LUTC PKT 12-03-2007
ORIGINAL'
City of Federal Way
City Council
Land Use/Transportation Committee
December 3, 2007
5 :30 p.rn.
City Hall
Council Chambers
MEETING AGENDA
1. CALL TO ORDER
2. APPROVAL OF MINUTES: November 19,2007
3. PUBLIC COMMENT (3 minutes)
4. BUSINESS ITEMS
E. 2008 School Impact Fee
Information 30 min/Roe;
Port of Seattle
Action 5 min/Mulkey
Action 5 min/Salloum
Action 10 min/Harris
Action 20 min/Wang
A. SeaTac International Airport - Noise Quality Program
B. 21 sl Ave SW @ SW 356th St - Project Acceptance and Retainage
Release
C. Capital Projects Review Policy
D. The Greens Final Plat
5. FUTURE MEETINGS/AGENDA ITEMS
6. ADJOURN
Committee Members
Jack Dovey, Chair
Linda Kachmar
Dean McColgan
City Staff
Cary M. Roe, P.E., Assistant City Manager/Emergency Manager
Darlene LeMaster, Administrative Assistant II
253-835-2701
G:\LUTClLUTC Agendas amI Summaries 1007\1 ].03-07 LUTe AgCI/(/ll.doc
City of Federal Way
City Council
Land Use/Transportation Committee
November 19, 2007
5:30 pm
City Hall
City Council Chambers
MEETING MINUTES
In attendance: Committee Chair Jack Dovey, Committee Member Linda Kochmar, Committee Member Dean
McColgan; Assistant City Manager/Chief Operations Officer/Emergency Manager Cary Roe, Deputy Public Works
Director Ken Miller, City Staff Attorney Monica Buck, Surface Water Manager Paul Bucich, Acting Deputy Public
Works Director Marwan Salloum, Street Systems Project Engineer Brian Roberts, Street Systems Project Engineer
John Mulkey and Administrative Assistant II Darlene LeMaster.
1. CALL TO ORDER
Committee Chair Dovey called the meeting to order at 5:30 p.m.
2. APPROVAL OF MINUTES
The November 5, 2007 LUTC meeting minutes were approved.
Moved: McColgan Seconded: Kochmar
Passed: Unanimously
3. PUBLIC COMMENT
There was no public comment.
4. BUSINESS ITEMS
A. 2007 Asphalt Overlay Proiect - Final Acceptance
John Mulkey provided background information on the item. Committee Member Kochmar asked what
would happen to the amount of money saved on the project. Does it go back into the Public Work's budget?
ADM Roe answered that it rolls over into the next year's Asphalt Overlay Program. Savings this year will
go into the 200S Asphalt Overlay budget.
Moved: Kochmar Seconded: McColgan Passed: Unanimously, 3-0
Committee PASSED Option 1 to the November 20, 2007, City Council Consent Agenda for approval.
B. S 34Sth Street HOV Lanes (9th Ave S to SR 99) - 100% Design Status
Brian Roberts provided background information on the item. There was no discussion.
Moved: McColgan Seconded: Dovey Passed: Unanimously, 2-0
Committee Member Kochmar recused.
Committee PASSED Option 1 to the November 20, 2007, City Council Consent Agenda for approval.
C. Surface Water Infrastructure Maintenance & Service Contract - Authorization to Bid
Paul Bucich provided background information on the item. Committee Chair Dovey asked for the reason
staff is going out to bid. Does staff feel that we could get a better price or possibly more services? Mr.
Bucich responded by saying that the City has been very satisfied with the current provider, adding that even
with rising fuel prices, the current provider has agreed to extend the term of the original contract without
increasing the pricing several times since the contract was originally executed. On the other hand, since the
G:\LUTOLUTC Agendas and Summaries 2007\ 11-19-07 LUTe Minutes.doc
Land Use/Transportation Committee
Page 2
July 2, 2007
contract was executed in 2003, the City's contract language has been updated and staff would like the
agreement for these services reflect the City's current contract language. There may also be other providers
that could give the same or greater service at a competitive price. Staff realizes that a new contract may
mean increasing the overall expense to the City, but it is also time to update the contract and reevaluate
potential competitors to our current provider. Committee Member McColgan asked for Mr. Bucich to
define "vactoring" and "jet rodding". Mr. Bucich s described the vactor and jet rodding truck as a glorified
vacuum cleaner. A long hose with different size adapters is run down the lines in a catch basin and flushes
them with water. The hose then sucks all of the residual material up, cleaning the catch basin of build-up,
corrosion, and potential contaminants to our stormwater system.
Moved: Kochmar Seconded: McColgan Passed: Unanimously; 3-0
Committee PASSED Option 1 to the November 20, 2007, City Council Consent Agenda for approval.
D. ILA - City of Federal Way and Lakehaven Utilitv District; Office Space Agreement
ACM Roe provided background information on the item. There was no discussion.
Moved: McColgan Seconded: Dovey Passed: Unanimously; 2-0
Committee Member Kochmar recused.
Committee PASSED Option 1 to the November 20, 2007, City Council Consent Agenda for approval.
5. FUTURE MEETING
Committee Member Kochmar read press release for upcoming December 3, 2007 LUTC meeting, inviting
residents to hear a presentation from the Port of Seattle on their Noise Quality Program.
6. ADJOURN
The meeting adjourned at 5 :45 PM.
G,ILUTCILUTC Agendas and Summaries 2007111-19-07 LUTC Minutes.doc
~:OUNCIL MEETING DATE: N/A
ITEM #:
CITY OF FEDERAL WAY
CITY COUNCIL
AGENDA BILL
SUBJECT: Sea Tac International Airport - Noise Quality Program
POLICY QUESTION: N/ A
COMMITTEE: Land Use and Transportation Committee
MEETING DATE: December 3, 2008
CATEGORY:
o Consent
o City Council Business
o Ordinance
o Resolution
o Public Hearing
r8J Other
DEPT: City Managers Office
STAFF REPORT By: Cary M. Roe, P,E., Assistant City Manager, Chief
9p~r(1ti()tl~Qftl~er'I:Il1~rg~fl(;yrvt(1n(1ger
Attachments:
Press Release dated November 21, 2007.
Options Considered: N/ A. Item is for information only,
ST AFF RECOMMENDATION: N/ A
CITY MANAGER ApPROVAL:
DIRECTOR ApPROVAL:
Committee
Council
Commiuee
COWlCil
COMMITTEE RECOMMENDATION: N/A
Dean McColgan, Member
Jack Dovey, Chair
Linda Kochmar, Member
PROPOSED COUNCIL MOTION: No motion necessary. Item is for information only.
(BELOW TO BE COMPLETED BY CITY CLERKS OFFICE)
COUNCIL ACTION:
o APPROVED
o DENIED
o TABLEDIDEFERRED/NO ACTION
o MOVED TO SECOND READING (ordinances only)
REVISED - 02/06/2006
COUNCIL BILL #
I ST reading
Enactment reading
ORDINANCE #
RESOLUTION #
_~ CITY OF
i.IJI1~ Federal Way
FOR IMMEDIATE RELEASE
November 21,2007
MEDIA CONTACTS
Linda Farmer, APR
Communications & Government
Affairs Manager
253.835.2411 or 253.261.1211
Port of Seattle to give update on Sea-lac's noise abatement programs
Port of Seattle officials will be on hand at the Dec. 3 meeting of the Federal Way City
Council's Land Use and Transportation Committee meeting to update residents on
Seattle- Tacoma International Airport's regional noise abatement programs.
At the request of City Council member Linda Kochmar, John Creighton, Port of Seattle
Commission president, and Stan Shepherd, airport noise programs manager, will give an
information-only briefing on the following topics:
· The Part 150 Noise Study process
· Flight tracks & noise monitoring
· Activation of the Third Runway
The Part 150 Noise Study is an ongoing noise and land use compatibility plan that was
approved by the Federal Aviation Administration in 2002. The process for updating the
plan will begin again in 2009.
Federal Way residents interested in airport noise issues are welcome to attend the meeting,
which will be held at 5:30 p.m. on Dec. 3 in Council Chambers at City Hall, 33325 8th Ave.
S. Public comment will be taken. For more information, contact Cary Roe, Assistant City
ManagerlPublic Works Director, 253.835.2701.
###
COUNCIL MEETING DATE: December 18,2007
ITEM #:_
CITY OF FEDERAL WAY
CITY COUNCIL
AGENDA BILL
SUBJECT: 21 SI A venue SW Extension - SW 3561h Street to 22nd Avenue SW Improvements Project - Project
Acceptance and Retainage Release
POLICY QUESTION: Should the Council accept the 21st Avenue SW Extension - SW 3561h Street to'22nd Avenue SW
Improvements Project constructed by Rodarte Construction Inc. as complete?
COMMITTEE: Land Use and Transportation Committee
MEETING DATE:, December 3,2007
CATEGORY:
o Consent
o City Council Business
o Ordinance
o Resolution
o Public Hearing
o Other
.~!~!_....~~~9~!~Y:}2~M.ll!~<::y!..~~~.~.!....~t~~<::t..~y~!<::Il:l~_~E2j<::.<:.t.~I1giI1<::<::~ . .:I>.E:J>!.:. ._.m~ll~E<:....YV orks ...._____...___..._..___...__..__
Attachments: Land Use and Transportation Committee memo dated December 3, 2007.
Options Considered:
1. Authorize final acceptance of the 2ls1 Avenue SW Extension - SW 356th Street to 22nd Avenue SW
Improvements Project constructed by Rodarte Construction Inc., in the amount of $782,557.64 as
complete.
2. Do not authorize final acceptance of the completed 2151 Avenue SW Extension - SW 356th Street to 22nd
Avenue SW Improvements Project constructed by Rodarte Construction Inc. as complete and provide
direction to staff.
STAFF RECOMMENDATION: Staff recommends forwarding Option I above to the December 18,2007 Council
consent Agenda for approval.
ee
Council
DIRECTOR ApPROVAL: ~
Committee
Council
CITY MANAGER ApPROVAL:
COMMITTEE RECOMMENDATION: Place Option I on the December 18, 2007 Council Consent Agenda for
approval.
Jack Dovey, Chair
Linda Kochmar, Member
Dean McColgan, Member
PROPOSED COUNCIL MOTION: "I move approval of acceptance of the 21'1 Avenue SW Extension - SW 356h
Street to 22nd Avenue SW Improvements Project constructed by Rodarte Construction Inc., in the amount of
$782,557.64 as complete. H
(BELOW TO BE COMPLETED BY CITY CLERKS OFFICE)
COUNCIL ACTION:
o APPROVED
o DENIED
o T ABLEDIDEFERREDINO ACTION
o MOVED TO SECOND READING (ordinances only)
REVISED - 02/06/2006
COUNCIL BILL #
1ST reading
Enactment reading
ORDINANCE #
RESOLUTION #
CITY OF FEDERAL WAY
MEMORANDUM
DATE:
TO:
VIA:
FROM:
SUBJECT:
December 3, 2007
Land Use and Transportation Committee
Cary Roe, P. E., Assistant City Manage, Chief Operations Officer, Emergency Managerr~
John Mulkey, P.E., Street Systems Project Engineer :5?W1
21st Avenue SW Extension - SW 356th Street to nnd Avenue SW Improvements Project - Project
Acceptance and Retainage Release
BACKGROUND:
Prior to release of retainage on a Public Works construction project, the City Council must accept the work as
complete to meet State Department of Revenue and State Department of Labor and Industries requirements. The
above-referenced contract with Rodarte Construction Inc. is complete. The final construction contract amount is
$782,557.64. This is $85,539.40 below the $868,097.04 (including contingency) budget that was approved by the
City Council on January 2,2007.
k:\lutc\2007\008-06-07 21" Ave SW @ SW356th Street- Project acceptance.doc
cc: Project File
COUNCIL MEETING DATE: December 18,2007
ITEM #;
CITY OF FEDERAL WAY
CITY COUNCIL
AGENDA BILL
SUBJECT: Capital Project Review Policy
POLlCY QUESTION: Should the Council approve a resolution adopting a new Capital Project Review Policy?
COMMITIEE: Land Use and Transportation Conunittee
MEETING DATE: December 3,2007
CATEGORY:
f8J Consent 0 Ordinance
o City Council Business ~ Resolution
STAFF REPORT By: Marwan Salloum, P.E., Acting Deputy Public Works
Director
o Public Hearing
o Other
DEPT: Public Works
Attachments:
City of Federal Way Memorandum; Capital Project Review Policy dated December 3, 2007.
Options Considered:
1. Approve the proposed resolution adopting a new Capital Project Review Policy.
2. Amend the proposed resolution adopting a new Capital Project Review Policy.
STAFF RECOMMENDATION: Staff recommends forwarding Option I to the December 18,2007 City Council Consent
Agenda for approval.
CITY MANAGER ApPROVAL:
DIRECTOR ApPROVAL:
tUK
Conunittee
Council
Council
COMMITIEE RECOMMENDATION: Forward Option I to the December 18th, 2007 City Council Consent Agenda for
approval.
Jack Dovey, Chair Linda Kochmar, Member Dean McColgan, Member
PROPOSED COUNCIL MOTION: "[ move approval of the resolution adopting a new Capital Project Review
Policy_ "
(BELOW TO BE COMPLETED BY CITY CLERKS OFFiCE)
COUNCIL ACTION:
o APPROVED
o DENIED
o TABLEDfDEFERRED/NO ACTION
o MOVED TO SECOND READING (ordinances only)
COUNCIL BILL #
1 ST reading
Enactment reading
ORDINANCE /I
RESOLUTION /I
K:\COUNOL\AGDBIlLS\2007\12-18-07 Capital Project Review Policy,doc
CITY OF FEDERAL WAY
MEMORANDUM
DATE:
TO:
VIA:
FROM:
SUBJECT:
December 3rd, 2007
Land Use and Transportation Committee
Cary M. Roe, P.E., Assistant City Manager, Chief Operations Officer, Emergency Manager
Marwan Salloum, P.E. Acting Deputy Public Works Director
Capital Project Review Policy
BACKGROUND:
On October 16th, 2007, the Land Use and Transportation Committee requested staff review the existing
Capital Project Review procedure, and return to the Committee with an alternative procedure that will
increase efficiency in the approval process for any Capital Improvement Projects.
The current procedure for a Capital Project Review and approval are as follows;
1. Planning Phase. The project concept, along with the proposed project scope and preliminary cost
estimate are presented to the Council Committee as part of the Capital Improvement Plan (CIP)
approval process and/or the biennial budget process.
2. Preliminary Design Phase. Staff presents a capital project status report to Council Committee at
the 30% design and 85% design.
3. Final Design and Authorization to Bid Phase. Staff presents the project cost estimate, Project
available funding and project schedule to Council Committee and requests Council authorization
to transfer additional funding to the project (if needed) and authorization to bid the project.
4. Construction Bid Phase. Staff presents the project bid results and bid award recommendation to
the Council Committee.
The current procedure provides for one extra presentation than what called for in the Council policy as
outlined in Resolution 93-145.
The proposed staff recommendation is to modify the present practice to be more in line within the
established policy outlined in Resolution 93-145. The updated Resolution 93-145 will be current with
Council Committee structures and the updated City and State Code.
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
FEDERAL WAY, WASHINGTON, REPEALING RESOLUTION
NUMBER 93-145 AND ADOPTING A NEW CAPITAL PROJECT
REVIEW POLICY.
WHEREAS, in 1993 the City of Federal Way adopted a Capital Project Review Policy by
resolution number 93-145; and
WHEREAS, City now desires to adopt a new Capital Project Review Policy to increase the
efficiency in the approval process for any Capital Improvement Project.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, RESOLVES
AS FOLLOWS:
Section 1. Repealer. City of Federal Way Resolution No. 93-145, is hereby repealed effective
January 1,2008.
Section 2. Definition of CIP Project. Capital projects are defined as those capital projects
included in the City's Capital Improvement Plan, or whose size and scope are such that they should be
included in the Capital Improvement Plan. This policy shall apply only to those projects which are
defined as City Capital Improvement Projects.
Section 3. Planning Phase. The project concept, along with the proposed project scope and an
implementation process including public input opportunities, shall be presented to the appropriate Council
Committee as part of the CIP approval process and/or the project has been approved and funded through
the biennial budget process.
RES #
, Page 1
Section 4. Preliminary Design Phase. At the conclusion of preliminary design, the project and
preliminary cost estimate shall be reviewed by the appropriate Council Committee, which shall forward
its recommendation regarding preliminary design approval to Council for action.
Section 5. Final Design and Authorization to Bid Phase. At approximately final design
completion, the project shall be returned to the appropriate Council Committee where the project, cost
estimate, and project funding shall be reviewed. At that time, any alternatives which are proposed to be in
the bid package should be explained to and approved by the Committee. The Committee shall then make
a recommendation to the full Council, and the recommendation placed on the Council consent agenda for
authorization to bid the project unless the recommendations change the project scope and/or design.
Section 6. Construction Bid Phase. After review ofthe bids, a staff recommendation as to award
ofthe bid shall be formulated and transmitted to the appropriate Council Committee at a regular or special
meeting. The Committee shall review the bids and staff recommendation and shall forward its
recommendation to the full Council on Consent Agenda for award of the bid.
Upon the Committee's recommendation for approval, Council shall award the bid and authorize
the City Manager to enter into necessary contracts.
Section 7. Project Acceptance. Upon Project completion the project final cost shall be presented
to the appropriate Council Committee for project acceptance and release of retainage and forwarded to
Council for approval.
Section 8. Exemptions. The Councilor Council Committee may modify the above process in
emergencies or when time is of the essence and for simple or maintenance projects (i.e. traffic signals,
signal coordination project, asphalt overlay, and/or small works qualified projects). Such modification to
the process should be approved during the preliminary design phase.
RES #
, Page 2
Section 9. 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 10. Corrections. The City Clerk and the codifiers of this ordinance are authorized to
make necessary corrections to this ordinance including, but not limited to, the correction of
scrivener/clerical errors, references, ordinance numbering, section/subsection numbers and any references
thereto.
Section 11. Ratification. Any act consistent with the authority and prior to the effective date of
this resolution is hereby ratified and affirmed.
Section 12. Effective Date. This resolution shall be effective January 1, 2008, upon passage by
the Federal Way City Council.
RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON
this day of , 2007.
CITY OF FEDERAL WAY
MAYOR, MICHAEL PARK
ATTEST:
CITY CLERK, LAURA HATHAWAY, CMC
RES #
, Page 3
APPROVED AS TO FORM:
CITY ATTORNEY, PATRICIA A. RICHARDSON
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
RESOLUTION NO.:
K:\resolution\2007\repeaI93-145 & Adopt New Capital Project Review Policy
RES #
, Page 4
(
(
RESOLUTION NO.
93-145
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF FEDERAL WAY, WASHINGTON, ESTABLISHING A
CAPITAL PROJECT REVIEW POLICY.
WHEREAS, as a new and developing city, The City of
Federal Way may find the need to construct a capital Improvement
Projectj and
WHEREAS, Capital Improvement Project planning will be
enhanced by the establishment of a defined policy to increase the
efficiency in the approval process for any capital Improvement
Projectj and
WHEREAS, any capital improvement approval process may
provide for inclusion of the appropriate city advisory committee,
and appropriate input from staff in order that the City council may
make capital improvement project decisions based upon the best
available informationj NOW THEREFORE
THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON
DO HEREBY RESOLVE AS FOLLOWS:
section 1. Definition of CIP Project. Capital projects are
defined as those capital projects included in the city's City
Improvement Plan, or whose size and scope are such that they should
be included in the city Improvement Plan. This policy shall apply
only to those projects which are defined as City Improvement
Projects.
RES # 93-145
- PAGE 1
COpy
(
(
Section 2. Predesign Phase. In instances where an advisory
commission exists, the project concept, along with the proposed
project scope and an implementation process including public input
opportunities, shall be presented to the appropriate advisory
commission prior to entering into the preliminar~ design phase.
The advisory commission shall formulate a recommendation to be
forwarded to the Regional Affairs/City Improvement Committee of the
City Council.
Capital Improvement Projects will be presented to the Regional
Affairs/city Improvement Committee prior to entering into the
preliminary design phase. Such presentation sha1.1. inc1.ude a
proposed project scope and implementation process, including public
input opportuni ties as well as the advisory commission
recommendation, if any. The Council Committee shall formulate a
recommendation regarding the project and shall forward such
recommendation to the full Council for action. Staff shall proceed
with design of the project only after receiving Council approval to
proceed.
Section 3. Preliminary Desiqn Phase. At the conclusion of
preliminary design, the appropriate advisory commission, if any,
shall receive information on the design and cost estimates. The
project and preliminary cost estimates shall be reviewed by the
Regional Affairs/City Improvement Committee, which shall forward
its recommendation regarding preliminary design approval to Council
for action. The appropriate advisory commission, if any, shall be
advised of the time and place of the Regional Affairs/City
RES # 93-145
- PAGE 2
(
(
Improvement Committee meeting, and may attend or be represented at
the Commission's discretion.
section 4. Final Desiqn Phase. At approximately 85% of
design completion, the project shall be returned to the Regional
Affairs/City Improvement Council Committee where the project, cost
estimate, and bid proposal shall be reviewed. At that time, any
alternatives which are proposed to be in the bid package shoUld be
explained and approved by the Committee. The Committee shall then
make a recommendation to the full Council, on the Council consent
agenda, that a date be established to accept bids.
section 5. Construction Bid Phase. Bids shall be opened at
the established time. Staff will evaluate the bids. A staff
recommendation as to award of the bid shall be formulated and
transmitted to the Regional Affairs/city Improvement council
committee at its next regular or special meeting. The Committee
shall review the bids and staff recommendation and shall forward
its recommendation to the full Council on Consent Agenda for award
of the bid.
Council shall award the bid and authorize the City Manager to
enter into necessary contracts.
section 6. Exemptions. The Councilor Council Committee may
modify the above process in emergencies or when time is of the
essence and for simple projects (Le., traffic signals, signal
coordination project, asphalt overlay). Such modification to the
process should be approved during the predesign phase.
RES # 93-145
- PAGE 3
(
(
SectIon 7.
Effective Date.
This resolution shall be
effective upon passage by the city council.
RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,
WASHINGTON, this 6th day of July, 1993.
CITY OF FEDERAL WAY
~~C}t ~
MAYOR, ROBERT STEAD
, CMC
TO FORM:
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
RESOLUTION NO. 93-145
June 30, 1993
July 6, 1993
I:\LA\KATHLEER\RESO\CAPIT AL.RES
RES. # 93-145
- PAGE 4
~_._..__._._.._u._.__.~._____._.___._._.__._______..__.__.__..__...__..._...._...__......._...._...._.._.__...._----...-...--...-..-.--.--- ....-.-.-..--.-.-.--.....--- .. .....-.-.....-.-..---.--.--.-....-....-----.-.--.-.---.-.--..-...-.--.--.'--..--'."" .-......--..----........-.........-
COUNCIL MEETING DATE: December 18, 2007
ITEM #:
CITY OF FEDERAL WAY
CITY COUNCIL
AGENDA BILL
SUBJECT: THE GREENS FINAL PLAT ApPLICATION, FILE 07-103788-00-SU
POLICY QUESTION: SHALL THE PROPOSED THE GREENS FINAL PLAT APPLICATION BE APPROVED?
COMMITTEE: LAND USE AND TRANSPORT AnON COMMITTEE (LUTC)
CATEGORY:
~ Consent 0 Ordinance 0 Public Hearing
o City Council Business C8J Resolution 0 Other
~T AFF REPO~T _~Y:_!~~_.!!~~~~!.li<?~~!~~er ___________________________.__~~~~~_o~u~~~_?~~~~~~~~~~_____
Project Description: The applicant requests approval of The Greens Final Plat application, a 20-lot single-family
cluster plat, as provided for in FWCC Chapter 20, "Subdivision," subject to City Council approval.
Attachments: Final Plat Staff Report dated November 27,2007; Final Plat Map; Draft Resolution for Final Plat
Approval; The Greens Preliminary Plat Report and Recommendation by the Federal Way Hearing Examiner,
Stephen K. Causseaux, Jr., dated August 30, 2005; Preliminary Plat Approval Resolution No. 05-455, dated
October 4,2005;
MEETING DATE: December 3,2007
Options Considered: Approve, disapprove, or return to applicant.
.-.-.--.-.-....--.-.-.--..-.......---.-.--...--..-.-.-....---...-....-.........----..-..-.....----..--......-.-..-.----........-...-..--.-.--.--..--.-....-...............-.--...-- ........---.-.......-.....-.--..--. ..........-...-.---......-......-.--..-. ...... ........-..-......-........-....-..-.....--..-.-.................--....--...-.----....-...-
STAFF RECOMMENDATION: Approval of The Greens Final Plat.
CITY MANAGER ApPROVAL:
ee
Council
DIRECTOR ApPROVAL: ~
Committee
Council
COMMITTEE RECOMMENDATION: 1 move that the Land Use and Transportation Committee forward to the City
Council, and place on the December 18, 2007, City Council consent agenda, a recommendation approving The Greens
Final Plat Resolution.
Jack Dovey, Chair
Eric Faison, Member
Dean McColgan, Member
PROPOSED COUNCIL MOTION: "I move approval of The Greens Final Plat Resolution. "
(BELOW TO BE COMPLETED BY CITY CLERKS OFFICE)
COUNCIL ACTION:
o APPROVED
o DENIED
o T ABLEDIDEFERREDINO ACTION
o MOVED TO SECOND READING (ordinances only)
REVISED - 02/06/2006
COUNCIL BILL #
1 ST reading
Enactment reading
ORDINANCE #
RESOLUTION #
~
CITY OF" _p
Federal Way
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
STAFF REPORT
Request for Final Plat Approval
THE GREENS FINAL PLAT
Federal Way File No. 07-103788-00-SU
I. RECOMMENDATION
City of Federal Way staff has reviewed The Greens final plat for compliance with preliminary plat
conditions and all applicable codes and policies, and recommends approval of the final plat
application.
II. INTRODUCTION
Date:
Request:
Description:
Owner!
Applicant:
Engineer:
Location:
November 27,2007
Request for final plat approval for The Greens.
The Greens cluster subdivision consists of 20 single-family lots on a 6.9-acre site.
Access for the subdivision is from 18th Avenue SW, just south of the intersection of
SW 356th Street and 18th Avenue SW. 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 4, 2005, or
financially guaranteed in accordance with the Federal Way City Code (FWCC).
John Norris
Norris Homes
2053 Faben Drive
Mercer Island, W A 98004
ESM Consulting Engineers
Jeff Kieswetter
33915 1st Way South, #200
Federal Way, WA 98003
SE quadrant of the intersection of 18th Avenue SW and SW 356th Street
Section 25, Township 21 N., Range 4 E., West Meridian, Federal Way, King County
(see Exhibit A - Vicinity Map)
Sewer: Lakehaven Utility District
Water: Lakehaven Utility District
Fire Dept.: South King Fire and Rescue
School Dist.: Federal Way School District
Staff Report
Prepared By: Jim Harris, Senior Planner
III. HISTORY AND BACKGROUND
The Greens Subdivision is a proposed cluster subdivision of 20 single-family lots on a 6.9-acre site
(Exhibit B - Final Plat Map). The Greens Preliminary Plat, File No. 05-100447 -OO-SU (Exhibit E -
Preliminary Plat Map) was granted approval by the Federal Way City Council on October 4,2005,
per Resolution 05-455 (Exhibit F - Preliminary Plat Resolution).
Zoning for the site is RS 9.6. For a cluster subdivision zoned 9.6, each lot must have a minimum lot
size of 5,000 square feet. The final plat map and lot closure calculations were reviewed to ensure all
lots meet the minimum lot size requirement.
The applicant applied for final plat approval on July 12, 2007. The final plat application was deemed
complete by the City on November 21, 2007. Improvements installed under Engineering Application
No. 06-100545-EN are now substantially complete or bonded. Pursuant to RCW 58.17.110 and
FWCC Section 20-136, the City Council is charged with determining whether the following
requirements have been met:
1. 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 Greens final plat application 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 Greens final plat is enclosed (Exhibit C - 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 05-455. The resolution adopted the findings offact and conclusions of
the Land Use Hearing Examiner's August 10,2005, Report and Recommendation. Required
improvements have been completed or bonded as allowed by FWCC Section 20-135.
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
Staff Report
The Greens Final Plat
File #07-1 03788-SU/ Doc. I.D. 43183
Page 2
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.
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.
Staff Response: This condition has been met. Storm drainage engineering plans (EN file) were
reviewed and approved by the Public Works Department. Construction of the storm drainage
facilities has been inspected by the Public Works Department.
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 systern.
Staff Response: This condition has been met. Storm drainage engineering plans (EN file) were
reviewed and approved by the Public Works Department. Construction of the storm drainage
facilities has been inspected by the Public Works Department.
3. The final plat drawing shall establish Tract A as 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
gain.
Staff Response: This condition has been met. Tract A is a common area owned by the
Homeowners Association as identified on note 3 on sheet 2 of the final plat map.
4. The final plat drawing shall establish Tract B as 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.
Staff Response: This condition has been met. Tract B is a common area owned by the
Homeowners Association as identified on note 4 on sheet 2 of the final plat map.
Staff Report
The Greens Final Plat
File #07-103788-SU/ Doc. I.D. 43183
Page 3
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 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.
Staff Response: This condition has been met. The approved landscaping is complete with the
exception of the lawn area. This remaining work has been bonded to assure completion prior to
final occupancy of any homes in the plat.
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-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.
Staff Response: This condition has been met. The six-foot right-of-way dedication is shown on
the final plat map, and the cul-de-sac has been constructed per City standards.
7. The applicant may mass grade the site.
Staff Response: This condition has been met. The developable portion of the site has been
cleared and graded in preparation of construction of new homes.
V. SEPA
A Mitigated Determination of Non significance (MDNS) was issued on June 11,2005, in accordance
with the State Environmental Policy Act (SEP A). The following conditions of approval were
identified in the MDNS:
I. Prior to final plat approval, the developer shall provide and implement a plan for the
fencing and signing along the full extent of the on-site wetland buffer edge. The fencing
shall be of split rail or comparable material. Additionally, wetland educational signs shall
be placed along the wetland buffer edge at approximately 50 feet on center. A final plan
Staff Report
The Greens Final Plat
File #07-103788-SU/ DodD. 43183
Page 4
for sign content, sign placement, and fence design shall be developed by a qualified
professional and provided to the City for review and approval by the City at the
applicant's expense, prior to implementation by the developer.
Staff Response: This condition has been met. The applicant submitted a fencing and
signage plan. The Plan was approved by City staff, and implemented by the owner.
2. As required by the Public Works Director, in order to mitigate potential adverse
transportation impacts to the surrounding road network, the applicant must construct
identified TIP improvements listed in the MDNS before final plat approval. In lieu of
constructing this TIP project, prior to final plat approval, the applicant may voluntarily
pay a pro-rata share contribution of $60,700.00 towards the impacted TIP project.
Staff Response: This condition has been met. On November 21, 2007, the applicant
contributed $60,700.00 toward TIP projects to mitigate off-site transportation impacts.
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 have been met or financially guaranteed.
2. The final plat is in conformity with applicable zoning ordinances or other land use controls.
Staff Response: This criterion has been met. The lot cluster plat meets the zoning standards for
the RS 9.6 zoning district, providing single-family dwelling unit lots of at least 5,000 square
feet. 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 have 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.
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 walk to and
from school.
Staff Response: This criterion has been met. The final plat is consistent with applicable zoning
and subdivision regulations. All life-safety improvements have been completed. Provisions for
the public health, safety, and welfare have been provided.
Staff Report
The Greens Final Plat
File #07-103788-SU/ Doc l.D 43183
Page 5
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, storm drainage, and open space
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
Lakehaven's "Letter of Substantial Completion," dated October 20, 2007 (Exhibit G).
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.
VII. CONCLUSION
Staff recommends approval of The Greens final plat. Based on site visits, review of the final plat
maps, construction drawings, and the project file, staff has determined that the application for the
final plat meets all platting requirements ofRCW 58.17.110 and Section 20-136 of the Federal Way
City Code. Plat infrastructure improvements have been substantially 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 the preliminary plat approval, Resolution 05-455.
EXHIBITS
Exhibit A
Exhibit B
Exhibit C
Exhibit D
Exhibit E
Exhibit F
Exhibit G
Vicinity Map
Reduced Copy of Final Plat Map
Draft Resolution of Final Plat Approval
The Greens Preliminary Plat Report and Recommendation by the Federal Way Hearing
Examiner dated August 30, 2005
Reduced Copy of Approved Preliminary Plat
Resolution 05-455, City of Federal Way, The Greens Preliminary Plat Approval
Lakehaven Utility District Letter of Substantial Completion for The Greens
Staff Report
The Greens Final Plat
File #07-1 03788-SU/ Doc. w. 43183
Page 6
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The Greens Preliminary Plat
Legend
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Neighborrng City Llmts
_ TACOMA
_ The Gre ens
~ Parcels
Vicinity Map
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....._---,-..............__..'_.<..,..."'..,...."'-~.--..~,..-_._---"'._---._-------_._-,,~-,--"'-..........._._-
THE GREENS
A PORTION OF SECTION 25, T. 21 N., R. :5 E.. W.M.
CllY OF FEDERAL WAY, KING COUNlY. WASHINGTON
VOL./PG.
DEDICATION
KNOW AlL PEOPLE e'I' THESE PRESENTS THAT WE. TIo![ UNDERSIGNEO OWNERS or INT[REST
IN THE LAND HEREBY SUBDIVIDED. HEREBY OECLAAf nus PL.,\T TO BE THE GRAPHIC
REPRESENTATION OF THE SUBDIVISION MADE HERtsY. ANO DO HEREBY DEDICATE TO THE
en.. rOR THE USE or THE PuBLIC roR[V[R ALL STREETS -'NO AvtNUES NOT SHOWN AS
PRIVATE HEREON AND omlCATE THE USE THEREOF fOR ALL PuBuC PuRPOSES NOT
INCONSISTENT WITH tH[ USE THEREOF fOR PUBLIC HICHWAY PuRPOsrs, AND ALSO THE
RIGHT TO MAKE AU NECESSARY SLOPES fOR curs AND rilLS UPON THE LOTS AND
TRACTS SHOWN HEREON IN THE ORIGINAL REASONABLE GRADING OF StoiC STREETS AI'40
AvENUES. AND rUIlTH[R DEDICATE TO THE USE or THE PUBLIC All THE EASEt.lENTS AND
TRACTS SHOWN ON THIS PLAT fOF< All.. PUBLIC PL:RPCSES AS IN[)lCAtED I-IEREDN
INCLUDING But NOT ll~.HTE"D TO PARKS. OPEN SPACE, UTILITIES AI'IO DRAINAGE UNLESS
SUCH !:AS~MENTS OR TRACTS ARE SP(ClnCALL'I' IDENTIFIED ON THIS PLAT AS BEING
OEOICATED OR CONVEYED TO A PERSON OR ENTIT':' QTflER THAN THE PuBliC. IN WHICH
CASE WE 00 HEREBY DEDICATE AND CONVEY SUCH STREETS. EASEMENTS, OR TRACTS 10
THE PERSON OR HHii'l' IOENTlrlEO AND rOR THE "'uROOSE STATED
rURTHER. tHE UNDERSIGNED OWNERS or TI-IE LAND SUBOMDED HEREBY WAIVE AND
RELEASE reR THEMSELVES. THEIR HEIRS AND ASSIGNS ANO ANY PERSON OR ENTITY
DERIVING TrllE rROr.l THE UNDERSIGNED. ANY AND All CLAIMS FOR DAMAGES AGAlNST THE
CITY or r[DERAL WAY. ITS SuCCESSORS AND ASSIGNS WHICH r.I....y BE OCCASIONED B'l' THE
Df:SIGN, EStABlISI-1MENT. CONStRUCTION. OPER....TlON. rA'LURE TO OPERATE, OR
~AlNTEI\IA,NCE. or ROADS AND/OR DRAINAGE S'l'ST[tllS. ALTERATIONS or THE GROUND
SuRFACE. VEGET....TION, DRAINAGE OR Sl'RFA(E OR SUBS\JRF....cE ........T[R FLOWS WITHIN THE
SuBDlVlSlQNS OR WITHIN ANY DRAINAGE OR DETENTlON FACILlHS DESIGNED TO RECEIVE OR
ACTUALLY RECEIVING DRAINAGE FROM THE SuBDIVISIONS AND THE or.,. or rED(RAl WAY'S
REVIEw AND APPROvAl. OF PlANS AND PERMITS rOR SAME OTI-1[R TMAN CLAIMS RESULTING
>ROM INADEQUATE MAINT(rtAl\lC( 8'l' fHE cm or fEDER....l WAY
APPROVALS
DEPARTMENT OF PUBLIC WORKS
E)(AMINEO AND APPROVED THIL--- DAY OL---
2007
PUBLIC WORKS DIRECTOR
DEPARTMENT OF COMMUNITY DEVELOPMENT
EXAMINEe AND APPROVED Tl-ItS DA'l' Of
20C7
OIREOCR Of CO~MUNITY O~ELOPl,jENT
FEOERAL WAY CITY COUNCil
EX.oJoAINEO />.NO APPROVED THIS
MAYO.tl
2007
,.TiEST
CiT'!' C.ERK
FURTHER. THE UNDERSIGNED OWNERS OF THE LAND H[REBY SUBDIVlOCD AGREE FOR
THEMSELVES, THEIR H(tRS AND ASSIGNS TO JNDEMNlf'"'I', HOLD IiARMlrSS AND DEnNO THE
CITY or fEDERAl WAY. ITS SUCCESSORS AND ASSIGNS. FROM AND AGAINST ANY DAMAGE.
INCLUDING ANY COSTS OF DEFENSE, ClAIMED BY PERSONS WITHIN OR WITHOUT THE
SUBDIVISIONS TO H....V[ BEEN CAUSED BY THE DESIGN, ESTABlISHMtNT, CONSTRUCTION.
OPERATIQN, FAILURE TO OPERATE, OR NAlNT!NANCE OF ROADS, AND/OR DRAINAGE SYSTEM
ALTERATIONS OF THE GROUND SuRfACE, VEGETATION, DRAINAGE. OR SURrAC!: OR
SUBSURfACE WAT[R rLOWS WITHIN THE SUBDIVISIONS OR WITHIN ANY DRAINACE OR
OETEN1'ION FACILITIES DESIGNED TO RECEIVE OR ACTUALLY RECErvlNG DRAINAGE fROM THE
sueOIVlSIONS AND THE CITY or FE()[~l WAY'S RE\Il[V.' AND ....PPROvAl OF PlANS AND
PERMITS fOR SAME. PROVIDED. THIS WANER AND INDEMNIFICATION SHALL NOT BE
CONSTRUED AS RELEASING THE CITY or fEDERAL WAY. iTS SUCCESSORS OR ASSIGNS. FROM
LIABIUT'l' FOR DAMAGES, INCLUDING HIE COST OF DEfENSE. RESULTING fROM AND TO THE
EXTENT or THE SOLE NEGLIGENCE OF THE CITY or FEDERAL w....y. ITS SUCCESSORS, OR
ASSIGNS
KING COUNTY OEPARTMENT OF ASSESSMENTS
(XAt.AINE!:' AND APPROvED THIS
DAY or
2007
KING coullln ....SSESSOR
252103-9003-01
ACCOUNT NUMBERS
THIS sueDIVISION, DEDICATiON, RElEASE., INDEMNlfIC....TiON OF ClAlLt$ AND AGREEMENf TO
HOLD HARMLESS IS lotAOE WITH THE FREE CONSENT AND tJll ACCORDANCE WITH THE
DESJRES OF SAID OWNERS
FINANCE DIVISION CERTIFICATE
) HEREBY CERTIFY ALL PROPERT'Y TAXES ARE PAID, THAT THERE ARE NO DELlNCiuENT
SPECIAl. ASSESSMrNTS CUnlFIE.O TO THIS OFFICE FOR COLLECTION .....NO TkAT All
SPEC~ ASSESShlEN1S CERTlrlEQ TO THIS OFfiCE FOR COLLECTION ON .....Ny or TH{
PROFERT'!' I-1[R[IN CONT....INEO. OEDICATED ....S STR[[TS. ALL['rS OR FOR ANY OlHtR
PUBLIC us(. ARE PAID 1111 fULl.
0....'1' or
2007
IN WITNESS wHEREor WE SET OuR: HANDS AND SEALS
rlNANCE DMSION
NORRIS HOM[S. INC.. A WASHINGTON CORPORATlON
MANAGER FINANCE DIVISION
DE"uTY
.,
RECORDING CERTIFICATE
FILED FOR RECORIl AT THE REQuEST Of' THE CIT'Y or FEDERAl WAY THIS _ OAV OF
_ 2007 A.D.. AT _. MINUTES PAST _ .M. AND RECORDED IN
VOLUM[_OF PUHS, PACES _, RECORDS OF KING COUNTY. WASHINGTON
DMSIQN O~ RECORDS AND ELECTIONS
HOMESTR((T BANK. .... WASHINGTON STATE CH....RTER(O SAVll'o;GS BANK
M....NAGE"
5uPERINT(NOE:JIlT Of' RECORDS
llTlE
RECORDING NO
ACKNOWLEDGMENTS
SlATE OF W....SI-lINGTON ~ SS
CCUN'lY Of KING )
SURVEYOR'S CERTIACATE
ON THIS _ 0....'1' or . 2007, 8EFORE t.lE. THE UNDERSIGNED
NOT.....R"I' PU8llC IN AND rOR THE STATE or WA$HI"'GT(iN, P[RSOw-LLY ....PPEAREO
TO ME KNOWN TO BE THE OF
NORRIS t1Qt.lES. INC. THAT DlECUTEO THE fOREGOING INSTRUMENT, AND ACKNOW1..EOGEO
SAID INSTRUMENT TO BE THE rREE AND VOlUNTARY ....cT AND DEED OF SAID CORPORATION
fOR THE USES AND PURPOSES THEREIN ",(NTIONED AND 0'" OATH STATED THAT _
WAS AUTl1QRIZEO TO EXECuTE SAID INSTRUMENT
IN WITNESS WHEREOF. I HAVE HEREUNTO SC- 1,1'1' H~NC ....NO AFfiXED 1,.1'1' OFFICIAl.
SEAL THE: 0....'1' AND YEAR FiRST ....BOVE wRITTE:N.
I I1(RE8Y CERTlf'"Y THAT THIS PLAT or THE GREENS" IS e....SEO UPON A SliRVO OF
SECTION 25, TOWNSHIP 21 NORTH, RANCE .J EAST. W.M.. Tl-tAT ALL COURSES ANti
OISTAf>lCES ARE SHOWN CORRECTLY HEREON, TI-IAT All MONUW(NTS "'1'10 CORNERS AS
SHOWN HEREON Will BE SET CORRECTLY ON THE GROUND. AS CONSTRUCTION IS
COMPLETED AND THAT I KAVE FULLY COMPLIED WITH THE PRO....ISIONS or TH( PLAfTlloJG
li(GUlAlIONS.
NOTARY PUBLIC IN AND rOR THE STATE OF
WASHINGTON, RESIDING AT
MY COMW1SS10N EXPIRES .
~u It ~ './.'/"7
MICHAEL R. BOWEN, PROf'ESSIONAl. LANO SURVEYOR
CERTIFICATE NO 29294
ST.....TE OF WASHINGTON )
)55
COUNTY OF KING )
ON THIS _ 0.0.'1' or . 2007, 8EFOR[ lotE. THE: UNDERSIGNED
NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON, PfRSONALlY APPEAREO
TO hiE I(NOWN TO SE THE
HOMESTREET SANK THAT EXECUTED THE F"OREGOINC I,",STIW"'ENT, AND ACKNOWLEDGED
SAID INSTRUhl(NT TO SE THE r-REE ANO-VOlU.NTARY ACT AND DEED Of SAID CORPORATION
reR THE USES AND pURPOSES THEREIN M[NnONm AND ON OATH STATED THAT_
WAS AUTHORIZED TO ExECUTE SAID INSTRUMENT
IN WITNESS WI-1(REOF. I HAY[ HEREUNTO $(1 MY HANC ANO AFfiXED MY OFFICiAl
SEAL THE 01'.'( AND 'l'EAR F"lRST ABOVE WRITTEN
NOTARY PU811C IN AND rOR THE STATE OF
WASHINGTON, RESIDING .....T
MY COlolMI5SION EXPIRES
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RESUBi'ViITTEO'
OCT 0.1007
CITY OF FEDERAL WAY
BUILDING DEPT.
.==I=t~. CONSULTING ENGINEERS lle
---- 33916 1at Way South #200 I. I . I ~ I
Federal Way. WA 98003
www.esmcivil.com
rtODW....V (2!J) Il3e-II113
BOl..[u. (.2~) .1~_~1"
[~I[toH'ultC (~tllI) 962-2~0I!
CivU E"9i"..r;"g Lond Su.....eyi"g lend Plennlng
Publ": Works Projec:t Monogemen! lonclacope Arcl'l;tec:l",re
DATE' 06-28-2007 Joe NO 1()62-009-005-0007
DRAWN BV, J.S.K./R.J'N SHEET 1 or:s
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VOL.jPG.
THE GREENS
A PORTION OF SECTION 25, T. 21 N., R. 3 E" W.M.
CITY OF FEDERAL WAY, KING COUNTY, WASHINGTON
EXCEPTIONS FROM TITLE REPORT
LEGAL DESCRIPTION, EASEMENTS, COvENANTS. CONDITIONS AND RES1RICTJONS AS Sl-tOWN HEREON ARE
rRO"" STEWART TITLE GUARANTY COMP...N'T' SueOl\ll5JON GIJARANT(E THIRD REPORT ORDER NO
207147.}06 [)J\TfD JUNE 25. 2007. IN PREPARINC THiS Pl.,IoT, ES"l ~ NOT CONDUCTED AN
lNOtpENOEN1 11TlE SEARCH NOR IS [SM AWARE OF NIlY TITLE ISSuES ~rECrlNC THE PROPERTY
OTl--lER THAN THOSE SHOWN ON THIS PL/l.T. ESM HAS RELIED SOLELY UPON THE INrORMATION
CONTAlNE'D IN SAiD GUARANTEE IN REGARDS TO TITLE ISSUES TO PREPARE THIS PL/l.T -"NO THEREFORE
OUALlrlES THE PLAT ACCURACY AND COMPl(TENESS TO THAT rx"EN't
NOTES
I) 1\-1E eoulolOAR'f fO~ THIS P\.AT '#I...s DtTERMlNED fROJ.! fltl.O t.l[.0.5uREM[NTS ANC D....TA SMOWN
ON TH[ Pl.,IoT Of H....MSTEAO GREEN DIVISION 1 RECORDED u"'DER RECORDI"'G NUt.l8ER 910-'2108~7
AND lHE PLAT OF I'tAMSTEAO GREEN DIVISION 2 RECORO(C UNDER RECORDING NUl.4BO. 92C.; 1602JO
2} SET 5/6" REBAR AND CIJ> (ESl.4 INC, lS 129294/29181) AT ALL REAR tOT CORNERS, HiONT
CORNERS ARE CONCRETE NAIL ANO BRASS WASH[R (CURe PLUG) IN CONCRETE culie ALONG tHE SIDE
LOT LINES PROOuCED, UNLESS OtHERWISE NOTEO
LEGAL DESCRIPTION
THE EAST 455 FEET OF THE SOUTH 698 FEEl OF TME NORTH 746 fEn OF GOV[RNt.lENT lOt 2,
SECTION 25. TOWNSHIP 2\ NORTH. RA-~G[ ~ EAST, WIU,AMmt MERIDIAN, IN KING COUNTY. WASHINGTON;
EXCEPT THE WEST 24 FEET THEREOF CONVErED TO KING COUNTY FOR ROAD PuRPOSES BY DEED
RECOROfC LINDER RECORDING NLI~aER 9201270655
J) TR,o.(;T A IS DEDICATED ro AND MAINTAINED By THE C;fl;([NS ..OMfowNERS' ,IoSSOCI.o.TtON FOR
CONSERVATION (WETLAND/wETLAND BUFfER) AND OPEN SPACE puRPOSES REMOVAL OR OISlUPBANCE
or vECE1AnON AND VNDSCAPINI; 1jW\'tkIN "I--I( REGUlJ,lEO 'H{lv-JolOS "Me BlJfftRS w11kllll s.,.,lD TRACT
IS PROMlaITEO. EXCEPT AS NECESSARY FOR MAINTENANCE OR REPLAC(",ENi OF [lUSTlNC PlANTlNGS
AND AS APPROVED e-r THE CITY OF fTOER...L WAY. THIS CPEN SP...CE TRACT SHALL NOT aE OE"'ElOPE(;
wl1," ANY BUILDINGS ...NO MAY NOT BE uSED rOR FlNANCI"'L CAIN
I) SUBJECT TO AN EASEMENT INCLUDING THE TERMS ,10"'0 CONDITIONS CONTAINEO THEREIN. rOR
SLOPES AND UTILITIES PER INSTRUMENT RECORDED UNDER R~COROING NO. B908110271 SAID
INSTRUMENT SU~ER;SEOES THE lNSTRUNtNT RECORDED UNDER RECORDING NO, B8102704B3, THE
LOCATION OF SAID EASEMENT IS DEPICTED HEREON
2) SuBJECT TO AN (,o,S(I>I[/IIT. INCLUDING THE TERMS AND CONornONS CON'tA~to THERE:lN. fOR
w...TER rACIUnES ANO ALL RELATED APPulHENANCES PER INSTRUMENT R(CORDED UNDER RECORDING
NO. 90080B1593. THE lOCATION OF THIS EASEMENT IS OEPICTEO HEREON.
3) SU8J(CT 10 A SlO~( EJo,Stl.lEN' INClUOING THE T[R~S AND CONDITIONS CONTAINED THEREIN, rOR
CUTS AND rillS ALON(; THe STREE"l t.lARGIN or SAID PR[MISES ABUnlNe 18TH AVENUE SOUTHWEST
PER INSTRUMENTS RECOROW UNDER RECOROING NOS. 90Dlh7D166 AND 9201270656. THE LOCATION
OF 5JlJ0 EASEMENTS CANNOT BE DETERMINED FROM SAJD INSTRuM(NTS "-NO ARE Not O-E.PICt[O
HEREON.
4) TRIICT 8 15 DED1C....TEO TO AND MAINTAINED BY TME GREENS t10MEOWNEIlS' ASSOCIATION AS USABlE
OPEN SPA.CE. 71--11S OPEN SP....CE TRACT SHALL NOT BE DEVElOPED WtTM ANY 8UILDlr>.IGS ....1'10 I/I"'-Y NOT
B( uSE.D fQR rUI....."'ClAL GAlN
4) suBJECT TO TI>lA1 LICENSE AGREEMENT, INCLUDING THE TERMS "'ND CONDITIONS CONTAINED
'I--I[RtIM, PEJ:: IN$TRUM[t.H !<(CORD(C \.:tlC€R RECOROlN(j. NO. 20Df>D91SDOOnz
5) SU8JECT TO G(t.:ERAl AND SPEC:....l TA)(ES AND CHARGES If APPuc...aLE fOR ACCOUNT NO.
25210J-900'-Cl.
6) SUBJECT TO lIABIUTY fOR SEwER TREJl.TMENT CAPACIfl' CHARGES THAT MAY BE ASSESSED BUT NOT
DISCLOSED IN TH[ PUBLIC RECORDS. PLEASE CONTACT TJ'/[ KING COuNTY CAPACITY CI>lARGE
DEPARTMENT fOR fURTHER INFORMATION ~t '206-'2g6-\"'~
7) SUBJECT TO TI>lAT DEED or TRuST. INCLUDINC THE tERMS AND CONDITIONS CONTAINED TH[R[IN,
PER INSTRUMENT RECORDED uNOEf? RECORDING NO. 20051109001-'09
5) TRIICT C IS DEDICATED AND CONV['TED TO T~E CITY or fED[RAl W-"y ro~ STOR~ DRAINAGE ....NC
DET[NTIO... rACllITIES PuRPOSES uPON TH( RECOROlNG or THIS Pl.,IoT. SAID CITY SI>lA.i.L BE
RESPONSl8lE FOR THE IroIAINTENANCE OF SAID TRACT ANO AN'/ It.lPROv(MENTS CONT....INED THEREIN.
WITH THE EXC[PTION or THOSE uTILITIES OWNED ANO Mp.JN1AlNED 8'Y TtfE UTILITY PROVI(l[RS NOTEe iN
THE EAS[M[NT DEDICATIONS
6) TRKT 0 IS DEDICATED TO THE OWNERS Of LOTS 1. 2, 5 ANO 6 fOR INGR[SS. H:RESS .-.....D
unLIT'!' PURPOSES. SAID lOTS SH....ll HAVE ....N EQUAL AND UNOIVIOEO OWNERSHIP IN!fRESl I'" TRACT
D. AND AN EOUAL AND UNDIVIDED RESPONCIBlllTY fOR MAINTENANCE Of SAID TRACT
7) TRACTS E. f AND G ARE LANDSCAPE BUN"ER TRACTS OEOICATED TO AND MAINTAINED BY TH[
CRE[NS HOMEOWNERS' ,IoSSOCIATION
EASEMENT DEDICATIONS
1) .o.N EASE.M(1t1 lS 'MER-E8'1 ~oc....all" Rt'StR\'EO FOR NIIO GRANTED TO LAKEHAV(N UTILITY
DISTRJCT. AND ITS HEIRS, SUCCt'SSORS ANO "'SSIGNS. fOR SO lONG AS IT SKALl OWN AND UAlNTAlN
TI>l[ UT!LITIES REFERENCED I>l[REIN UNDER AND UPON Tl-OE ARtA SHOWtJ ON THE PlAT AND o(SC~aEO
I>lEREIN AS 'WATtRlJNE (ASEMENi (WlE) OR "SANITARY SfWER fAS(wEf-li (Sst.) TO It>!STa..ll, I.WNT.6JN,
RfPl.4CE. REPAIR ...ND OPERATE WATER AND SEWER MAINS ...NO APfIuRTtNANCES FOR THIS SuSOIVlSlOtJ
AND OTHER PROPERTY TOG(TMER WITH THE RICH1 TO ENTER UPON 5AI0 EASEhlENTS AT ALL TIMES fOR
TI>lE pURPOSES INCIDENT THERETO. NO BUILDING, WAl..L ROCI<ERY, FENCE. TREES OR STRUCTuRE OF
ANY KIND St-lAll aE EREC1ED ~ PtAN1[O, I'4OR Sk.6.\.l Atf'f f\\.l W>..1ERlAl BE Pl.,Ioctv WITHJN THE
BOuNOARIES OF SAIO EASEMENT AREA. NO exCAVATION SHALL BE MADE WfTI..lIN THREE (3) rrrr or
SAlD W...TER OR SANlT"'R'r SEWER SERvICE rACIUTlES AND TI>lE suRrACE LEVEL or THE GROUND WIT!'IIN
TI>IE EASEf.lENT AR(A Sl-1AlL BE IAAINTAlNED AT THE ElEvATION ...S CURRENllY EXISTING. GRANTOR:
'>tERE'iJ't ....CREES THAt NO w"'iER ANO/OR SEWER FACJUTY OR APPURTENANCE or ANY KINO Sl-W.l aE
CONSTRUCTtD OR LOCATED BY CRANTOR, OR m'f THJRO PART'i ACTING UNDER AUTHORITY or GRANTOR.
WIT'rtlN OR PROXIMATE TO SAID [ASEwENT, UNLESS SUCH INSTALLATION IS APPROVED 8Y GRANTEE AND
IS IN CONfORMANCE WITH THE. TH(N-CI,JRR[NT (OtTlON or t\>lt "(.R'.TEFM rOR SEWACE wOR\(S DES\CN"
PUBl.lSHED BY TI>lE WASHINGTON STATE Of:PARTMENT Of ECOLOGY. GRANTOR I>l[RE8Y FlJRTl1[R AGREES
TI>lAT NO OTHER UTILITY fACIUTY OR APPuRTENANCE OF ANY KIND, INCllJOlNC UTILITY SERVICE
CONNECTIONS. SHAll BE CONSTRUCTED OR LOCATeD BY GRANTOR. OR ANY THIRO PARTY ACTING
UNDER ,t.\JTI--IORIl'l' OF GRANTOR. wm-nN THREE {.:)) 1'('[1,. 'ME.AS\JRED'HQRl20NiAtlY FOft PARAllEL
ALiGNMENTS. OR wliHlN SIl!' {o) INCHES MEASURED VERTICALLY rOR. CROSSING OR PERPENDICULAR
ALIGNMENTS, or AN''( PORTJON Of THE CRANTEE'S fACIlITIES. GRANTOR ADDITIONAllY GRANTS TO TI1E
t.AKEttAV[N UTILITY DISTRICT ANO rTS AGENTS. suCCESSORS AND ASSJCNS TI>lE USE Of SUCH
AODlilONAl AR[A If.lA.lEDIATElY AOJACENT TO SAID EASEf.lENT AREA AS $HAU BE R(O\JIR(D fOR THE
CONSTR1JCTIQN, RECONSTRVCTION. MAlNTENANCf AND OPERATION Of" 5AIO WATER AND $ANliAAY SEWER
OCllJ'TJ(S. THE uSE or SUCH AOOlTlONAl. AREA SHAll. BE HELD TO A /tEASON.A8LE WINlMUM AND BE
RETURN(D TO THE CONOtTION (XlSTINC lWW.~T(L'< etf'ORt tkE. PRQI>f:RTt 'H"s f:K1ERED UJ:!ON BY
THE lAK[HAI/tN UTILITY DISTRICT, liS AGENTS, SIJCCESSORS AND ASSICNS- IN .ACOmON TO THE OTHER
RESTRICTIONS HEREJN, GRANTOR SHALL NOT CONVEY TO A THIRD PARTY >>rr EASEMENT OR OTHER
RlGI>lT OF USE or PROPERTY SUBJECT TO THE EASEMENT THAT WOULD IMP...IR OR l!WIT THE USE OF
TH( EASEM(NT R\C~TS GRIoN~D 1-lE'R(IN.
2) AN EASEMENT 1$ I>lEREBY RESERVED fOR AND GRANTEO TO PUGtT SOUND ENERGY. INC., ~S
CC>WPAN"I'. PUGET SOUND tNERCV, INC., ELECTRIC COMPANY, QWEST TrttPHQNE: CQMPPH'(. ANO
COMCAST CABLE COMPANY AND 01HER uTILITY PROVIDERS AND THEIR RESPECTIVE SUCCESSORS AND
ASSlCiHS. UN'otR THE EXTERIOR TEN (10) FEET OF ALL lOTS, TRACTS AND SPACES WITHIN THE Pl.)\T
LYING PARALLEL WITH AND ADJOINING ALL STREET(S); IN WHJCH TO CONSTRUCT, OPERATE, 'MAINT-'lN,
RE:P~, REPLACE >>m (WJ,R(oE UN-QtR:c,R:OIJtlO 9lPES, COt4D\JlTS, t.lISUS, -'NO WIRES WliH ALL
NECESSARY OR CONvENIENT UNDERGRQlJND OR GROUND-f.lOUNTING APPURTENANCES THER[70 FOR TnE
puRPOSE or SERVING TMIS SUBDIVISION AND OTHER PROPERT'!' WITH [I.ECTRIC, CAS, T[lEPHONE
TEL[VISION mD OTHER UTIl.lTY SERVICE, TOGETHeR WITH THE RIGHT TO (NTER UPON THE STREETS,
lOTS. 1R.o.CTS. AND SP...CES AT ....U T'MES FOR THE PURPOSES.
.}) A NON-DCLUSlVE EASEf.lENT IS MER(8Y RESERvED fOR ...NO GRANTED TO lAKEl>\,I,VEN UTlllT'!'
OISTRICT AND ITS HEIRS. SUCCESSORS AND ASSIGNS, UNOtR 'n.( EX1[jl;lQfl: fIVE (~) ffET Of Al.\.
LOTS, TRACTS AND SPACES WlTHIN THE PLAT lYING PARAllEl WITH AHD ADJOINING All STRE(T(S) AND
ACCESS TRACTS.' AS DEPICTro HEREON IN WHICI>l TO CONSTRuCT, OPERATE. MAINTAIN, REPAIR. REPLACE
AND ENLARGE WATER SERVICE UNES, WATER METERS AND FIRE HYDRANTS TOGETI>lER WITH ALL
NtCESSAR:'1 A?PuRTENANCtS THERETO FOR THE PuRPOSE O. SERVING. THIS suaOIVlSION Will-! WillER
SERVlCE. TOGETHER WITH TH[ RICI>lT TO [Nlt:R IJPON THE STREElS, LOTS. TRACTS. ,10"'0 SPACES AT
All TIMES rOR THe: PURPOSES HEREIN STATED
4) THf ~ OR 10 rOOT WIDE PUBLIC UTiliTY EASEMENTS AOJOI""NC ST~ETS. ...LLEYS ANO ACCrs'S
TRACTS MAY (SEE NOT( 3 ASOvr) CONTAIN PRf\lATE STORw DRAINAGE SYSTEfrII'S .IS SHOWN ON THE
APPROVED CONSTRUCTION DRAWINGS FllED AT TtolE CITY O. fEDERAl W...Y. TH[ MAlN1(NAI'-.IC[ O. THOSE
PRlV~'tt srORU DRo\.IWACE SYSTEMS Sl-W..l at: THE RE'S?ONSl&\l1T't Of 1HOS'E L01 OWNERS aENEFmI"fG
f'R'Ol,! SAlO sYSTEMS
~) 5 FOOT EASEMENTS OVER THE EAST 5 F[El OF lOTS 2.~. 6 ANO 8 ANQ THE W[.ST ~ rEet Of
LOTS 6 AND 7 fOR UTILITY S(RVICt puRPOSES ARE GRANTED UPON THE RECORDING OF THIS Pl.,IoT TO
TI>lE U1lUTY PROVIDERS P(R NOTE: '2 or 6.
6) THE PRW.-.1E S.-.NIT.l.R'1' S-t\HER tASEI.t[N1 SHOWN Olt lOl )5 \S fOR 'THE SEN[,fJT or lOT 16. tOT
15 SI>lALl BE RESPONSIBLE .OR THE. MAINTENANCE or niE rACllITlES SERVING SAID LOT.
B) lOTS ; AND 5 AND TR....CT C SHALL HAVE NO DIRECT ACCESS TO SW. '56TI>l STR[ET
S) THE ROAD "'1'10 STORM ORAJNAGE. S,<S1(M SHAi.l at CONStRUC'tE.O ~COROING lC f\-lE APPRC'IIE'Cr
ENGINEERING PlANS PERMll NO. 06-100~"~-00-EN ON FILE WITH THE CITY or fEDERAL W",-Y. ANY
0['JIA1I0N rROM THE APPROVEO PLANS WilL REOUIRE APPROVAl FROM TI>lE CITY or r[QE.RA!. w...r
lC) SIDE SEwER S1VBS HAvE BEEN INSTAlLED Wl!H THE CONSTf?UCTJON OF TI>lE MAtN SEWER sYSTE~
THE INVERT ELEVATIONS OF TMOSE PIPES WIll DETERwINE THE IolINlhAUM FINISHED nOOR ElEVATION
REOUIRED TO OBTAIN GR...V1f'l' rLOW INTO THE MAIN SEWER SYSTEM. n-lE PLANS ON filE WIIH
LAKEI'iAVEN utILITY DISTRICT SHOUlO 8E COtllSUlfEO PRIOR 'to COMUEKCIW; OCSICt< DRA'It\NCS fOP
ANY rUTuRE. O[V[lOPM[NT ON THE LOTS SI>lOWN HEREON.
11) DuRING TH( CouRSE Of CONSTRUCTION OF ANY lOT WITHIN THIS SUBDM$ION. STue-OuT INVERT
'ElEvAT\ONS fOR $lOR"" DRAINAGE SHOUlQ BE v[RIFIED BY THE INDMDUAL LOT BUilDER OR OWNtR
TO PROVIDE THE N(CESSARY SLOPE .ROM TI>lE PROPOSED HOUSE
12) aUllDING SETBACKS ARE AS FOt.LOwS: fRONT: 20' SIOE-.~' R[Afl" 5' rRO\'! l-..r ?ROPERT1
LINE
D) DIRECT VEHICUljlR ACCESS TO AND FROI,I LOTS I. 2. -'. "'ND 14 ALONG laTI>l AVENU[ SOUTl-lwEST
IS I'ROl--\l&lTED. ACCESS fOR 'THESE LOTS IS RESTRICTED TO TME NEW RESIDENTIAl S'TREETS SHOWN ON
TI1E FACE Of !hIS PLAT.
SURVEY INSTRUMENTATION
SURlJE"rING P(lt.QltMtD IN (:ONJutlC11CN WlfM 1\'11$ 1'\.)0,1 \JTI1l2EO THE fOllOWING EQUIPMENT AND
PROCEOURES:
10. TOTAL ST...TlON MAlNTAlNEO TO MANUFACTURER'S SPECtFtCATIONS AS REOUtl'lEO EY
'tI....C-~~::l.-1~-~OO.
PROCEDuRE USED: FIELD TRAVERSE WITH ACCuRACY r.lE(lINC OR ExCEEDING THE REOVIREMENTS Of
w....C --'-'2-130-090
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994\006\005\ PLOTS\ FP -02. OWG
07-103788
RESUBMITTED
OCT O' 1007
CITY OF FEDERAL WA
BUILDING DEPT.
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NAME:
.==a=t~a CONSULTING ENGINEERS LLC
__liIII_ 331l1l5 1st Way 80,""'200 I G ! ~ I ~ I
Federal Way. WA 98003
www.esmcivil.com
rtllU..."'"v (2~laJe-"IJ
!lOlH{ll \.2~l .'~_~14~
r~lr...sll\lllC (~) ~'2-2,oe
Civil E"'9in_r'f'l9
Public Works
LOT>d Surv-,,'''/jI
Project MO"C1/j1emefll
Long Pl""n,"9
Londs(;ope A~hitecturt
IERAL
O....l'f. ; 10~Oil-2007
DRAWN BY: J.s.K,/R.J.W
JOB NO 1062-009-005-0007
SHEET = OF J
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THE GREENS
A PORTION OF SECTION 25. T. 21 N.. R. 3 E.. W.M.
CITY. OF FEDERAL WAY, KING COUN1Y. WASHINGTON
VOL./PG.
fOUND 2" BRASS DISK WITI"
PUNCtI IN 'l.~" IRON ?I?[
r STAMPED "LS 15661". IN CASE
KELD FOR C(,NTERLIN[ 0.
SOuTHWEST '56TH STREET
i
r - - - ~~[f!E!f...'!SIS OF BE""NOS S.W. ~56TH STREET
j~'~,,~. ~ ~ _._"_.NB:;:;~.:,,;,':;)"_'_,_,___,_
_ AQDITIONA\.. RIGHT Of
W~y O(QICATED TO THE
CITY Of .EOERAL W"Y
::F
fC\JN'J '1' eR.AS';, \)IS\<. wf'i~ ?UNC.~
IN 2.5" IRON Plpf! STAMPED "LS
r--' 566 1", IN CASE "tELo rOR
\ ~~"., T" '"'"
~'"
~!
CALCULAT[Q
POSITION
PER (Pl.)
,n.4~'
C"LCUlJ\TEO
POSITION
PER (P2)
o
~
Z 0
t~l ~
i'C 0
'OUNO 1.S' BRASS
lISK WITH PUNCt-l
("." CONCRETE
'OST, IN CASE
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Z~
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>-
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TI"oI: EAST lINE Of
Gov(RNMENT LOT Z. or
SECTION 25
O~~:'=Y
)lSK WIl)I PUNCH IN $\".
I'~." CONCRETE" ~~
'05T. !N CASE ~ ....
~~
~
TRACT A
(95,349 SO. FT.)
(2.19 AC.}
-H5
'B~iBl"J'
20 (TYP,) ;
(6.050 SO. f'T.)
(0,14 AC')7.7"t4 :n
..),.I.!.J!~:..1..7'N \!
co
g~
!'ME SOUTH l.\l'l{ Of 'THE
NORT~ 748' Of GOVERNMENT
j- LOT 2. Of srCllON 25 PEA
IolAMPSltAD GRrEN OMSION I
CURvE: DELTA
" .
22"14' 1"
7 ..,"
~fiJ4.0""
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21.4{)' "
, ~'4T
"15""
'ir2.7' r
6' 0'. "
as J'45"
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,-
LrNGTH
2S.37
20,57
:34,79
52.33
35,75
10,\4
11.19
15,0~
8,75-
35.63
J4,55
6\.\5.
9.2<1
16,9.3
n,1e
35,19
14,17
H,17
28
/" "
431.24'
RAOII.!S
23,00
53,00
5).00
5.3,00
5).00
';)3.QO
5J.00
5'.00
~JOO
503.00
2J.00
68.4.00
616.00
.. 0
o
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20
fOUNO 1,75" 8FlASS
DISK WITH PUNCH
IN 4M~4" CONCRETE
POST. IN CASE
HAMPSTEAD Gf{EEN
DN IS.cN -!
RECOFmlNG NO, D-032'D8L~7
d\l 8720' .34~ w 280.29.
fOUNO 1.75" SRAS5~
DISK WITH PUNC,..
IN 4".4. CONC~(![
POST. IN CASE
LINE TABLE
LINE BEARING LENGTH RAOIAL BEARING
LI N 56'4B'U; E S,05
...2 N 5.r;4fJ'1~r t S.~
LJ N 7701'2 E
L'" N 81"11'54" W
l5 N Sn7'JIf' E
L6 N 8729'15" E
L7 N 8g1f!'4S" W 5.13
\.8 N W4n~i t ~.:<2
FEDERAL WAY FilE NO
101'
is
~
~
..
~
Z
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Z
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DETAIL B
SCAlE: 1"_20"
.f5.")'
~:
8 .~/
"l~";"',' TRACT Fe... ~---:/
......... ;/ '\.<;i,'~
.4,'
.., "/11 "'-.;i':" TRACT C
>t"'\' ".0 /
..~~:>:,~~"1,
~/ 9~#
.!/ .~1'
L.~'/ ~e.'..~'-
S.W_ 357TH. of]'" \"1'
COURT '::~~'tiJJ_O)~'2!-}---
9
DETAIL A
SCALE: '"-20"
ADDRESS TABLE
o
t
~
-l
Cc
~
LOT' ADDRESS
\ , \ 7:32 sw 3~1T1-\ tOURT
2 1734 Sw J51TH COURT
, 1142 SW 357TH COuRT
4 1n~ $'11 ~~ H COUfIT
:5 1730 SW J51TH COURT
6 1128 Sw J51TH COURT
1 \726 $," 351l"1-I COURT
fl 1722 sw J57TH couRl
9 i "15 sw 3571H COURT
10 \7'\9 SW 351TI-I CO\.lRl
LOT ADDRESS
" \72;)
12 1721
lJ 17J1
'4 n4~
15 35114
16 J5720
\1 ;)5724
18 35a02
19 35806
20 J5814
SETBACKS
fRONT 20'
SIDE 5'
REAR 5'
lEGEND
n
S .. CONCRflE totONVMENT WITH BRASS CAP
iN CASE SlAAlP[D: "L.S. 2929'4- TO BE
SO UPON COMPtfTlON ON CONSTRuCTION
8:) " rOUND MONUMENT AS NOT(O, VISITED 4/0'/07
. .. PROP(RTY CORNER. SET REBAR ANO CAP
SlAMPEO: "E:5M LLC 29294 29211t'
(P2) _ Pl.Jl.T OF HAMPS1EAO CREEN DIVISION :<
R[CORDING NUMBER 920\160230
(P I) '" Pv,l or HIWPS~EAO CREEN O\\lI'5ION ,
RECOROING NUMBER 9103210847
[II - INOIC,.T(5 EASEMENT DEDICATION NOTE NUMBER ON SHEET 2 0
0" ll'"ClC...H:S ["CE~TlON Nl,JMBtR ON Sl"lE[1 2 Of 3
BSBL " ButlDrNG SET8ftCM LINE
R _ RAOll..'S
tJ .. DELTA
l .. ARt:: LENC1M
(R) .. RACIAL BEARrNG
<:'> = RAOlAl SEARlNc. AT L01 CORNER
BASIS OF BEARINGS
WASHINGTON STATr PL.ANE COOR01NAT( SYSTEM, NORTH ZONL
N/Io.O 8)/91
SCALE: 1"= &2'-W788
r~-o oo'Ht::;UI:l~ljITED
OCT Q 5 1001
:
Dwe NAME 994\006\004\FLOT~~ F.: OERAl WA
,:::t=:t~ CON S U L TIN G EN GIN E E R S L L C
33915 'Bt Way South .200 !. I $ I (lfI1
Federal WaY. WA 98003
!'Ultlll<......~ \j;~l~'''~
i!lOIOj(l\. \'2:>) .,~-61"
(u.t..S/kIRC (:>O!t)9D2-2110ll
www.esmcivil.com
I
C',,,,, EnQ'nel!rirlg
Public Works
Lend Plonnin9
Lends.cepe A":l'Iitecture
Land SUNi!y;nQ
Project Molnogement
OP.TE 10"04-2007
ORA....N EY .',S.K,IR.J.W
Joe NO I062-()09-005-0007
SHEET ~ or 3
RESOLUTION NO.
DRAFT
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
FEDERAL WAY, WASHINGTON, APPROVING THE GREENS
FINAL PLAT, FEDERAL WAY, WASHINGTON, FILE NO. 07-
103788-00-SU
WHEREAS, on August 8, 2005, the Federal Way Hearing Examiner conducted a public hearing on The
Greens, lot cluster preliminary plat application resulting in the Recommendation of the Federal Way Hearing
Examiner, dated August 30, 2005; and
WHEREAS, The Greens preliminary plat, City of Federal Way File No. 05-100447-SU, was approved
subject to conditions on October 4, 2005, by Federal Way City Council Resolution No. 05-455, which adopted
the Hearing Examiner's August 30, 2005, Report and Recommendation containing findings of fact and
conclusions; and
WHEREAS, the applicant submitted the final plat application for The Greens, within the required time of
receiving approval for the above-referenced preliminary plat; and
WHEREAS, the applicant has satisfied or guaranteed all ofthe conditions set forth in Resolution 05-455;
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 Final Plat Staff Report, dated November 27, 2007, which is hereby incorporated by reference as though set
forth in full; and
WHEREAS, conditions resulting from the State Environmental Policy Act Mitigated Determination of
Nonsignificance (MDNS), dated June 11, 2005, as discussed in the Final Plat Staff Report have been satisfied;
and
WHEREAS, the City Council Land Use/Transportation Committee considered the application and staff
report for The Greens final plat at its meeting on December 3, 2007, and recommended approval by the full
EXHIBIT C
PAGE-l-OF LJ-
..
City Council; and
WHEREAS, the City Council reviewed and considered the Final Plat Staff Report and the application for
The Greens final plat during the Council's meeting on December 18,2007.
Now THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY HEREBY RESOLVES AS
FOLLOWS:
Section 1. Findings and Conclusions.
1. The Greens final plat, City of Federal Way File No. 07 -103788-00-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 Final Plat Staff Report, dated November 27,
2007, 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 Federal Way Resolution No. 05-455, dated October 10,2005, 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 Final Plat Staff Report.
The Greens Final Plat Resolution
Page 2 of4
EXHIBIT C
PAGE J 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 Greens final plat, City of Federal Way File No. 07-103788-00-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 and Elections. The applicant shall pay all recording fees.
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.
OF
RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY , WASHINGTON, THIS DAY
,2007.
CITY OF FEDERAL WAY
Mayor, Michael Park
A TIEST:
City Clerk, Laura Hathaway, CMC
ApPROVED AS TO FORM:
City Attorney, Patricia A. Richardson
The Greens Final Plat Resolution
Page 3 of4
EXHIBIT ~
PAGE ~ OF
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
RESOLUTION NO:
The Greens Final Plat Resolution
Page 4 of 4
EXHIBIT C
PAGE 'i OF...::L-
Page - 2
CITY OF FEDERAL WAY
OFFICE OF THE HEARING EXAMINER
IN THE MATTER OF:
)
)
)
)
)
)
I. SUMMARY OF APPUCA TION
FWHE# 05-11
FW# 05-100447 SU
THE GREENS PRELIMINARY PLAT
The applicant is requesting preliminary plat approval of a 20-lot 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.
n. PROCEDURAL fNFORMA TION
Hearing Date:
Decision Date:
August 16,2005
August 30, 2005
At the hearing 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 3561h LLC, 15 Lake Bellevue Drive, Ste. 102,
8ellevue, 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 with colored photos (listed as 3A, 38, 3C, and
3D)
4. Comments - Sahalee Firs
5. Comments - Lakota Crest
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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 Sf. and 18th Avenue SW within the City of Federal Way. The parcel
abuts SW 356lh Sf. for 431 feet and abuts 18th Avenue SW for 698 feet. The
applicant requests approval of a clustered preliminary plat to allow subdivision at
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 18lh
Avenue SW or 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 B, 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 356lh S1. are located within the RS 7.2 zone
classification as are parcels to the east which include Armstrong Park and the
Bonneville Power Administration (BPA) right-at-way. Parcels abutting the south
property line and to the west across 18th Avenue SWare located in the RS 9.6
zone classification.
EXHIBIT ~
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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 356\h Sf. 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
EXHIBIT D
PAGE 2> OF JO
Page - 5
applicant proposes a single family subdivision as opposed to duplexes,
townhornes, 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 minimum
requirement of 30,100 square feet. Residents will have easy access to Tract B
from the internal plat road, and Tract B 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 356111 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 off-site improvements
were necessary, but that the applicant would dedicate six feet of right-of-way
along SW 356th SL Improvements to 18th Avenue SW along the plat frontage
north of the new internal plat road shall include construction to City Street
,_ Section "~ 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 St.
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 wlae 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 0
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right-of-way, 28 foot wide paved roadway, vertical curb and gutter, four foot wide
planter strips, street trees, and five foot wide sidewalks on both sides. The cul-
de-~ac will provide a 90 foot diameter turnaround, vertical curb and gutter, five
foot wide sidewalk, and three foot wide utility strip within a 106 foot diameter
right-of-way. If the applicant installs a 26 foot diameter, center landscape island
within the cul-de-sac, future abutting lot owners will provide maintenance. The
Tract 0 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 1s1 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 for 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 SPA 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 D
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Page - 7
will provide detention and water quality treatment. The detention will meet Level
3 flow control requirements and basic water quality protection. The plat makes
appropriate provision for drainage ways.
18. Prior to obtaining preliminary plat approval the applicant must show that the
proposal satisfies the criteria set forth in Section 20-126(c) FWGC. Findings on
each 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 0
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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 D
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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 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.
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 356lh 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
EXHIBIT .D
PAGE 'g OF -1 {J
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;
B. 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 356th
Street property frontage.
B. 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-at-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 ~
PAGE~OF .JP
Page - 11
RECOMMENDATION:
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.
DATED THIS 30th DAY OF
S N K. CAUSSEAUX, JR.
Hearing Examiner
TRANSMITTED THIS 30'11 DAY OF August, 2005, to the following:
Agent:
ESM Consulting Engineers
Phil Kitzes
33915 pI 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 3561h LLC
15 Lake Bellevue Drive, Suite 102
Bellevue, WA 98005
City of Federal Way
clo Chris Green
P.O. Box 9718
Federal Way, WA 98063-9718
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RESOLUTION NO. {)S-15S'
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
FEDERAL WAY, WASHINGTON, 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 consisting of 6.91 acres into twenty (20)
single-family residential lots located at the southeast quadrant of the intersection of SW 356th Street and 18th
Avenue SW; and
WHEREAS, on June 11,2005, an Environmental Mitigated Detennination of Non sign ificance (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 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 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 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 of the 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
Res. # ()s- 4SS- , Page 1
EXHIBIT
PAGE--L-OF
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
RESOL VE 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 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 findings 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 ~ontained in the August 30, 2005, Report and Recommendation of the 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
Res. # ()S-4~5 , Page 2
EXHIBIT F
PAGE ;2 OF ~
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, 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.
RESOL VED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, THIS !t-hA Y OF
B:I~/
, 2005
ATTEST:
Res. # t)5~L.(SS
, Page 3
EXHIBIT
PAGE ~
F
OF 3
LAKEHA VEN UTILITY DISTRICT
31627 - 1st Avenue South · p.D. Box 4249 · Federal Way, Washington 980634249
Federal Way: 253-941-1516 · Tacoma: 253-W-7922
wwwJakehaven.org
November 20, 2007
RECEIVED
Jim Harris
Community Development Dept.
City of Federal Way
P.O. Box 9718
Federal Way, W A 98063-9718
NUV 2 I 2007
CITY OF FEOERAL WAY
BUILDING DEPT.
RE: Final Plat Approval Status
THE GREENS
Agreement No. 6306011
Mr. Harris:
This letter serves as a status report to advise the Federal Way City Council on final plat approval for
the referenced project.
The water distribution and sanitary sewer systems for this project are substantially complete.
The developer has entered into a supplemental agreement with Lakehaven Utility District and the
District has accepted a guaranty for completion of construction of the water & sanitary sewer
facilities for the project.
Please do not hesitate to call me, if you have any questions.. I can be reached by phone at
(253) 946-5407, by electronic mail at BAsbury@lakehaven.org, or by fax at (253) 529-4081.
Sincerely,
JL4
Brian Asbury
Engineering Technician III
c:
Norris Homes, Inc.
ESM Consulting Engineers, LLC
Development Services Supervisor
Inspection
EXHIBIT r;
PAGE-L-OF --L
ec:
Charles Gibson
r::ommissioner
Donald L.P. Miller
Commissioner
Ronald E. Nowicki
Commissioner
Ed Stewart
Commissioner
Beverly J. Tweddle
Commissioner
COUNCIL MEETING DATE: December 18, 2007
ITEM #:
CITY OF FEDERAL WAY
CITY COUNCIL
AGENDA BILL
SUBJECT: FEDERAL WAY PUBLIC SCHOOLS 2008 CAPITAL FACILITIES PLAN AND SCHOOL IMP ACT FEE UPDATE
POLICY QUESTION: Should the City approve the 2008 School Impact Fees?
COMMITTEE: Land Use and Transportation Committee
MEETING DATE: December 3,2007
CATEGORY:
IZI Consent
o City Council Business
o Ordinance
o Resolution
o
o
Public Hearing
Other
~!~!!J~~~Q~.!_!JX:!~~~~~~g,~~~i_~~':ll"1~S::~tyM~l"1;lgf:~
DEPT: Management Services
Attachments:
· Memorandum
· Federal Way School District 2008 Capital Facilities Plan.
Options Considered:
1. Approve District's CFP and proposed impact fee for 2008.
2. Deny approval of the 2008 School Impact Fees and provide direction to staff.
STAFF RECOMMENDATION: Staff recommends Council approval of the District's CFP and proposed impact
fee for 2008.
CITY MANAGER ApPROVAL:
DIRECTOR ApPROVAL:
Council
Council
COMMITTEE RECOMMENDATION: Forward the Federal Way School District 2008 Capital Facilities Plan and
proposed impact fee to full Council for approval with implementation of the proposed fee effective January I, 2008.
Jack Dovey, Chair
Lint-la I<o~ Member
Dean McColgan, Member
PROPOSED COUNCIL MOTION: "I move approval of the proposed 2008 school impact fee at $3,883 per single-
family unit and $1,647 per multi-family unit to be effective January 1,2008."
(BELOW TO BE COMPLETED BY CITY CLERKS OFFICE)
COUNCIL ACTION:
o APPROVED
o DENIED
o TABLEDIDEFERREDINO ACTION
o MOVED TO SECOND READING (ordinances only)
REVISED - 02/06/2006
COUNCIL BILL #
1 ST reading
Enactment reading
ORDINANCE #
RESOLUTION #
CITY OF FEDERAL WAY
MEMORANDUM
Date: December 3, 2007
To: Federal Way City Council Land Use and Transportation Committee
Via: Neal Beets, City Manager
From: Iwen Wang, CFO
Subject: Federal Way Public Schools 2008 Capital Facilities Plan/School Impact Fee
This memorandum will transmit the Federal Way Public School's 2008 Capital Facilities Plan
and its proposed impact fee for 2008.
I. Background:
The School Impact Fee, like other impact fees or mitigation measures, was provided by GMA
as a way to allow growth pay for their proportional impact or demand on various
infrastructures. In King County, the impact fee was first introduced at the County level in
1993, and the City of Federal Way adopted its impact fee ordinance in 1995 for rates
effective in 1996.
The County worked in conjunction with school districts to establish a consistent fee
calculation structure that can be used by all school districts. The resulting formula considers
construction costs, student generation factors, construction credit/allowance from the state
aSPI, as well as anticipated property tax contribution from new development. A 50%
discount is applied to the resulting amounts to cover all the assumptions in the data and
calculations. The structure further provides for separate calculation for single family vs.
multi-family fees. Each school district may collect local student generation data, neighboring
jurisdiction data, or countywide student
generation data, and apply local space
programming decisions in detemlining their
particular capacity needs.
All King County cities that adopted an impact
fee ordinance are all currently using the same
basic calculation established by the County,
but some cities adopted a different set of
exemptions (e.g. senior housing, accessory
dwelling units, low income housing, and
studio apartment units) than those contained in
the King County ordinance. Each jurisdiction also has interlocal agreements that may contain
additional procedures and collection guidelines.
Table 1. Comparison of 2008 Impact Fees
Single- Multi-
School District Family family
Auburn $5,361 $466
Federal Way 3,883 1,647
Fife 3,588 2,001
Issaquah 6,021 948
Kent 5,110 3,146
Lake Washington 5,568 657
Riverview 4,547 1,539
Snoqualmie Valley 5,977 1,744
Tahoma 5,052 1,325
In 2008, there are 9 school districts in King County assessing an impact fee, representing
roughly half of the 20 districts that have a presence in King County. Enumclaw, Highline,
K:\FINANCE\FWSDllmpact Fee\School impac Fee Memo DOC
and Northshore Districts have impact fee authority in place, but show $0 fee in 2008. The
City of Federal Way adopted its impact fee ordinance in 1995 for rates effective in 1996.
II. Analysis of Federal Way Public Schools 2008 Facilities Plan and Proposed Impact Fees:
The District's 2008 Capital Facilities Plan (CFP) reflects the successful $149 million bond
election projects, which include the replacement of Valhalla, Panther Lake, Lakeland, and
Sunnycrest elementary schools, and the reconstmction of Lakota Middle School. The four
elementary schools planned will have an increased capacity of 50 students each; no capacity
increase is proposed for the Lakota Middle School.
The proposed impact fees for 2008
are $3,883 per single-family unit and
$1,647 per multi-family unit. This is
a 29% increase on single family and
92% increase on multifamily units,
respectively. Following are the key factors contributing to the higher rates in 2008.
Impact Fee 2007 2008' Change
Comparison Fees Proposed $ %
Single Family $3,018 $3,883 $865 29%
Multi Family $856 $1,647 $791 92%
1. Cost Per Space:
The single most significant contributor to fee increases is the change in constmction
cost per additional student capacity added. While the total constmction cost was higher
in the 2007 CFP, the spaces added were also greater. As a result, the average cost for
each space added was $25,665. Conversely, while the allocated constmction cost in
2008 CFP is lower, it only added 200 spaces, at $45,500 per space. The constmction
cost for the 200 additional spaces represents 13% of the total $70 million constmction
budgeted to replace the four elementary schools, based on the fact that it represents a
13% increase in the current
capacity.
The effect of this unit cost
increase is attributable to a 56%
increase in the single-family
impact fees, and a 94% increase
in the multifamily impact fees
from 2007 levels, respectively.
Change in Unit Cost 2007 2008
Land & Construction $47,583,173 (for $9,100,000 (13% of
Cost Sequoyah MS & 4 elementary school
Todd Beamer HS) reconstructions)
Student Capacity 1,854 200
Added
Cost per add' 1 Student $25,665 $45,500
Capacity
2. Student Generation Factor (SGF)
In general, the CFP shows a lower student generation factor for single-family
development projects and a slightly higher student generation factor for multifamily
projects in 2008. This change helped to reduce the single-family fee increase by 17%,
while adding a 2% increase in multifamily unit rates. The tables below show the
changes in SGF for single family and multifamily units.
Single Family 2007 2008
Elementary 0.32913 0.29958
Middle 0.18425 0.18863
High 0.22677 0.21775
Multifamily 2007 2008
Elementary 0.11205 0.11294
Middle 0.04228 0.05749
High 0.06977 0.08419
K:\FINANCE\FWSD\lmpact Fee\School impac Fee Memo.DOC
3. Tax Credit:
Higher credit on anticipated future property tax is caused by the lower bond interest rate.
Higher assessed values also helped to offset the fee increases. Due to the differences in
assessed valuation growth, the actual impact is 8% lower on single family and 7% lower
on multifamily fees.
4. State Construction Credit:
Higher area cost allowance for state construction matching fund rate (from $154.22/sq ft
to $162.43/sq ft) helped to offset the fees by 3%.
III. Conclusion and Recommendation:
The Table below summarizes and recaps the above changes. While the change in the 2008
Impact Fee is substantial, the District's Impact Fee still compares favorably against those of
surrounding districts. In addition, city and district staff will review and discuss any
modifications to the fee structure and exemptions during 2008, therefore, staff recommends
Council approval of the District's CFP and proposed impact fee for 2008.
Single Family
Multifamily
2007 Impact Fee
Change Factors
Unit Cost Increase
SGF
Tax Credit
State Allowance
Subtotal: changes
2008 Impact Fee
* $1 difference due to rounding.
$3,018
$ 856
$1693
(525)
(235)
-1@
$ 865
+56%
-17%
-8%
-3%
+28%
$864 +103%
15 +2%
(62) -7%
-illl -3%
$ 823 +92%
$3,883
$1,646*
K:\FINANCE\FWSD\Impact Fee\School impac Fee Memo.DOC
Federal Way Public Schools
2008
Capital Facilities Plan
Building for the Future
FEDERAL WAY PUBLlC SCHOOLS 2008 CAPlT AL F ACILlTl ES PLAN
FEDERAL WAY PUBLIC SCHOOLS
2008
CAPITAL FACILITIES PLAN
BOARD OF EDUCATION
Ed Barney
Evelyn Caste lIar
David Larson
Charles Hoff
Thomas Madden
SUPERINTENDENT
Thomas R. Murphy
FEDERAL WAY PUBLlC SCHOOLS 2008 CAPITAL F ACILlTlES PLAN
TABLE OF CONTENTS
TABLE OF CONTENTS II
INTRODUCTION IIHV
SECTION I THE CAPITAL FACILITIES PLAN
Introduction I
Inventory of Educational Facilities 2
Inventory of Non-Instructional Facilities 3
Needs Forecast - Existing Facilities 4
Needs Forecast - New Facilities 5
Six Year Finance Plan 6
SECTION 2 MAPS OF DISTRICT BOUNDARIIiS
Introduction 7
Map - Elementary Boundaries 8
Map - Middle school Boundaries 9
Map - Senior High Boundaries 10
SECTION 3 SUPPORT DOCUMENTATION
Introduction II
Building Capacities 12-13
Portable Locations 14-15
Student Forecast 16-18
Capacity Summaries 19-23
King County Impact Fee Calculations 24-26
SECTION 4 SUMMARY OF CHANGES FROM THE 2007 27-29
PLAN
ii
FEDERAL WAY PUBLIC SCHOOLS 2008 CAPITAL FACILITIES PLAN
INTRODUCTION
In response to the requirements of the State of Washington Growth Management Act
(SHB 2929 (1990) and ESHB 1025 (1991)), and under the School Impact Fee Ordinances
of King County Code 21A, City of Federal Way Ordinance No. 95-249 effective
December 21,1995 as amended, City of Kent Ordinance No. 3260 effective March 1996,
and the City of Auburn Ordinance No, 5078 effective 1998, Federal Way Public Schools
has updated its 2007 Capital Facilities Plan as of May 2007.
This Plan is scheduled for adoption by King County, the City of Kent, City of Federal
Way and the City of Auburn and is incorporated in the Comprehensive Plans of each
jurisdiction by reference. This plan is also included in the Facilities Plan element of the
Comprehensive Plans of each jurisdiction. To date, the City of Des Moines has not
adopted a school impact fee ordinance.
The Growth Management Act requires the County to designate Urban Growth areas
within which urban growth can be encouraged. The Growth Management Planning
Council adopted and recommended to the King County Council four Urban Growth Area
Line Maps with designations for urban centers. A designation was made within the
Federal Way planning area, which encompasses Federal Way Public Schools boundaries.
King County will encourage and actively support the development of Urban Centers to
meet the region's need for housing, jobs, services, culture and recreation. This Plan's
estimated population growth is prepared with this underlying assumption.
This Capital Facilities Plan will be used as documentation for any jurisdiction, which
requires its use to meet the needs of the Growth Management Act. This plan is not
intended to be the sole planning tool for all of the District needs. The District may
prepare interim plans consistent with Board policies.
The District has prepared a multi phase plan for the renovation and construction of
Federal Way Schools and support buildings. Phase I, a $245 million bond was presented
to the voters in February 2006. This received a 54% yes vote, unfortunately not enough to
pass. The School Board presented a restructured bond of $149 million for adoption in
November. This received a 59.5% approval from voters, still unfortunately not enough to
pass. The Board authorized presenting the $149 million bond again on May 15, 2007.
The bond, passed at 63.93%, will replace four elementary schools, Lakeland, Panther
Lake, Sunnycrest and Valhalla and one middle school Lakota. Capacity increases are
planned at all four elementary schools.
Plans to replace Federal Way High School and increase capacity by approximately 800
students have been delayed. Federal Way High School was built in 1938. It has been
added onto at least 10 times and currently has an almost maze-like layout. Based on an
annual 4% increase in construction cost, the estimated cost to rebuild is $122 million. The
reconstruction would increase the capacity ofthe high school by 800 students, or by about
33%. None of the cost to replace Federal Way is included in the Impact Fee calculation
in this Plan. Because of continued construction inflation, estimated construction costs
will be re- calculated prior to the next bond election
iii
FEDERAL WAY PlJ BLlC SCHOOLS 2008 CAPlT AL FACILITIES PLAN
The non-instructional projects included in the plan will consolidate support services
operations at a single location. The current Transportation and Maintenance facility
cannot continue to meet the District needs in the future. Nutrition services and other
administrative functions will also relocate to this centralized location.
The Board approved a pilot program at one elementary school to offer Kindergarten
through gth grade instructional configuration. The program will begin at one elementary
school in September 2007 by adding a sixth grade class, As the program grows, there will
be more information available about the unique facility needs for this grade configuration.
Minor boundary changes are planned for the 2007/08 school years at the elementary level
to adjust for the fluctuating enrollment. Most of the growth in the Federal Way School
District area has been on the east side of the district in unincorporated King County.
Increases of elementary capacity and boundary changes will mitigate space requirements
for students moving into this new housing.
iv
FEDERAL WAY PUBLIC SCHOOLS 2008 CAPITAL FACILITIES PLAN
SECTION 1 - THE CAPITAL FACILITIES PLAN
The State Growth Management Act requires that several pieces of information be gathered to
determine the facilities available and needed to meet the needs of a growing community.
This section provides information about current facilities, existing facility needs, and expected
future facility requirements for Federal Way Public Schools. A Financial Plan which shows
expected funding for any new construction, portables and modernization listed follows this.
1
FEDERAL WAY PUBLIC SCHOOLS 2008 CAPIT AL FACILITIES PLAN
INVENTORY OF EDUCATIONAL FACILITIES
ELEMENTARY SCHOOLS
Adelaide 1635 SW 304th Street Federal Way 98023
Brigadoon 3601 SW 336th Street Federal Way 98023
Camelot 4041 S 298th Street Auburn 98001
Enterprise 35101 5th Avenue SW Federal Way 98023
Green Gables 32607 47th Avenue SW Federal Way 98023
Lake Dolloff 4200 S 308th Street Auburn 98001
Lake Grove 303 SW 308th Street Federal Way 98023
Lakeland 35827 32nd Avenue S Auburn 98001
Mark Twaio 2450 S Star Lake Road Federal Way 98003
Meredith Hill 5830 S 300th Street Auburn 98001
Mirror Lake 625 S 314th Street Federal Way 98003
Nautilus 1000 S 289th Street Federal Way- 98003
Olympic View 2626 SW 327th Street Federal Way 98023
Panther Lake 34424 1st Avenue S Federal Way 98003
Rainier View 3015 S 368th Street Federal Way 98003
Sherwood Forest 34600 12th Avenue SW Federal Way 98023
Silver Lake 1310 SW 325th Place Federal Way 98023
Star Lake 4014 S 270th Street Kent 98032
Sunnycrest 24629 42nd A venue S Kent 98032
Twin Lakes 4400 SW 320th Street Federal Way 98023
Valhalla 27847 42nd A venue S Auburn 98001
Wildwood 2405 S 300th Street Federal Way 98003
W oodmont 26454 16th Avenue S. Des Moines 98198
MIDDLE SCHOOLS
Federal Way Public Academy 34620 9th A venue S Federal Way 98003
Illahee 36001 1st Avenue S Federal Way 98003
Kilo 4400 S 308th Street Auburn 98001
Lakota 1415 SW 314th Street Federal Way 98023
Sacajawea 1101 S Dash Point Road Federal Way 98003
Saghalie 33914 19th Avenue SW Federal Way 98023
Sequoyah 3450 S 360th ST Auburn 98001
Totem 26630 40th Ave S Kent 98032
SENIOR HIGH SCHOOLS
Decatur 2800 SW 320th Street Federal Way 98023
Federal Way 30611 16th Avenue S Federal Way 98003
Thomas Jefferson 4248 S 288th Street Auburn 98001
Todd Beamer 35999 16th Ave S Federal Way 98003
Harry S Truman 31455 28th Ave S Federal Way 98003
ALTERNATIVE SCHOOLS
Merit School 36001 1st Ave S Federal Way 98003
LEASED SPACES
Internet Academy 32020 1st Ave S Federal Way 98003
2
FEDERAL WAY PUBLIC SCHOOLS 2008 CAPIT AL FAClLlTlES PLAN
CURRENT INVENTORY NON-INSTRUCTIONAL FACILITIES
Developed Property
Administrative Building
MOT Site
Central Kitchen
Federal Way Memorial Field
31405 18th Avenue S
1066 S 320th Street
1344 S 308th Street
1300 S 308th Street
Federal Way
Federal Way
Federal Way
Federal Way
98003
98003
98003
98003
Leased Space
Community Resource Center
Available Office Space
1813 S Commons
30819 14th Ave S
Federal-Way
Federal Way
98003
98003
Undeveloped Property
I Site # I Location
75 SW 360th Street & 3rd Avenue SW - 9.2 Acres
65 S 35lst Street & 52nd Avenue S - 8.8 Acres
60 E of 10th Avenue SW - SW 334th & SW 335th Streets - 10.04 Acres
73 N ofSW 320th and east of 45th PL SW - 23.45 Acres
71 S 344th Street & 46th Avenue S - 17.47 Acres
82 15t Way Sand S 342nd St - Minimal acreage
74 3737 S 360th St - 47.13 Acres (Part of this site is being used for Sequoyah Middle
School)
96 S 308th St and 14th Ave S - .36 Acres
81 S 332nd St and 9th Ave S - 20 Acres
Notes:
Not all undeveloped properties are large enough to meet school construction requirements.
Properties may be traded or sold depending on what locations are needed to house students in the
District.
3
FEDERAL WAY PUBLIC SCHOOLS 2008 CAPlT AL FACILITIES PLAN
NEEDS FORECAST - EXISTING FACILITIES
EXISTING FACILITY FUTURE NEEDS ANTICIPATED SOURCE OF
FUNDS
Purchase and Relocate Interim Capacity Anticipated source of funds is
Portables Impact Fees.
Elementary Schools: Replace Existing Buildings Voter approved bonds.
Lakeland, Panther Lake, Increase capacity at Lakeland,
SunnycresLand Valhalla Panther Lake, Sunnycrest and
Valhalla by a total of200 seats
Lakota Middle School Replace Existing Building Voter approved bonds
Federal Way High School Replace Existing Building, Future bond authorization
Increase Capacity
Decatur High School Increase Capacity . Future bond authorization.
The District is also planning the replacement of some non-instructional facilities. The
District has purchased 20 acres (Site #81) for construction of consolidated facilities for
support services functions. Transportation, Nutrition Services, Maintenance and other
non-instructional functions will be housed at this centralized location.
As part of the multi phase plan, the District intends to increase capacity for high school
students with expansion at the Decatur High School site. Increased capacity at Federal
Way High and at Decatur High supplant the need for construction of a fifth
comprehensive high school.
4
FEDERAL WAY PUBLlC SCHOOLS 2008 CAPITAL FACILlTlES PLAN
NEEDS FORECAST - NEW FACILITIES
NEW F ACILlTY
LOCATION
ANTICIPATED SOURCE
OF FUNDS
No current plans for new facilities.
5
FEDERAL WAY PUBLIC SCHOOLS 2008 CAPITAL FACILITIES PLAN
Six Year Finance Plan
Actual and Planned Expenditures
Sources
Impact Fees (I) 466,443
Land Sale Funds (2) 395,439
Bond Funds (3) 4,545,439
State Match (4) 2,426,365
TOTAL $7,833,686
Sources
State Match (5) $20,000,000
Bond or Levy Funds (6) $86,500,000
Land Fund Sales (7) $14,000,000
Impact Fees (8) 3440000
TOTAL $100,500,000
Secured Funding
Projected Revenue
NEW SCHOOLS Current and Budget 2008 2009 2010 2011 2012 2013 Total Total Cost
Prior Years 2007/08 2008/09 2009/10 2010/11 2011112 2012/13 2013/14 2007.2013
MODERNIZATION AND EXPANSION
Valhalla Elementary $7,570,000 $9,930,000 $17,500,000 $17,500,000
Panther Lake Elementary $7,570,000 $9,930.000 $17,500,000 $17,500,000
Lakeland Elementary $7,570,000 $9,930,000 $17,500,000 $17,500,000
Sunnycrest Elementary $7,570,000 $9.930,000 $17,500,000 $17,500,000
Lakota' Middle School $15.36],250 $15.038,750 $3,600.000 $34,000,000 $34,000,000
TEMPORARY FACILITIES
Portables (9) $986,946 $386,946 $386,946 $1,373,892
[TOTAL $986.946 $15,526,946 $50,361,250 $34,898,750 $3,600,000 . $0 $0 $0 $104,386,946 $105,373,892
~.~ --
NOTES:
I These fees are currently being held in a King County, City of Federal Way and City of Kent impact fee account, and will be
available for use by the District for system improvements This is year end balance on 12/31/06.
2. These funds come from various sales of land and are set aside for estimated expenditures. This IS year end balance on 12/31/06
3. This is the 12/31/06 balance of bond funds. This figure includes interest earnings.
4. These are state matching funds received for Todd Beamer High School, Truman High School and the additions to existing buildings.
This is a year end balance on 12/3] /06
5. This is anticipated State Match for projects attached to future bond issues. This is based on July 1,2006 State Match indices.
6. These are anticipated bond fUllds Voters have approved a bond for $149m
7. Projected sale of surplus properties.
8. These are projected fees based upon known residential developments in the District over the next six years This figure assumes $50,000 per month for the next six years
9. These fees represent the cost of purchasing and installing new portables.
6
FEDERAL WAY PUBLIC SCHOOLS 2008 CAPITAL FACILITIES PLAN
SECTION 2 - MAPS OF DISTRICT BOUNDARIES
Federal Way Public Schools (the District) has twenty-two elementary schools (grades K-5),
seven middle school schools (grades 6-8), five senior high schools (grades 09-12), one
school serving K-6 and one school serving students in grades 6 -10 for the 2007/08 school
year. The Internet Academy serves grades K -12. The following maps show the service area
boundaries for each school, by school type. (Harry S. Truman High School, Merit School,
Internet Academy and Federal Way Public Academy serve students from throughout the
District). -The identified boundaries are reviewed annually. Any change in grade
configuration or adoption of programs that affect school populations may necessitate a
change in school service areas.
The Growth Management Act requires that a jurisdiction evaluate if the public facility
infrastructure is in place to handle new housing developments. In the case of most public
facilities, new development has its major impact on the facilities immediately adjacent to that
development. School Districts are different. If the District does not have permanent
facilities available, interim measures must be taken until new facilities can be built or until
boundaries can be adjusted to match the population changes to the surrounding facilities.
Adjusting boundaries requires careful consideration by the District and is not taken lightly.
It is recognized that there is a potential impact on students who are required to change
schools. Boundary adjustments impact the whole district, not just one school.
It is important to realize that a single housing development does not require the construction
of a complete school facility. School districts are required to project growth throughout the
district and build or adjust boundaries based on growth throughout the district, not just
around a single development.
7
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FEDERAL WAY PUBLIC SCHOOLS 2008 CAPIT AL F ACILlTlES PLAN
SECTION 3 - SUPPORT DOCUMENTATION
Building Capacities - The Education Program
Portable Locations
Student Forecast - 2008 through 2014
Capacity Summaries
King County Impact Fees - Single and Multi Family Units
11
FEDERAL WAY PUBLIC SCHOOLS 2008 CAPITAL F ACfLITlES PLAN
Building Capacities
This Capital Facilities Plan establishes the District's "standard of service" in order to
ascertain the District's current and future capacity. The Superintendent of Public
Instruction establishes square footage guidelines for capacity, but these guidelines do not
take into consideration the education program needs.
In general, the District's current target class size provides that the average class size for a
standard classroom for grades K through 2 should be 20 students. For grades 3-5 the
target is 25 students. For grades six to 12 the target class size is 26 students.
Classrooms for students with Individualized Education Program (Special Education)
needs are calculated at 12 seats per classroom.
Using the OSPI square footage calculation as a base line, the District has calculated a
program capacity for all schools. The following list clarifies the adjustments to the aSPI
calculation.
Music Rooms:
Each elementary school requires a standard classroom for music instruction.
All Day Kindergarten:
Every elementary school operates at least one all day Kindergarten program. These all
day Kindergarten program require additional capacity because the standard classroom is
available for one all day session rather than two half day sessions. The District will
operate 39 sections of all day Kindergarten in 2007/08.
Special Education Resource Rooms:
Each elementary and middle school requires the use standard classroom(s) for special
education students requiring instruction to address specific disabilities
English as a Second Language Programs:
Each elementary, middle school and high school requires the use of standard classroom
for students learning English as a second language.
Middle School Computer Labs:
Each middle school has at least one computer lab.
High School Career Development and Learning Center (Resource) Room:
Each high school provides special education resource room and career development
classrooms for students requiring instruction to address specific disabilities.
12
FEDERAL WAY PUBLIC SCHOOLS 2008 CAPITAL FACILITIES PLAN
BUILDING PROGRAM CAPACITIES
ELEMENTARY BUILDING
PROGRAM CAPACITY
School Name Headcount
Adelaide 349
Brigadoon 312
Camelot 254
Enterprise 443
Green Gables 474
Lake Dolloff - 395
Lake Grove 344
Lakeland 377
Mark Twain 321
Meredith Hill 475
Mirror Lake 371
Nautilus 353
Olympic View 333
Panther Lake 422
Rainier View 429
Sherwood Forest 408
Silver Lake 421
Star Lake 367
Sunnycrest 354
Twin Lakes 308
Valhalla 352
Wildwood 286
W oodmont 347
12007 TOTAL 8,495
IElementary Average
369
Notes:
* Federal Way Public Academy capacity is not used in
calculated average.
* Truman High School capacity is not used in
calculated average.
MIDDLE SCHOOL BUILDING
PROGRAM CAPACITY
School Name Headcount FTE
Illahee 890 899
Kilo 908 917
Lakota 827 835
Sacajawea 735 742
Saghalie 849 858
Sequoyah 601 607
Totem 751 759
Federal Way Public Academy 199 201
2007 TOTAL 5,760 5,818
936
927
J*Middle School Average
SENIOR HIGH BUILDING
PROGRAM CAPACITY
School Name Headcount FTE
Decatur 1306 1,382
Federal Way 1405 1,48-7
Thomas Jefferson 1386 1,467
Todd Beamer 1121 1,186
Truman High School 290 307
Federal Way Public Academy 133 141
2007TOT AL 5,641 5,969
I*Senior High Average
1,305
1,380 I
ALTERNATIVE SCHOOL BUILDING
PROGRAM CAPACITY
School Name Headcount FTE
Merit School I 16 1 16
2006 TOTAL I 16 -I 16
13
FEDERAL WAY PUBLIC SCHOOLS 2008 CAPITAL FACILITIES PLAN
Portable Locations
The Washington State Constitution requires the State to provide each student a basic
education. It is not an efficient use of District resources to build a school with a capacity for
500 students due to lack of space for 25 students when enrollment fluctuates throughout the
year ~md from year to year.
Portables are used as temporary facilities or interim measures to house students when
increasing population impacts a school attendance area. Portables may also be required to
house students when new or changing programs require additional capacity. They also
provide temporary housing for students until permanent facilities can be financed and
constructed.. When permanent facilities become available, the portable(s) is either used for
other purposes such as storage or child care programs, or moved to another school for an
interim classroom. Some portables may not be fit to move due to age or physical condition.
In these cases, the District may choose to buy new portables and surplus these unfit
portables. It is the practice and philosophy of Federal Way Public Schools that portables are
not acceptable as permanent facilities.
The following page provides a list of the location of the portable facilities, used for
temporary educational facilities by Federal Way Public Schools.
14
FEDERAL WAY PUBUC SCHOOLS 2008 CAPITAL F ACIUTlES PLAN
PORTABLE LOCATIONS
PORTABLES LOCATED
AT ELEMENTARY SCHOOLS
NON
INSfRUCTIONAL INSTRUCTIONAL
Adelaide 3
Brigadoon 1
Camelot 1
Enterprise 3
Green Gables 1
Lake Dolloff 1 1
Lake Grove 2 1
Lakeland 2
Mark Twain 3
Meredith Hill 2 1
Mirror Lake 3 1
Nautilus 1
IOlymplc VIew 1 1
Panther Lake 3
Rainier View 2 1
Sherwood Forest 4
Silver Lake 4
Star Lake 2 2
Sunnycrest 1 1
Twin Lakes 2 1
Valhalla 1 1
Wildwood 4
W oodmont 3
fOTAL 49 lZ
PORTABLES LOCATED
AT MIDDLE SCHOOLS
NON
INSTRUCTIONAL INSTRUCTIONAL
Illahee 3
Kilo 6 1
Lakota 3
Sacajawea 4
Saghalie 4
Totem 5
Merit 2
24 4
15
PORT ABLES LOCATED
AT SENIOR HIGHS
NON
INSTRUCTIONAL INSTRUCfIONAL
Decatur 9
Federal Way 2 1
Thomas Jefferson 7
Todd Beamer 7 1
TOTAL 25
PORTABLES LOCATED
AT SUPPORTF ACILlTlES
IMOT
~~~AL
1
5
6
HEAD START PORTABLES AT DISTRICT SITES
Sherwood Forest 1
Total 1
FEDERAL WAY PUBUC SCHOOLS 2008 CAPITAL FACILITIES PLAN
Student Forecast
Student enrollment projections are a basic component of budget development. Enrollment
projections influence many of the financial estimates that go into budget preparation. The
majority of staffing requirements are derived directly from the forecasted number of students.
Allocations for instructional supplies and materials are also made on the basis of projected
enrollment. Other expenditures and certain revenue projections are directly related to
enro Ilment-proj ections.
Enrollment projections are completed annually in the Business Services Department.
Projections must be detailed at various levels, district total, school-building totals, grade
level and program level to include vocational and specia~ education students.
The basis of projections has been cohort survival analysis. Cohort survival is the analysis of
a group that has a common statistical value (grade level) as it progresses through time. In a
stable population the cohort would be 1.00 for all grades. This analysis uses historical
information to develop averages and project the averages forward. This method does not
trace individual students; it is concerned with aggregate numbers in each grade level. The
district has used this method with varying years of history and weighted factors to study
several projections. Because transfers in and out of the school system are common, student
migration is factored into the analysis as it increases or decreases survival rates. Entry
grades (kindergarten) are a unique problem in cohort analysis. The district collects
information on birth rates within the district's census tracts, and treats these statistics as a
cohort for kindergarten enrollment in the appropriate years.
The Federal Way School District is using various statistical methods for projecting student
enrollments. The resultant forecasted enrollments are evaluated below.
The first method is a statistical cohort analysis that produces ten distinct forecasts. These are
forecast of enrollment for one year. The projections vary depending on the number of years
of historical information and how they are weighted.
A second method is a projection using an enrollment projection software package that allows
the user to project independently at school or grade level and to aggregate these projections
for the district level. The Enrollment Master™ software provides statistical methods
including trend line, standard grade progression (cohort) and combinations of these methods.
This software produces a five-year projection of school enrollment.
In December 2006, the District contracted a demographer to develop projections for the
Federal Way School District. The report was complete in January 2007. The model used to
forecast next year's enrollment uses cohort survival rates to measure grade to grade growth,
assumes market share losses to private schools (consistent with county-wide average),
16
FEDERAL WAY PUBLIC SCHOOLS 2008 CAPIT AL FACILITIES PLAN
assumes growth from new housing or losses due to net losses from migration. This forecast
was provided as a range of three projections. The long-range forecast provided with this
report; used a model with cohort survival rates and growth rates based on projected changes
in the 5-19 age group for King County. Most of the methods used for long range enrollment
reporting assume that enrollment is a constant percent of something else (e.g. population) or
that enrollment will mirror some projected trend for the school-age population over time. The
report included 5 different calculations to provide a range of possible projections for the
District to the year 2015. This model produces a projection that is between 23,000 and
24,000 when applied to the low, medium and high range modes. This provides a reasonable
range for long-range planning and is consistent with estimates from various models.
Long-range projections that establish the need for facilities are a modification of the cohort
survival method. The cohort method of analysis becomes less reliable the farther out the
projections are made. The Federal Way School District 19n9-range projections are studied
annually. The study includes information from the jurisdictional demographers as they
project future housing and population in the region. The long-range projections used by
Federal Way Public Schools reflect a similar age trend in student populations as the
projections published by the Office of Financial Management for the State of Washington.
Near term projections assume some growth from new housing, which is offset by current
local economic conditions. The District tracks new development from four permitting
jurisdictions. Long range planning assumes a student yield from proposed new housing
consistent with historical growth patterns.
Growth Management requires jurisdictions to plan for a minimum of twenty years. The
Federal Way School District is a partner in this planning with the various jurisdictions
comprising the school district geography. These projections create a vision of the school
district community in the future.
17
FEDERAL WAY PUBLIC SCHOOLS 2007 CAPITAL FACILITES PLAN
Full Time Equivalent Enrollment History and Projections
Simplified FTE (K Headcount = .5 FTE; Middle School FTE=.99 Headcount; Senior High FTE = .945Headcount)
Total K -12 Percent
Calendar Yr School Year Elementary Middle School Senior High FTE Change
2001 2000-01 9,823 5,350 6,012 21,185
2002 2001-02 9,651 5,438 6,116 21,205 0.1%
2003 2002-03 9,416 5,419 6,158 20,993 -1.0%
2004 2003-04 9,127 5,524 6,408 21,059 0.3%
2005 2004-05 9,164 5,473 6,515 21,152 0.4%
2006 2005-06 9,105 5,309 6,770 21,184 0.2%
2007 B2006-07 8,937 5,082 7,005 21,024 -0.8%
2008 P2007-08 9,134 4,959 7,057 21,150 0.6%
2009 P2008-09 9,289 4,915 6,988 21,192 0.2%
2010 P2009-10 9,386 4,949 6,925 21,260 0.3%
2011 P20lO-11 9,502 5,038 6,742 21,282 0.1%
2012 P2011-12 9,589 5,121 6,672 21,382 0.5%
2013 P2012-13 9,614 5,222 6,714 21,550
Elementary K-5 Middle School 6-8 High School 9-12
22,000
21,000
20,000
w
I- 19,000
u.
...
CIl
.0
0
U 18,000
0
17,000
16,000
15,000
Enrollment History and Six Year Forecast
0.8%
0.6%
0.4%
0.2%
0.0% CIl
III
co
CIl
-0.2% ~
.E
-0.4% 't!.
-0.6%
-0.8%
-1.0%
-1.2%
~ ~ ~ ~ ~ ~ ~ ~ -0 -0 -0 -0
~ ~ ??:> ~ ~ <& ~ % ~ ~ ~ ~
~ ~ ~ 0 ~ ~ ~ <& '?9 -0 ~
l7 ~ ~ ~ '-0 ~ ~
School Year
I c:::::J FTE
-+- Percent of Change
18
Federal Way Public Schools
08 CFP Bond Capacity
Lakeland 377 405
Panther Lake 422 405
Sunnycrest 354 405
Valhalla 352 540
Total 1505 1755
Cost Allocations Average
CAPACITY 1705 1755 1730
COST $70,000,000 $70,000,000 $70,000,000
Costl"Seat" $41,055.72 $39,886.04 $40,462.43
Growth Capac 200 250 225
Growth Cost $8,211,143.70 $9,971,509.97 $9,104,046.24
As % of Total 11.73% 14.25% 13.01 %
Please note that until bids are awarded both actual increased
growth capacity and actual construction costs are estimates
FEDERAL WAY PUBLIC SCHOOLS 2008 CAPIT AL FACILITIES PLAN
Capacity Summaries
All Grades, Elementary, Middle School, and Senior High Schools
The Capacity Summaries combine Building Capacity information and the Student Forecast
information. The result demonstrates the requirements for new or remodeled facilities and
why there is a need for the District to use temporary facilities or interim measures.
The information is organized in spreadsheet format, with a page summarizing the entire
District, and then evaluating capacity YS. number of students at elementary, middle school,
and senior high levels individually.
The notes at the bottom of each spreadsheet provide inf9rmation about what facilities are in
place each year. .
19
FEDERAL WAY PUBLIC SCHOOLS 2008 CAPITAL FACILITIES PLAN
CAPAClTY SUMMARY - ALL GRADES
CAPACITY
BUILDING PROGRAM
HEADCOUNT CAPACITY
Calendar Year
School Year
Budget - - Projected - -
2008 2009 2010 2011 2012 2013 2014
2007/082008/092009/102010/11 201l/12 2012/13 2013/14
19,896 19,896
r2Q;2821!C;20,2S>2' .'
19,896 19,996
~():;28Z!. ;:20;382,;
20,096
Add or subtract changes to capacity
Increase Capacity, Lakeland, Panther Lake
Sunnycrest and Valhalla
Adjusted Program Headcount Capacity
SURPLUS OR (UNHOUSED)
. ~ii;;t~'i:.f"~)''''~E>:i?CTW 'l.,,>'I;}::;4:;': "
~~~~~.At:€~{~et~,-,_ _ -.><."",,,",\a:,,,_^-,,,,,,,,,,,*,,";jk___"__ ,_,__,"_,Ar~">-1t0-_,,-'i".f\
RELOCA T ABLE CAPACITY
Current Portable Capacity
Add/Subtract Portable Capacity
Add New Portable Capacity
Deduct Portable
2,600
2,675
2,675
2,675
2,675
2,675
2,675
20
FEDERAL WAY PUBLlC SCHOOLS 2008 CAPITAL FAClLlTlES PLAN
CAPACITY SUMMARY - ELEMENTARY SCHOOLS
CAPACITY
BUILDING PROGRAM
HEAD COUNT CAPACITY
Calendar Year
School Year
Budget Projected - -
2008 2009 2010 2011 2012, 2013 2014
2007/08 2008/09 2009/10 2010/11 2011112 2012/13 2013/14
ENROLLMENT
RELOCA T ABLE CAPACITY 3.
Current Portable Capacity
1,225
1,300
1,300
1,300
1,300'
1,300
1,300
Add/Subtract portable capacity
is>
SURPLUS OR (UNHOUSED)
PROGRAM AND RELOCA TABLE
NOTES:
\. Increase Capacity at Lakeland, Panther Lake, Sunnycrest and Valhalla
2. Internet Academy students are included in projections but do not require full time use of school facilities.
3. Relocatable Capacity is based on the number of portables available and other administrative techniques which
can be used to temporarily house students until permanent facilities are available. This is a calculated number only.
The actual number of portables that will be used will be based on actual student population needs.
The District may begin to pull portables from the instructional inventory. Age and condition of the portables
will determine feasibility for continued instructional use.
21
FEDERAL WAY PUBLIC SCHOOLS 2008 CAPlT AL FACILITIES PLAN
CAPACITY SUMMARY - MIDDLE SCHOOLS
CAPACITY
BUILDING PROGRAM
HEADCOUNT CAPACITY
Calendar Year
School Year
Budget
2008
2007/08
- - Projected - -
2009 2010 2011 2012 2013 2014
2008/09 2009/10 2010/11 2011/12 2012/13 2013/14
5,760
5~818,
RELOCA TABLE CAPACITY 2..
Current Portable Capacity
Add/Subtract portable capacity
Add new portable capacity
600
600
600
600
600
600
600
NOTES:
1. Internet Academy students are included in projections but do not require full time use of school facilities.
2. Relocatable Capacity is based on the number of portables available and other administrative techniques which
can be used to temporarily house students until permanent facilities are available. This is a calculated number only.
The actual number of portables that will be used will be based on actual student population needs.
The District may begin to pull portables from the instructional inventory. Age and condition of the portables
will determine feasibility for continued instructional use.
22
FEDERAL WA Y PUBLIC SCHOOLS 2008 CAPlTAL FACILITIES PLAN
CAPACITY SUMMARY - SENIOR HIGH SCHOOLS
CAPACITY
BUILDING PROGRAM
HEADCOUNT CAP ACITY
Calendar Year
School Year
Budget
2008
2007/08
Projected - -
2009 2010 20ll 2012 2013 2014
2008/09 2009/10 201O/l1 2011/12 2012/13 2013/14
5,641
ENROLLMENT
RELOCA T ABLE CAPACITY 2.
Current Portable Capacity
625
625
625
625
625
625
625
SURPLUS OR (UNHOUSED)
PROGRAM AND RELOCA TABLE
NOTES:
,
I. Internet Academy students are included in projections but do not require full time use of school facilities.
2. Relocatable Capacity is based on the number of portables available and other administrative techniques which
can be used to temporarily house students until permanent facilities are available. This is a calculated number only.
The actual number of portables that will be used will be based on actual student population needs.
The District may begin to pull portables from the instructional inventory. Age and condition ofthe portables
will determine feasibility for continued instructional use.
3. Capacity for unhoused students will be accommodated with traveling teachers and no planning time in some classrooms.
Puget Sound Early College will house approximately 60 of the unhoused students.
23
".
FEDERAL WAY PUBLIC SCHOOLS 2008 CAPITAL FACILITIES PLAN
King County, the City of Federal Way, and the City of Kent Impact Fee Calculations
Single and Multi-Family Residences
Each jurisdiction that imposes school impact fees requires that developers pay these fees
to help cover a share of the impact of new housing developments on school facilities.
To determine an equitable fee throughout unincorporated King County, a formula was
established. This formula can be found in King County Code 21A and was substantially
adopted by the City of Federal Way and Kent. The formula requires the District to
establish a "Student Generation Factor" which estimates how many students will be
added to a school district by each new single or multi-family unit and to gather some
standard construction costs, which are unique to that district. -
- STUDENT GENERATION FACTOR ANALYSIS
Federal Way Public Schools student generation factor was determined separately for
single-family units and multi-family units. The factors used in the 2007 Capital Facilities
Plan were derived using actual generation factors from single-family units that were
constructed in the last five (5) years.
- IMP ACT FEE CALCULATION
Following the calculations for the student generation factor is a copy of the Impact Fee
Calculation for single family and multi-family units based on King County Code 21A and
the Growth Management Act.
)- Temporary Facility Cost is the average cost of a portable purchased within the last 12
months.
)- Site Acquisition Costs is the per acre cost of the last school site purchased (site 45);
this is a negotiated purchase price.
Plan Year 2008
Plan Year 2007
Single Family Units
Multi-Famil Units
$3,883..
$1,647.
$3,018
$ 856.
24
FEDE""L W' ~ p"SUC SC\\OOLS .00' cAPn,L FACILrflES PLAN
-
STUDENT GENERA'TION
NEW CONSTRUCTION IN pRIOR 5 YEARS
Single FaUlily Student Generation
=t
~) Cedar 'rIei hts E.sta\e~
3) Silverwood ov
iotal 72~ \J
student Generation
Multi FaUli\)' Student Gl
Number of Number of Number of E.lementary Middle school senior High iotal
Number of Number of'
Elementary Middle school senior High student Student Student Student
Single FamilY Multi-FamilY Factor factor
OlNe\\inQS students students Students Factor factor
OEVELOPME.Ni OlNeUinQS O,~026 0.04n 0.0449 0.1891
~3 14
Lodoe at peas1ev catWon 0 312 32 0,0857 0.1543 0.37~4
23 ~5 27 0.~314
BrooKside \lillage 0 n5
487 55 28 41
iotal 0 . .~A\1'>" ". ~,~!;1~ /.. ..... ~,~a41/ . o:.~S46
student Generation
Mu\ti FaUli\)' Student Generation
25
FEDERAL WAY PUBLlC SCHOOLS 2008 CAPTlAL F AcrUTlES PLAN
IMPACT FEE
School Site Acquisition Cost:
Facility
Acreage
Student
Factor
SFR
Cost I
Acre
Facility
Capacity
Student
Factor
MFR
Cost!
SFR
Cost!
MFR
Elementary
Middle School
Sr High
0.00 ...........,................~9... 417 0.2996 0.1129 $0 $0
.......................................... .................................. ................................. .................................
0.00 $0 921 0.1886 0.0575 $0 $0
.......................................... .................................. .................................. ................................. .................................
1.20 $0 133 0.2178 0.0842 $0 $0
TOTAL $0 $0
School Construction Cost:
% Perm Fac.l
T
Student
Factor
Facility
Facility
C
Student
Factor
MF
Cost!
SFR
Cost!
MFR
Elementary
Middle School
Sr High
ota Sa Ft Cost aoaclty SFR R
96.21% ........~2.!.~gQ!Q9.2... 200 0.2996 0.1129 $13,115 $4,942
.......................................... .................................. ................................. .................................
96.21% $0 921 0.1886 0.0575 $0 $0
.......................................... .................................. .................................. ................................. .................................
96,21% $0 933 0.2178 0.0842 $0 $0
TOTAL $13,115 $4,942
Temporary Facility Cost:
% Temp Fac.
Total Sq Ft
Student
Factor
SFR
Facility
Cost
Facility
Size
Student
Factor
MFR
Cost!
SFR
Cost!
MFR
Elementary
Middle School
Sr High
3,79% ............~.~.~.?:,?~~,.. 25 0.2996 0.1129 $59 $22
.......................................... .................................. ................................. .................................
3.79% $0 25 0.1886 0.0575 $0 $0
.......n................................. .................................. .................................. ................................. .................................
3.79% $0 25 0.2178 0.0842 $0 $0
TOTAL $59 $22
State Matching Credit Calculation:
Area Cost
All IS F
Student
Factor
SFR
Sq. Ft.
S d
State
M h
Student
Factor
MFR
Cost!
SFR
Cost!
MFR
Elementary
Middle School
New Sr High
owance )a t tu ent atc
$162.43 90 6\.90% 0.2996 0.1129 $2,711 $1,022
.......................................... .................................. .................................. ................................. .................................
$162.43 117 0.00% 0.1886 0.0575 $0 $0
.......................................... .................................. .................................. ................................. .................................
$162.43 130 0.00% 0.2178 0.0842 $0 $0
Total $2,711 $1,022
Tax Payment Credit Calculation
Average Assessed Value (April 2007)
Capital Bond Interest Rate (April 2007)
Net Present Value of Average Dwelling
Years Amortized
Property Tax Levy Rate
Present Value of Revenue Stream
SFR
MFR
......~.?~.~!.~:'!~........ ......,~.~~???.~........,
4.08% 4,08%
................................. .................................
....~~?~.n.~.~~...... ......~.~..~gi.?i~........
10 10
................................. .................................
$1.27 $1.27
$2,697 $649
Single Family Multi-Family
Residences Residences
Mitigation Fee Summary
Site Acquisition Cost $ - $
Permanent Facility Cost $ 13,115 $ 4,942
Temporary Facility Cost $ 59 $ 22
State Match Credit $ (2,711) $ (1,022)
Tax Payment Credit $ (2,697) $ (649)
Sub-Total $ 7,766 $ 3,294
50% Local Share $ 3,883 $ 1,647
Illmpact Fee $ 3,883 $ 1,64711
26
FEDERAL WAY PUBLIC SCHOOLS 2008 CAPITAL FACILITIES PLAN
SUMMARY OF CHANGES FROM THE 2006 CAPITAL FACILITIES PLAN
The 2008 Capital Facilities Plan is an updated document, based on the 2007 Capital Facilities
Plan. The changes between the 2007 Plan and the 2008 Plan are listed below.
SECTION I - THE CAPITAL FACILITIES PLAN
SIX- YEAR FINANCE PLAN
The Six Year Finance Plan has been rolled forward to reflect 2008/2014
SECTION III - SUPPORT DOCUMENTATION
CAP ACITY
Elementary school capacity reflects program changes for the 2007/08 school year.
Elementary capacity includes space for All Day Kindergarten programs at every elementary
school. Changes to the Building Program Capacities calculation are found on page 13.
PORTABLES
The list of portables reflects the movement of portables between facilities or new portables
purchased. Portable Locations can be found on page 15.
STUDENT FORECAST
The Student Forecast now covers 2008 through 2014. Enrollment history and projections
are found on page 18.
CAPACITY SUMMARY
The changes in the Capacity Summary are a reflection of the changes in the capacities and
student forecast. New schools and increased capacity at current buildings are shown as
increases to capacity. Capacity Summaries are found on pages 20-23.
IMP ACT FEE CALCULATION - KING COUNTY CODE 21A
The Impact Fee Calculations have changed due to changes in several factors. The adjustment
made in the Impact Fee Calculation, causing a change in the Impact Fee between the 2007
Capital Facilities Plan and the 2008 Capital Facilities Plan can be found on page 29.
27
FEDERAL WAY PUBLIC SCHOOLS 2008 CAPITAL FACILITIES PLAN
IMP ACT FEE CALCULATION CHANGES FROM 2007 TO 2008
STUDENT GENERATION FACTORS
Student Generation factors are based on rates for new developments constructed over a
period of not more than five years prior to the date of the fee calculation. The changes in
student Generation factors between the 2007 Capital Facilities Plan and the 2008 Capital
Facilities Plan are due to developments that were deleted or added based upon the age of
the developments and the year placed in the survey. The Student Generation worksheet
is found on page 25.
SCHOOL CONSTRUCTION COSTS
The anticipated cost for replacing Lakeland, Panther Lake, Sunnycrest and Valhalla is
$70,000,000. The replacement will add 50 new seats to the school capacity at each
building. The total capacity at these four elementary schools is currently 1505. Adding
200 additional seats will increase the capacity by 13%.
Total Cost .13 X $70,000,000 = $9,100,000
28
FEDERAL WAY PUBUC SCHOOLS 2008 CANT AL F AClUTlES PLAN
IMPACT FEE CALCULATION CHANGES FROM 2007 TO 2008
IMP ACT FEE
Item From/To
Percent of Permanent Facilities 96.08% to 96.21%
Percent Temporary Facilities 3.92% to 3.79%
Average Cost of Portable $128,106 to $128,982
Classroom
Area Cost Allowance $154.22 to $162.43
State Match
Average Assessed Value
Capital Bond Interest Rate
Property Tax Levy Rate
Single Family Student Yield
Elementary
Middle School
High School
Multi-Family Student Yield
Elementary
Middle School
High School
No Change
SFR-
$245,644 to $262,848
MFR-
$57,873 to $63,234.
4.39% to 4.08%
$1.14 to $1.27
.3030 to .3462
.2013 to .2186
.2013 to .2418
.0929 to .1129
.0410 to .0575
.0628 to .0842
29
Comment
Report #3 aSPI
Updated portable inventory
Updated average of portables
purchased and placed in 2006
Change effective Julyl, 2007
Per Puget Sound Educational
Service District (ESD 121)
Market Rate
King County Treasury Division
Updated Housing Inventory
Updated Housing Inventory
Mission
Federal Way Public Schools is obligated to educate all students in
academic knowledge, skills, abilities and responsible behavior to be
successful, contributing members of a free society.
Vision
All students proficient in reading and math
All students will meet or exceed standards in reading and math on all WASL
tests.
Federal Way Public Schools
31405 18th Avenue S
Federal Way, Washington 98003-5433
(253) 945-2000
This document is published by the
Business Services Department of the
Federal Way Public Schools
June 2007
~
~
Federal Way
Public Schools
Every Student, a Reader
~- -~_:. ~-;.. ..'~' ,:::. ;....:~ ~<<.~~.: - ;.<-:~. :~:.<~~,:.,:,
.\.
Federal Way Public
Schools
2008 Capital Facilities Plan
and
Impact Fee Update
December 3, 2007
Background
. GMA Impact Fee
. Countywide Calculation Formula
With localized district data for:
. Student generation
. Program capacity
. Tax payment credit (based on AV and bond levy)
dopted County calculation but have
. erent exemptions
2008 Rates
School District
Single-family Multifamily
Auburn
Federal Way
Fife
Issaquah
Kent
$5,361
3,883
3,588
6,021
5,110
$466
1,647
2,001
948
3,146
5,568 657
4,547 1,539
5,977 1,744
5,052 1,325
1
Formula Considers:
. Cost of facilities
. Student Generation
Factor
. State Matching Fund
. Tax Payment Credit
50% discount takes into
ration all the
. ns of data and
n
~,.:_;._:~.:....:;,.,....~...t""'''''~
""Aa HI
SdMfSi...~CMl: .... """"
l~ Cow. ,- ,- .~ Coo< e_
M ... C Sf'- IJn "" .....
"- '" so .., ~Jl '" ..
,....,"""" 'DO so ,.n '1'" O.QSi3 .. ..
So.... llO .. 11) "" . .. ..
TIm " "
s.....c............c.., ..... .......
~t-f~. ,..., '''''' ,... ,- ew-' c.a.
,.. ,. c.. SJIl ..... SJIl "'"
"- 96.:'" " '" .",. '"1 mm ....,
Mid&~ .. ..
StS:Z H..I% '" O.1Ja CMU .. so
""... Sl3J15 ..,
T~f.....,.C... ...... .....
~.. r.q.hc. ,.... ,- ..... .- "" C_
T_r " ""' ... "" "" .....
"- 'l2lJC " """ . '"
..... ......
S1r~ " so
j,w.~(.'ndllc.lc.too...., """' ..-
..."'" 50" ... - ..... Cr.>
........ .. ..... .... "" .... stt
"- 162..0 41.90% .- 0,1. 1'n
MidoDo-Sdof,ol $)62,4$ c.(q:~ ., O_~'l~ so
~50.'l'bP ll.
,....
Tn Par- c..... t.......
.r.-qrAss-.d\'... {Afril2OOi)
C~8....d~"""~J2OO?J
N-tPmdV.....A_.~
-r...A.ra1ino!
p,op......-hxLr.t&.:.
Pnw.YahM,"~~
..... r..a;r w.w.F...Il:-
......... .........
~F.."'-"
...J.cqw.--(..... ,
~IJdilyCef.r l!,m , 4,K!
T~f..w,.eo.. " , n
sa.~o.. a,711) $ "..",
,._~C... a.ti9?)$ .....
S'""-TOd" '!.~" , ....
""........ ,... . 1,647
,.......,. ..... . L.HTI
"
Proposed 2008 VS. 2007 Rates
mpact Fee 2007 2008 $ %
ompanson Fee Proposed Chg Chg
$3,018 $3,883 $865 29%
ultifamily $856 $1,647 $791 92%
2
Contributing Factors
Factor Single Family Multifamily
Construction Cost $1693 +56% $864 +103%
Student Generation (525) -17% 15 +2%
Tax payment credit (235) -8% (62) -7%
~-3% -1m -3%
~ +28% $ 790* +92%
yItt
Construction cost
. Reconstruction of:
. Lakeland, Panther Lake, Sunnycrest, and Valhalla
elementary schools; Adding an estimated 200
seats (13% of total cost)
. Lakota Middle School, no new capacity
~calation of Construction Cost:
rior cost was for TBHS and Sequoyah Middle
sc ool.constructed in early 2000s
"
3
Student Generation
/'
f./iJ
. Sample projects constructed in past 5
years per city code
. Annual survey of projects to update factor
Tax payment Credit
. A V x Current Capital Levy Rate
. Present value discounted using 20 year
bond rate
. For a period of 10 years
4
State Matching Fund
. Different square footage per "seat" for
each grade span
. $162.43 per S.F., up from $154.22
Proposed 2008 VS. 2007 Rates
2007 2008 $ %
Fee Proposed Chg Chg
$3,018 $3,883 $865 29%
uItifamily $856 $1,647 $791 92%
5
~
schOO' ,",pact fees
Nine'lear p..verarJ'li' (planS \tOfl\ \999 \0 2007)
Kent
fife
Auburn
f'/llPS
Average
Sing\e
-$4,295
$2,899
$4,621
$3,'\ '\ 5
$3,734
MU\ti
-SfJ,63
$'\,4'\9
$,\,32'\
$983
$1,571
.,
'\999 to 2001 ,.."erage
. Single . Multi
$5,000
$4,500
$4,000
$3,500
$3,000
$2,500
$2,000
$ ~ ,500
$ ~ ,000
$500
$0
f\J\1PS
~\Jefage
Kent
compariSOIl 01 NeighbOrillg scnool Oistricts
Sil1\lle-famiIY scnoo\ 1mpac' fees 9-,/r p..'Jg
2004 2005 2006 2001
200~ 2002 2003 $5,651 $5.36~ $4.621
p\an "(ear ~999 2000 $4.529 $5.291 $5.6M $2.899
$3.5~ 1 $3.433 $3.9~ 1 $4.254 $3.5~0 $3.~82 $3.588
p..uburn $3.224 $2.~33 $2.616 $5.~~0 $4,295
$2.52~ $2,415 $2.185 $4.056 $4.115 $4.928
fife $3.182 $3.182 $3.182 $4.~41 $4.292 $3.393 $3.0'\9 $3.883 $3.'\ '\ 5
Kent $3,269 . $2.868 $3,734
$2.383. $2,1'\0 $2.6'\ 6 $3.894 $3,873 $3,758 $3,990
federa\ Wa,/ $3,245 $3,380
$2,840 $2,880 $3,020 $3,504
Average
. {.\ubUrn
S\Og\e-fatnUV \tnpact fees
. Fite .l<.eot . F edera\ WaV 'D /'. verage
$ ~ ,000
'1999 2000 200'1
2002 2003 2004 2005 2006 2001
$6,000
$5,000
$4,000
$3,000
$2,000
$0
comparison ot \'leighbOring SChool Districts
Multi-fami\y school lmpact fees
2000 200~ 2002 2003 2004 2005 2006 2001 9-'11: p..-v9
Plan year ~999 $465 $~ ,32~
$ ~ ,349 $2,089 $~,2~3 $ ~ ,832 $~.536 $~,229
Auburn $~.088 $~ ,081 $~.2~3 $~,09~ $~ .62~ $384 $2.00~ $~ ,4~9
fife $ ~ ,462 $~ ,92~ $~,886 $~ .~89 $3,~46 $2,563
$2.643 $~ ,162 $2,940 $3,034
Kent $2,329 $2,329 $2,329 $2,554 $'\ ,641 $983
$940 $905 $895 $85.6
federal Way $786 ' $830 $896 $'\,,094 $1,571
$1,692 $1,786 $1,602 $1,519 $1,799 $1,502 $1,853
Average $1,533 $1,633
$3,500
\ $3,000
\ $2,500
$2,000
$~ ,500
$ ~ ,000
..
$500 ~ ~ -.
- .
-
..
$O~ -.
2006 2007
~999 2000 200~ 2002 2003 2004 2005
Mu\t\-fam\\Y \mpact fees
. AUburn . Fiie . Kent . Federal way III A. verage