does not significantly alter the project . ~ PRE L I M I N A R Y P LA T REV 1: 12-6-08 REVISE ROAD AT SOUTHWEST CORNER LOT 9 RESUBMITTED O F DEe 1 4 Z005 ~ ... CITY OF FEDERAL WAY N i MAGGIE'S MEADOW aUILOINGDEPT. i SE 1/4, NW 1/4, SEC. 8, T. 21N., R. 4E., W.M. 320TH ST VICINITY MAP N.T.S. PARKWOcf! crt EVERGREEN VOL litMIGs.87-90 9rt'f. ESTAoTlE~cfs~Vl~77 ~O_ VOL 1 -_. --.... . .... -- .-' - TURNER. JULIUS S o .. A 6872850260 tI 0'15 ~ ' ;!; :g 8 2 N =~1lIfIIIQI 16 A "t::l: Lot 2S ::J: "'tl.ot 24 ;- 'or' :; : Lol. 28 10 Lt. ....'11. QIl(:, '" U I. .. A .... ~ I HASAYEN, IZZAT ,: '.; o 0;0 AC C":i I:: ~...... 6872650230 LONGNECK~R. TIMOTHY SITE LIES N 88'SS'02' W. o ~@ w.....,' -. , 6672650240 I 1.68 FEET FROM THE WEST lOA . 1-.--....- ".. MARGIN OF STH WAY S. , j I" '-"-.- . .. --.11'.2' '. --. '_'''' I 1"0 i , .0 . ~~ rr:b'l-..ERS CONSTRUCTION LLC I: i : .--. ~i:~f8~, ~f.3 960.6 I i I PHONE: 253-405.341. I i ~ ! Ilr1l'lE8 I i Al , 1 POOCBROTHElls CONSTRUCTION U.C I " ~ 'I .,,,. P,O.BOX 3023 . . . I RENTON, WA. 96056 li,:t ~ .. PHONE: 263-40.-341. I:;: ~ lAND sulI'IEYOR i ' ~ ' ~ SAOLER/SARIWlO ANO "'SOC" INC. ,I ~ ' I I ~~~"J.Alvlfl'9~\~oE. , I 9 L---.-------~+~.--l.-. PHONE: 203-126-8 13~ . I fi ! '.',',;':'. Ii'''''' : E~l'N~NtERINC I . . '! 1936 SEWARO PARK AVE. S. " L. _. _. _. _. _POTENTIAL FUTURE ROAD CONN.ECTION . i SEATTLE. WA. 96116 -'-'-'-'-'-'-'-'-:ik'-'-'","-'+'-, PHONE: 206-'2&-121' I 15.00 TEMPORARY'''' . i Zt)~INQ AND lAND ~r nr'!l:laH..Tl0N!J: I CONSTRUClION Z ~ ,$,00' TH SUBJECT PROP 1Y ANO Al.L L01S WITHIN 1 DO' EASEMENT I ~~ ~FC~~ ~~'~~:~~~:~V'~; ~,~~EOOE~~t'7;2 L__._._______._______.____.-. i SINOLE FAMILY ;~~E T~:l~ OUTSIDE or AREA TO BE OEVELOPED i j I ZONING I~A""T10N FOR: RIGHT OF' WAY ANO UTILITIES. i ; MINIMUM SIZE 1.200 SQ. FT. '33 X .25-33 TREES REQ, TO BE RETAINED . I \ FftONT SETllACK 20' 34 ARE RETAINED ~ ' . ~~~ I \ REAR SETIlACK 5' . : BUIUlING HEiGHT 30' . I I r~Kg'~E~~~~g. PtA/ UNIT g~R CE TA (oj RAOlu ~~ LENGTH ! i lOT INF'ORu;.TtON FOR p~rt 't'Ul'21a..~Ul~' :1 O' 912 0 SO:9 .!.t-'X"i 10'.'2; sQ. 1T./2.32 ACRES c. ..' '.0.1 I : ' g~~~ ::~gn~~:~ig: ).'.~~s~g' r'l(?N3tE~CRES C"~" 07." ;i Ii RIOHT or WAY OEOICATEO F'OR 312TH: 1.320 SO. FT. I I' ~~~~~g: ~~9,~~O 70. FT INE NO I AN i i tffo~ ~~,~~~2;0.S~.IT. II N g;~: IO~ "a. I' BINA, RON SMALLEST LOT: 1,201 SO. FT cJ SOlO" W 0.00 i .1 082104$227 AVERAOE LOT: 7.219 SQ. IT. L5 S .00 ~~~s~~~p~~ R. i ,j ,~~ ,'" ~EOEND. '" S '0'5 02 7B 0821049055 "a. i: i . "'~o l e- - MONU'MtNT FOUND THIS SURVEY i: I ;t e FOUNO PROPERTY CORNEll AS INOICATED BASIS.. OF B~A.RING 'l\.r ',' . ",0 ., . REBAR Ie CAP LSI 6226 PL.T-OF EVERGREiii ESTATES SOU"" J;'I ': i . 'l:l. PO~R POLE VOL. 101. PACES 15-11 (PCAT) !I : _ tJl1LlT'r PO\..E :J I ',' ,: _"___ - CUT ANCHOR V~RTICAL D.ATUM ! : I * StREiT UCHT NOVO-29:"S'Mu #2200':04 E:ltvCltIQtl. 3133....' I ~ .- D'-~ 422 ~ ~~'~A~~Eg"~:EOEST'" ~ i' / III rlRE HYORANt .OUIPt4JiLl,LS....P. q i i &. WAtER VA\.VE '!'OPCON G1S J~ TOTAL. STA'T10N 'J r KIM, JONO ,."r,,;' lit WAfER METER HP-46GX OAT.... COLLECTOR _ ,'i !; ~ /0 0821049253 ......:.. , CATCH SASIN OR INL.ET }~r4 ~C " r: I. ..,; ~ ") T @ CD MANHO"~ORAIN OR SEWER 1JJlI !,I;. . : I . . OIl. ~ .. '" CONIFER... OESCRIBEO .f'B09~PVJl.E.!-JS;.P - ~ I I: -- - ~.'__~ _ J 0 ., . .OECIOUOUS PS OESCRIBEO FIELD tRAVERSE. " ~,I' . J 00 .... I EL.[CiRONIC 0...1... COLL.tcnoN I' I!~ __' _._ _ ---:..... '.~~'I ' ...,......... EOCE OF PA"'NC AT FACE OF CURB ',I i ~".i.' . . ~ ,/'"'...-.-. EDGE OF PAvEMENt "1 i. Ii) x.. CHAIN LINK OR WIRE FENCE ,( j- ;.. Ie o. :Q W-"- WA ttRUNE : N /8 '" -. S.-- SANltARl' SEWER I: '. . I~::ii-l : ~. "<Q ~.... L[GAl O~SCRIPTtON ~ f t, 8 ~ J a e , THAT PORTION OF THE SOUTH HALF Or THE NORTHWEST QUARTER or i.g - ......: T.-'. _ I C> ~~.,.. SECTION 8, TOWNSHIP 21 NORTH. RANGE 4 EAST. W.M. IN KING COUNTY" " I " ~ ", zU'" 'NO RomERT ~..' WASHINGTON. DeSCRIBED AS FOLLOWS: D 3U 60 90 I I .__ _. __ _ m~, D "',. BEGINNING AT A POINT 30 FEET NORTH AND 500.41 FEE'T WEST OF THE ~ - I . j '" k 0821 049067 ~ SOUTHEAST CORNER or THE WESt HALF OF THE SOUTHEAST QUARTER Dr 0 I 1 . :;: 0 .;' THE NORTHWEST QUARTER OF SAID SECTION 6: THENCE WEST ON THE S!\lAlE ,".30' :; 1 Cr) 1..1 NORTH LINE OF THE FRENCH lAKE COUNTY ROAO, '65 FEET: THENCE . I . . OIl NORTH AT THE RIGHT ANGLES TO SAID NORTH UNE, 630 FEE'T: tHENCE I :, " ' Il.l I ~ EAST. PARALLEL TO THE NORTH LINE OF SAIO ROAD. 154.61 FEET TO THE . I ! ::. .. . _. '_ SOUTHWESTERLY UNE OF BUENNA COUNTY ROAO: THENCE SOUTH 31'0" TOPOCRAPHY PROVIOED BY OTHERS. . . ~ EAST ALONG SAID SOUTHWESTERLY LINE 17.46 FEET: THENCE SOUTH NO GUARANTEE or ACCURACt OF THE I j:! KOTN ~ V ER 616.22 f'tET TO THE POINT OF BEGINNINC. VERTICAL INFORMATION PREsrNTED ON I ,. ..0 O~. AllY EXCEPT THAT PORTION THEREOF CONVEYEO TO KING COUNTY BY DEEO THIS PRELIMINARY PtAT IS INTENDED OR I I:: 0821049230 RECORDEO UNDER RECORDING NUMBER 8606030359. IMPLIED I 'j '" ALSO EXCEPT THAT PORTION QUIETED IN KING COUNTY CAUSE NO.. 02-2-1B282-3, OESCRIBED AS rOlLOWS: I ..' THAT PORTION OF THE WEST HALF OF THE SOUTHEAST QUARTER OF THE .' NORTHWEST QUARTER or SECTION 6, TOWNSHIP 21 NORTH, RANGE 4 :>.; EAST, W,M., IN KINC COUNTY, WASHINOTON LYING WITHIN THE FOLLOWING ...... 80UNDARlES: ., ;t BEGINNING AT A POINT 455.00 FEET NORTH AND 500.41 rEET WEST. AS ., MEASUREO ALONG AND AT RIGHT ANGLE TO THE SOUTH LINE THEREOF. FROM THr SOUTHEAST CORNER OF THE WEST HALF TO THE SOUTHEAST OUARTER OF THE NQRTHWEST OUARTER OF SAID SECTION 8: THENCE I ..; _" .__._~--. NORTH 0"08'35' EAST, AT RIGHT ANOLE TO SAID SOUTH UNE, 205.00' .: I FEET TO THE NORTH LINE OF THE SOUTH 660.00 FEET OF SAID" : I ' ... SUBDIVISION: THENC. SOUTH 07'29'11" WEST. 68.30 FEE'T: THENcr SOUTH '" ,~ J:l'1 02'04'30' EAST. 137.61 FEEf TQ THE POINT OF BEGINNING';t . ~.. : iJi' CONTAINING 780.56 SQUARE FEET, MORE OR LESS::: . .. I "I srrUATE IN KINe COUNTY, WASHINGTON. Jl'" ~;f '?",. )( .,.~ :S I '" ::3 :g 414. )( ~. C;S .CIILC CENT.RUNE OF ~ I 4TH AV. SOUTH PROJECtED LANOSCAP.STRIP " .t:: Il.l INtERSECTS NORTH RIGHT OF WAf TO BE OWNED I" ..... ::l 5.86' EAST OF PROP LINE .. .' AND MAINTAINED ~ ::l "" . '34." ":'", ,.. BY HOMEOWNERS",! c :;"1 m . (ASSOC. Cr) .... """'--.. 13300." '/' 1.330 SQ, FT.' " >- "1~IU 0 , ~, ~I .......nr"~... N ~ ::l . ~. :~ I ~ 1i; ~ 1'1' ~ ~1 " " ....-1If. COPPER PLUC IN CASE '_... W/ PUNCH IN CONe RASS CAP IN c...E (10/07/2004) South 312th Street W/ SrARBUMST 7 8;:-,,____ ._...... _18.ss.0~.[lg'.!:.s:~""r_~~.~ '_~ING .. (10/01/Z004 - S8S'~S'02.E l!il1U,,' MOO --- -. ........ o. . _ N01'17'45"E . . 800." -. '2.22 ~~~a ~ ~_~ ~ 1 SURVrY PrR'ORMEO 8Y FinD lRJ.YI1RS! AS 8UIlT ~ . 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