LUTC PKT 01-22-2001 :... :: .......==~'~=~.." :"~ ........ :', .... .. City of Fede'i, al Way
=':~ .'... "='..~ '"./'~ '· .~..~.,.:.'"'"i City Council
..... . :~; ;'~' i' . :. '~ · .'.
· .......:,!: ..... ?.' ...,~',;. :".;~ ...... Land Use/Transportation Committee
January 22~ 2001 .....".::.,:: · ..~. ..... .=. ':".~ ......
5:30 pm ..... ' ,~," ·
City Hall "~'~"1
Council Chambers
2.
3.
4.
MEETTNG AGENDA
CALL TO ORDER
Approval of Minutes of the December 18, 2000, Meeting
PUBLIC COMMENT (3 minutes)
BUSINESS ITEMS
A. Preliminary Plat of Meadowlane
B. Preliminary Plat of Star Lake Vista
C. Olympic View Neighborhood Traffic
Safety Project.
D. 509 Update
E. 312th Freeway Connection
FUTURE MEETING AGENDA ITEMS
23rd Street Improvements
25% Nonconforming Street Issues
ADJOURN
Action Harris/15 min
Action Barker/15 min
Action Perez/10 min
Information Roe/15 min
Information Roe/15 min
Comm/ttee Members:
Dean McCo/gan
Jeanne Burb/dge
Eric Fa/son
City Staff:
Kathy McClung, Interim D/rector, Community Development Services
Sandy Ly/e, Administrative Assistant
253.661.4116
I:\LU-TRANS~]anuary 22, 2001 LUTC AGN.doc
DeCember 18.',' 2000
5:30Pm. ' '
City Of Federal Way
:" City ·Council
Land use/Transportation Committee
· .' City Hall
· ' 'COuncil Chambers':'
MEETING SUMMARY
In attendance: Committee members Phil Watkins, Chair, Jeanne Burbidge and Dean McColgan; Deputy Mayor
Linda Kochmar; City Manager David Mosely; Assistant to the City Manager Derek Matheson; Interim Director of
Community Development Services Kathy McClung; Public Works Director Cary Roe; City Attorney Bob
Sterbank; Deputy Public Works Director Ken Miller; Surface Water Manager Paul Bucich; Senior Planner
Margaret Clark; Planning Intern David Lee; Administrative Assistant Sandy Lyle.
1. CALL TO ORDER
Chair Watkins called the meeting to order at 5:36 pm.
2. APPROVAL OF MINUTES
The minutes of the December 4, 2000, meeting were approved as presented.
PUBLIC COMMENT
City Manager David Mosely acknowledged the resignation of Phil Watkins, Chair of the Land
Use/Transportation Committee for the past three years, and thanked him for his expertise, leadership
and hard work on the City Council and the Land Use Transportation Committee
4. BUSINESS ITEMS
Endangered Species Act - Although no significant changes have been made to the background
information provided in a June 26, 2000, Council briefing, Section 4(d) of the Endangered
Species Act has defined specific regulations deemed "necessary and advisable to provide for
the conservation" of salmon species listed as "threatened." One of the most important changes
from earlier draft rules is the incorporation by the National Marine Fisheries Service (NMFS) into
the 4(d) rule the concept of Municipal, Residential, Commercial and Industrial (MRCI)
Development and Redevelopment criteria. The original list of twelve programs has been
condensed into the following list of six "planks:"
Plank #1
Plank #2
Plank #3
Plank #4
Plank #5
Plank #6
Roadway Maintenance
Storm Water Management
Land Use Management
Water Resource Inventory Area (WRIA) Planning
Habitat Funding Program
Adaptive Management
Bo
The Tri-County Proposal (the three counties being King, Pierce and Snohomish) was similar to
the above planks and eliminated the need for individual cities to seek NMFS approval of
individual development regulations. A model Interlocal Agreement (ILA) has been drafted and is
in the process of being signed by jurisdictions within WRIA 9. Federal Way and others are still
reviewing the document for fiscal and workload impacts prior to approval and signing.
Vadis Northwest Litter Control - Vadis Northwest has provided litter removal services from
roads and City facilities throughout Federal Way since 1993 with a crew of five developmentally
disabled individuals and one supervisor. Vadis Northwest also performs a variety of other Iow-
skilled operations. This saves labor costs for the City while providing useful employment to
specially challenged individuals. The Vadis Northwest crew regularly removes litter and debris
from all major rights of way in Federal Way and assists with the clean up of Surface Water
facilities during the summer months. Based on feedback provided by Public Works
maintenance supervisors, and the marked reduction of litter complaints since service inception,
the work provided by Vadis Northwest has represented an excellent value. The Committee
m/sic recommendation to the City Council at its January 2, 2001, meeting to execute a contract
for 2001 with Vadis Northwest in the amount of $48,252, which represents a 2% increase over
the 2000 contract.
Co
Project Acceptance/Retainaqe Release 2000 Asphalt Overlay - The Committee m/sic
recommendation to the City Council at its January 16, 2001, meeting to accept the 2000 Asphalt
Overlay Project as complete. Schedules E, F and I were added to the contract and were
completed within the original budget amount. Final construction cost was $1,505,899.06. This
was $292.55 below the $1,506.191.61 budget. Following final acceptance of the project as
complete, retainage will be released to the contractor, Oldcastle Northwest, Inc. (ICON
Materials).
Si.qn Compliance History Presentation - Staff presented a musically enhanced power point
presentation on the history of the Sign Code. Slides depicted signs before the Sign Code was
implemented and examples of those same businesses now with new, conforming signs.
Thanks were extended to all staff, past and present, who have worked so hard on the Sign
Code so diligently for so long.
FUTURE MEETINGS
The next meeting will be held in Council Chambers at 5:30 pm on January 22, 2001.
ADJOURN
The meeting adjourned at 6:25pm.
I:\LU-TRANS\December 18, 2000 sum.doc
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
MEMORANDUM
To:
FROM:
VIA:
RE:
City Council Land Use and Transportation Committee
Kathy McClung, Interim Director of Community Development Services
David Mosel~~anager
Preliminary Plat of Meadowlane
Application No. SUB96-0004
DATE: January 12, 2001
I. STAFF RECOMMENDATION
Staff recommends the Land Use and Transportation Committee forward to the City Council
a recommendation approving the Meadowlane preliminary plat with conditions, based on the
findings and conclusions in the December 18, 2000, Heating Examiner Report.
II. SUMMARY OF APPLICATION
The applicant requests approval of a 10-lot residential subdivision, as provided for under
Federal Way City Code (FWCC) Chapter 20, "Subdivisions," subject to City Council
approval.
III. REASON FOR COUNCIL ACTION
Pursuant to FWCC Chapter 20, "Subdivisions," the City Council issues a final decision at a
public meeting, after review of the Hearing Examiner's recommendation. Consistent with
City procedures, preliminary plat applications are brought to the Land Use and
Transportation Committee for review and recommendation prior to review by the full
Council.
IV. HEARING EXAMINER' S RECOMMENDATION
On December 18, 2000, the Federal Way Hearing Examiner issued a report and
recommendation (enclosed) to approve the proposed preliminary plat. The Hearing
Examiner's recommendation includes all conditions recommended by staff. The Examiner's
recommendation was issued following consideration of a staff report (enclosed) and
testimony presented at a December 5, 2000, public hearing subject to the following
conditions:
Prior to final plat approval, signage shall be installed on the temporary cul-de-sac
barricade as required by the Public Works Director. The signage shall be a minimum
size of three feet by three feet, with three-inch letters, and state, "This street is
planned for future extension. For further information contact the City of Federal
Way Public Works Department at 253-661-4131."
As required by the Public Works Director, a note shall be included on the final
plat to the following effect, "Lots 1 - 5 must access from interior plat streets, and
lots 6 - 9 must access from the private access tract."
Prior to final plat approval, the applicant shall install signage as required by the
Public Works Director and Fire Department to assure the temporary cul-de-sac
is maintained in an accessible manner at all times. A note shall also be made on
the final plat map, clearly indicating the temporary cul-de-sac bulb is to be
accessible for turn-around at all times.
The final plat map shall include language as required by the Public Works
Director and Community Development Director, identifying provisions for
release of the temporary turn around easement and removal of the temporary
cul-de-sac bulb upon future extension of the roadway. The temporary easement
should be worded to release automatically upon future extension, and future
development would be responsible for removal, replacement, and repair of the
temporary bulb and associated sidewalks as applicable.
5. Private utility service lines are not permitted across the public water quality tract,
unless approved by the Public Works Director.
6. Prior to final plat approval, all utility poles required or proposed to be relocated,
must be outside of any sidewalk, as required by the Public Works Director.
All streets shall have a minimum pavement section of three inches Class B
asphalt over six inches of crushed surfacing to support the traffic loads, as
required by the Public Works Director.
As required by the Public Works Director, in order to install code required street
frontage improvements, right-of-way dedication is required on the northeast
comer of SW 344t~ Street and 35th Avenue SW to accommodate the sidewalk
radius.
9. The offset at the intersection of SW 343ra Street must be minimized to the
maximum extent possible, as required by the Public Works Director.
V. PROCEDURAL SUMMARY
August 1, 1996 Date of application for 10-lot Meadowlane preliminary plat.
November 15, 1996 Date application determined complete.
November 27, 1996 Notice of application issued.
April 12, 2000 Environmental determination issued.
December 5, 2000
Hearing Examiner Public Hearing.
(Pursuant to FWCC Section 22-126, the Hearing Examiner issues a
recommendation to the City Council.)
December 18, 2000 Hearing Examiner issues recommendation of conditional approval of
preliminary plat to the City Council.
January 4, 2001
Hearing Examiner issues clarification of decision of preliminary plat
approval.
January 22, 2001
City Council Land Use and Transportation Committee meeting.
(This committee forwards a recommendation to the full Council for a
decision at a public meeting [see Section VII, below].)
VI. DECISIONAL CRITERIA
Pursuant to FWCC Section 20-127, the scope of the City Council review is limited to the
record of the Hearing Examiner public heating; oral comments received at the public meeting
(provided these do not raise new issues or information not contained in the Examiner's
record); and the Examiner's report. These materials shall be reviewed for compliance with
decisional criteria set forth in FWCC Section 20-126(c), as noted below:
1. Consistency with the Federal Way Comprehensive Plan;
2. Consistency with all applicable provisions of the Federal Way City Code, including those
adopted by reference from the comprehensive plan;
3. Consistency with the public health, safety, and welfare;
4. Consistency with the design criteria listed in section 20-2; and
5. Consistency with the development standards listed in sections 20-151 through 157, and
20-178 through 20-187.
Findings for determining that the application is consistent with these decisional criteria are set
forth on pages 2-6, of the Hearing Examiner's report and recommendation.
VII. COUNCIl, ACTION
The Federal Way City Council's review of the application is limited to the record of the
hearing before the Hearing Examiner, oral comments received during the Public Meeting, (so
long as those comments do not raise new issues or information contained in the examiners
record) and the Examiners written report. The City Council may receive new information not
in the record pursuant to FWCC Section 20-127(b).
A draf~ resolution recommending approval of the proposed application as recommended by
the Hearing Examiner is included. After consideration of the record, the City Council may, by
action approved by a majority of the total membership, take one of the following actions,
pursuant to FWCC Sec. 20-127:
1. Adopt the recommendation; or
2. Reject the recommendation; or
Remand the preliminary plat back to the Hearing Examiner pursuant to FWCC
Section 20-127(b); or
Adopt their own recommendations and require or approve a minor modification to the
preliminary plat pursuant to FWCC Section 20-127(d).
EXHIBITS
A. HEARING EXAMINER REPORT AND RECOMMENDATION, DECEMBER 18, 2000
B. HEARnqG EXAMINER CLARIFICATION OF DECISION, JANUARY 4, 2001
C. STAFF REPORT TO HEARING EXAMINER, NOVEMBER 28, 2000*
D. CITY COUNCIL DRAFT RESOLUTION FOR PRELIMINARY PLAT APPROVAL
* Note: Not all copies of staffreporta include all exhibits as listed. A full packet including all exhibits to the Hearing
Examiner is located in the City Council office.
L:\CSDCXDOCS\SAVEX29855524.DOC
Page- 1
CITY OF FEDERAL WAY
OFFICE OF THE HEARING EXAMINER
IN THE MATTER Of:
MEADOWLANE PRELIMINARY PLAT
PROCESS IV
FWHE#00-28
SUB No. 96-0004
I. SUMMARY OF APPLICATION
The applicant proposes to subdivide approximately 2.6 acres into ten separate residential
lots. One residence exists on the subject property.
II. PROCEDURAL INFORMATION
Hearing Date:
Decision Date:
December 5, 2000
December 18, 2000
At the hearing the following presented testimony and evidence:
1. Jim Harris
City of Federal Way
2. Steve Calhoon 3350 Monte Villa Parkway, Bothell, WA 98002
3. Scot Sherrow
3350 Monte Villa Parkway, Bothell, WA 98002
2. Ed Flanigan
826 SW 355~ Ct. Federal Way, WA 98023
3. Richard Perez
City of Federal Way
6. Jim Femling
Public Works, City of Federal Way
EXHIBIT
PAGE_._LOF -
Page - 2
At the hearing the following exhibits were admitted as part of the official record of these
proceedings:
1. Staff Report with all attachments
2. Section 20-155, Federal Way City Code
III. FINDINGS
The Hearing Examiner has heard testimony, visited the site, admitted documentary
evidence into the record, and taken this matter under advisement.
The Community Development Staff Report sets forth general findings, applicable
policies and provisions in this matter and is hereby marked as Exhibit "1" and
incorporated in its entirety by this reference.
All appropriate notices were delivered in accordance with the requirements of the
Federal Way City Code (FWCC).
The applicant has a possessory ownership interest in a rectangular, 2.6 acre parcel
of property located at the northeast corner of the intersection ofSW 344t~ Street and
35~ Avenue SW within the City of Federal Way. The relatively fiat parcel is
improved with a single family residential dwelling adjacent to the intersection, and
the applicant requests preliminary plat approval to allow subdivision of the site into
ten single family residential lots with the existing home located on lot 10.
o
The site, abutting parcels, and parcels in the nearby area are located within the
Single Family-High Density designation of the City of Federal Way Comprehensive
Plan and the Single-Family Residential (RS-7.2) zone classification of the Federal
Way City Code (FWCC). The RS-7.2 zone classification requires a minimum lot
size of 7,200 square feet and all proposed lots satisfy said criteria. Lot 10 which will
support the existing home will contain approximately 22,568 square feet.
The preliminary plat map shows a single plat access road extending east from 35"~
Avenue SW near the center of the parcel to the east property line where it turns
north and dead ends at the north property line. The applicant will construct half
street improvements for the north-south portion of the road and construct a
temporary cul-de-sac turnaround at the north property line which will be removed
east
when the road is extended upon development of parcels to the and north. A
XHIBIT
PAGE
Page - 3
38 foot wide private access tract extends south from the east-west plat road to
provide access to four lots. The house on lot 10 will maintain its existing access
onto southwest 344"' Street. A 20-foot wide, 180 foot long, storm water tract is
located between the 35t~ Avenue right of way and the northernmost three lots.
The 1973 King County Soils Survey Map shows Alderwood gravelly sandy loam
soils on the site. These soils are moderately well drained and exhibit slow runoff
and slight erosion hazard properties and can support urban development.
Vegetation is mostly a grassy pasture area with mature cottonwood trees and a few
small evergreen trees along the west property line and around the existing house.
No wetlands or other critical areas are located on the site and no priority plant or
wildlife species are known to inhabit the site.
A visit to the site confirms the description of the neighborhood characteristics in the
staff report. The parcel is located in the southwest portion of the City, north of
Pierce County and the City of Tacoma in a residential area with both small and large
lot sizes.
o
The preliminary plat shows no land set aside for open space and the applicant
proposes to pay a fee-in-lieu of providing an on site recreation area. The applicant
questioned whether the fee-in-lieu payment is calculated over the entire site or
whether it would exclude lot 10, the large lot supporting the existing home. Section
20-155 (b) FWCC states in part:
All residential subdivisions shall be required to provide open space in
the amount of 15% of the gross land area of the subdivision site... A
fee-in-lieu payment may be made to satisfy open space requirements
at the discretion of the park's director .... (emphasis supplied)
Thus, the fee in lieu payment is calculated on the full 2.6 acre parcel.
10.
The applicant will construct sidewalks along both sides of the interior plat road and
access tract, the east side of 35th Avenue SW across the plat frontage, the north
side of SW 344t~ Street across the plat frontage, and the west side of 34~ Avenue
SW (the internal half street).
11.
Very little filling and grading will be required due to the plat topography, and
landscape buffers will not be required due to abutting single family zoning or
collector streets.
EXHIBIT__ .._
Page - 4
12.
13.
14.
15.
16.
As previously found, access will be provided via an internal plat road extending east
from 35~ Avenue SW and then north to the north property line. This street is
designed to provide future connection to SW 342"" Street, east of the site. The
applicant must construct the internal roads to City standards and dedicate said
roads to the City. Frontage improvements on 35~ Avenue and SW 344~ street will
comply with the collector standards of Section 22-1524 FWCC which include a 34
foot wide street section with curbs, gutters, six foot planting stdp with street trees,
six foot wide sidewalks, and street lights in a 60 foot right-of-way. The King County
General Bicycle Plan also calls for bike lanes on both streets. The applicant has
secured a right-of-way mOdification to delete on street parking, and will also request
a modification of street standards to allow the sidewalk to meander around utility
poles.
The internal plat roads must satisfy the requirements of the neighborhood access
street standards set forth in Section 22-1525 FWCC which include a 28 foot wide
street with curbs, gutters, four foot planting strips with street trees, five foot
sidewalks, street lights, and a 50 foot wide right-of-way. 34~ Avenue SW will be
constructed to a 20 foot minimum paved width which is necessary for the half street
improvements. Both the Public Works Department and Fire Department have
conceptually approved the road improvements to include the temporary tumaround
at the northeast corner of the plat.
The applicant must comply with
payment of $2,383.00 per single
development on the Federal Way
the school impact fee ordinance and make a
family housing unit to offset the impact of the
School District.
Tacoma Public Utilities will provide both domestic water and fire flow to the site and
the applicant will locate fire hydrants in accordance with the direction of the fire
department. The Lakehaven Utility District will provide sanitary sewer service to
each lot subject to a developer extension agreement.
The applicant must construct the storm drainage facilities in accordance with the
1990 King County Surface Water Design Manual and the City's amendments
thereto. The Public Works Department has reviewed the preliminary storm drainage
plan which includes a water quality tract at the northwest corner of the site. The
applican{ proposes to direct storm drainage to the City's regional storm drainage
pond at SW 342® Street, and must pay an acreage charge for said detention
capacity as determined by the Public Works Director. The applicant questioned
whether lot 10 could be excluded from the acreage charge since the storm water
runoff from said parcel already drains to the ditch or percolates into the ground.
EXHIBIT_
PAGE
Page - 5
17.
The 340th Street regional storage facility accommodates drainage from a tributary
area of 121 acres and the cost therefor is calculated on a per acre basis. As
parcels develop and propose using the regional facility, proportionate share
payments are made to reimburse the City for the cost of constructing the pond.
While it is true that drainage from Lot 10 may already drain to the regional facility
site, it is also true that the balance of the plat will also drain thereto. Were
exceptions to be granted for existing homes, plat applicant's could also request that
all nonimpervious surfaces which presently drain to the facility also be excluded,
and that only new impervious surfaces be considered. Such would be inconsistent
with the FWCC and the pro rata share calculations for the storm drainage facility.
Therefore, the applicant must pay the acreage charge as determined by the Public
Works Director.
18.
Prior to obtaining preliminary plat approval the applicant must show that the request
satisfies the criteria set forth in Section 20-126(c) FVVCC. Findings on each criteria
area hereby made as follows:
Ao
As previously found, the project is consistent with the City Comprehensive
Plan which designates the property as single family-high density. The
proposed density and lot sizes are consistent with density allowances and
applicable comprehensive plan policies.
The project is consistent with all applicable provisions of the FWCC to include
Chapter 18, Environmental Policy; Chapter 20, Subdivisions; and Chapter
22, Zoning. Development of the subdivision will meet all applicable
development codes and regulations.
Co
The project is consistent with the public health, safety, and welfare and
makes appropriate provision for open spaces, drainage ways, streets, roads,
alleys, other public ways, fire protection, domestic water and fire flow,
sanitary sewers, parks and recreation, schools and school grounds, and safe
walking conditions.
Do
The preliminary plat complies with the design criteria listed in Section 20-2
FWCC.
The preliminary plat also complies with the development standards listed in
Sections 20-151 through 157 and 20-158 through 187 FWCC.
EXHIBIT -
Page - 6
IV. CONCLUSIONS
From the foregoing findings the Hearing Examiner makes the following conclusions:
The Hearing Examiner has jurisdiction to consider and decide the issues presented
by this request.
The applicant has established that the proposed preliminary plat of Meadowlane
satisfies the criteria set forth in Section 20-126(c) FWCC, is consistent with the
single family residential-high density designation of the comprehensive plan, and
satisfies all bulk regulations of the RS-7.2 zone classification.
The proposed preliminary plat will serve the public use and interest by providing an
attractive location for a single family residential subdivision consistent with
development in the area, and which will accommodate future connections of City
streets. Therefore, the Federal Way City Council should approve the preliminary
plat subject to the following conditions:
Prior to final plat approval, signage shall be installed on the temporary cul-de-
sac barricade as required by the Public Works Director. The signage shall
be a minimum size of three feet by three feet, with three-inch letters, and
state, "This street is planned for future extension. For further information
contact the City of Federal Way Public Works Department at 253-661-4131 ."
As required by the Public Works Director, a note shall be included on the final
plat to the following effect, "Lots 1-5 must access from interior plat streets,
and lots 6-9 must access from the private access tract."
Prior to final plat approval, the applicant shall install signage as required by
the Public Works Director and Fire Department to assure the temporary cul-
de-sac is maintained in an accessible manner at all times. A note shall also
be made on the final plat map, clearly indicating the temporary cul-de-sac
bulb is to be accessible for turn-around at all times.
The final plat map shall include language as required by the Public Works
Director and Community Development Director, identifying provisions for
release of the temporary turn around easement and removal of the
temporary cul-de-sac bulb upon future extension of the roadway. The
temporary easement should be worded to release automatically upon future
extension, and fUture development would be responsible for removal,
EXHIBIT
Page - 7
· replacement, and repair of the temporary bulb and associated sidewalks as
applicable.
o
Private utility service lines are not permitted across the public water quality
tract, unless approved by the Public Works Director.
Prior to final plat approval, all utility poles required or proposed to be
relocated, must be outside of any sidewalk, as required by the Public Works
Director.
All streets shall have a minimum pavement section of three inches Class B
asphalt over six inches of crushed surfacing to support the traffic loads, as
required by the Public Works Director.
As required by the Public Works Director, in order to install code required
street frontage improvements, right of way dedication is required on the
northeast corner of SW 344"' Street and 35th Avenue SW to accommodate
the sidewalk radius.
The offset at the intersection of SW 343'd Street must be minimized to the
maximum extent possible, as required by the Public Works Director.
RECOMMENDATION:
It is hereby recommended to the Federal Way City Council that the preliminary plat
of Meadowlane be approved subject to the conditions contained in the conclusions above.
DATED THIS
TRANSMITTED THIS Iq
/ f DAY~/~t~~/.n~)OF DECEMBER, 2000Q~, /~
SI"E~5,H'EN K. cAUSSE~'0X', ~JR.' ~
Hearing Examiner
DAY OF DECEMBER, 2000, to the following:
APPLICANT:
Ed Flanigan/Bob Hanson
10803 Kent-Kangley Road, Suite 102
Kent, WA 98031
EXHIBIT,
PAGE__
Page - 8
Jim Harris
City of Federal Way
P.O. Box 9718
Federal Way, WA 98063-9718
Steve Calhoon
3350 Monte Villa Parkway
Bothell, WA 98002
Scot Sherrow
3350 Monte Villa Parkway
Bothell, WA 98002
Ed Flanigan
826 SW 355"~ Ct.
Federal Way WA 98023
Richard Perez
City of Federal Way
P.O. Box 9718
Federal Way, WA 98023
Jim Femling
City of Federal Way
P.O. Box 9718
Federal Way, WA 98023
City of Federal Way
cio Chris Green
P.O. Box 9718
Federal Way, WA 98063-9718
EXHIBIT
CITY OF~
~ 33530 1ST WAY SOUTH
RECEIVED BY
JAN 0 5 ZOO1
(253) 661-4000
FEDERAL WAY, WA 98003-6210
CLARIFICATION OF DECISION
TO:
FROM:
DATE:
RE:
ALL PARTIES OF RECORD
STEPHEN K. CAUSSEAUX, JR., HEARING EXAMINER~//~
JANUARY 4, 2001
CLARIFICATION OF DECISION REGARDING PRELIMINARY
PLAT OF MEADOWLANE, FWHE#00-28, (SUB96-0004)
On December 18, 2000, the Examiner issued a decision recommending approval
of the preliminary plat of Meadowlane. There were two inadvertent errors in the
decision as noted below:
Preliminary plat's are not reviewed under Process IV, but are
reviewed under the provisions of Federal Way City Code (FWCC)
Chapter 20, Division 6, Preliminary Plat.
There is no right to reconsideration and challenge of the Hearing
Examiner recommendation under the preliminary plat process..
Pursuant to FWCC Section 20-127 (attached hereto), following
receipt of the final report and recommendation of the Hearing
Examiner, a date shall be set for a public meeting before the City
Council.
This memo serves to clarify these processes and recommendation.
SKC/jc-
EXHIBIT
PAGE.__L_OF.._.L
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT SERVICES DEPARTMENT
STAFF REPORT TO THE
FEDERAL WAY HEARING EXAMINER
PRELIMINARY PLAT OF MEADOWLANE
Federal Way File No. SUB96-0004 (96-102492-00-SU)
PUBLIC HEARING - DECEMBER 5, 2000
FEDERAL WAY CITY HALL CITY COUNCIL CHAMBERS
33530 FIRST WAY SOUTH
TABLE OF CONTENTS
II.
III.
IV.
V.
VI.
VII.
VIII.
IX.
X.
XI.
XII.
XlII.
General Information ................................................................................................ 1
Consulted Departments and Agencies ..................................................................... 2
State Environmental Policy Act .............................................................................. 2
Natural Environment ............................................................................................... 3
Neighborhood Characteristics ................................................................................. 3
General Design ........................................................................................................ 4
Transportation ......................................................................................................... 5
Public Services ........................................................................................................ 6
Utilities .................................................................................................................... 6
Analysis of Decisional Criteria ............................................................................... 7
Findings of Fact and Conclusion ............................................................................. 8
Recommendations ................................................................................................. 11
List of Exhibits ...................................................................................................... 12
Report Prepared by:
Jim Harris, Senior Planner
November 28, 2000
XHIBIT C
PAGE I OF._i,t
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT SERVICES DEPARTMENT
STAFF REPORT FOR THE PUBLIC HEARING OF DECEMBER 5, 2000
PRELIMINARY PLAT OF MEADOWLANE
File No:
Applicant:
Engineer:
Owner:
Action
Requested:
Staff
Representative:
Staff
Recommendation:
SUB96-0004 (96-102492-00-SU)
Ed Flanigan/Bob Hanson
10803 Kent-Kangley Road, Suite 102
Kent, WA 98031
Phone: 425-869-8500
W & H Pacific
33.50 Monte Villa Parkway
Bothell, WA 98021
Phone: 425-951-4800
Robert Cram
3420 SW 344th Street
Federal Way, WA 98023
Preliminary plat approval of a 10-lot residential subdivision as provided for under
Federal Way City Code (FWCC) Chapter 20, Subdivisions; and requiring approval
pursuant to FWCC Section 20-110.
Jim Harris, Senior Planner, 253-661-4019
Preliminary Plat Approval with Conditions
GENERAL INFORMATION
mo
Description of the Proposal - The applicant proposes to subdivide approximately 2.6 acres
into ten separate residential lots. One residence exists on the subject property. The preliminary
plat map, preliminary utility, and landscape plans by W & H Pacific are enclosed (Exhibit 1).
B. Location - The site is at the northeast quadrant of the intersection of SW 344~h Street and 35~
Avenue Southwest (Vicinity Map, Exhibit 2).
C. Parcel Number- 536020-0005. Legal description is on the plat map.
D. Size of Property - The subject site has a land area of approximately 114,500
(approximately 2.6 acres).
EXHIBIT C, ,,
OF.LL
Hearing Examiner Staff Report Page 1
Preliminary Plat of Meadowlane SUB96-0004
Land Use and Zoning-The southern portion of the site is developed with an existing single-
family residence. The existing residence is proposed to remain.
Direction Zoning Comprehensive Plan Existing Land Use
Site RS-7.21 SF - High Density SFR2
North RS-7.2 SF - High Density SFR
South RS-7.2 SF - High Density Vacant & SFR
East RS-7.2 SF - High Density SFR
West RS-7.2 SF - High Density SFR
Background- The preliminary plat of Meadowlane was submitted on August 1, 1996. The
preliminary plat application was determined complete on November 15, 1996.
II CONSULTED DEPARTMENTS AND AGENCIES
The following departments, agencies, and individuals were advised of this application.
Community Development Review Committee (CDRC), consisting of the Federal Way
Community Development Services Planning and Building Divisions; Public Works
Engineering and Traffic Divisions; Parks Recreation and Cultural Resources Department;
Federal Way Department of Public Safety (Police); Federal Way Fire Department; Lakehaven
Utility District; Tacoma Public Utilities; and Federal Way Public Schools. CDRC comments
have been incorporated into this report where applicable.
B. A notice of application in accordance with applicable City regulations was issued on
November 27, 1996.
In accordance with the State Environmental Policy Act (SEPA) and FWCC Chapter 18,
Environmental Protection, all property owners and occupants within 300 feet of the site, and
all affected agencies, were notified of the proposed action and the City's environmental
decision. In addition, the site was posted and notice placed in the newspaper and on the City's
official notice boards.
III STATE ENVIRONMENTAL POLICY ACT
mo
An Environmental Determination ofNonsignificance (DNS) was issued by the City of Federal
Way for the proposed action on April 12, 2000 (Exhibit 3). This determination was based on
review of information in the project file, including the environmental checklist (Exhibit 4) and
final staff evaluation of the SEPA checklist (Exhibit 5), resulting in the conclusion that the
proposal would not result in probable significant adverse impacts on the environment.
1RS-7.2 = single family residential, 7,200 SF minimum lot size.
2SFR = single family residential.
No written comments or appeals were submitted to the City on the DNS and the SEPA
decision is final.
EXHIBIT
PAGE__., LOF
Hearing Examiner Staff Report Page 2
Preliminary Plat of Meadowlane SUB96-0004
IV NATURAL ENVIRONMENT
Storm Water Runoff- Development of the site will create additional runoff from new impervious
surfaces such as streets, driveways, and rooftops. Storm drainage facilities are being designed in
accordance with the 1990 King County Surface Water Design Manual (KCSWDM) and the
City's amendments to the manual. The applicant's October 19, 1999, preliminary storm drainage
Technical Information Report (TIR) (Exhibit 6), was preliminarily reviewed by the City's Public
Works Department. The preliminary design proposes to collect and convey water through a
series of pipes and catch basins and discharge into a storm water quality tract in the northwest
comer of the site. The storm drainage runoff then discharges to an existing public drainage
system in 35'h Avenue SW and then to the City's SW 340'h Street Regional Detention Pond.
Soils -The 1973 King County soils survey map lists the soils type as Alderwood Gravelly
Sandy Loam (AgB). Alderwood soils are characterized as moderately well drained soils that
have a weakly consolidated to strongly consolidated substratum at a depth of 24 - 40 inches.
AgB soils are described as capable for urban development, runoff is slow, and erosion hazard
is slight.
Typical soils excavation will occur with the street construction and for utility installation. The
preliminary clearing and grading plan depicts clearing limits for construction of the street and
utilities. Proposed lots would be cleared and graded in conjunction with future individual
building permits.
C. Topography - The site is relatively flat with no steep slopes or other geologically hazardous
areas.
Vegetation - The site is mainly a grassy pasture area. There is an area of mature cottonwood
trees and a few small evergreen trees are located along the west property limit. There are
several evergreen trees, deciduous trees, shrubs and traditional residential landscaping around
the existing house located on proposed lot number 10.
Clearing of the site for plat infrastructure construction is proposed only in the location of the
public roadway and adjacent utilities.
Wetlands - There are no wetlands known to exist on or within 100 feet of the site. B-Twelve
Associates Inc. conducted a site reconnaissance for wetlands and summarized their findings for
Meadowlane in a July 12, 1995, letter (Exhibit 7).
Wildlife and Habitat - No wildlife species recognized as priority species are known to inhabit
the site. The Washington State Department of Fish and Wildlife (WDFW) priority habitat and
species map has no record of threatened, endangered, or sensitive species of wildlife within
two miles of the site.
V NEIGHBORHOOD CHARACTERISTICS
Hearing Examiner Staff Report
Preliminary Plat of Meadowlane
Vicinity - The property is situated in the southwestern portion of the City, in a single-family
residential area. The site is developed with one residence located on the southern portion of the
with s~,,
site. The majority of adjacent properties to the north are developed Ee]~C~ff
residences on lots ranging from approximately 7,000 square feet to east, mo
PAGE t .OF
Page 3
SUB96-0004
lots range in size from approximately 15,000 square feet to three acres. To the south, lot sizes
range from approximately 7,200 square feet to four acres. To the west is 35~ Avenue
Southwest, and most lots west of the street are developed with single-family residences and
range in size of approximately 7, 000 to 9,000 square feet.
VI GENERAL DESIGN
A. Lot Layout - The proposed lots all comprise approximately 7,200 square feet. Each lot must
include at least 7,200 square feet on the final plat map.
Each of the proposed lots are of rectangular shape and contain an adequate building area.
Proposed lots 1 and 2 are encumbered by a temporary access easement. All building setback
lines (BSBL) are depicted on the preliminary plat map
Bo
Open Space - To provide adequate recreational opportunities commensurate with new
residential development, FWCC Chapter 20, Subdivisions, requires dedication of land on site
for open space, or a fee-in-lieu payment.
As allowed by FWCC Section 20-155, the applicant has proposed to pay a fee in-lieu of
providing on-site recreation area. The fee-in-lieu payment must be paid at time of final plat
and will be based on 15 percent of the most recent property assessment at the time of final plat.
B~
Subdivision Access andRoadway System - Access to the site will be from 35~ Avenue SW via a
new local access street (SW 343rd Street/34th Avenue SW), which would temporarily terminate
at the north property line. SW 343ra Street/34th Avenue SW will connect to SW 342nd street to
the east, in conjunction with future additional development in the area. One private access tract
provides access to four lots within the plat. Pursuant to FWCC street improvement standards,
public street improvements must be dedicated as City right-of-way and improved to applicable
City standards. The existing residence on proposed lot 10 will continue to gain access from SW
344th Street_
See Section VII of this report for a detailed description of the proposed roadway system and
improvements.
Do
Pedestrian System - Sidewalks will be provided along the length of both sides of the interior
street and access tract. Half street improvements along the 35~ Avenue SW and SW 344th
frontages will include six-foot sidewalks.
E°
Clearing and Grading - FWCC Section 20-178 states that 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. Since the site is mainly flat pasture area, a
preliminary grading plan has not been provided. A clearing and grading plan in accordance
with applicable code requirements will be required in conjunction with engineering plan
review.
Fo
Landscape Buffers - In accordance with FWCC Chapter 20, Subdivisions, landscape buffers
are specified only when the plat is adjacent to an incompatible zoning district or adjacent to an
arterial street. The proposed plat is bordered on all sides by single-family residential zoning, or
collector streets; therefore, no perimeter buffers are required.I=XHIBIT -
Hearing Examiner Staff Report Page 4
Preliminary Plat of Meadowlane SUB96-0004
VII TRANSPORTATION
Street Improvements - Public access to the property will be provided from 35t~ Avenue SW onto the
proposed interior street (SW 343rd Street/34~h Avenue SW). The proposed interior street is designed
and proposed to allow future connection to the existing SW 342nd street, east of the site. In
accordance with the FWCC, all street improvements must be dedicated as City right-of-way (except
the private access tracts) and improved to full street standards.
Frontage improvements on 35~ Avenue SW and SW 344~h Street shall be consistent with the
collector standards of FWCC Section 22-1524, consisting of a 34-foot wide street section with curbs,
gutters, six-foot planting strips with street trees, six-foot sidewalks, and street lights in a 60-foot
right-of-way. The King County General Bicycle Plan calls for bike lanes on both these streets. A
right-of-way modification request to delete the on street parking on these streets was granted, which
results in 34-feet of pavement and 60 feet of right-of-way. Hence, no right-of-way dedication is
necessary, except on the northeast comer of SW 344t~ Street and 35~ Avenue SW to accommodate
the sidewalk radius.
SW 343~a Street must be consistent with the Neighborhood Access street standards of FWCC
Section 22-1525, consisting of a 28-foot street with curbs, gutters, four-foot planting strips with
street trees, five-foot sidewalks, and street lights in a 50-foot right-of-way.
34th Avenue SW must also be constructed to the Neighborhood Access street standards, except that
a 20-foot minimum paved width is necessary for the half-street, necessitating a 31-foot right-of-
way. A minimum 80-foot diameter temporary cul-de-sac must also be provided.
Provisions on the final plat map must be provided for future extension of SW 34th Avenue to the
east, including provisions for termination of the temporary easement.
There was no standard under the 1996 code for private access tracts. The current FWCC provides
this street section under a Type Y street, consisting of a 24-foot street with curbs, gutters, and five-
foot sidewalks in a 38-foot right-of-way. Use of a current street standard for this facility is
appropriate via a right-of-way modification request, absent any applicable specific standard when
the plat was vested.
FWCC Section 22-1543 requires driveway spacing of 150 feet on 35~ Avenue SW and SW 344th
Street. The approach of SW 343rd Street onto 35~ Avenue SW has an offset of approximately 10 feet
that should be eliminated if possible.
Access should generally be provided on the lowest classified street to reduce traffic conflicts.
Therefore, access to lots 6 - 9 must be from the private access tract, and access to lots 1 - 5 must be
from the new interior street.
Street lighting is required on all streets pursuant to FWCC Section 22-1522.
The proposed preliminary plat provides a street pattern that provides for eventually meeting the
City's block perimeter standards by extending SW 342na Street/34~h Avenue SW to the east, and
providing a north-south street east of the property between SW 343rd Street and SW 344t~ Street.
EXHIBIT C.
Hearing Examiner Staff Report ...... Page
Preliminary Plat of Mcadowlan¢ SUB96-0004
The Public Works Department and Federal Way Fire Department have conceptually approved
preliminary roadway improvements as proposed, provided the temporary turn around is marked and
maintained as a turn around.
Final engineering plan review of all street improvements is required prior to construction of plat
improvements.
VIII PUBLIC SERVICES
Schools - As part of the City's review of the proposal, the preliminary plat application was
referred to the Federal Way School District for comments. Comments received on December 3,
1999 (Exhibit 8), indicate that Green Gables Elementary, Saghalie Junior High, and Decatur
High Schools will serve the proposed subdivision. Students from this development would receive
bus transportation to and from all schools, as these schools are over one mile from the site.
School service areas are reviewed annually and may be adjusted to accommodate enrollment
growth and new development.
School impact fees, as authorized by City ordinance and collected at the time of building
permit issuance, are currently $2,383.00 per single-family housing unit. School impact fees are
determined on the basis of the district's Capital Facilities Plan and are subject to annual
adjustment and update.
Parks & Open Space -No public park facilities are in the immediate vicinity of the
Meadowlane plat. As permitted by FWCC Section 20-155, a 15 percent of assessed property
value fee-in-lieu of on-site open space is proposed for the Meadowlane proposal.
Fire Protection - The October 21, 1999, Certificate of Water Availability from the Tacoma
Public Utilities indicates that water will be available to the site in sufficient quantity to satisfy
fire flow standards for the proposed development. The Fire Department requires that a fire
hydrant be located within 350 feet of each lot. The exact number and location of fire hydrants
will be reviewed and approved by the Fire Department in conjunction with engineering plan
review.
IX
UTILITIES
Sewage Disposal- The applicant proposes to serve the proposed plat by a public sewer system
managed by Lakehaven Utility District. An October 22, 1999, Certificate of Sewer Availability
(Exhibit 9) indicates the district's capacity to serve the proposed development through a
Developer Extension Agreement (DEA) between the applicant and the district. According to
the district's November 10, 1999 memo, a sewer mainline extension is required.
Water Supply - The applicant proposes to serve the subdivision with a public water supply and
distribution system managed by the Tacoma Public Utilities (TPU). An October 21, 1999,
Certificate of Water Availability (Exhibit 10) indicates ability to serve the proposed
development through a DEA. EXHiBt=r ~
PAGE __OF
Hearing Examiner Staff Report Page 6
Preliminary Plat of Meadowlane SUB96-0004
Co
Drainage Facilities - Development of the site will create additional runoff from new
impervious surfaces such as streets, driveways, and rooftops. Storm drainage facilities are
being designed in accordance with the 1990 KCSWDM and the City's amendments to the
manual. The applicant's October 19, 1999, preliminary storm drainage TlR by W & H Pacific,
(Exhibit 6) was reviewed by the City's Public Works Department.
The applicant is also proposing to design the Meadowlane storm drainage system to provide
water quality treatment in the water quality tract located in the northwest comer of the site.
Storm water detention is proposed in the City's regional storm drainage pond at SW 342nd
Street. The applicant must pay an acreage charge for detention capacity in the City's regional
facility, before final plat approval, or as determined by the Public Works Director.
Final review of the storm water quality and detention will occur in conjunction with the full
drainage review.
X ANALYSIS OF DECISIONAL CRITERIA
The FWCC establishes review procedures and decisional criteria for deciding upon various types of
land use applications. Pursuant to FWCC Chapter 20, Subdivisions, Section 20-110, preliminary plat
applications are submitted to the hearing examiner for public hearing. The preliminary plat
application and the recommendation of the hearing examiner are submitted to the City Council for
approval or disapproval.
Hearing Examiner Preliminary Plat Decisional Criteria - Pursuant to FWCC Section 20-126(c),
the hearing examiner may recommend approval of the proposed preliminary plat only if the
following decisional criteria are met. Decisional criteria and staff responses are provided below.
1. The project is consistent with the comprehensive plan.
Staff Comment: The application is subject to the adopted 1995 Federal Way Comprehensive
Plan (FWCP), which designates the property as Single Family - High Density. The proposed
land use, Single Family Residential with a minimum lot size of 7,200 square feet, is consistent
with density allowances and policies applicable to this land use as established in the FWCP.
2. The project is consistent with all applicable provisions of the chapter, including those adopted
by reference from the comprehensive plan.
Staff Comment: The preliminary plat application is required to comply with the provisions of
the FWCC Chapter 18, Environmental Policy; Chapter 20, Subdivisions; Chapter 22, Zoning;
and all other applicable codes and regulations. Future development of the residential
subdivision will be required to comply with all applicable development codes and regulations.
As proposed, and with conditions as recommended by staff, the preliminary plat will comply
with all provisions of the chapter.
3. The project is consistent with the public health, safety, and welfare.
Staff Comment: The proposed preliminary plat would permit development of the site consistent
with the current Single Family High Density land use classification of the FWCP and map.
EXHIBIT
Preliminary Plat of Meadowlane SUB96~0004
Proposed access and fire hydrant locations must meet all requirements of the Federal Way Fire
Department. Future development of the plat in accordance with applicable codes and
regulations will ensure protection of the public health, safety, and welfare.
4. It is consistent with the design criteria listed in section 20-2.
Staff Comment: The proposed preliminary plat would promote the purposes identified in
FWCC Section 20-2, and the standards and regulations therein, as identified in the staff report,
including promotion of safe and convenient travel on streets, provision for the housing needs
of the community, and provisions for payment of a fee-in-lieu of providing on site open space.
As proposed and with conditions as recommended by City staff, the preliminary plat
application complies with all provisions of the chapter.
5. It is consistent with the development standards listed in Sections 20-151 through 157, and 20-
158 through 187.
Staff Comment: Development of this site is required to comply with the provisions of FWCC
Chapter 20, Subdivisions; Chapter 18, Environmental Protection; Chapter 22, Zoning; and all
other applicable local and state development codes and regulations. As proposed, and as
recommended by City staff, the preliminary plat application complies with all applicable
statutes, codes, and regulations.
FINDINGS OF FACT AND CONCLUSIONS
Based on an analysis of the proposed action, the environmental record, and related decisional
criteria, the Department of Community Development Services finds that:
The proposed action is to subdivide a partially developed approximately 2.6 acre parcel into
ten single-family lots. All adjacent land uses are single family residential. There are no
wetlands, streams, or other environmentally sensitive areas known to exist on or within 100
feet of the subject site.
2. The preliminary plat application is subject to the 1995 FWCP, and the codes and regulations in
effect at the time the application was deemed complete, which was November 15, 1996.
3. An Environmental Determination ofNonsignificance (DNS) was issued for this proposed
action on April 12, 2000. No comment letters or appeals were received on the SEPA decision.
4. The subject property is designated Single High Family High Density in the 1995 FWCP.
Zoning for the site and adjacent properties is RS-7.2, (minimum. lot size 7,200 square feet).
The proposed residential subdivision and density is consistent with applicable zoning and
subdivision regulations. Pursuant to FWCC Section 20-153, each lot meets the minimum lot
size requirement of 7,200 square feet.
6. The applicant is proposing to pay a fee-in-lieu of on-site open space, as allowed by FWCC
Section 20-155. The fee-in-lieu amount is based on 15 percent of the assessed property value at
the time of final plat, and will be collected prior to final plat approval.
EXHIBIT, C
Hearing Examiner Staff Report Page 8
Preliminary Plat of Meadowlane SUB96-0004
Water and sewer facilities are available from the Lakehaven Utility District and Tacoma Public
Utilities are adequate to serve the proposed development. It is the applicant's responsibility to
secure all necessary water and sewer services from the utility provider.
The City's Traffic Engineer has analyzed the preliminary plat for compliance with FWCP and
FWCC. The Public Works Department review concludes that the proposed street layout of the
Meadowlane subdivision is consistent with the adopted codes and FWCP in place at the time
of complete application.
Public access to the property will be provided from 35th Avenue SW onto the proposed
interior street (SW 343rd Street/34th Avenue SW). The proposed interior street is
designed and proposed to allow future connection to the existing SW 342na Street, east
of the site. In accordance with the FWCC, all street improvements must be dedicated
as City right-of-way (except the private access tracts) and improved to full street
standards.
Frontage improvements on 35~h Avenue SW and SW 344th Street should be consistent
with the collector standards of FWCC Section 22-1524, consisting of a 34-foot wide
street section, with curbs, gutters, six-foot planting strips with street trees, six-foot
sidewalks, and street lights in a 60-foot right-of-way. The King County General
Bicycle Plan calls for bike lanes on both these streets. A right-of-way modification
request to delete the on street parking on these streets was granted, which results in 34-
feet of pavement and 60-foot right-of-way. Hence, no right-of-way dedication is
necessary, except on the northeast corner of SW 344th Street and 35th Avenue SW to
accommodate the sidewalk radius. Any power poles required to be relocated must be
outside the sidewalk and meet applicable standards as required by the Public Works
Director.
SW 343rd Street must be consistent with the Neighborhood Access street standards of
FWCC Section 22-1525, consisting of a 28-foot street with curbs, gutters, four-foot
planting strips with street trees, five-foot sidewalks, and street lights in a 50-foot right-
of-way.
342 Avenue SW must also be constructed to the Neighborhood Access street
standards, except that a 20-foot minimum paved width is necessary for the half-street,
necessitating a 31-foot right-of-way. An 80-foot diameter temporary cul-de-sac must
be provided, including signage of the temporary nature of the cul-de-sac. Provisions
must also be provided for termination of the temporary cul-de-sac easement and
removal of the temporary bulb (if applicable) upon future street extension.
Provisions on the final plat map must be provided for future extension of SW 34t~
Avenue to the east, including provisions for termination of the temporary easement.
There was no standard under the 1996 code for private access tracts. The current
FWCC provides this street section under a Type Y street, consisting of a 24-foot street
with curbs, gutters, and five-foot sidewalks in a 38-foot right-of-way. Use of a current
street standard for this facility is appropriate, absent any applicable specific standard
when the plat was vested.
EXHIBIT
Hearing Examiner Staff Report
Preliminary Plat of Meadowlane
P. .GE !o OF
Page 9
SUB96-0004
10.
11.
12.
13.
jo
FWCC Section 22-1543 requires driveway spacing of 150 feet on 35* Avenue SW and
SW 344~ Street. The approach of SW 343rd Street onto 35th Avenue SW has an offset
of approximately 10 feet that should be eliminated if possible.
Access should generally be provided on the lowest classified street to reduce traffic
conflicts. Therefore, access to Lots 6 - 9 must be from the private access tract, and
access to lots 1 - 5 must be from the new interior street.
Ali streets shall have a minimum pavement section of three inches Class B asphalt
over six inches of crushed surfacing to support the traffic loads.
Street lighting is required on all streets pursuant to FWCC Section 22-1522.
The proposed site plan provides a street pattern that, when combined with adjacent
development, can eventually met the City's block perimeter standards by extending
SW 342"d Street/34th Avenue SW to the east, and providing a north-south street east of
the property between SW 343rd Street and SW 344~ Street.
The Public Works Department and Federal Way Fire Department have approved
preliminary roadway improvements as proposed, provided the temporary turn around
is marked and maintained as a turn around.
Final engineering plan review of all street improvements is required prior to
construction of plat improvements.
As proposed, each proposed lot contains an adequate size and shape building envelope to
contain a future single-family residence. Preliminary building setback lines (BSBL) are
identified on the preliminary plat map. The final plat map shall identify building setback lines
in compliance with FWCC standards.
School children from the plat will be provided with bus transportation to and from all public
schools serving the site. Installation of sidewalks within and along the plat frontage will
provide safe walking areas for school children, as addressed in the Federal Way Public Schools
December 3, 1999 letter.
The clearing and grading for the plat infrastructure must be the minimum necessary to install
the street improvements and utilities. Lot clearing and grading is permitted at the time of
development of each individual future lot. Installation of plat infrastructure will not likely
require removal of any significant trees, as few, if any significant trees exist on the property.
No wildlife species recognized as priority species are known to inhabit the site. The WDFW
priority habitat and species map has no record of threatened, endangered, or sensitive species
of wildlife within two miles of the site
Development of the site will create additional runoff from new impervious surfaces such as
streets, driveways, and rooftops. Storm drainage facilities are being designed in accordance
with the 1990 KCSWDM and the City's amendments to the manual. The applicant's October
19, 1999, preliminary storm drainage TlR by W & H Pacific was reviewed and preliminarily,
accepted by the City's Public Works Department. EXHIBIT *'"'-
PAGE II OF
Hearing Examiner Staff Report Page 10
Preliminary Plat of Meadowlane SUB96-0004
14.
15.
16.
17.
The preliminary design proposes to collect and convey water through a series of pipes and
catch basins into a storm drainage bioswale in the water quality tract located in the northwest
corner of the site. The storm drainage runoff discharges to the City's regional storm drainage
pond at SW 342nd Street. The applicant must pay an acreage charge of $7,597.00 per gross acre
for detention capacity in the City's regional facility before final plat approval, or as determined
by the Public Works Director.
Private water and sewer service lines are depicted on the preliminary utility plan. To minimize
maintenance problems and utility conflicts, provisions must be made to eliminate private
utilities crossing the public water quality tract as required by the Public Works Director.
Final review and approval of the storm water engineering plan will occur in conjunction with
full drainage review.
Prior to issuance of construction permits, the applicant will be required to submit a final
landscape plan addressing street trees and significant tree removal.
The proposed preliminary plat is permitted by FWCC Chapter 20, Subdivisions, and Chapter
22, Zoning.
The proposed subdivision and all attachments have been reviewed for compliance with the
FWCP; FWCC Chapter 18, Environmental Protection; Chapter 20, Subdivisions; Chapter 22,
Zoning; and all other applicable codes and regulations. As proposed, and recommended by
staff, the preliminary plat is consistent with the FWCP and all applicable codes and
regulations.
Prior to final plat approval and recording, all required and approved improvements will be
constructed, or the improvements appropriately bonded, per City code requirements.
XII RECOMMENDATIONS
Based on review of this application, the environmental record, and pertinent decisional criteria, staff
recommends approval of the preliminary plat subject to the following conditions:
Prior to final plat approval, signage shall be installed on the temporary cul-de-sac barricade as
required by the Public Works Director. The signage shall be a minimum size of three feet by three
feet, with three-inch letters, and state, "This street is planned for future extension. For further
information contact the City of Federal Way Public Works Department at 253-661-4131 ."
As required by the Public Works Director, a note shall be included on the final plat to the
following effect, "Lots 1 - 5 must access from interior plat streets, and lots 6 - 9 must access
from the private access tract."
Prior to final plat approval, the applicant shall install signage as required by the Public Works
Director and Fire Department to assure the temporary cul-de-sac is maintained in an accessible
manner at all times. A note shall also be made on the final plat map, clearly indicating the
temporary cul-de-sac bulb is to be accessible for turn-around at allt'E~HIB!T
PAGE_..I,3_OF--//-
Hearing Examiner Staff Report Page 11
Preliminary Plat of Meadowlane SUB96-0004
o
The final plat map shall include language as required by the Public Works Director and
Community Development Director, identifying provisions for release of the temporary turn
around easement and removal of the temporary cul-de-sac bulb upon future extension of the
roadway. The temporary easement should be worded to release automatically upon future
extension, and future development would be responsible for removal, replacement, and repair
of the temporary bulb and associated sidewalks as applicable.
Private utility service lines are not permitted across the public water quality tract, as required
by the Public Works Director.
Prior to final plat approval, all utility poles required or proposed to be relocated, must be
outside of any sidewalk, as required by the Public Works Director.
All streets shall have a minimum pavement section of three inches Class B asphalt over six
inches of crushed surfacing to support the traffic loads, as required by the Public Works
Director.
As required by the Public Works Director, in order to install code required street frontage
improvements, right-of-way dedication is required on the northeast comer of SW 344~' Street
and 35~h Avenue SW to accommodate the sidewalk radius.
The offset at the intersection of SW 343ra Street must be minimized to the maximum extent
possible, as required by the Public Works Director.
Xlll LIST OF EXHIBITS
2.
3.
4.
5.
6.
7.
8.
9.
10.
Reduced Scale Preliminary Plat of Meadowlane & Preliminary Utility Clearing and Grading Plan
Vicinity Map
SEPA DNS for Meadowlane
SEPA Checklist for Meadowlane
Final Staff Evaluation for SEPA Checklist, Meadowlane
Preliminary Technical Information Report for Meadowlane by W & H Pacific, October 19, 1999
B-twelve Associates Inc. Letter, July 12, 1995
Federal Way Public Schools Letter, December 3, 1999
October 22, 1999, Lakehaven Utility District Letter of Sewer Availability
October 21, 1999, Tacoma Public Utilities Letter of Water Availability
TRANSMITTED TO THE PARTIES LISTED HEREAFTER:
Federal Way Hearing Examiner
Applicant - Ed Flanigan
Project Engineer - W & H Pacific, Steve Calhoun
Document ID #12623
EXHIBIT /"- -
PAGE_/. OF_-I
Hearing Examiner Staff Report Page 12
Preliminary Plat of Meadowlane SUB96-0004
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B
~ ~i ., ,~o~ c~'~ ~,,. MEADOWLANE PLAT
- --' IMINAR PLA T
~ ~ II ~ FI~ NUMBER SEP96-~24
~ ~' FEDERAl. WAY WASHINGTON
~ I ~"~' ..... SCALE: { PROJECT NC. O~A%lNG riLE NAME: ~'~ '
I
I "- lO'J 3-2154-0001 LFLMSPO .DWG
~xST [D,~/ 0 KDB =.OT O~TC: 8/7/00
~ ,
CITY OF~
(253) 661-4000
FEDERAL WAY, WA 98003-6210
ENVIRONMENTAL
DETERMINATION OF NONSIGNIFICANCE
APPLICATION NUMBER: SEP96-0024 (96-102493)
PROJECT NAME: Meadowlane Preliminary Plat
DESCRIPTION OF PROPOSAL: Subdivision of 2.6 acres of property into ten residential single-family lots.
One house currently exists on the property.
PROPONENT: Ed Flanigan, 10803 Kent Kangley Road, Suite 102, Kent, WA 98031,206-521-4401
LOCATION: At the northeast comer of the intersection Oi~35th Avenue SW and SW 344th Street, Federal
Way, WA. King County Tax Parcel #536020-0005
LEAD AGENCY: City of Federal Way
CITY CONTACT: Jim Harris, Senior Planner, 253-661-4019
The Responsible Official of the City of Federal Way hereby makes the following decision based upon
impacts identified in the environmental checklist, the Final Staff Evaluation for Environmental Checklist,
Application No. SEP96-0024, the Federal Way Comprehensive Plan, and other municipal policies, plans,
rules, and regulations designated as a basis for exercise of substantive authority under the Washington
State Environmental Policy Act Rules (SEPA) pursuant to RCW 43.21C.060.
The lead agency for this proposal has determined that the proposed action will not have significant
adverse impacts on the environment, and an Environmentallmpact Statement (EIS) is not required under
RCW 43.21C.030(2Xc). This decision was made after review of a completed environmental checklist and
other information on file with the lead agency. This information is available to the public on request.
This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for 14 days
from the date of issuance. Comments must be submitted by 5:00 p.m. on April 24, 2000.
Unless modified by the city, this determination will become final following the above comment deadline.
Any person aggrieved of the city's final determination may file an appeal with the city within 14 days of
the above comment deadline.
RESPONSIBLE OFFICIAL: Stephen Clifton, AICP
POSITION/TITLE: Director of Community Development Services
ADDRESS: 33530 First Way South, Federal Way, WA 98003
EXHIBIT
PAGE [ OF_
[
Meadowlane
Preliminary Plat
SEPA Checklist
City of Federal Way, Washington
Prepared for:
Mr. Ed Fianigan
% John L. Scott
10803 Kent-Kangley Road, Suite 102
Kent, Washington 98031
(206) 521-4401
Prepared by:
W&H Pacific, Inc.
3350 Monte Villa Parkway
Bothell, Washington 98021
(425) 9514800
October 1999 (Revised)
EXHI~¥ ,~ 1~1 ~,,
PAGE_...L_OF_.(~
CITY OF FEDERAL WAY, WASHINGTON
ENVIRONMENTAL CHECKLIST
Purpose of Checklist:
The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all governmental
agencies to consider the environmental impacts of a proposal before making decisions. An
environmental impact statement (EIS) must be prepared for ali proposals with probable significant
adverse impacts on the quality of the environment. The purpose of this checklist is to provide
information to help you and the agency identify impacts from your proposal (and to reduce or
avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is
required.
Instructions for Applicants:
This environmental checklist asks you to describe some basic information about your proposal.
Governmental agencies use this checklist to determine whether the environmental impacts of your
proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the
most precise information known, or give the best description you can.
You must answer each question accurately and carefully, to the best of your knowledge. In most
cases, you should be able to answer the questions from your own observations or project plans
without the need to hire experts. If you really do not know the answer, or if a question does not
apply to your proposal, write "do not know" or "does not apply." Complete answers to the
questions now may avoid unnecessary delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark
designations. Answer these questions if you can. If you have problems, the governmental agencies
can assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a
period of time or on different parcels of land. Attach any additional information that will help
describe your proposal or its environmental effects. The agency to which you submit this checklist
may ask you to explain your answers or provide additional information reasonably related to
determining if there may be significant adverse impact.
Use of checklist for nonproject proposals:
Complete this checklist for nonproject proposals, even though questions may be answered "does
not apply." In addition, complete the Supplemental Sheet for Nonproject Actions (part D).
For nonproject actions, the references in the checklist to the words "project," "applicant," and
"property or site" should be read as "proposal," "proposer," and "affected geographic area,"
respectively.
EXHIBIT
PAGE__ OF
Page 2 -October 1999 (Revised)
PACIFIC
o
BACKGROUND
Name of proposed project, if applicable:
Meadowlane.
Name of applicant:
Ed Flanigan/Bob Hanson
Address and phone number of applicant and contact person:
Applicant:
Mr. Ed Flanigan
% John L. Scott
10803 Kent Kangley Road, Suite 102
Kent, Washington 98031
Telephone: (253) 869-8500
Date checklist prepared:
October 1999
Agency requesting checklist:
City of Federal Way.
Proposed timing or schedule (including phasing, if applicable):
Contact:
Mr. Steve Calhoon
W&H Pacific, Inc.
3350 Monte Villa Parkway
Bothell, Washington 98021
Telephone: (425) 9514827
No.
Begin construction Summer 2000, and complete Fall 2000. Home building to start Fall 2000.
Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain.
No.
List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal.
A conceptual drainage plan and report has been prepared. An erosion control plan will be
prepared. Both will conform to the King County SWM manual. A ground topo survey has been
prepared which includes an existing tree inventory.
Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes, explain,
EXHIBIT_ .. L_
Page 3 -October 1999 (Revised)
PACIFIC [:~P ROJECI~ 1540102\WORD~ EPA42HK. DOC
10. List any government approvals or permits that will be needed for your proposal, if known.
Approvals by City of Federal Way for roads, drainage, sewer and water distribution, construction
plans will be required.
11.
Give brief, complete description of your proposal, including the proposed uses and the size
of the project and site. There are several questions later in this checklist that ask you to
describe certain aspects of your proposal. You do not need to repeat those answers on this
page.
The project consists of one (1) lot approximately 2.63 acres in size. The proposal is to create 9
new lots plus leave the existing house on one (1) lot for a total of 10 lots. The 9 new lots will be
a minimum of 7,200 square feet. The lot created for the existing house will be approximately
22,000 square feet.
12.
Location of the proposal. Give sufficient information for a person to understand the
precise location of your proposed project, including a street address, if any, and section,
township, and range, if known. If a proposal would occur over a range of area, provide the
range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and
topographic map, if reasonably available. While you should submit any plans required by
the agency, you are not required to duplicate maps or detailed plans submitted with any
permit applications related to this checklist.
The site is located in the City of Federal Way in south King County. It is on the northeast comer
of 35th Avenue South and SW 344th Street.
TO BE COMPLETED BY APPLICANT:
B. ENVIRONMENTAL ELEMENTS
EVALUATION FOR
AGENCY USE ONLY
1. Earth
General description of the site (circle one): Flat, rolling,
hilly, steep slopes, mountainous, other
What is the steepest slope on the site (approximate percent
slope)?
The steepest slope is less than five (5) percent.
EXHIBIT
PAGE__ OF
PACIFIC
Page 4 - October 1999 (Revised)
¥~ellev~¢ I ~[~a~ RO JEC'I~ 1540102~WORD~EP A-CIO~ DOC
TO BE COMPLETED BY APPLICANT:
EVALUATION FOR
AGENCY USE ONLY
What general types of soils are found on the site (for
example, clay, sand, gravel, peat, muck)? If you know the
classification of agricultural soils, specify them and note any
prime farmland.
AgB - 0-6 percent, gravelly sandy loam.
do
Are there surface indications or history of unstable soils in
the immediate vicinity? If so, describe.
No.
Describe the purpose, type, and approximate quantities of
any filling or grading proposed. Indicate source of fill.
Minimal grading for ½ road construction, less than 500 cubic
yards. Fill for existing roadside ditch, less than 1,000 cubic
yards. Source of fill from road grading and nearest gravel pit, or
on-site.
Could erosion occur as a result of clearing, construction, or
use? If so, generally describe.
Erosion could occur during the removal of vegetation and
clearing the site for construction. Prudent measures will be
implemented to control erosion potential.
About what percent of the site will be covered with
impervious surfaces after project construction (for example,
asphalt or buildings?)
Approximately 30-40 percent.
Proposed measures to reduce or control erosion, or other
impacts to the earth, if any.
Measures to control erosion will include silt fencing around the
perimeter, rock pad construction entrance, interceptor ditches
with rock check dams, and covering of exposed soils.
EXHIBIT
PAGE $ OF-J
PACIFIC Page 5 October, 999 ,Revised)
VOodl~m¢ I Mata~P RO/ECIX21540102~WO RI3~S EPA-CIOCDOC
TO BE COMPLETED BY APPLICANT:
EVALUATION FOR
AGENCY USE ONLY
2. AIR
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What types of emissions to the air would result from the
proposal (i.e., dust, automobile, odors, industrial wood
smoke) during construction and when the project is
completed? If any, generally describe and give approximate
quantities if known.
The types of emissions will be those generally associated with
plat construction and single family neighborhoods. They will
include construction equipment, dust, automobile exhaust and
smoke from wood burning fireplaces. There will be no unusual
odors or industrial wood smoke.
Are there any off-site sources of emissions or odor that may
affect your proposal? If so, generally describe.
No.
Proposed measures to reduce or control emissions or other
impacts to air, if any:
The Washington Clean Air Act requires the use of all known,
available and reasonable means of controlling air pollution,
including dust. Construction impacts will not be significant and
can be controlled by watering or using dust suppressants on
areas of exposed soils, washing truck wheels before leaving the
site, and maintaining gravel construction entrances.
WATER
Surface:
Is there any surface water body on or in the immediate
vicinity of the site (including year-round and seasonal
streams, saltwater, lakes, ponds, wetlands)? If yes, describe
type and provide names, if appropriate, state what stream or
river it flows into.
No.
EXHIBIT ,,,lq
~q~llevue Bdata~P RO/ECT~21 $40102\WORD~EPA-CHK. DOC
TO BE COMPLETED BY APPLICANT:
EVALUATION FOR
AGENCY USE ONLY
2)
3)
4)
5)
6)
Will the project require any work over, in, or adjacent to
(within 200 feet) the described water? If yes, please describe
and attach available plans.
No.
Estimate the amount of fill and dredge material that would
be placed in or removed from surface water or wetlands and
indicate the area of the site that would be affected. Indicate
the source of fill material.
N/A.
Will the proposal require surface water withdrawals or
diversions? Give general description, purpose, and
approximate quantities if known.
No,
Does the proposal lie within a 100-year floodplain? If so,
note location on the site plan.
No.
Does the proposal involve any discharges of waste materials
to surface waters? If so, describe the type of waste and
anticipated volume of discharge.
No.
Ground:
Will ground water be withdrawn, or will water be
discharged to ground water? Give general description,
purpose, and approximate quantities if known.
No groundwater will be withdrawn since public water mains will
be installed as part of the plat construction. No water will be
discharged to groundwater except through the potential
infiltration of stormwater.
EXHIBIT_ H ....
Page 7 - October 1999 (Revised)
PACIFIC
TO BE COMPLETED BY APPLICANT:
EVALUATION FOR
AGENCY USE ONLY
2)
Describe waste material that will be discharged into the
ground from septic tanks or other sources, if any (for
example: Domestic sewage; industrial, containing the
following chemicals . . .; agricultural; etc.). Describe the
general size of the system, the number of such systems, the
number of houses to be served (if applicable), or the number
of animals or humans the system(s) are expected to serve.
A public sanitary sewer system will be installed as part of the
plat construction.
c. Water Runoff (including storm water):
1)
Describe the source of runoff (including storm water) and
method of collection and disposal, if any (include quantities,
if know). Where will this water flow? Will this water flow
into other waters? If so, describe.
Stormwater will be discharged into a regional facility. This
storrnwater will be treated in accordance with City of Federal
Way standards as well as Department of Ecology requirements.
Further detail is available in the Hydrologic Report contained in
the TIR, submitted October 1999. The City has indicated
monitoring is not necessary at this time in regards to the
hydroperiod impact on the project.
2)
Could waste materials enter ground or surface waters? If
so, generally describe.
Runoff from driveways and roadways will be routed through the
stormwater quality system.
do
Proposed measures to reduce or control surface, ground,
and runoff water impacts, ii any.
Road water will pass through a bio-swale system.
EXHIBIT_
Page 8 -October 1999 (Revised)
PACIFIC
TO BE COMPLETED BY APPLICANT:
EVALUATION FOR
AGENCY USE ONLY
4. PLANTS
ae
Check or circle types of vegetation found on the site:
x deciduous tree: alder, maple, aspen, other; cottonwood,
apple
_~_x evergreen tree: fir, cedar, pine, other
shrubs
x_~_grass
x_~_pasture
crop or grain
wet soil plants: cattail, buttercup, bullrush, skunk
cabbage, other
water plants: water lily, eelgrass, miifoil, other
x_~_other types of vegetation blackberry
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de
What kind and amount of vegetation will be removed or
altered:
Blackberries and some trees along the perimeter will be removed
during road construction. Other trees may be removed if they
interfere with house construction.
List threatened or endangered species known to be on or
near the site.
None.
Proposed landscaping, use of native plants, or other
measures to preserve or enhance vegetation on the site, if
any:
Shrubs and lawns will be planted by individual lot owners.
Some existing trees will remain.
EXHIBIT_
PAGE__ . OF
Page 9 - October 1999 (Revised)
i PACIFI C
TO BE COMPLETED BY APPLICANT:
EVALUATION FOR
AGENCY USE ONLY
5. ANIMALS
ao
Circle any birds and animals which have been observed on
or near the site or are known to be on or near the site:
birds: hawk, heron, eagle, songbirds, other:
robins, crows
mammals: deer, bear, elk, beaver, other: dogs
fish: bass, salmon, trout, herring, shellfish, other:
sparrows,
do
ae
bo
List any threatened or endangered species know to be on or
near the site.
None.
Is the site part of a migration route? If so, explain.
No.
Proposed measures to preserve or enhance wildlife, if any:
None.
ENERGY AND NATURAL RESOURCES
What kinds of energy (electric, natural gas, oil, wood stove,
solar) will be used to meet the completed project's energy
needs? Describe whether it will be used for heating,
manufacturing, etc.
Natural gas may be used for cooking and heating. Electricity
will be used for lighting and appliances for residential uses.
Would your project affect the potential use of solar energy
by adjacent properties? If so, generally describe.
No.
EXHIBIT---
PAGE OF
Page 10 - October 1999 (Revised)
PACIFIC ,.,,~,~o~,~,0~wo~~
TO BE COMPLETED BY APPLICANT:
EVALUATION FOR
AGENCY USE ONLY
e
1)
2)
1)
What kinds of energy conservation features are included in
the plans of this proposal? List other proposed measures to
reduce or control energy impacts, if any:
The requirements of the Uniform Building Code and the State
Energy Code will be satisfied in the construction of the
buildings. Energy conserving materials and fixtures are
encouraged in all new construction.
ENVIRONMENTAL HEALTH
Are there any environmental health hazards, including
exposure to toxic chemicals, risk of fire and explosion, spill,
or hazardous waste, that could occur as a result of this
proposal? If so, describe.
No.
Describe special emergency services that might be required.
Emergency services include police, fire, and ambulance.
Proposed measures to reduce or control environmental
health hazards, if any.
None.
Noise
None.
What types of noise exist in the area which may affect your
project (for example: traffic, equipment, operation, other)?
EXHIBIT
Page 11 - October 1999 (Revised)
PACIFIC
TO BE COMPLETED BY APPLICANT:
EVALUATION FOR
AGENCY USE ONLY
2)
3)
be
de
What types and levels of noise would be created by or
associated with the project on a short-term basis (for
example: traffic, construction, operation, other)? Indicate
what hours noise would come from the site.
Short-term noise would come from construction equipment
required for road construction, utility installation and house
construction. Noise levels would occur during daylight hours in
accordance with City of Federal Way ordinance.
Proposed measures to reduce or control noise impacts, if
any.
All construction equipment will be required to be equipped with
mufflers. City of Federal Way will regulate construction hours.
LAND AND SHORELINE USE
What is the current use of the site and adjacent properties?
Current use of site is open, vacant fid& Adjacent properties arc
large lots with single family homes.
Has the site been used for agriculture? If so, describe.
Horse pasture.
Describe any structures on the site.
One existing house will remain.
Will any structures be demolished? If so, what?
No.
What is the current zoning classification of the site?
Current zoning is RS 7.2 (7,200 square feet minimum per lot).
What is the current comprehensive plan designation of the
site?
Single Family.
EXHIBIT
PAGiE__[ OF
Page 12- October 1999 (Revised)
PACIHC
TO BE COMPLETED BY APPLICANT:
EVALUATION FOR
AGENCY USE ONLY
go
e
If applicable, what is the current shoreline master program
designation of the site?
N/A.
Has any part of the site been classified as an
"environmentally sensitive'' area? If so, specify.
No.
Approximately how many people would reside or work in
the completed project?
Average of 2.5 people per home would equal 25 residents.
Approximately how many people would the completed
project displace?
None.
Proposed measures to avoid or reduce displacement impacts,
if any:
None.
Proposed measures to ensure the proposal is compatible with
existing and projected land uses and plans, if any:
House construction will be approved by City of Federal Way
building department.
HOUSING
Approximately how many units would be provided, if any?
Indicate whether high, middle, or low-income housing.
9 new low to middle income houses will be provided.
Approximately how many units, if any, would be eliminated?
Indicate whether high, middle, or low-income housing.
None.
EXHIBIT
Page 13 - October 1999 (Revised)
PACIFIC \'~t~llevu¢, MatakPRO/ECr~2,540102kWORD~EPA .CH1C DOC
TO BE COMPLETED BY APPLICANT:
EVALUATION FOR
AGENCY USE ONLY
10.
be
11.
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Ce
Proposed measures to reduce or control housing impacts, if
any.
None.
AESTHETICS
What is the tallest height of any proposed structure(s), not
including antennas; what is the principal exterior building
material(s) proposed?
The height of the 9 new houses will be approximately 28 feet.
The primary exterior building material will be vinyl siding.
What views in the immediate vicinity would be altered or
obstructed?
None.
Proposed measures to reduce or control aesthetic impacts, if
any:
None.
LIGHT AND GLARE
What type of light or glare will the proposal produce? What
time of day would it mainly occur?
No.
Could light or glare from the finished project be a safety
hazard or interfere with views?
No.
What existing off-site sources of light or glare may affect
your proposal?
None.
EXHIBIt'_ q' _ -
Page 14 - October 1999 (Revised)
PACIFIC
TO BE COMPLETED BY APPLICANT:
EVALUATION FOR
AGENCY USE ONLY
do
Proposed measures to reduce or control light and glare
impacts, if any:
None.
12. RECREATION
13.
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co
What designated and informal recreational opportunities
are in the immediate vicinity?
King County Aquatic Center is approximately 2 miles away.
Northshore Community Center is approximately 1 V2 miles
away.
Would the proposed project displace any existing
recreational uses? If so, describe.
No,
Proposed measures to reduce or control impacts on
recreation, including recreation opportunities to be provided
by the project or applicant, if any:
None to be provided within this 9-lot parcel.
HISTORIC AND CULTURAL PRESERVATION
Are there any places or objects listed on, or proposed for,
national, state, or local preservation registers known to be
on or next to the site? If so, generally describe.
No.
Generally describe any landmarks or evidence of historic,
archaeological, scientific, or cultural importance known to
be on or next to the site.
None.
Proposed measures to reduce or control impacts, if any:
None.
EXHIBIT
PAGE_ OF
Page 15 - October 1999 (Revised)
PACIFIC \~ellevu¢ I'zlatakPRO.WaCY~ I ~40102\WORD~ EPA-CHIC DOC
TO BE COMPLETED BY APPLICANT:
EVALUATION FOR
AGENCY USE ONLY
14.
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f.
TRANSPORTATION
Identify public streets and highways serving the site, and
describe proposed access to the existing street system. Show
on site plans, if any.
The site is bordered by 35th Avenue SW and SW 344th Street.
SW 344th Street, a neighborhood, is approximately 1/3 mile
north.
Is site currently served by public transit? If not, what is the
approximate distance to the nearest transit stop?
Yes. Public transit is along SW 340th Street approximately 1/3
mile north.
How many parking spaces would the completed project
have? How many would the project eliminate?
Each property will have two spaces on its driveway, two spaces
in the garage, as well as supplemental parking on the public
street.
Will the proposal require any new roads or streets, or
improvements to existing roads or streets, not including
driveways? If so, generally describe (indicate whether
public or private).
Yes. Frontage roadway improvements along 35th Avenue SW
and SW 344th Street. A new road within the plat.
Will the project use (or occur in the immediate vicinity of)
water, rail, or air transportation? If so, generally describe.
No.
How many vehicular trips per day would be generated by
the completed project? If known, indicate when peak
volumes would occur.
Approximately 100 vehicular trips per day will be generated (10
per lot). Peak volumes will occur during weekday morning and
afternoon rush hours.
EXHIBIT
Page 16 - October 1999 (Revised)
TO BE COMPLETED BY APPLICANT:
EVALUATION FOR
AGENCY USE ONLY
go
15.
16.
bo
Proposed measures to reduce or control transportation
impacts, if any:
None.
PUBLIC SERVICES
Would the project result in an increased need for public
services (for example: fire protection, police protection,
health care, schools, other)? If so, generally describe.
Yes. School enrollment, police and fire protection, garbage
pickup, mail delivery and medical emergencies for a typical
residential project will be required.
Proposed measures to reduce or control direct impacts on
public services, if any.
None.
UTILITIES
Circle utilities currently available at the site: electricity,
natural gas, water, refuse service, telephone, sanitary sewer,
septic system, other.
Cable TV.
Describe the utilities that are proposed for the project, the
utility providing the service, and the general construction
activities on the site or in the immediate vicinity which might
be needed.
Water - Tacoma Utilities
Sewer - Lake Haven Utility District
Power - Puget Power
Gas - Washington Natural Gas
Phone - U.S. West Communications
TV - Viacom Cablevision
EXHIBIT_. L_
PAGE OF&
Page 17 - October 1999 (Revised)
PACIFIC ¥'b~levue I Mata~P ROfEL-~I'~21 ~40102\WO RD~ EPA"CH~C DOC
TO BE COMPLETED BY APPLICANT: EVALUATION FOR
AGENCY USE ONLY
C. SIGNATURE
The above answers are true and complete to the best of my
knowledge. I understand that the lead agency is relying on them to
make its decision.
Signature:
W&H PACIFIC, INC.
Date Submitted: ~'0~ [~
EXHIBIT.. ~'/
PAGE It OF...[~
Page 18 - October 1999 (Revised)
PACIFIC ,~,,~,~,o~,~,o~,~o~^~
CITY OF FEDERAL WA Y
DEPARTMENT OF COMMUNITY DEVELOPMENT SER VICES
Final Staff Evaluation
For Environmental Checklist
Meadowlane Preliminary Plat
Federal Way File Nos. SEP96-0024 (96-102493) & SUB96-0004
]NOTE: The purpose of this Final Staff Evaluation is to provide technical staff evaluation of the proposed action;
supplement information contained in the environmental checklist and expanded studies; provide technical
information unavailable to the applicant; and correct inaccurate information. Technical reports and aUachments
referenced herein and in the environmental checklist may not be attached to all copies of this evaluation. Copies of
reports, attachments, or other documents may be reviewed and/or obtained by contacting Jim Harris, Senior Planner,
at the City of Federal Way, Department of Community Development Services, 33530 First Way South, Federal Way,
WA, 98003. Phone: (253) 664-4019.
SUMMARY OF PROPOSED ACTION
The proposal includes the subdivision of 2.6 acres into ten residential single-family lots. One existing
single-family dwelling will remain on the property. The proposal also includes developing a public
roadway, street improvements, water and sewer, utilities, storm drainage control improvements, and other
related infrastructure improvements. As indicated on the enclosedpreliminary plat map, the subject
th th
property is located at the northeast comer of the intersection of 35 Avenue SW and SW 344 Street, in
Federal Way, WA
LIST OF TECHNICAL REPORTS
The following technical information was submitted as part of the development application:
Environmental Checklist, submitted by Steve Calhoon, W & H Pacific Inc., October 1999
(revised).
· Preliminary Plat of Meadowlane, by W & H Pacific Inc., sheet C2.1, October 15, 1999.
· Preliminary Grading and Utility Plan for Meadowlane Plat, by W & H Pacific Inc., sheet
C3.1, October 13, 1999.
Preliminary Landscape Plan for Meadowlane Plat, by W & H Pacific Inc., sheet C4.1,
October 13, 1999.
Storm Drainage Preliminary Technical Information Report, by W & H Pacific Inc.,
October 19, 1999.
· Geotechnical Engineering Study, by Geotech Consultants Inc., October 7, 1996.
, Wetland Determination, by B-Twelve Associates Inc., July 12, 1995. £XHIBrr
PAG£__L_OF__
GENERAL PROJECT INFORMATION
Project Name:
Meadowlane Preliminary Plat, Federal Way.
Applicant:
Mr. Ed Flanigan
John L. Scott Realty
10803 Kent Kangley Road, Suite 102
Kent, WA 98031
(206) 521-4401
Location:
At the northeast comer of the intersection of 35th Avenue SW and SW 344th Street,
Federal Way, Washington.
Zoning:
RS 7.2 (Residential Single-Family).
Comprehensive
Plan Designation:
High Density Single Family.
BACKGROUND
The application for preliminary plat approval was submitted on August 1, 1996. On August 22, 1996, the
proposal was discussed by the city's Development Review Committee (CDRC), which includes
representatives from the Lakehaven Utility District, Federal Way Fire Department, Federal Way School
District, and staff from the city's Public Works, Community Development Services, and Parks,
Recreation and Cultural Services Departments.
Pursuant to procedural requirements contained in the Federal Way City Code (FWCC), the city issued a
Letter of Completeness on November 15, 1996. On November 27, 1996, a Notice of Application was
published in the Federal Way News and posted on the site, city hall, and local libraries. The project
applicant submitted a revised preliminary plat map, and a revised SEPA checklist was submitted to the
city on October 20, 1999.
ANALYSIS OF ENVIRONMENTAL CHECKLIST
Following are staff responses to the elements of the attached environmental checklist indicating whether
or not city staff concurs with the applicant's response to the checklist item, or staff clarification or
amendment of the response.
A. BACKGROUND
1-5. Concur with the checklist.
The timing of the project as stated in the environmental checklist is the applicant's estimate.
The actual timing may depend in part on a variety of factors that are not within the control of
either the applicant or the city.
7. Concur with the checklist.
EXHIBIT ,,,
Final Staff Evaluation Page 2 Meadowlane/SEP96-0024 (96-102493)
A July 12, 1995, wetland determination by B-Twelve Associates and a October 7, 1996,
geotechnicai engineering study by Geo-Tech Consultants Inc., were submitted with the
application.
9. A preliminary plat application is pending.
10.
City approvals are required for preliminary plat approval, engineering plan review, and final
plat approval. Other approvals from permitting agencies include, but are not limited to, plan
review for utility construction.
11. Concur with the checklist.
12 The site is located in the NW ¼ of Section 24, T21N, R3E WM.
B. ENVIRONMENTAL ELEMENTS
1. EaCh
Geo-tech Consultants Inc. has prepared a geotechnical engineering study for the project, and
the soils characteristics are described in detail in the report. The geotechnical report
summarizes that the proposed development is feasible from a geotechnical standpoint and there
are no unusual seismic hazards on the property.
The City of Federal Way Environmentally Sensitive Areas Map does not reveal this site to be in
a problem area relative to landslide, seismic hazard, erosion, steep slope hazards, or 100-year
flood plain.
The proposal includes the establishment of impervious surfaces for streets, sidewalks,
driveways, homes, etc. Pursuant to FWCC Section 22-631 note 5, development of each of the
future lots is limited to 60 percent lot coverage.
The clearing and grading limits for infrastructure construction will result in clearing a portion
of the site for street and infrastructure construction. Final clearing and grading limits will be
reviewed during final engineering plan review. The retention of the undisturbed areas on the
site will help reduce potential erosion during construction. In accordance with adopted city
standards, most portions of future lots will remain in a natural condition until individual home
construction occurs.
Soil disturbing activities could result in erosion and transport of sediment. The effects of this
project construction can be addressed through the establishment of a Temporary Erosion and
Sedimentation Control Plan (TESC) during plat infrastructure construction, and permanent
stormwater management facilities post-construction. An erosion control plan is required to be
approved and implemented in accordance with the city's engineering standards in conjunction
with plat infrastructure construction.
Additionally, erosion control plans are required to be implemented on each individual lot
during home construction. Following plat infrastructure construction and recording of the final
plat, building permits for constructing single-family homes will result in additional clearing and
grading on each individual lot. ~
Final Staff Evaluation Page 3 ~ -
o
Compliance with local, state, and federal standards will provide sufficient mitigation of
potential erosion and earth impacts.
Air
Short-term air quality impacts will result during site preparation and grading, building
construction, and paving operations. Longer term impacts due to vehicle emissions will vary in
level according to the amount of traffic generation in the future by the proposal.
Construction activity contributes to carbon monoxide levels through the operation of
construction machinery, delivery equipment and materials, and worker access to the site by
automobile. These activities also include the emissions of hydrocarbons and oxides of nitrogen,
potentially elevating the level of photochemical oxidants, such as ozone, in the ambient air.
Long term impacts, due to customer, employee, and delivery vehicles, and the continued
operation of building systems will be similar to those typically found in developments of this
type.
Compliance with local (FWCC Section 22-947), state, and federal air quality standards will
provide sufficient mitigation of potential on-site construction activities and long-term site
usage. In addition, retention and enhancement of site landscaping will provide filtering of
suspended particles.
Water
a. Surface. There are no wetlands on-site or within 200 feet of the subject property, as
identified in the July 12, 1995, B-Twelve Associates letter. No wetlands or surface waters are
known to exist on or around the property, and no wetlands or streams are identified on the
city's environmentally sensitive areas maps.
b. Ground. Concur with the checklist. There are no proposed groundwater withdrawals or
discharges.
Tacoma Water will provide the domestic water needs for the proposed 10-lot subdivision.
Domestic sewage generated by the project will be collected and conveyed through Lakehaven
Utility District mains to the wastewater treatment facility.
c. Water Runoff. The applicant has provided an October 19, 1999, Preliminary Technical
Information Report (TIR) for storm drainage, by W & H Pacific Inc. Since the proposed
development creates more than 5,000 square feet of impervious surfaces, surface water runoff
control and water quality treatment will be required per the 1990 King County Surface Water
Design Manual (KCSWDM).
In order to comply with the city's drainage requirements, the applicant addressed the seven core
and twelve special requirements of the KCSWDM. The stormwater from the site will drain to
the city's regional storm drainage pond at SW 342nd Street. The applicant must pay an acreage
charge for detention capacity in the city's regional facility, before final plat approval, or as
determined by the Public Works Director.
Final Staff Evaluation
Page 4
Mead° wlat~;X~l~l~l~ 02493 )' ~
Final review of the stormwater quality, conveyance, and detention will occur in conjunction
with the final engineering plan review.
Compliance with local, state, and federal standards should sufficiently mitigate stormwater
impacts from the project.
4. Plants
a-d. Plants located at the subject property are discussed in the B-Twelve Associates' July 12,
1995, letter. Final review of the significant tree retention and replacement standards will be
conducted during the review of the preliminary plat.
The site is mainly pasture area with a few evergreen and several deciduous trees. Through the
plat construction phase, areas of existing trees and vegetation will be preserved on areas of
future individual lots as identified by the clearing limits on the preliminary grading and
drainage plans. Trees that may be left on individual lots during the plat infrastructure
construction phase may be removed during individual future home construction. Any
significant trees removed during individual home construction will be subject to the significant
tree retention and replacement standards of FWCC Section 22-1568. This code section
generally requires retention or replacement of significant trees at a rate of 25 percent of those
proposed for removal.
A preliminary landscape plan for the street trees in the planter strip has been submitted in
accordance with FWCC Article XVII. Final review and approval of the required landscaping
will occur with the detailed engineering plan review, following review of the preliminary plat.
Landscaping of individual future lots will occur in conjunction with future single-family home
construction on individual lots
5. Animals
a-d. No wildlife species recognized as priority species are known to inhabit the site, or the
nearby vicinity.
6. Energy and Natural Resources
a-c. Concur with the checklist. Energy provisions for the project shall conform to applicable
local, state, and federal regulations.
7. Environmental Health
a. Environmental Health Hazards. Concur with the checklist. The risk of environmental health
hazards is always present during construction projects. Compliance with applicable local, state, and
federal regulations should sufficiently mitigate the potential for significant adverse environmental
impacts.
b. Noise. During construction, noise levels will increase on the site due to construction
activity. Pursuant to FWCC Section 22-1006, construction activity and the operation of any
heavy equipment will be limited to the hours between 7:00 a.m. and 8:00 p.m., Monday through
Saturday, with such activities being prohibited on Sundays or on holidays observed by the city,
Final Staff Evaluation
Page Mel~~J~~~
5 (96-102493) , ,
PAGE
unless an exception is granted by the City of Federal Way's Community Development Services
Director.
8. Land and Shoreline Use
Concur with the checklist. The proposal is subject to preliminary and final plat review and is
required to meet all code provisions. As a result of the review process, which includes SEPA
review, public notification, input on the SEPA review, public hearing with the Hearing
Examiner, and final review and decision by the Federal Way City Council, compliance with all
code requirements will be ensured and all potentially adverse environmental impacts should be
addressed. No further mitigation is necessary.
9. Housing
Concur with the checklist.
10. Aesthetics
Concur with the checklist. Compliance with applicable codes should sufficiently mitigate visual
impacts of the site development.
11. Light and Glare
The project lighting must comply with FWCC Sections 22-950 and 22-954, which regulate off
site lighting and glare. Installation of streetlights is required per applicable FWCC standards.
Compliance with applicable lighting regulations in the FWCC should sufficiently mitigate
project impacts.
12. Recreation
As permitted in FWCC Section 20-154, the developer has opted to pay a fee-in-lieu of
providing on-site open space. Final review and acceptance of the fee-in-lieu will occur with
final plat review. Compliance with applicable codes should sufficiently mitigate recreation
impacts of the site development.
13. Historic and Cultural Preservation
Concur with the checklist. No significant adverse historic and cultural preservation impacts are
anticipated. Therefore, no mitigation measures are necessary.
14. Transportation
A Traffic Impact Analysis (TIA) is not required for the project, since the proposal generates less
than 10 PM peak hour trips. The on-site streets and the project's street frontages must be
designed and constructed per applicable city standards before final plat approval.
Further analysis of the proposed street improvements (including street improvement cross
sections, right-of-way cross sections, and provisions for removal and abandonment of the
proposed temporary cul-de-sac) will be conducted before developing a staff recommendation to
Final Staff Evaluation
P~e6
the Hearing Examiner for the preliminary plat review. Review comments contained in Jim
Femling's December 15, 1999, Public Works Development Services Division memo and Rick
Perez's Public Works Traffic Division November 9, 1999, memo must be adequately addressed
by the applicant prior to forwarding a recommendation to the Hearing Examiner on the
preliminary plat application. None of the Public Works Department review comments impact
the SEPA review for this project.
Pursuant to the Federal Way School District August 27, 1999 letter, students from the plat will
receive bus transportation to Green Gables Elementary, Saghalie Junior High, And Decatur
Senior High School. Busing will be provided to all of the schools. No walking area
improvements are identified in the school district letter of December 3, 1999; however, this will
be further verified before preparing a staff report on the preliminary plat.
Compliance with local, state, and federal standards will provide sufficient mitigation of potential
traffic impacts.
15. Public Services
a-b. Concur with the checklist. Comments from the fire and police departments do not
indicate that any special emergency services will be required.
The collection of school impact fees will mitigate school impacts. The current school mitigation
fee is $2,383.00 for a single-family residence and is collected at building permit issuance for a
residence. The Federal Way City Council may adjust the impact fee annually, and the
applicable fee would be determined at the time a complete individual single-family building
permits are submitted to the city.
16. Utilities
a-b. Concur with the checklist. The plat will require construction of all utilities required for a
single-family residential subdivision.
CONCLUSION
Based on staff analysis of the application, the completed SEPA checklist, technical reports, and applicable
city regulations and policies, the proposal can be found to not have a probable significant adverse impact
on the environment, provided that the mitigation measures are properly implemented pursuant to a
Determination ofNonsignificance (DNS). This decision is based upon a review of the environmental
checklist, attachments, exhibits, and supplemental reports as listed, and the above "Final Staff Evaluation
for Environmental Checklist," and are supported by plans, policies, and regulations formally adopted by
the city for the exercise of substantive authority under SEPA to approve, condition, or deny proposed
actions.
The city reserves the right to review any further revisions or alterations to the site or the proposal in order
to determine the environmental significance or nonsignificance of the project at that point in time.
Prepared by: Jim Harris, Senior Planner, (253) 661-4019
L:\CSDC'~DOCS~SAVE\I 1745712.DOC
Date: March 31, 2000
Final Staff Evaluation Page 7
Meadowlane/SEP96-0024 (96-102493)
EXHIBIT ,,,
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
FEDERAL WAY, WASHINGTON, APPROVING WITH
CONDITIONS THE PRELIMINARY PLAT OF MEADOWLANE,
FEDERAL WAY FILE NO. SUB96-0004.
WHEREAS, the applicant Ed Flanigan, applied to the City of Federal Way for preliminary plat
approval to subdivide certain real property known as Meadowlane and consisting of approximately 2.6 acres into
ten (10) single family residential lots located at the northeast quadrant of the intersection of Southwest 3444
Street and 35t~ Avenue Southwest; and
WHEREAS, on April 12, 2000, an Environmental Determination ofNonsignificance (DNS) was
issued bythe Director of Federal Way's Department of Community Development Services pursuant to the State
Environmental Policy Act (SEPA), RCW 43.21C; and
WHERFAS, no comments or appeals on the DNS were submitted to the Department of
Community Development Services; and
WHERFAS, the Federal Way Land Use Hearing Examiner on December 5, 2000, held a public
heating on December 5, 2000, concerning the Meadowlane preliminary plat; and
WHERE^S, following the conclusion of said heating, on December 18, 2000, the Federal Way
Land Use Hearing Examiner issued a written Report and Recommendation containing findings, conclusions, and
recommending approval of the preliminary plat of Meadowlane subject to conditions set forth therein; and
WHERF~S, 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 preliminaxy plat and/or its conditions; and
WHERE~S, on February **, 2001, the City Council considered the written record and the Report
and Recommendation of the Hearing Examiner on the Meadowlane 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 COLrNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, DOES
HEREBY RESOLVE As FOLLOWS: EXHIBI.T
PAGE__LOF
Section 1. Adoption of Findings of Fact and Conclusions.
1. The findings of fact and conclusions of the Land Use Hearing Examiner's
Recommendation, attached hereto as 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 mediately
above, the preliminary plat of Meadowlane, Federal Way File No. SUB96-0004 is hereby approved, subject to
conditions as contained in the Recommendation of the Federal Way Land Use Hearing Examiner da~t _~1 December
18, 2000 (Exhibit A).
Section 3. Conditions of Approval Integral. The conditions of approval of the prelimina~ plat are
all integral to each other with respect to the City Council finding that the public use and interest will be served by
the platting or subdivision of the subject property. Should any court having jurisdiction over the subject matter
declare any of the conditions invalid, then, in said event, the proposed preliminary plat approval granted in this
resolution shall be deemed void, and the preliminary plat shall be remanded to the City of Federal Way Hearing
Examiner to review the impacts of the invalidation of any condition or conditions and conduct such additional
proceedings as are necessary to assure that the proposed plat makes appropriate provisions for the public heal~ ~
EXHIBIT- - ---
safety, and general welfare and other factors as required by RCW Chapter 58.17 and applic~A~,o~..~OF~
roles, 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 atTn--med.
Section 6. Effective Date. This resolution shall be effective immediately upon passage by the
Federal Way City Council.
RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON,
THIS __ DAY OF ,2001.
CITY OF FEDERAL WAY
ATTEST:
MAYOR, MIKE PARK
CITY CLERK, N. CHPdSTnqE GREEN, CMC
APPROVED AS To FORM:
CITY ATTORNEY, BOB C. STERBANK
FILED WITH THE CITY CLERK:
PASSED BY THE CITY CoUNcm:
RESOLUTION NO.
EXHIBIT
MEMORANDUM
To:
F ROM:
VIA:
RE:
DATE:
Land Use/Transportation Committee (LUTC)
Kathy McClung, Interim Director of Community Development Services
David M6~anager
Preliminary Plat of Star Lake Vista
Federal Way File No: SUB99-0001 (99-100613-SU)
January 12, 2001
STAFF RECOMMENDATION
Staff recommends the Land Use and Transportation Committee forward to the City
Council a recommendation approving the Star Lake Vista preliminary plat with
conditions, based on the findings and conclusions in the December 19, 2000, Hearing
Examiner Report.
II.
SUMMARY OF APPLICATION
The applicant requests preliminary plat approval of an eighteen (18) lot single family
residential subdivision on a 4.63 acre parcel as provided for under Federal Way City
Code (FWCC) Chapter 20, Subdivisions, subject to City Council approval.
III.
REASON FOR COUNCIL ACTION
Pursuant to FWCC Section 20-127(a), the City Council issues a final decision at a
public meeting after review of the Hearing Examiners recommendation. Consistent
with how land use matters are currently processed by the City, preliminary plat
applications are brought to City Council Land Use and Transportation Committee for
review and recommendation prior to review by the full Council.
Preliminary Plat of Star Lake Vista Page 1 LUTC Memorandum
IV. HEARING EXAMINERS RECOMMENDATION
On December 19, 2000, the Federal Way Hearing Examiner issued a recommendation
(attached) to approve the proposed preliminary plat subject to the following conditions:
Ae
Chainlink or cyclone fencing, if used, shall be black or green vinyl coated and
shall be surrounded by vegetation in order to screen the detention facility from
the plat, the right-of-way and surrounding properties.
The final plat shall depict the slopes in excess of 40 percent and a 25-foot setback
from the slopes. The final plat map shall contain a note that the owners of lots
15, 16 and 17 shall provide geotechnical analysis of these areas in conformance
with FWCC section 22-1286 should development or land surface modification
activities occur on or within 25 feet of the steep slope area.
Retaining walls and rockery design shall be harmonious with existing adjoining
residential uses, and shall promote residential design themes through such means
as terracing, orientation, natural material selection, use of vegetation, and
textural treatment.
Do
To provide a safe route of travel for school children, the applicant shall install a
pedestrian corridor from the subject site, north along the eastern side of South
Star Lake Road to the northern side of the Elementary School driveway on South
Star Lake Road, subject to review and approval by the Public Works Director.
V. PROCEDURAL SUMMARY
July 16, 1999
Notice of Application issued.
May 20, 2000
Environmental determination issued.
November 18, 2000 Notice of Public Hearing issued.
December 5, 2000 Hearing Examiner public hearing.
December 19, 2000 Hearing Examiner recommendation issued.
January 4, 2001 Hearing Examiner Clarification of Decision issued
January 22, 2001
City Council Land Use and Transportation Committee meeting
(This committee forwards a recommendation to the full Council
for a decision at a public meeting [see Section VII, below].)
Preliminary Plat of Star Lake Vista Page 2 LUTC Memorandum
VI. DECISIONAL CRITERIA
The Hearing Examiner may recommend approval of the preliminary plat to the City
Council if the following decisional criteria of FWCC Section 20-126(c) are met.
1. It is consistent with the Federal Way Comprehensive Plan;
o
It is consistent with all applicable provisions of the Federal Way City Code,
including those adopted by reference from the Comprehensive Plan; and
3. It is consistent with the public health, safety, and welfare.
4. It is consistent with design criteria listed in FWCC Section 20-2
It is consistent with the development standards listed in FWCC section 20-
151through 20-157 and FWCC Section 20-178 through 20-187.
Findings on how the application is consistent with these decisional criteria are contained
on pages 2 through 8 of the Hearing Examiners recommendation.
VII. COUNCIL ACTION
The Federal Way City Council's review of the application is limited to the record of the
hearing before the Hearing Examiner, oral comments received during the Public
Meeting, (so long as those comments do not raise new issues or information contained
in the examiners record) and the Examiners written report. The City Council may
receive new information not in the record pursuant to FWCC Section 20-127(b).
A draft resolution recommending approval of the proposed application as recommended
by the Heating Examiner is included. After consideration of the record, the City
Council may, by action approved by a majority of the total membership, take one of the
following actions, pursuant to FWCC Sec. 20-127:
1. Adopt the recommendation; or
2. Reject the recommendation; or
Remand the preliminary plat back to the Hearing Examiner pursuant to FWCC
Section 20-127(b); or
Adopt their own recommendations and require or approve a minor modification
to the preliminary plat pursuant to FWCC Section 20-127(d).
Preliminary Plat of Star Lake Vista Page 3 LUTC Memorandum
EXHIBITS
ho
B.
C.
D.
Heating Examiner Recommendation dated December 29, 2000
Hearing Examiner Clarification of Decision dated January 4, 2001
Staff Report to Heating Examiner *
Draft Resolution
* NOTE:
The staff report will include the Staff Report to the Hearing Examiner, the Environmental
Decision, and a reduced scale plat map. A full copy including all exhibits to the Hearing
Examiner is located in a notebook in the City Council o2~qce.
Preliminary Plat of Star Lake Vista Page 4 LUTC Memorandum
CITY OF~
(253) 661-4000
FEDERAL WAY, WA 98003-6210
Stuart Scheuerman
ESM Consulting Engineers
720 South 348~" Street
Federal Way, WA 98003
December 19, 2000
RE:
SUB99-0001 (99-100613-00-SU)
Preliminary Plat of Star Lake Vista
Dear Mr. Scheuerman:
?
Enclosed please find the Report and Decision relating to the above-entitled cb. se.
HEARING EXAMINER
SKC/IIm
cc: All parties of record
City of Federal Way
EXHIBIT __
Page- 1
CITY OF FEDERAL WAY
OFFICE OF THE HEARING EXAMINER
IN THE MATTER OF:
PRELIMINARY PLAT OF STAR LAKE
VISTA
PROCESS IV
FWHE#00-29
SU B99-0001 (99-100613-00-S U)
I. SUMMARY OF APPLICATION
The applicant proposes to subdivide a vacant 4.63 acre lot into 18 residential single-
family lots, each having a minimum of 7,200 square feet.
II. PROCEDURAL INFORMATION
Hearing Date:
Decision Date:
December 5, 2000
December 18, 2000
At the hearing the following presented testimony and evidence:
2.
3.
4.
5.
Deb Barker, City of Federal Way
Stuart Scheurman, Applicant
Ken Peckham
Sarady Long
Dennis Alfredson
At the hearing the following exhibits were admitted as part of the official record of these
proceedings:
Staff Report with all attachments
Copy of Deb Barker presentation
EXHIBIT L_
PAGE _OF__L
Page - 2
III. FINDINGS
The Hearing Examiner has heard testimony, admitted documentary evidence into
the record, and taken this matter under advisement.
The Community Development Staff Report sets forth general findings, applicable
policies and provisions in this matter and is hereby marked as Exhibit "1" and
incorporated in its entirety by this reference.
All appropriate notices were delivered in accordance with the requirements of the
Federal Way City Code (FWCC).
The applicant has a possessory ownership interest in a generally rectangular, 4.63
acre parcel of unimproved property within the City of Federal Way. The parcel
extends between the west right of way line of Interstate 5 and the east right-of-way
line of South Star Lake Road, a minor arterial. The applicant requests preliminary
plat approval to allow subdivision of the site into 18 single family residential lots, a
storm detention tract, a pedestrian access tract between the internal plat road and
Mark Twain Elementary School, and a ten foot wide landscape tract or area
adjacent to I-5. The plat proposes a minimum lot size of 7,200 square feet and an
average lot size of 7,575 square feet.
The preliminary plat map shows a single access road extending east from South
Star Lake Road and terminating in a cul-de-sac. The 25,253 square foot, storm
water detention tract is located in the northwest corner of the plat, and the
pedestrian access extends to the elementary school between lots 14 and 15 in the
western portion of the plat. The applicant also proposes an asphalt pedestrian path
adjacent to South Star Lake Road extending from the north side of the plat road to
the entrance to the elementary school and a crosswalk accessing a school bus stop.
All lots access from the internal plat road.
The site and abutting properties to the north, south, and west are all located within
the Single Family Residential-High Density designation of the City of Federal Way
Comprehensive Plan and the Single Family Residential (RS-7.2) zone classification
of the Federal Way City Code (FWCC). All lot sizes meet or exceed the minimum
authorized in the RS~7.2 zone classification of 7,200 square feet. The Mark Twain
Estates Single Family Subdivision abuts the south property line and Scarbrough
Division I, another single family subdivision, abuts the west side of South Star Lake
Road opposite the site. Mark Twain Elementary School abuts the north property
line, and Interstate-5 abuts the east property line. The proposed preliminary plat fits
XHIBIT
Page - 3
well with the community.
The 1973 King County Soils Survey Map shows Alderwood gravelly sandy loam and
Alderwood Kitsap soils at depths of 24 to 40 inches. Below said depth, the soils
change to relatively impermeable glacial till. Soils on the site will support urban
development.
According to the SEPA checklist, 38% of the site has slopes less than 10%, and
53% of the site has slopes between 10% and 25%. A 1,121 square foot area
located along the north (rear) property lines of proposed lots 15, 16, and 17 has
slopes greater than 40%. Slopes in excess of 40% are regulated by Section 22-
1286 FWCC and a geotechnical analysis will be required if development or land
surface modification activities occur within 25 feet of said steep slope areas.
The site contains wooded vegetation, primarily consisting of mature firs, alders, and
maple trees with a native understory of shrubs. Of the eighty on site trees meeting
the definition of "significant", 26% are proposed for removal. The applicant must
comply with requirements of the Significant Tree Ordinance. No plant or animal
species of concern have been observed at the site.
10.
The comprehensive plan classifies South Star Lake Road as a principle collector
street which requires a 60-foot wide right of way. The internal plat road, South 275~
Place, will be a cul-de-sac road and will have a right-of-way width of 52 feet.
Improvements to the internal plat road include 28 feet of pavement, vertical curb,
gutters, street trees, sidewalks, landscape strips, and a landscape island in the
center of the cul-de-sac. The applicant will also dedicate nine feet of right of way
for South Star Lake Road.
11.
The applicant will construct five foot wide sidewalks on both sides of South 275t~
Place and half street improvements on South Star Lake Road which will include an
eight foot wide sidewalk on the east side of the street across the plat frontage. The
applicant will also provide an eight foot wide, paved, walking path from the north
side of the internal plat road along the east side of South Star Lake Road to the
elementary school driveway and the crosswalk that connects to the junior high and
high school bus stop on 25t~ Drive South.
12.
Other than the street improvements to South Star Lake Road, no other road
improvements are necessary as all other roads within the area are adequate to
handle the traffic generated by the subdivision. The City environmental official has
determined that the project will not impact any traffic improvement projects identified
EXHIBIT
Page - 4
13.
14.
15.
16.
17.
in the City Transportation Improvement Plan.
Elementary school children will walk to Mark Twain Elementary which abuts the
north property line, but junior and senior high students will walk to a bus stop at the
intersection of South Star Lake Road and 25th Drive South. The walking route from
the subdivision to the bus stop is presently via a substandard roadway including a
gravel shoulder and ditches. As previously found, the applicant will install an
improved pedestrian corridor from the subdivision to the school bus stop. The
applicant must also comply with the City School Impact Fee Ordinance and make
a payment of 2,203.00 per single family housing unit to offset the impacts to the
Federal Way School District of school age children residing in the plat.
Section 20-155(B) FWCC requires the plat to set aside 15% of the gross land area
of the subdivision site for open space. However, in accordance with said section,
the applicant has elected to pay a fee-in-lieu of providing said open space.
The Highline Water District will provide both domestic water and fire flow to the site,
and the Lakehaven Utility District will provide sanitary sewer service to each lot.
The storm drainage system shows storm water collected from buildings and streets
and conveyed through a pipe system to the on site storm water detention facility
and a water biofiltration swale within Tract "A" at the northwest corner. The storm
water will discharge to culverts on South Star Lake Road which will direct the water
eventually to the headwaters of M¢Sorley Creek located within the City of Kent. The
City has identified downstream conveyance problems along South Star Lake Road,
and the City of Kent has identified capacity and conveyance problems in the
McSorley Creek watershed. The Cities of Federal Way and Kent have entered into
an interlocal agreement designating the Star Lake Road drainage sub-basin as a
Level Ill flow control area per the 1998 King County Surface Water Design Manual.
The Manual requires the applicant to design the storm water detention facility to the
Level III flow control standard. The storm water design and plat drainage elements
must meet applicable City storm water regulations.
At the hearing the applicant questioned the necessity of providing a 20 foot wide
pedestrian access from the plat road to the elementary school, asserting that a 10
to 12 foot wide path should be adequate. Section 20-156 FWCC addresses
pedestrian and bicycle access. Said section states in pertinent part as follows:
(a) In addition
regarding
to the sidewalks required in section 22-1471
requirements to rights-of-way and vehicular
PAGE
Page- 5
18.
19.
easements, pedestrian and bicycle access should be provided
for established or planned safe school routes, bikeways, trails,
transit stops, and general circulation.
(b)
Pedestrian and bicycle access shall be provided in 20 feet of
dedicated right of way. Paved width shall be 12 feet ....
Thus, the FWCC specifically requires pedestrian and bicycle pathways within a 20
foot wide, dedicated right-of-way.
The Examiner questioned the necessity of both a pedestrian corridor to the
elementary school and a walkway along South Star Lake Road to the elementary
school driveway (two paved walkways to the school). However, review of the staff
evaluation for the environmental checklist establishes that the 20 foot wide
pedestrian corridor provides access for students to the elementary school without
having to walk along a busy arterial. The pedestrian corddor along South Star Lake
Road provides a safe walking condition for senior and junior high students to the
bus stop at the intersection of South Star Lake Road and 25t~ Drive South.
The applicant requested authority to perform mass grading on the site. However,
the applicant's grading plan, reviewed and approved by the City; shows grading for
roads and utilities only. Staff stated that mass grading could be considered under
unusual circumstances, but that none exists on the present site. Both sides refer to
Section 20-179 FWCC as setting forth grading requirements, and said section
states:
All natural vegetation shall be retained on the site to be subdivided
except that which will be removed for improvements or grading
approved in the preliminary subdivision or short subdivision.
Along with its application for preliminary plat approval, the applicant submitted its
grading plan showing grading for roads and utilities only. If the applicant now
desires to mass grade the site to include the road, utilities, and building pads, it
should request that the record remain open for submittal of a revised grading plan
and review by the City. Furthermore, the environmental official in performing SEPA
review evaluated the applicant's environmental checklist which, in response to the
question regarding the purpose, type, and approximate quantities of filling and
grading, stated:
Road and minor lOt grading is anticipated on the site~[X~.ll~Tjk~
PAGE O__OF
Page - 6
20.
21.
Road and minor lot grading does not constitute mass grading as described by the
applicant. Therefore, unless the applicant submits a new grading plan as part of the
preliminary plat review process, the Examiner cannot alter the approved grading
plans.
The applicant requested that the landscape tract not be placed in a separate tract,
and questioned how the homeowner's association would access said tract to
maintain the landscaping. Staff responded by stating that Section 20-178 FWCC
requires the landscaping in a separate tract. Section 20-178 states:
(a)
Subdivision design should provide ample buffers to shield new
residences from arterial streets, or established land uses
adjacent to the subdivision, under the provisions of sections
22-1572 through 22-1575 regarding landscaping as follows ....
Neither Section 20-178 nor Article X¥11 FWCC entitled "Landscaping" contains a
requirement that landscaping buffers be dedicated to the homeowner's association.
The Examiner could find no code sections requiring landscape dedications,
easements, etc. However, Section 22-1563 FWCC states in part:
(a)
No permits shall be issued to erect, construct or undertake any
development project without prior approval of a landscape plan
by the department of community development.
The question then is whether the Department has authority to require that
landscaping be located in tracts owned by the homeowner's association.
The Washington Supreme Court in Hama Hama v. Shorelines Hearings Board,
85 Wn. 2d 441 (1975), set forth rules for interpreting ambiguous statues. The Court
held as follows:
Finally, when a statute is ambiguous-as in the instant case-there is
the well known rule of statutory interpretation that the construction
placed upon a statute by an administrative agency charged with its
administration and enforcement, while not absolutely controlling upon
the courts, should be given great weight in determining legislative
intent...At times, administrative interpretation of a statute may
approach "lawmaking," but we have heretofore recognized that it is an
appropriate function for administrative agencies to "fill in the gaps"
EXHIBIT_ ---
Page - 7
where necessary to the effectuation of a general statutory scheme... It
is likewise valid for an administrative agency to "fill in the gaps" by a
statutory construction - as long as the agency does not purport to
"amend" the statue. 85 Wn. 2d 441 at 448.
In the present case, the Department of Community Development Services has "filled
in a gap" in the FWCC as the landscaping requirements do not address ownership
of landscaping tracts. The Washington Supreme Court would consider the
Department's interpretation the same as it did the Department of Ecology's
interpretation of the Shoreline Management Act in Hama, supra.:
In particular, we think it cannot be said convincingly that these
agencies have arrogantly overstepped their proper functions by
purporting to "amend" the SMA. On the contrary, these agencies
have simply interpreted the conflicting provisions of the SMA in
harmony with the policy objectives to be effectuated by this
legislation. 85 Wn. 2d 441 at 448,449.
Thus, the landscape tract will be held in the ownership required by staff as part of
the landscape plan. However, the Examiner would refer the applicant and staff to
Section 22-1570 FWCC entitled Modification Options.
22.
Prior to obtaining preliminary plat approval, the applicant must establish that the
request satisfies the criteda set forth in Section 20-126(c)FWCC. Findings on each
criteria are hereby made as follows:
Ao
As previously found, the project is consistent with the Single Family-High
Density designation of the comprehensive plan.
The proposed plat complies with all applicable provisions of the FWCC
including those adopted by reference from the comprehensive plan to include
Chapter 18, Environmental Policy; Chapter 20, Subdivisions; and Chapter
22, Zoning.
Co
The project is consistent with the public health, safety, and welfare and
makes appropriate provision for open spaces, drainage ways, streets, roads,
alleys, other public ways, fire protection, sanitary waste, potable water,
schools and school grounds, safe walking conditions, and parks and
playgrounds.
EXHIBIT_ --
PAGE_< OF
Page - 8
Do
The project is consistent with the design criteria set forth in Section 20-2
FWCC, subject to compliance with conditions of approval.
Eo
The project also complies with development standards set forth in Sections
20-151-157 and 20-158-187 FVVCC.
IV. CONCLUSIONS
From the foregoing findings the Hearing Examiner makes the following conclusions:
The Hearing Examiner has jurisdiction to consider and decide the issues presented
by this request.
The proposed preliminary plat of Star Lake Vista is consistent with the City of
Federal Way Comprehensive Plan and meets all bulk regulations of the RS 7.2
zone classification.
The proposed preliminary plat satisfies all criteria set forth in Section 20~126 (c)
FWCC and will serve the public use and interest by providing an attractive location
for a single family residential subdivision adjacent to an elementary school.
Therefore, the Federal Way City Council should approve the preliminary plat of Star
Lake Vista subject to the following conditions:
Chain link or cyclone fencing, if used, shall be black or green vinyl coated
and shall be surrounded by vegetation in order to screen the detention facility
from the plat, the right of way and surrounding properties.
The final plat map shall depict the slopes in excess of 40 percent and a 25-
foot setback from the slopes. The final plat map shall contain a note that the
owners of lots 15, 16, and 17 shall provide geotechnical analysis of these
areas in conformance with FWCC Section 22-1286 should development or
land surface modification activities occur on or within 25 feet of the steep
slope area.
Retaining walls and rockery design shall be harmonious with existing
adjoining residential uses, and shall promote residential design themes
through such means as terracing, orientation, natural material selection, use
of vegetation, and textural treatment.
To provide a safe route of travel for school children, the applicant shall install
Page - 9
a pedestrian corridor from the subject site, north along the eastern side of
South Star Lake Road to the northern side of the Elementary School
driveway on South Star Lake Road, subject to review and approval by the
Public Works Director.
RECOMMENDATION:
It is hereby recommended to the Federal Way City Council that the preliminary plat
of Star Lake Vista be approved subject to the conditions contained in the conclusions
above.
DATED THIS [ '~ '~%AY O.F DECEMBER, 2.~.,0. /~
S~EPHEN'K. CA 5 , R
Hearing Examiner
TRANSMITTED THIS
APPLICANT:
~(%AY OF DECEMBER, 2000, to the following:
Stuart Scheuerman
ESM Consulting Engineers
720 South 348t" Street
Federal Way, WA 98003
ESM Consulting Engineers
720 South 348th Street
Federal Way, WA 98003
Schneider Homes
6510 Southcenter Boulevard
Tukwila, WA 98188
City of Federal Way
cio Chris Green
P.O. Box 9718
Federal Way, WA 98063-9718
RIGHTS TO RECONSIDERATION AND CHALLENGE
THE BELOW STATED RIGHTS TO RECONSIDERATION AND APPEAL AND DESIGNED
TO PROVIDE NOTICE OF TIME LIMITS AND A GENERAL OUTLINE OF
PROCEDURES. THE SPECIFIC REQUIREMENTS FOR REQUEST FOR
RECONSIDERATION ARE FOUND IN SECTION 22-488 OF THE FEDERAL WAY CITY
CODE. THE SPECIFIC REQUIREMENTS FOR CHALLENGES TO THE HEARING
EXAMINER'S RECOMMENDATION ARE FOUND IN SECTION 22-489 OF THE
FEDERAL WAY CITY CODE. CLARIFICATION OF THE RIGHTS TO
RECONSIDERATION AND CHALLENGE AND THE NAMES AND ADDRESSES OF
PERSONS WHO HAVE A RIGHT TO CHALLENGE MAY BE OBTAINED FROM THE CITY
CLERK OF THE CITY OF FEDERAL WAY.
RECONSIDERATION
Any person who has a right to challenge a recommendation of the
Hearing Examiner under the Federal Way City Code may request the
Hearing Examiner to reconsider any aspect of his or her
recommendation by delivering a written request for reconsideration
to the Department of Community Development within seven (7)
calendar days after the date of issuance of the Hearing Examiner's
recommendation. The person requesting the reconsideration shall
specify in the request what aspect of the recommendation he or she
wishes to have reconsidered and the reason for the request.
The person requesting the reconsideration shall within seven (7)
calendar days following issuance of the recommendation, mail or
personally deliver a copy of the request for reconsideration along
with a notice of the right to file a written response to the
PAGE_[L_OF_L.
request to those persons who have a right to challenge under
Federal Way City Code. Proof of such mailing or personal delivery
shall be made by an affidavit attached to the request for
reconsideration at the time of delivering the request to the
Department of Community Development. The notice shall state that
such response must be received by the Department of Community
Development within seven (7) calendar days following the filing of
the request with the department.
Any person filing a response to a response to the reconsideration
request must distribute that response by mail or personal delivery
to those persons having a right to challenge under the Federal Way
City Code. Proof of such distribution by mail or personal delivery
shall be made by affidavit attached to the response delivered to
the Department of Community Development.
Within ten (10) working days after expiration of the
reconsideration period, the Hearing Examiner shall notify the
persons who have a right to challenge under the Federal Way Zoning
Code, whether or not the recommendation will be reconsidered. The
Hearing Examiner may reconsider the recommendation only if he or
she concludes that there is substantial merit in the request. The
process of reconsideration will be in accordance with Section 22-
488 of the Federal Way City Code.
CHALLENGE
The recommendation of the Hearing Examiner may be challenged by any
person who is to receive a copy of that recommendation. The
challenge, in the form of a letter of challenge, must be delivered
to the Department of Community Development within fourteen (14)
calendar days after the issuance of the Hearing Examiner's
recommendation or, if a request for reconsideration is filed, then
within fourteen (14) calendar days of either the recommendation of
the Hearing Examiner denying the request for reconsideration or the
reconsidered recommendation. The letter of challenge must contain
a clear reference to the matter being challenged and a statement of
the specific factual findings and conclusions of the Hearing
Examiner disputed by the person filing the challenge. The person
filing the challenge shall include, with the letter of challenge,
the fee established by the City. The challenge will not be
accepted unless it is accompanied by the required fee.
The person challenging the recommendation shall within said
fourteen (14) calendar day period mail or personally deliver a copy
of the letter of challenge along with a notice of the right to file
a written response to the challenge to those persons who have the
right to file a challenge under Section 22-489 of the Federal Way
City Code. The notice shall state that such response must be
received by the Department of Community Development within five (5)
working days following the filing of the written challenge with the
department.
Any person filing a response to the reconsideration request must
distribute that response by mail or personal delivery to those
persons having a right to challenge under Section 22-489 of the
Federal Way City Code. Proof of such distribution by mail or
EXHIBIT
PAGIE. . LOF_
personal delivery shall be made by affidavit attached to the
response delivered to the Department of Community Development.
The recommendation of the Hearin9 Examiner may be challenged
whether or not there was a request to reconsider the Hearin~
Examiner's recommendation. Any challenue of the Hearin~ Examiner's
recommendation will be heard by the Federal Way City Council.
CITY OF~__~
TO:
FROM:
DATE:
(253) 661-4000
FEDERAL WAY, WA 98003-6210
CLARIFICATION OF DECISION
ALL PARTIES OF RECORD
STEPHEN K. CAUSSEAUX, JR., HEARING EXAMINER
JANUARY 4, 2001
RE:
CLARIFICATOIN OF DECISION REGARDING PRELIMINARY
PLAT OF STAR LAKE VISTA, FWHE #00-29, (99-100613-00-SU)
On December 18, 2000, the Examiner issued a decision recommending approval
of the preliminary plat of Star Lake Vista. There were two inadvertent errors in
the decision as noted below:
Preliminary plat's are not reviewed under Process IV, but are
reviewed under the provisions of Federal Way City Code
(FWCC) Chapter 20, Division 6, Preliminary Plat.
There is no right to reconsideration and challenge of the
Hearing Examiner recommendation under the preliminary
plat process. Pursuant to FWCC Section 20-127 (attached
hereto), following receipt of the final report and
recommendation of the Hearing Examiner, a date shall be
set for a public meeting before the City Council.
This memo serves to clarify these processes and recommendation.
SKC/jc
EXHIBIT---I
PAGE_._J__OF
CITY COUNCIL REVIEW, ACTION
Pursuant to Section 20-127, following receipt of the final report and recommendation of
the hearing examiner, a date shall be set for a public meeting before the city council.
The city council review of the preliminary plat application shall be limited to the record of
the hearing before the hearing examiner, oral comments received during the public
meeting (so long as those comments do not raise new issues or information not
contained in the examiner's record) and the hearing examiner's written report. These
materials shall be reviewed for compliance with decisional criteria set forth in section 20-
126. The city council may receive new evidence or information not contained in the
record of hearing before the hearing examiner, but only if that evidence or information: (i)
relates to the validity of the hearing examiner's decision at the time it was made and the
party offering the new evidence did not know and was under no duty to discover or could
not reasonably have discovered the evidence until after the hearing examiner's decision;
or (ii) the hearing examiner improperly excluded or omitted the evidence from the record.
If the city council concludes, based on a challenge to theheadng examiner
recommendation or its own review of the recommendation, that the record compiled by
the hearing examiner is incomplete or not adequate to allow the city council to make a
decision on the application, the city council may by motion remand the matter to the
hearing examiner with the direction to reopen the hearing and provide supplementary
findings and/or conclusions on the matter or matters specified in the motion.
After considering the recommendation of the hearing examiner, the city council may
adopt or reject the hearing examiner's recommendations based on the record
established at the public hearing. If, after considering the matter at a public meeting, the
city council deems a change in the hearing examiner's recommendation approving or
disapproving the preliminary plat is necessary, the city council shall adopt its own
recommendations and approve or disapprove the preliminary plat.
As part of the final review, the city council may require or approve a minor modification
to the preliminary plat if:
(a)
(b)
(c)
(d)
The change will not have the effect of increasing the residential density of the
plat;
The change will not result in the relocation of any access point to an exterior
street from the plat;
The change will not result in any loss of open space or buffering provided in the
plat; and
The city determines that the change will not increase any adverse impacts or
undesirable effects of the project and that the change does not significantly alter
the project.
EXHIBIT
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT SERVICES DEPARTMENT
STAFF REPORT TO THE
FEDERAL WAY HEARING EXAMINER
PRELIMINARY PLAT OF STAR LAKE VISTA
Federal Way Fil6 No. SUB99-0001 (99-100613-00-SU)
PUBLIC HEARING -- December 5, 2000
Federal Way City Hall City Council Chambers
33530 First Way South
TABLE OF CONTENTS
II.
III.
IV.
V.
VI.
VII.
VIII.
IX.
X.
XI.
XII.
XIII.
General Information .................................................................................................. 1
Consulted Departments and Agencies ...................................................................... 2
State Environmental Policy Act ................................................................................ 3
Natural Environment ................................................................................................. 3
Neighborhood Characteristics ................................................................................... 4
General Design .......................................................................................................... 5
Transportation ........................................................................................................... 6
Public Services .......................................................................................................... 6
Utilities ...................................................................................................................... 7
Analysis of Decisional Criteria ................................................................................. 8
Findings of Fact and Conclusion .............................................................................. 9
Recommendations ................................................................................................... 11
List of Exhibits ........................................................................................................ 12
Report Prepared by:
Deb Barker, Associate Planner
November 27, 2000
EXHIB. IT._
PAGE_.L_OF
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT SERVICES DEPARTMENT
STAFF REPORT FOR THE PUBLIC HEARING OF DECEMBER 5, 2000
PRELIMINARY PLAT OF STAR LAI~ VISTA
File No:
Applicant:
Engineer:
Owner:
Action
Requested:
Staff
Representative:
Staff
Recommendation:
SUB99-0001 (99-100613-00-SU)
Stuart Scheuerman, Project Manager
ESM Consulting Engineers
720 South 348t~ Street
Federal Way, WA 98003
Phone: 253-838-6113
ESM Consulting Engineers
720 South 3485 Street
Federal Way, WA 98003
Phone: 253-838-6113
Schnieder Homes
6510 Southcenter Boulevard
Tukwila, WA 98188
Preliminary plat approval of an 18 lot single family residential subdivision as
provided for under Federal Way City Code (FWCC) Chapter 20, Subdivisions; and
requiring approval pursuant to FWCC Chapter 20, Division 6.
Deb Barker, Associate Planner, 253-661-4103
Preliminary Plat Approval with Conditions as Recommended
GENERAL INFORMATION
A. Description of the Proposal- The applicant proposes to subdivide a vacant 4.63-acre lot into
18 residential single-family lots, each having a minimum of 7,200 square feet (Exhibit A).
Location - The property is located northeast of South Star Lake Road at South 2755 Place as
extended, and southwest of Interstate 5 (Exhibit B).
C. Legal Description - See Exhibit C.
EXHIBIT
PAGE
Preliminary Plat of Star Lake Vista Page 1 Staff Report to the Hearing Examiner
Do
Fo
Size of Property - The subject site has a land area of 201,682 square feet (4.63 acres).
Land Use and Zoning-
Direction Zoning
Comprehensive Plan
Existing Land Use
Site RS-7.2~ SF - High Density Vacant
North RS-7.2 Same Elementary School
South RS-7.2 Same SFR2
East none None Interstate 5
West RS-7.2 SF - High Density SFR
Background- The preliminary plat of Star Lake Vista was submitted on February 5, 1999, as a
19-lot subdivision, ~kith one drainage tract. The application was determined complete on July
16, 1999. Following SEPA determination, the number of lots was revised to 18 in order to
accommodate drainage facility design.
II CONSULTED DEPARTMENTS AND AGENCIES
The following departments, agencies, and individuals were advised of this application.
Community Development Review Committee (CDRC), consisting of the Federal Way
Community Development Services Planning and Building Divisions; Public Works
Engineering and Traffic Divisions; Parks Recreation and Cultural Resources Department;
Federal Way Department of Public Safety (Police); Federal Way Fire Department; Lakehaven
Utility District; and Federal Way Public Schools. CDRC comments have been incorporated
into this report where applicable.
B. Highline Water District provides water for this site. Their comments have been incorporated
into this report where applicable.
C. Washington State Department of Transportation was advised of this application. Their
comments have been incorporated into this report where applicable (Exhibit D).
All property owners within 300 feet of the site were mailed notices of the complete application
and of the December 5, 2000, public hearing. The site was also posted and notice published in
the newspaper and on the City's official notice boards.
In accordance with the State Environmental Policy Act (SEPA) and FWCC Chapter 18,
Environmental Protection, all property owners and occupants within 300 feet of the site, and
all affected agencies, were notified of the proposed action and the City's environmental
decision. In addition, the site was posted and notice placed in the newspaper and on the City's
official notice boards. No comments were received, and no changes or corrections were made
to the City's initial determination.
IRS-7.2 = single family residential, 7,200 SF minimum lot size.
2 SFR = Single Family Residential
Preliminary Plat of Star Lake Vista Page 2
III STATE ENVIRONMENTAL POLICY ACT
A Mitigated Environmental Determination ofNonsignificance (MDNS) was issued for the -
proposed action on May 20, 2000 (Exhibit E). This determination was based on review of
information in the project file, including the environmental checklist (Exhibit F), resulting in the
conclusion that the proposal would not result in probable significant adverse impacts on the
environment provided the following measure is complied with:
To mitigate the subdivisions impacts in the flooding problems along Starlake Road and
conveyance and capacity problems within McSorley Creek watershed, Star Lake l/ism
storm water detention facility shall be designed to the Level 3 Flow Control standard of
the 1998 KCSWDM.
B. No comment letters were received during the 14-day SEPA comment period. No appeals were
filed.
IV NATURAL ENVIRONMENT
Storm Water Runoff- The applicant will be required to provide storm drainage improvements
to comply with all applicable Core and Special Requirements outlined in the King County
Surface t~ater Design Manual (KCSWDM), including surface water quantity and quality
control. ESM Consulting Engineers prepared and submitted a January 1999 Technical
Information Report, revised November 1999, (Exhibit G), to the Department of Community
Development Services for review by the Public Works Department. The preliminary plat
depicts stormwater collected in a detention pond at the northwest comer of the site, with
release to a water quality biofiltration swale on the northwest side of the site, thence on to
MeSorley Creek in the City of Kent, and on to Puget Sound via open and closed conveyance
systems. See Section IX. C. of this report for a detailed description of the proposed drainage
facilities.
Bo
Soils - The 1973 King County soils survey map lists the soils type as Alderwood Gravelly
Sandy Loam (AgC) and Alderwood Kitsap (AkF). AgC soils are characterized as moderately
well drained soils over dense, relatively impermeable till at depths of 24 to 40 inches. These
soils are described as capable of adequate compaction, runoff is slow, and erosion hazard is
slight with slopes at 6~ 15 percent.
Co
Topography- The site is hilly, with an average slope often percent. The SEPA checklist stated
that 38 percent of the site is under 10 percent slopes, with 53 percent of the site between 10
and 25 percent slopes. There is one area at the northern most portion of lots 15, 16, and 17 with
slopes that exceed 40 percent.
Vegetation -Vegetation on site is wooded, and consists primarily of mature firs, alders, and
maples trees, with a native under story of shrubs. The Existing Conditions Survey (Exhibit H)
submitted with the preliminary plat identifies 80 trees on the subject property that meet the ............... ' .....
FWCC definition of significant. The plan locates 21 of these treesi~[epAGE~ ~~ ~ ~'f-
Preliminary Plat of Star Lake Vista Page 3 Staff Report to the Hearing Examiner
and utility easements; those trees are not proposed to be retained. Meandering of the road
around significant trees was not feasible due to topography and existing points of connection,
according to the applicant and verified by staff. Twenty-six (26) percent of the significant trees
are proposed for removal (refer to Exhibit I, Preliminary Clearing and Grading Plan).
Approval of the preliminary plat is subject to submittal and approval of a landscape plan
pursuant to FWCC Section 20-158. Retained significant trees outside of the right-of-way and
drainage tract will be regulated under FWCC Section 22-1568, Significant Trees, and reviewed
with each residential building permit.
E. Wildlife - The SEPA checklist states that songbirds have been observed at the site. No
additional measures to preserve or enhance wildlife are proposed.
Fo
Mapped Sensitive Areas - The preliminary plat depicts a 1,121 square foot area of the rear of
lots 15, 16, and 17 with slopes that are greater than 40 percent. Slopes in excess of 40 percent
are regulated under FWCC Section 22-1286. No work in conjunction with preliminary plat
construction is proposed within the steep slope area. The November 21, 1999, Geotechnical
Report, prepared by Golder Associates, Inc. (Exhibit d), does not fully address future clearing,
grading and home construction on or within 25 feet of the steep slope area as required by
FWCC Section 22-1286, and further analysis will be required in conjunction with each
residential building permit. Therefore, the final plat map shall include the slopes in excess of
40 percent and a 25-foot setback from the slopes. The plat shall contain a note that the owners
of lots 15, 16, and 17 shall provide geotechnical analysis of these areas in conformance with
FWCC Section 22-1286 should development or land surface modification activities occur on
or within 25 feet of the steep slope areas.
Typical soils excavation will occur with the street construction, at the site of the detention
pond, and for utility installation. The preliminary clearing and grading plan (Exhibit 1) depicts
clearing limits that meet City standards for development clearing noted above. The
geotechnical report contains recommendations and conclusions for the proposed development,
including site preparation and grading of the subject site and future home construction.
Supplemental geotechnical analysis and recommendations may be required by the Public
Works Director or Building Official during development of the site.
A wetland on the school property north of the subject site was evaluated against criteria of a
1996 interpretation regarding constructed drainage facilities. Staff concurred that the wetland
is a surface water conveyance feature that meets city criteria for a non-regulated wetland. It
will not be regulated under the FWCC, and therefore no setback requirements imposed on the
preliminary plat.
V NEIGHBORHOOD CHARACTERISTICS
A. Vicinity - The property is situated in the northern most portion of the City, in a single-family
residential area. The site is vacant. The majority of adjacent properties are developed with
single-family residences on lots ranging from 5,200 to 7,000 square feet to the west (plat of
Scarborough), to 9,600 square feet or more per dwelling unit to the south (Plat of Mark
Twain). Mark Twain Elementary School is directly north of the subject site (Exhibit B).~i'
EXHIBIT
Preliminary Plat of Star Lake Vista Page 4 ~
Interstate 5 -The southbound lanes of Interstate 5 are approximately 100 feet from the
eastern property line of the subject site. The freeway is approximately 375 feet wide with five
north bound lanes (including an HOV lane) and four south bound lanes. A 50-foot wide
vegetative buffer borders the freeway. There are no noise attenuation walls on this portion o.f
the freeway.
VI GENERAL DESIGN
Subdivision Access and Roadway System - Access to the property will be provided by the
eastern extension of South 275~h Place from South Star Lake Road. South Star Lake Road is
classified by the Federal Way Comprehensive Plan (FWCP) as a principal collector street,
providing 60 feet of right-of-way. South 275th Place is classified as a cul de sac. Pursuant to
FWCC Section 22-1528, Local streets right-of-way, and Cross Section W of the FWCP, the
minimum right-of-way width for South 275~ Place is 52 feet. The applicant is proposing full
street improvements for the roadway, including 28 feet of pavement, vertical curb/gutters,
street trees, sidewalks, and landscape/utility strips within the 52-foot right-of-way (Cross
Section Exhibit K). A landscape island will be installed at the end of the cul-de-sac. The
intersection of South Star Lake Road and South 275th Place shall be widened and improved
with sidewalk on the east side of South Star Lake Road. The applicant proposes to dedicate
nine feet for South Star Lake Road right-of-way. The Public Works Department and Federal
Way Fire Department have reviewed and approved the proposed access, street improvements,
and curve radius.
Pedestrian System - Sidewalks will be provided along all lot frontages. Specifically, full street
improvements include five-foot wide sidewalks on both sides of South 275t~ Place. Half street
improvements at South Star Lake Road will include an eight-foot wide sidewalk only on the
easterly side of the street. The applicant will be required to provide an eight foot wide paved
walking path from the subject site along the northeasterly side of South Star Lake Road to the
northern side of the elementary school driveway and to the cross walk that connects to the
school bus stop on 25~ Drive South at South Star Lake Road. In addition, a 12-foot wide
pedestrian path between lots 14 and 15, shown as Tract B, will connect the subdivision to
Mark Twain Elementary School to the north. Pursuant to FWCC Section 20-156(b), no sight
obscuring fencing or landscaping shall be permitted abutting the tract, which is to be dedicated
to the City of Federal Way.
Co
Landscape Buffers - In accordance with FWCC Chapter 20, Subdivisions, landscape buffers
are specified only when the plat is adjacent to an arterial street. Interstate 5, which lies east of
the subject site, is considered an arterial street. The applicant has depicted a type III landscape
buffer ten feet in width along the eastern property line shared with the freeway (Exhibit L,
Landscape Plan). The landscape buffer must be in a separate tract to be dedicated and
maintained by to the homeowners association. Street tree requirements are described in VII.
A., and detention tract screening in IX. C., below.
D. Lot Layout - The lots range in size from 7,203 square feet to 9,895 square feet. The proposed
lots are generally rectangular in shape. There are three flag lots. Should any rockeries or
retaining walls be required, their design should promote residential design themes through
terracing, natural material selection, placement of vegetation, and textural tre,atment.
EXHIBIT
VII TRANSPORTATION
Street Improvements - In accordance with the FWCC, all street improvements must be
dedicated as City right-of-way and improved to City street standards. Specifically, street
improvements are required for South 275~h Place and will include: 28 feet of pavement, vertical
curbs, gutters, sidewalks, and street trees, within a 52-foot right-of-way width. The intersection
of South Star Lake Road at South 275th Place shall be widened and eight foot wide sidewalks
shall be installed on the east side of South Star Lake Road. Forty-one Legacy Sugar Maple
street trees are proposed to be installed along South 275~ Place (Exhibit L). Street trees must
also be installed along the South Star Lake Road Street frontage.
Street lighting is required pursuant to FWCC Section 22-1522. The applicant has proposed to
install two streetlights in the subdivision.
Adequacy of Arterial Roads - This proposal has been reviewed under the State Environmental
Policy Act (SEPA). Based on the FWCC, the additional traffic to be generated by this
development does not require any roadway improvements or pro rata share payments because
there are no projects in the City's Transportation Improvement Plan (TIP) impacted by the
project.
VIII PUBLIC SERVICES
Schools - As part of the City's review of the proposal, the preliminary plat application was
referred to the Federal Way School District for comments. Comments received on May 3,
1999, included the following information. Mark Twain Elementary, Totem Junior High, and
Thomas Jefferson Senior High School will serve the proposed subdivision. Mark Twain
Elementary School is immediately north of the site and elementary age students will walk to
school. Both the Junior and Senior High Schools are located more than one mile of the subject
site. Bus transportation is available from the intersection of South Star Lake Road and 25th
Drive South to transport students to their respective schools. School service areas are reviewed
annually and may be adjusted to accommodate enrollment growth and new development.
The existing route of travel from the proposed subdivision to the school bus stop is via a
substandard roadway containing gravel shoulder and ditches. To meet the standards of FWCC
Section 20-156(a), the applicant will be required to install an improved pedestrian corridor
from the subject site to the school bus stop at 25~ Drive South providing a safe route of travel
for school age children. This shall include an eight-foot wide asphalt walkway located within
the northeasterly right-of-way of South Star Lake Road to the northern side of the Elementary
School driveway, with applicable crosswalks across major driveways. The walkway shall be
separated from the travel lane with raised curbing. A 20 foot wide pedestrian access tract
(Tract B), with a 12-foot wide walkway bordered by four-foot wide landscape areas, connects
the subdivision with Mark Twain Elementary School.
School impact fees, as authorized by City ordinance and collected at the time of building
permit issuance, are currently $2,303.00 per single-family housing unit. School impact fees are
EXHIBIT
Bo
determined on the basis of the School District's Capital Facilities Plan and are subject to
annual adjustment and update.
Open Space - The nearest city park is Heritage Woods Park located ½ of a mile from the
subject site. Other public parks in the vicinity include Glen Nelson Park approximately 1 '/2
mile from the subject site and Redondo Park, approximately two miles from the subject site.
To provide adequate recreational opportunities commensurate with new residential
development, FWCC Chapter 20, Subdivisions, requires dedication of land on site for open
space, or a fee-in-lieu-of payment. Specifically, FWCC Section 20-155(b) requires all
residential subdivisions to provide open space in the amount of, "15 percent of the gross land
area of the subdivision site; or pay a fee in lieu of".., payment for all or portions of the open
space area required.
Total open space required for this plat is 30,252 square feet (15 percent of the 201,682 square
foot parcel). Pursuant to FWCC Section 20-155, the applicant proposes to make a fee-in-lieu
payment for the required open space. The fee would be based on the assessed value of the land
according to the King County Assessors Office valuation of the subject site at the time the final
plat is reviewed. This fee shall be paid to the City before the final plat is approved.
Fire Protection - A Report of Fire Flow Junctions from the Highline District indicates that
water will be available to the site in sufficient quantity to satisfy fire flow standards for the
proposed development The Fire Department requires that a fire hydrant be located within 350
feet of each lot. The preliminary plat drawing depicts the installation of one fire hydrant at lot
16, as well as an existing hydrant in the Star Lake Road right-of-way. The exact location of the
new hydrant must be approved by the Fire Department.
IX UTILITIES
mo
Sewage Disposal - The applicant proposes to serve the proposed plat by a public sewer system
managed by Lakehaven Utility District. A November 30, 1998, Certificate of Sewer
Availability (Exhibit M) indicates the district's capacity to serve the proposed development
through a Developer Extension Agreement (DEA) between the applicant and the district.
According to the preliminary plat, an extension of the existing sanitary sewer main in South
Star Lake Road will run east through the plat to the Interstate 5 right-of-way to serve the site.
Bo
Water Supply - The applicant proposes to serve the subdivision with a public water supply and
distribution system managed by the Highline Utility District. A November 18, 1998, Letter of
Water Charges (Exhibit N) indicates Highline's capacity to serve the proposed development
through a Developer Extension Agreement (DEA).
C. Drainage Facilities - A January 1999 Technical Information Report (TIR), including a Level I
Downstream Analysis and Core and Special Requirements under the KCSWDM, revised
November 1999, was prepared for the site by ESM Consulting Engineers and reviewed by the
Public Works Department (Exhibit G). The site is within the Hylebos Creek and Lower Puget
Sound adopted basin plan. Stormwater will be collected from buildings and streets, and
EXHIBLT
S to ear'
Preliminary Plat of Star Lake Vista
Page 7
conveyed through a pipe system to an on-site storm water detention facility then onto a storm
water biofiltration swale within Tract A. These facilities shall be designed in accordance with
the Hylebos Creek and Lower Puget Sound BW-2 recommendations.
The downstream conveyance system consists of culverts on South Star Lake Road. These culverts
join under South Star Lake Road one block south of South 272nd Street. From this point, a pipe
conveys drainage north under South 272na Street to a wetland at the headwaters of McSorley
Creek located within the City of Kent.
The City Surface Water Management (SWM) Division has identified down stream conveyance
problems along South Star Lake Road and has several projects in the SWM Capital Facilities
Plan to upgrade the storm system. The City of Kent has identified capacity and conveyance
problems in the McSorley Creek watershed downstream of this project. The City of Federal
Way has approved entering into an interlocal agreement with the City of Kent to designate the
Starlake Road Drainage Sub-Basin as a Level 3 Flow Control Area per the 1998 KCSWDM.
As a result of this agreement, in order to mitigate the subdivisions impacts in the flooding
problems along Starlake Road and the Conveyance and capacity problems within McSorley
Creek watershed, the applicant will design the storm water detention facility to the Level 3
Flow Control standard of the 1998 KCSWDM.
Stormwater design and plat drainage elements must conform to the standards, policies, and
practices of the City of Federal Way's Surface Water Management Division as outlined in the
adopted "King County Surface Water Design Manual, "the "City of Federal Way
Comprehensive Surface Water Management Plan - Phase I," the "Comprehensive Surface
Water Management Plan," and the "Stormwater System Operation and Maintenance Manual."
The approved storm drainage facilities must be constructed per City code requirements, prior
to final plat approval and recording of the subdivision. The detention facilities shall be
vegetatively screened from the plat, the right-of-way, and surrounding properties. Cyclone
fencing, if used, shall be black or dark green vinyl coated.
X ANALYSIS OF DECISIONAL CRITERIA
The FWCC establishes review procedures and decisional criteria for deciding upon various types of
land use applications. Pursuant to FWCC Chapter 20, Subdivisions, Section 20-110, preliminary plat
applications are submitted to the hearing examiner for public hearing. The preliminary plat
application and the recommendation of the hearing examiner are submitted to the City Council for
approval or disapproval.
mo
Hearing Examiner Preliminary Plat Decisional Criteria - Pursuant to FWCC Section 20-
126(c), the hearing examiner may recommend approval of the proposed preliminary plat only if
the following decisional criteria are met. Decisional criteria and staff responses are provided
below.
1. The project is consistent with the comprehensive plan.
EXH! T
Preliminary Plat of Star Lake Vista Page 8
Staff Comment: The application is subject to the adopted 1995 FWCP, which designates
the property as Single Family - High Density. The proposed land use, Single Family
Residential, with 7,200 square foot minimum lot size (RS-7.2), is consistent with density
allowances and policies applicable to this land use as established in the FWCP.
2. The project is consistent with ali applicable provisions of the chapter, including those
adopted by reference from the comprehensive plan.
Staff Comment: The preliminary plat application is required to comply with the
provisions of the FWCC, Chapter 18, Environmental Policy; Chapter 20, Subdivisions;
Chapter 22, Zoning; and all other applicable codes and regulations. Future development
of the residential subdivision will be required to comply with all applicable development
codes and regulations. As proposed, and with conditions as recommended by staff, the
preliminary plat will comply with all provisions of the chapter.
3. The project is consistent with the public health, safety, and welfare.
Staff Comment: The proposed preliminary plat would permit development of the site
consistent with the current Single Family High Density land use classification of the
City's FWCP and map. Proposed access and fire hydrant locations must meet all
requirements of the Federal Way Fire Department. Future development of the plat in
accordance with applicable codes and regulations will ensure protection of the public
health, safety, and welfare.
4. It is consistent with the design criteria listed in section 20-2.
Staff Comment: The proposed preliminary plat would promote the purposes identified in
FWCC Section 20-2, and the standards and regulations therein, as identified in the staff
report, including effective use of land, promotion of safe and convenient travel on streets,
provision for the housing needs of the community, and protection of environmentally
sensitive areas. As proposed, and with conditions as recommended by City staff, the
preliminary plat application complies with all provisions of the chapter.
5. It is consistent with the development standards listed in Sections 20-151 through 157, and
20-158 through 187.
Staff Comment: Development of this site is required to comply with the provisions of
FWCC Chapter 20, Subdivisions; Chapter 18, Environmental Protection; Chapter 22,
Zoning; and all other applicable local and state development codes and regulations. As
proposed, and as recommended by City staff, the preliminary plat application complies
with all applicable statutes, codes, and regulations.
XI FINDINGS OF FACT AND CONCLUSIONS
Based on an analysis of the proposed action, the environmental record, and related decisional
criteria, the Department of Community Development Services finds that:
Iiiiiii llllilllI
Preliminary Plat of Star Lake Vista Page 9 ~~
The proposed action is to subdivide a vacant 4.63-acre parcel into 18 single-family lots. There
are single-family residential land uses to the south and west of the subject site. Mark Twain
Elementary School is north of the site and Interstate 5 is east of the subject site.
2. Zoning for the site and adjacent parcels is RS 7.2. The proposed residential subdivision and
density is consistent with existing adjacent land uses and zoning.
An Environmental Determination ofNonsignificance (MDNS) was issued for this proposed
action on May 20, 2000. No appeals were received and the decision was finalized with no
modification. This determination is incorporated by reference as though set forth in full.
Sewer facilities are available from the Lakehaven Utility District and are adequate to serve the
proposed development. Water facilities are available from Highline Water District and are
adequate to serve the site. It is the applicant's responsibility to secure all necessary water and
sewer services from the utility providers.
The site is within the Hylebos Creek and Lower Puget Sound adopted drainage basin. Surface
water facilities will be designed in accordance with the Level 3 flow control standard of the
1998 King County Surface Water Design Manual (KCSWDM) in order to mitigate downstream
flooding problems.
Public access into the subdivision will be provided by the extension of South 275th Place from
South Star Lake Road. Pedestrian connections from the subject site to Mark Twain Elementary
School to the north will be provided between lots 14 and 15 via Tract B to be dedicated to the
City. Pedestrian routes of travel on South Star Lake Road to the Junior High and Senior High
School bus stop are currently substandard and present unsafe pedestrian access connections.
The applicant will be required to design and construct a safe pedestrian corridor from the
subject site to northern side of the Elementary School driveway on South Star Lake Road. The
walkway shall be paved, a minimum of eight feet in width, and be separated from the travel lane
with raised curbing.
°
South 275!h Place is currently designated as a cul-de-sac street by the Federal Way
Comprehensive Plan (FWCP). Full street improvements within the 52-foot right-of- way are
required. Public right-of-way and the stormwater detention tract (Tract A) will be dedicated to
the City.
°
A geotechnical report contains specific recommendations and conclusions for the proposed
development, including site preparation and grading of the subject site. Supplemental
geotechnical analysis and recommendations may be required by the Public Works Director or
Building Official, as allowed by the Federal Way City Code (FWCC), during development of
the site in conformance with FWCC Section 22-1286.
o
Preliminary Plat of Star Lake Vista
There is a 1,121 square foot area of slope that exceeds 40 percent in the rear portion of lots 15,
16, and 17. Improvements or land surface modification on or within steep slopes are regulated
under FWCC Section 22-1286. As the geotechnical report did not address land surface
modification or building improvements to these steep slope areas, the final plat map shall
depict the slopes in excess of 40 percent and a 25-foot setback from the slopes. The plat shall.
Page 10 ~
contain a note that the owners of lots 15, 16, and 17 shall provide geotechnical analysis of
these areas in conformance with FWCC Section 22-1286 should development or land surface
modification activities occur on or within 25 feet of the steep slope areas.
10.
The subject site contains 80 significant trees. The applicant has proposed to remove 21
significant trees with site grading for the installation of roadways and utilities. The remaining
significant trees will be regulated under FWCC Section 22-1568 during residential building
permit review.
11.
As required by code, a ten foot wide landscape buffer along the easterly portion of the site will
be established in a separate tract to be dedicated and maintained by the homeowners
association.
12.
Pursuant to FWCC Section 20-155, the applicant proposes to pay an open space fee for the
required open space. The fee shall be paid before the final plat is approved. No open space will
be provided on the subject site.
13.
Prior to issuance of construction permits, the applicant will be required to submit a landscape
plan depicting detention tract screening, landscape buffers, street trees, and tree conservation
techniques.
14. The proposed preliminary plat is permitted by FWCC Chapter 20, Subdivisions, and Chapter
22, Zoning.
15.
The proposed subdivision and all attachments have been reviewed for compliance with the
FWCP; FWCC Chapter 18, Environmental Protection; Chapter 20, Subdivisions; Chapter 22,
Zoning; and all other applicable codes and regulations. As proposed, and recommended by
staff, the preliminary plat is consistent with the FWCP and all applicable codes and
regulations.
16. Prior to final plat approval and recording, all required and approved improvements will be
constructed, or the improvements appropriately bonded, per City code requirements.
Xll RECOMMENDATIONS
Based on review of this application, the environmental record, and pertinent decisional criteria, staff
recommend approval of the preliminary plat subject to the following conditions:
Chain link or cyclone fencing, if used, shall be black or green vinyl coated and shall be
surrounded by vegetation in order to screen the detention facility from the plat, the right of
way and surrounding properties.
The final plat map shall depict the slopes in excess of 40 percent and a 25-foot setback from
the slopes. The final plat map shall contain a note that the owners of lots 15, 16, and 17 shall
provide geotechnicai analysis of these areas in conformance with FWCC Section 22-1286
should development or land surface modification activities occur on or within 25 feet of the
steep slope area.
Preliminary Plat of Star Lake Vista Page
Retaining walls and rockery design shall be harmonious with existing adjoining residential
uses, and shall promote residential design themes through such means as terracing, orientation,
natural material selection, use of vegetation, and textural treatment.
To provide a safe route of travel for school children, the applicant shall install a pedestrian
corridor from the subject site, north along the eastern side of South Star Lake Road to the
northern side of the Elementary School driveway on South Star Lake Road, subject to review
and approval by the Public Works Director.
XIII
ho
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
M.
N.
LIST OF EXHIBITS
Reduced Scale Preliminary Plat of Star Lake Vista
Vicinity Map
Legal Description
Letter from WSDOT, January 20, 2000
Mitigated Determination ofNonsignificance (MDNS), May 20, 2000
Environmental Checklist with staff evaluation, December 10, 1999
Technical Report Prepared by ESM Consulting Engineers, November 1999
Reduced Scale Existing Conditions Survey, December 10, 1998
Reduced Scale Preliminary Grading and Utility Plan, revised November 2, 2000
Geotechnical Report Prepared by Golder Associates, November 21, 1999
Cross-Section of Right-of-Way Proposed for South 2752 Place, undated
Reduced Scale Landscape Plan, November 7, 2000
Lakehaven Utility District Letter of Water Availability. November 30, 1998
Highline Utility District Letter of Sewer Availability. November 18, 1998
TRANSMITTED TO THE PARTIES LISTED HEREAFTER:
Federal Way Hearing Examiner
Applicant- ESM Consulting Engineers
Document ID # 12671
EXHIBIT ·
Preliminary Plat of Star Lake Vista Page 12
/; /
®
$. 2?6th ST.
S. STAR LAKE
(M~NO~
Ii
WAY
HOMES O:,~E 98-0079)
AR LAKE VISTA
PREMMINAEY PLAT
WASHINGTON
Vicinff¥ Map
S276~ST
P~
EXHIB~
PAGE._~__OF--~..[
Plat of Star Lake Vista
EXHIBIT~_
PAGE_.t~OF~
CITY OF~~j~__~
(253) 661-4000
FEDERAL WAY, WA 98003-6210
MITIGATED ENVIRONMENTAL
DETERMINATION OF NONSIGNIFICANCE
STAR LAKE VISTA PRELIMINARY PLAT
Federal Way File No: SEP99-0004 (99-100610)
Related File No: SUB 99-0001 (99-100613)
Description of
Proposal:
Proponent:
Location:
Lead Agency:
City Contact:
Proposed subdivision of a 4.63-acre lot into 19 single-family lots with
installation of streets, water and sewer, and other infrastructure.
Contact: Stuart Scheuerman
ESM Consulting Engineers
420 South 348th Street
Federal Way, WA 98003
(253) 838-6113
Property is located northeast of Star Lake Road at South 275~ Place as
extended, and west of Interstate 5.
City of Federal Way
Deb Barker, Associate Planner, 253-661-4103
The Responsible Official of the City of Federal Way hereby makes the following Findings of
Fact based upon impacts identified in the Environmental Checklist; Final Staff Evaluation for
Environmental Checklist Application No. SEP99-0004 (99-100610); Conclusions of Law based
upon the 1998 Federal Way Comprehensive Plan; and other policies, plans, rules, and
regulations designated as a basis for exercise of substantive authority under the Washington State
Environmental Policy Act Rules (SEPA) pursuant to RCW 43.21 C.060.
EXHIgT___ .-.
PAGE
FINDINGS OF FACT
1. The proposed action is to subdivide a 4.23-acre lot into 19 single-family lots. There are
steep slopes in the western portion of the site.
A Preliminary Storm Drainage Report prepared by ESM Consulting Engineers (January
1999 and revised November 1999) addressed existing conditions and provided drainage
system design recommendations for the proposed development. The report was reviewed by
the Federal Way Public Works Department to verify the proposed drainage system will be
designed in accordance with all applicable Core and Special requirements outlined in the
1990 King Count5' Surface Water Design Manual (KCSWDM). The City Surface Water
Management (SWM) Division has identified downstream conveyance problems along South
Star Lake Road and has several projects in the SWM Capital Facilities Plan to upgrade the
storm system. The City of Kent has identified capacity and conveyance problems in the
McSodey Creek watershed downstream of this project. The City of Federal Way has entered
into an interlocal agreement with the City of Kent to designate the Starlake Road Drainage
Sub-Basin as a Level 3 Flow Control Area per the 1998 KCSWDM. As a result of this
agreement, in order to mitigate the subdivisions impacts in the downstream flooding
problems along Starlake Road and the conveyance and capacity problems within McSorley
Creek watershed, the applicant must design the stormwater detention facility to the Level 3
Flow Control standard of the 1998 KCSWDM.
A 247 square foot wetland on the northern property line has been determined to be a surface
water conveyance feature constructed for the adjacent school. This feature meets the city's
criteria for a non-regulated wetland.
4. The site is located adjacent to the Interstate 5 right-of-way. Type III landscaping, as required
by the subdivision code, will be provided between the freeway and the subdivision.
5. The Final Staff Evaluation For Environmental Checklist Application Number SEP99-0004
(99-100610) is hereby incorporated by reference as though set forth in full.
CONCLUSIONS OF LAW
LUP15: Protect residential areas from impacts of adjacent non-residential uses.
NEPI: Protect and restore environmental quality through land use plans, surface water
management plans and programs, comprehensive park plans and development review.
NEP30: The City should restrict the rate and quantity of surface water mnoffto pre-
development levels for all new development and redevelopment.
EXI.ll IT
PAGE
Star Lake Vista Preliminary Plat
Mitigated Determination of Nonsignificance
NEP63: The city should develop and adopt construction standards to mitigate noise impacts
generated by Seattle Tacoma Airport and Interstate 5, as well as other major arterials.
NEP67: In developing new roadway systems, the City will evaluate the noise impact on
residential neighborhoods as appropriate in, or through, residential areas.
The lead agency for this proposal has determined that the proposed action does not have probable
significant adverse impact on the environment and an Environmental Impact Statement (EIS) is
not required under RCW 43.21 C.032(2)(c), if the following mitigation measures are met. This
decision was made after review of a completed environmental checklist and other information on
file with the lead agency. This information is available to the public on request.
MITIGATION MEASURES
To mitigate the subdivision's impacts in the flooding problems along Starlake
Road and conveyance and capacity problems within McSorley Creek watershed,
Star Lake Vista stormwater detention facility shall be designed to the Level 3 Flow
Control standard of the 1998 King County Surface Water Design Manual
(KCSWDM).
This MDNS is issued under WAC 197-11-340(2). The lead agency will not act on this proposal
for 14 days from the date of issuance. Comments must be submitted no later than 5:00 p.m. on
June 5, 2000. Unless modified by the City, this determination will become final following the
above comment deadline.
Any person aggrieved by the City's final determination may file an appeal with the City within
14 calendar days of the above comment deadline.
Responsible Official:
Position/Title:
Address:
Stephen Clifton, AICP
Community Development Services Director
33530 First Way South, Federal Way, WA 98003
Date Issued:
May 20, 2000
Signature:
L:'~SDC-XIX)CS~SAVEM8301154.DOC/Last printed May 17, 2000 8:41 AM
Star Lake Vista Preliminary Plat
Mitigated Determination of Nonsignificance
CITY OF FEDERAL WA Y
DEPARTMENT OF COMMUNITY DEVELOPMENT
SERVICES
FINAL STAFF EVALUATION FOR ENVIRONMENTAL CHECKLIST
APPLICATION NO. SEP99-0004 (99-100610)
STAR LAKE VISTA PRELIMINARY PLAT
TABLE OF CONTENTS
SECTION
I.
II.
III.
PAGE
General Project Information .............................................................................................. 2
Analysis of Environmental Checklist
A. Background ........................................................................................................... 2
B. Environmental Elements ....................................................................................... 3
Conclusion ......................................................................................................................... 8
No~: The purpose of this Final Staff Evaluation is to provide technical staff evaluation of the proposed action;
supplement information contained in the environmental checklist and expanded studies; provide technical information
unavailable to the applicant, correct inaccurate information; and recommend measures to the responsible official to
mitigate identified environmental impacts. Technical reports and exhibits referenced herein and in the environmental
eheeldist may not be attached to all copies of this analysis. Copies of reports, attachments, or other documents may be
reviewed and/or obtained by contacting the Department of Community Development Services (33530 First Way
South, Federal Way, WA, 98003). Phone: (253) 664-4000. Pursuant to WAC 197-11-340(2), the City of Federal
Way is required to send the environmental determination that results from this environmental review, along with the
checklist, to the Department of Ecology and other agencies with jurisdiction. Therefore, the City will not act on the
proposal for 14 days after issuance of the environmental threshold determination.
EXHIBITS
Exhibit A
Exhibit B
Exhibit C
Reduced Scale Plat Map
Vicinity Map
SEPA Checklist Revised December 17, 1999
EXHIBIT. __
GENERAL PROJECT INFORMATION
Project Name: Star Lake Vista Preliminary Plat (ExhibitA)
Type of Action: Preliminary Plat Approval requiring review by the Federal Way City Council,
subdivision a of 4.63-acre lot into 19 residential lots with associated roadway and
drainage improvements, and utility installation.
Owner: Schneider Homes
6510 Southccnter Blvd
Tukwila, WA 98188
Applicant: Smart Scheuerman, Project Manager
ESM Consulting Engineers
720 South 3484 Street
Federal Way, WA 98003
(253) 838-6113
Location: Property is located northeast of South Star Lake Road at 275t~ Place as extended,
and southwest of Interstate-5 (Exhibit B)
S-T-R Section 33, Township 22 North, Range 4 East
Legal Description: A portion of the west half of the northeast quarter of section 33, township 22,
range4 East, Willamette Meridian, in King County. Also known as a portion of lot
3, Redondo Heights, unrecorded. Tax parcel number 720480-0015-05.
Parcel Size: 4.64 acres (202,118 square feet)
Existing Zoning: RS 7.2 (1 dwelling unit per 7,200 square feet of lot area)
Comprehensive Plan
Designation: High Density Single Family Residential
ANALYSIS OF ENVIRONMENTAL CHECKLIST
Following are staff responses to those elements of the environmental checklist (Exhibit C) requiting
modification or clarification. Numbered checklist responses not addressed in this analysis indicate staff
concurrence with no additional comment.
A. Background
6. Preliminary plat approval requires SEPA determination and heating before the Federal Way
Hearing Examiner who will forward a recommendation to the Land Use and Transportation
Committee (LUTC) of the Federal Way City Council.
8. The applicant has also submitted a Geotechnical Investigation ]_ .~__~~~
Final StaffEvaluafion for Environmental Checklist
SEP99-0004 (99-100610) Star Lake Vista Preliminary Plat
Associates, November 21, 1999; a Left-Turn Warrant Analysis prepared by David Evans
Associates, June 18, 1999; a School Access Analysis prepared by ESM Consulting
Engineers, May, 1999; and a Technical Information Report (TIR) prepared by ESM
Consulting Engineers, January, 1999, revised November 1999.
B. ENVIRONMENTAL ELEMENTS
1. Earth
a-b.
The site is hilly, with an average slope of 10 percent according to the TIR. A 1,121
square foot area of 40 percent slopes is located in the western portion of the site, at the
rear of lots 15, 16, and 17.
The 1973 King County soils survey map lists the soils type as Alderwood Gravelly
Sandy Loam (AgC), which are characterized as moderately well drained soils over
dense, relatively impermeable till at depths of 24 to 40 inches. These soils are described
as capable of adequate compaction, runoff is slow, and erosion hazard is slight with
slopes at 6-15 percent.
Typical soils excavation will occur with the street construction, at the site of the
detention pond, and for utility installation. The preliminary clearing and grading plan
depicts clearing limits that meet city standards for development clearing noted above.
The November 23, 1999, Geotechnical Report prepared by Golder Associates contains
specific recommendations and conclusions for the proposed development, including site
preparation and grading of the subject site. The Public Works Director or Building
Official may require supplemental geotechnical analysis and recommendations during
development of the site.
Pursuant to Federal Way City Code (FWCC) Sec. 22-631, a maximum lot coverage of
60 percent is established for this zoning district (RS-7.2).
A Temporary Erosion and Sedimentation Control (TESC) Plan is required to be
submitted for review and implementation in accordance with the city's engineering
standards in conjunction with all filling and grading activities. The geotechnical report
will be consulted for appropriate mitigation measures to be included in the design and
construction activities.
2. Air
Short term impacts to air quality during construction activity and paving operations will
contribute to carbon monoxide levels through the operation of construction machinery,
delivery equipment and materials, and worker access to the site by automobile. These
activities also involve emissions of hydrocarbons and oxides of nitrogen, potentially
elevating the level of photochemical oxidants (such as ozone) in the ambient air. Longer-
term impacts due will vary in level, based on traffic generation and residential use of
fireplaces and wood burning stoves. I=XHIBIT
PAGE. I__OF
Final StaffEvaluation for Environmental ChecUist Page 3
,qg. POO-0004 (99-100610) Star Lake Vista Preliminary Plat
b. Emissions from South Star Lake Road, as well as Interstate-5, also affect the proposal.
Compliance with local, state, and federal air quality standards provides sufficient
mitigation of these potential impacts. In addition, retention and enhancement of on-site
vegetation and landscaping to the maximum extent possible will provide filtering of
suspended particulates.
3. Water
A wetland has been identified to be within 200 feet of the east property line. In a January
21, 2000, letter prepared by J. S. Jones and Associates, Jones evaluated the wetland
against criteria of the city's March 27, 1996, interpretation (Applicability of Regulated
Wetland Provisions to Human Created Surface Water Drainage Facilities). City staff
reviewed the Jones data and concurred that the wetland is a surface water conveyance
feature that meets the city's criteria for a non-regulated wetland. Therefore, the wetland
will not be considered a regulated wetland under the FWCC.
Co
As with all paved, developed areas, the site will contribute some pollutants to ground
and surface waters via storm drainage across the site. Pollutants, which accumulate on
paved surfaces, include heavy metals, petrochemicals, and other pollutants, and are
mitigated by implementation of the 1990 King County Surface Water Design Manual
(KCSWDM) and modifications.
A January 1999 (revised November 1999) Technical Information Report (TIR),
including a Level I Downstream Analysis and Core and Special Requirements under the
KCSWDM, was prepared for the site by ESM Consulting Engineers and reviewed by the
Public Works Department. The site is within the Hylebos Creek and Lower Puget Sound
adopted basin plan. Stormwater will be collected from buildings and streets, and
conveyed through a pipe system to an on-site stormwater detention facility, and then
onto a stormwater biofiltration swale within Tract A. These facilities shall be designed
in accordance with the Hylebos Creek and Lower Puget Sound BW-2 recommendations.
The downstream conveyance system consists of culverts on South Star Lake Road.
These culverts join under South Star Lake Road one block south of South 272nd Street.
From this point, a pipe conveys drainage north under South 272na Street to a wetland at
the headwaters of McSorley Creek.
The city's Surface Water Management (SWM) Division has identified downstream
conveyance problems along South Star Lake Road and has several projects in the SWM
Capital Facilities Plan to upgrade the storm system. The City of Kent has identified
capacity and conveyance problems in the McSofley Creek watershed downstream of this
project. The City of Federal Way has approved entering into an inteflocal agreement
with the City of Kent to designate the Star Lake Road Drainage Sub-Basin as a Level 3
Flow Control Area per the 1998 KCSWDM. Because of this agreement, in order to
mitigate the subdivisions impacts in the flooding problems along Star Lake Road and
the Conveyance and capacity problems within McSorley Creek watershed, the applicant
must design the storm water detention facility to the Level 3 Flow Control sta~d of
Final StaffEvaluation for Environmental Checklist ~
SEP99-0004 (99-100610)
the 1998 KCSWDM.
4. Plants
b.a.
The site is located adjacent to the Interstate-5 right-of-way. Noise and other adverse
impacts from this arterial fight-of-way will affect the project. FWCC Sec. 20-178
requires a ten-foot wide type III landscape strip along arterial streets to shield new
residences from the arterial. This will be reviewed during preliminary plat review.
Vegetation onsite is wooded and consists primarily of mature fir, alder, and maple trees,
with a native under story of shrubs. The Tree Survey map submitted with the
preliminary plat identifies 80 trees on the subject property that meet the FWCC
definition of significant. Of these trees, 21 (26%) are located in future right-of-way, and
utility easements and as such, will not be retained. Road meandering around significant
trees is not feasible due to topography and existing points of connection. Approval of
the preliminary plat is subject to a landscape plan pursuant to FWCC Sec. 20-158.
Street trees will be installed within the right-of-way. Open space obligation will be
provided through fee-in-lieu payment, which is to be paid before final plat approval per
FWCC Sec. 20-155, and as authorized by the Parks Director.
5. Animals: Concur with the checklist.
6. Energy and Natural Resources: Concur with the checklist.
7. Enviromental Health
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Noise from aircraft traffic from Sea-Tac International Airport will affect the project.
However, the site is located just outside the Sea-Tac International Airport noise
exposure contour designated as 65 Day/Night Noise Level (DNL) by the Port of Seattle
Port 150 Noise Exposure Map. As the site is outside of this contour, associated
mitigation is not required.
Noise from traffic on Interstate-5 will be evident on a long-term basis on the subject site.
Ten feet of type III landscaping, as required under the subdivision code, will be provided
between the subdivision and the freeway.
Pursuant to code requiremems, construction hours will be limited to weekday, daylight
hours in order to mitigate the impacts of construction noise.
8. Land and Shoreline Use
a~g.
The vacant site is zoned RS-7.2 (Single Family Residential, 7,200 square foot minimum
lot size) by the Federal Way ZoningMap. The site is designated Single Family High
Density by the Federal Way Comprehensive Plan (FWCP). The proposed lot sizes of
7,203 square feet through 11,965 square feet conform to both the FWCC and FWCP.
The site is bordered by RS-7.2 zoned property on the north, south, and west. Mark
Twain Elementary School is to the north; the area to the south and west is developed in
single-family lots. Interstate-5 is east of the subject site.
Final StaffEvaluation for Environmental Checklist
SEP99-0004 (99-100610)
10.
An environmentally sensitive area with steep slopes is on thc northern portion of the
site. The November 23, 199, geotechnical report contained recommendations for
grading, filling, and erosion control for this area. Engineering approval must be obtained
before any cleating or grading activities.
Housing
There are 19 single-family lots proposed with the preliminary plat application.
Aesthetics
Construction of future homes on the site will be required to comply with applicable zoning
regulations, including a maximum building height of 30 feet above average building
elevation. It is anticipated that future development of the lots will be consistent with the
character of many of the adjacent neighborhoods. New construction will be subject to all
applicable codes and regulations such as height, setbacks, and lot coverage.
11.
12.
Light and Glare: Concur with the checklist.
Recreation
The City of Federal Way Subdivision Ordinance (Chapter 20) as amended on January 6,
1998, requires that all subdivisions provide open space in the amount of 15 percent of the
gross land area of the division site; or, an optional fee-in-lieu payment providing all or pm of
the on site open space may be made. It is the applicant's intent to provide a fee-in-lieu
payment to address the required open space. This fee shall be paid to the city before the fmal
plat is approved. The fee would be based on the assessed value of the land according to the
King County Assessor's Office valuation of the subject site at the time the final plat is
reviewed.
13. Historic and Cultural Preservation: Concur with the checklist.
14. Transportation
The city's traffic analyst, who determined that the project would generate approximately 21
p.m. peak hour trips, has reviewed the applicant's estimated trip generation rate. The City of
Federal Way defines traffic impacts as a net increase of 10 vehicle trips per day to any
impacted Transportation Improvement Plan (TIP) project intersection. However, there are no
TIP project intersections within the project scope area that would be impacted by this project.
Therefore, the city's Traffic Division will not require a Traffic Impact Analysis (TIA).
Access to thc site will be provided by the northern extension of South 275th Place South from
South Star Lake Road. Star Lake Road is classified by the FWCC as minor medal. Pursuant
to the FWCC street improvement standards, the minimum rigl~t-of-way width for arter~t,
I=XHIRIT .
Final Staff Evaluation for Environmental Checklist ~
SEP99-0004 (99-100610)
streets is 60 feet. The applicant is proposing half-street improvements for the portion of
South Star Lake Road which front the subject site, including roadway widening, curb and
gutter, street trees, eight-foot wide sidewalks, and six-foot wide landscape/utility strips within
a 50-foot fight-of-way. Nine feet of roadway dedication is proposed to accommodate the
roadway improvements. An improved pedestrian route of travel from the subject site to the
school bus stop to the west is proposed. South 275th Place will consist of a 52-foot wide cul-
de-sac with 28 feet of paving, full curb and gutter, four-foot wide landscape strip with street
trees, and a five-foot wide sidewalk. Two streetlights will be provided, and a 26-foot wide
landscape island will be at the end of the cul-de-sac. The city's Public Works Department and
Federal Way Fire Department have reviewed the proposed access, street improvements, and
curve radius.
Based on a January 20, 2000, letter from Washington State Department of Transportation
(WSDOT), utility work within the Interstate-5 right-of-way requires a permit from the state.
The applicant will install a 20-foot wide pedestrian corridor from the subject site to Mark
Twain Elementary School between lots 14 and 15 to meet the standards of FWCC Sec. 20-
156(a).
15. Public Services
Under current school district boundaries, Mark Twain Elementary School, Totem Junior
High, and Thomas Jefferson High School would serve the proposed subdivision. Mark Twain
is next to the subject site, so no bus transportation will be necessary. The junior and senior
high schools are more than one mile from the subject site; bus transportation is provided for
these students. The bus stop is on South Star Lake Road west of 25th Avenue South. The
applicant will install a pedestrian corridor from the subject site to the bus stop to meet the
standards of FWCC Sec. 20-156(a). Issuance of building permits for the single-family
residences is subject to school impact fees as established by city ordinance. The proposal
meets requirements identified by Federal Way Fire Department for emergenoy access, hydrant
locations, and fn'e flow.
Minimal increases to public safety services were identified by the Public Safety (police)
Department; further, there were no concerns in providing police services.
16. Utilities
Highline Water District issued a letter of water availability for the project, to be extended
from the existing water mains in the Interstate-5 right-of-way and South Star Lake Road.
Lakehaven Utility District has issued a letter of sewer availability through a developer
extension of sewer mains from South Star Lake Road and side sewer stubs. Telephone,
electric, and gas service may also be extended from South Star Lake Road.
CONCLUSION
The proposal can be found to not have a probable significant adverse impact on the environment if
appropriate conditions are properly implemented pursuant to a mitigated determination of
Final StaffEvaluation for Environmental Checklist ge 7
SEP99-0004 (99-100610) ~
nonsignificance (MDNS).
Conditions of the MDNS are based upon impacts identified within the environmental checklist,
attachments, and the above "Final Staff Evaluation For Environmental Checklist, Application No.
SEP99-0004 (99-100610)," and are supported by plans, policies, and regulations formally adopted by
Federal Way for the exercise of substantive authority under the State Environmental Policy Act (SEPA)
to approve, condition, or deny proposed actions.
The city reserves the fight to review any future revisions or alterations to the site or to the proposal to
determine the environmental significance or non-significance of the project.
Prepared by: Deb Barker, Associate Planner (253) 661-4103
Date: May 5, 2000
L:\CSDCXDOCS~SAV~49107468.DOCJLast pdnt~d 01/11/2001 9:11 AM
Final StaffEvaluation for Environmental Checklist Page 8
SEP99-0004 (99-100610) Star Lake Vista Preliminary Plat
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ENVIRONMENTAL CHECKLIST
BACKGROUND
1. Name of proposed project, if applicable:
Star Lake Vista Subdivision
2. Name of applicant:
Schneider Homes, Inc.
3. Address and phone number of applicant and contact person:
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CONTACT PERSON:
Stuart Scheuerman
206-838-6113
ESM, Consulting Engineers, L.L.C.
720 South 348th Street
Federal Way, WA 98003
Date checklist prepared:
Agency requesting checklist:
OWNER:
Schneider Homes, Inc.
206-248-2471
6510 Southcenter Blvd.
Suite #1
Tukwila, WA. 98188
November 1998
Revised 6-30-99
Revised 12-10-99
City of Federal Way
Proposed timing or schedule (including phasing, if applicable):
Summer 2000
Do you have any plans for future additions, expansion, or further activity related to
or connected with this proposal? If yes, explain:
No additions are anticipated
List any environmental information you know about that has been prepared, or' will
be prepared, directly related to this proposal.
Wetland Report by Kucinki Consulting Services, Inc. and a second by J.S. Jones
Consulting
Do you know whether applications are pending for governmental approvals of
other proposals directly affecting the property covered by your pro~ v.~
10.
11.
12.
None Known
List any government approvals or permits that will be needed for your proposal, if
know:
Road, grading, utilities, T.E.S.P., clearing Preliminary and Final Plat.
Give brief, complete description of your proposal, including the proposed uses and
the size of the project and site. There are several questions later in this checklist
that ask you to describe certain aspects of your proposal. You do not need to repeat
those answers on this page. (Lead agencies may modify this form to include
additional specific information on project description.)
The approximate 4.64 acre site is proposed to be developed into 19 single family
residential lots. The road system, utilities, drainage control, and other related
infrastructure will be developed for the proposed residential lots.
Location of the proposal. Give sufficient information for a person to understand the
location of your proposed project, including a street address, if any, and section,
township, and range, if know. If a proposal would occur over a range of area,
provide the range or boundaries of the site(s). Provide a legal description, site plan,
vicinity map, and topographic map, if reasonably available. While you should
submit any plans required by the agency, you are not required to duplicate maps or
detailed plans submitted with any permit applications related to this checklist.
The project is located east of S. Star Lake Road, north of S 276th Place, and west of
Interstate 5 in Section 33, Township 22 North, Range 4 East W.M., Federal Way
Washington.
13.
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Assessor Parcel Number;
720480-0015-05
EARTH
General description of the site (circle one): fiat, rolling, hilly, steep slopes,
mountainous, other.
hilly
What is the steepest slope on the site (approximate percent slope)?
About 38% of the site are under 10% slopes, 53% of the site is between l0 and 25 %
slopes and about 9% of the site are between 25 and 50% of the site. There does not
appear to be slopes over 50%. The 40% +slopes are shown on the Preliminary Plat map.
What general types of soils are found on the site (for example, clay, sand, gravel,
peat, muck)? If you kno~v the classification of agricultural soils, specify them and
note any prime farmland? EXHIBIT__
IPA,
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Alderwood, gravelly sandy soils
Are there surface indications or history of unstable soils in the immediate vicinity?
If so, describe.
None Known
Describe the purpose, type, and approximate quantities of any filling or grading
proposed. Indicate source of fill.
Road and minor lot grading is anticipated on the site. The removal of topsoil from the
roadways and lot areas may or may-not leave the site. It is anticipated that there will be
approximately 3,200 c.y. of excavated material and approximately 3,500 c.y. of fill
material on the site.
Could erosion occur as a result of clearing, construction, or use? If so, generally
describe.
Minor erosion could occur under severe rainstorm during clearing, grading and
constructions of utilities, streets, parking lot and buildings.
About what percent of the site will be covered with impervious surfaces after
project construction (for example, asphalt or buildings)?
Site is about 4.64 acres. About 0.68 acres will be asphalt / sidewalks, or about 15 %.
Using 2,000 s.f. per lot x 19 lots = 0.87 acres of building or about 19%. Total site
coverage would be about 34%.
Proposed measures to reduce or control erosion, or other impacts to the earth, if
any:
1. Install erosion control and detention facilities per City requirements.
2. Landscape and/or hydroseed all cleared area as soon as construction is completed.
AIR
What types of emissions to the air would result from the proposal (i.e., dust,
automobile, odors, industrial wood smoke) during construction and when the
project is completed? If any, generally describe and give approximate quantities, if
known.
Emissions associated with automobiles and construction activities will result from the
proposed development.
Are there any off-site sources of emissions or odor that may affect your proposal?
If so, generally describe.
Only traffic on Interstate 5.
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Proposed measures to reduce or control emissions or other impacts to air, if any:
1. Limit construction activities to weekdays and during daytime hours.
2. Spray water over disturbed soils when needed to keep dust down during clearing,
grading, road and utility constructions.
WATER
Surface
Is there any surface water body on or in the immediate vicinity of the site
(including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If
yes, describe type and provide names. If appropriate, state what stream or river it
flows into.
The headwaters of McSorley Creek are approximately 2,000 feet downhill of this
project.
There is a small wet area along the northern boundary. It appears to have been created by
the construction of the Mark Twain Elementary School, see a second wetland assessment
letter by J.S. Jones Consulting.
Will the project require any work over, in, or adjacent to within 200 feet) of the
described waters? If yes, please describe and attach available plans.
No
Estimate the amount of fill and dredge material that would be placed in or removed
from surface water or wetlands and indicate the area of the site that would be
affected. Indicate the source of fill material.
None
Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
Surface waters from the roads and houses will be collected and directed to the proposed
onsite detention system.
Does the proposal lie within a 100-year floodplain? If so, note location on the site
plan.
No
Does the proposal involve any discharges of waste materials to surface waters? If
so, describe the type of waste and anticipated volume of discharge.
No discharge of waste material is anticipated.
Ground
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Will ground water be withdrawn, or will water be discharged to ground water?
Give general description, purpose, and approximate quantities if known.
No.
Describe waste material that will be discharged into the ground from septic tanks
or other sources, if any (for example: Domestic sewage: industrial, containing the
following chemicals..; agricultural; etc.) Describe the general size of the system, the
number of such systems, the number of houses to be served (if applicable), or the
number of animals or humans the system(s) are expected to serve.
None proposed. Sewer will be collected in Lakehaven's sewer system.
Water Runoff (including storm water):
Describe the source of runoff (including storm water) and method of collection and
disposal, of any (include quantities, if known). Where will this water flow? Will
this water flow into other waters? If so, describe.
Runoff will include roadways and houses which will be collected in roof drains and
catch basins and directed to the onsite detention pond through a conveyance system.
There is very little off-site runoff flowing onto this site.
Could waste material enter ground or surface waters? If so, generally describe.
Suspended soils and hydrocarbons associated with automobiles may potentially enter
ground or surface waters.
Proposed measures to reduce or control surface, ground, and runoff water impacts,
if any:
1. Install sediment facilities and detention ponds per City requirements.
2. Install water quality facilities per City requirements.
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PLANTS
X
X
X
X
What
deciduous tree: alder, maple, aspen or other
evergreen tree: fir, cedar, pine, other
shrubs
grass
pasture
crop or grain
wet soil plants; cattail, buttercup, bullrush
skunk cabbage, other
water plants: water lily, eelgrass, milfoil, other
other types of vegetation
kind and amount of vegetation will be removed or altered?
EXHIBIT__
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Vegetation, as noted above, where the roads will be will be removed, approximately 2.0
acres.
List threatened or endangered species known to be on or near the site.
None known.
Proposed landscaping, use of native plants, or other measures to preserve or
enhance vegetation on the site, if any:
Leaving some of the significant trees on the site. Individual lot owners will landscape
their lots.
ANIMALS
Circle any birds and animals which have been observed on or near the site or are
known to be on or near the site:
birds: hawk, heron, eagle, son~birds, other:
mammals: deer, bear, elk, beaver, other:
fish: bass, salmon, trout, herring, shellfish, other:
List any threatened or endangered species known to be on or near the site.
None Known
Is the site part of a migration route? If so, explain.
None known
Proposed measures to preserve or enhance wildlife, if any:
None proposed
ENERGY AND NATURAL RESOURCES
What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to
meet the completed project's energy needs? Describe whether it will be used for
heating, manufacturing, etc.
Electric and natural gas will be used to heat and run the residential homes.
Would your project affect the potential use of solar energy by adjacent properties?
If so, generally describe.
Should not affect adjacent properties.
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What other kind of energy conservation features are included in the plans of this
proposal? List other proposed measures to reduce or control energy impacts, if
any:
None proposed
ENVIRONMENTAL HEALTH
Are there any environmental health hazards, including exposure to toxic chemicals,
risk of fire and explosion, spill, or hazardous waste, that could occur as a result of
this proposal.* If so describe.
There could be exposure from the equipment during construction but this is only short
term. There could be risk from homes after construction but it should be minimal.
Describe special emergency services that might be required.
Fire Department or paramedics if there is a fire or accident during or after construction.
Proposed measures to reduce or control environmental health hazards, if any:
None Proposed
Noise
What types of noise exist in the area which may affect the project (for example:
traffic, equipment, operation, other)?
Traffic from nearby roads.
What types and levels of noise would be created by or associated with the project on
a short-term or a long-term basis (for example: traffic, construction, operation,
other)? Indicate what hours noise would come from the site.
Construction noise during construction and local traffic after construction.
Proposed measures to reduce or control noise impacts, if any:
Control working hours during construction, and leaving as much of a vegetation buffer
with Interstate 5.
LAND AND SHORELINE USE
What is the current use of the site and adjacent properties?
Current site is treed. The land to the south is single family residents, to the west is single
family residents, the north is Mark Twain Elementary School, and to the west is
Interstate 5.
Has the site been used for agriculture? If so, describe.
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EXHIBIT..__ .
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The site does not appear to have been used for agriculture.
Describe any structures on the site.
There are no structures on the project site.
Will any structures be demolished? If so, what?
No
What is the current zoning classification of the site?
RS-7.2
What is the current comprehensive plan designation of the site?
Single Family High Density
If applicable, what is the current shoreline master program designation of the site?
Not applicable
Has any part of the site been classified as "environmentally sensitive" area. If so
specify.
There is one small area totaling 1,121 s.f. where the slopes are 10' high and over 40%.
There is also to be a small wet on the site (see a supplementary letter by J.S. Jones and
Associates).
Approximately how may people would reside or work in the completed project?
There is 19 single-family house lots. At 2.5 people per house that is approximately 47.5
people.
Approximately how many people would the completed project displace?
None
Proposed measures to avoid or reduce displacement impacts, if any:
None proposed.
Proposed measures to ensure the proposal is compatible with existing and project
land uses and plans, if any:
This project will be compatible with the surrounding land, and is what is zoned for the
area and what is designated in the comp plan.
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10.
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HOUSING
Approximately how many units would be provided, if any? Indicate whether high,
middle, or low-income housing.
The anticipated units would probably be in the middle income bracket, but it has not
been determined.
Approximately how many units, if any, would be eliminated? Indicate whether
high, middle, or low-income housing.
None
Proposed measures to reduce or control housing impacts, if any.
None Proposed.
AESTHETICS
What is the tallest height of any proposed structure(s), not including antennas:
what is the principal exterior building material(s) proposed?
Heights will be comparable to single family residents, under 35 feet.
What views in the immediate vicinity would be altered or obstructed?
Views from the surrounding single family lots would change from treed lots to single
family lots.
Proposed measures to reduce or control aesthetic impacts, if any:
None proposed
LIGHT AND GLARE
What type of light or glare will the proposal produce? What time of day would it
mainly occur?
Light from single family homes and streetlights would come at night. Glare from glass
on single family homes could come during the day light hours.
Could light or glare from the finished project be a safety hazard or interfere with
views?
The light or glare from finished single family home should be minimal and not cause a
safety hazard.
What existing off-site sources of light or glare may affect your proposal?
Possible single family homes in the area, or traffic traveling along the roadways.
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13.
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Proposed measures to reduce or control light and glare impacts, if any:
None proposed
RECREATION
What designated and informal recreational opportunities are in the immediate
vicinity?
Redondo Marina, Star Lake and Binghamen Pond Park Steel Lake Park.
Would the proposed project displace any existing recreational uses? If so, describe.
No
Proposed measures to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project applicant, if any:
Create an onsite recreation lot.
HISTORIC AND CULTURAL PRESERVATION
Are there any places or objects listed on, or proposed for, national, state, or local
preservation registers known to be on or next to the site? If so, generally describe.
None proposed and none known
Generally describe any landmarks or evidence of historic, archaeological, scientific,
or cultural importance known to be on or next to the site.
None Known
Proposed measures to reduce or control impacts, if any:
None proposed
TRANSPORTATION
Identify public streets and highways serving the site, and describe proposed access
to the existing street system. Show on site plans, if any.
The main access point will be Start Lake Road. The main road this project will build
will be S 275* Place
Is site currently served by public transit? If not, what is the approximate distance
to the nearest transit stop?
Transit uses S.272"d Street.
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How many parking spaces would the completed project have? How many would
the project eliminate?
There is anticipated to be two spaces per lot minimum, so 2 times 19 equals 38 spaces.
None will be lost.
Will the proposal require any new roads or streets, or improvements to existing
roads or streets, not including driveways? If so, generally describe (indicate
whether public or private).
There is one new public road proposed, S. 275th Place. Star Lake Road will be improved
along the frontage of the project.
Will the project use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe.
There is no service in the immediate vicinity. Air transportation is approximately 5-10
miles to the north. It appears that the site is within the 65 LDN contour of the Seattle-
Tacoma International Airport as identified by the Port of Seattle Part 150 Noise
Exposure Map.
How many vehicular trips per day would be generated by the completed project?
If known, indicate when peak volumes would occur.
Using 10 trips per unit per day, this would generate 10 x 19 = 190 vehicular trip per day.
The anticipated peak times would be in the morning, when leaving for work, and evening
when they return from work.
Proposed measures to reduce or control transportation impacts, if any:
None proposed.
PUBLIC SERVICES
Would the project result in an increased need for public services (for example: fire
protection, police protection, health care, schools, other)? If so, generally describe.
Yes since this project will bring families into the neighborhood, more public services
will be necessary to serve them, similar to surrounding neighborhood.
Proposed measures to reduce or control direct impacts on public services, if any:
None proposed, but the new residents will be paying taxes to support these services.
UTILITIES
Circle utilities currently available at the site: electricity, natural gas, water, refuse
service, telephone, sanitary sewer, septic system, other.
EXHIBIT
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Describe the utilities that are proposed for the project, the utility providing the
service, and the general construction activities on the site or in the immediate
vicinity which might be needed.
The utility services will be provided as follows:
Sewer- Lakehaven Utilities
Water - Highline Water District
Power- Puget Sound Power
Gas- Puget Sound Energy
Telephone- US West Communications
Signature
The above answers are true and complete to the best of my knowledge. I
understand that the lead agency is relying o.n them to make its decision.
Signature of Proponent / Applicant
Received, Building and Land Use se~ices Division:
Date Submitted:
Receipt # Filing Fee $
EXHIBIT
Draft
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF FEDERAL WAY, WASHINGTON, APPROVING WITH
CONDITIONS THE PRELIMINARY PLAT OF STAR LAKE
VISTA, FEDERAL WAY FILE NO. 99-100613-00-SU.
WHEREAS, the applicant ESM Consulting Engineers, serving on behalf of owner
Schneider Homes, applied to the City of Federal Way for preliminary plat approval to subdivide
certain real property known as Star Lake Vista and consisting of 4.63 acres into eighteen (18)
single family residential lots located north of South Star Lake Road and 25th Place as extended;
and
WHEREAS, on May 20, 2000, a Mitigated Environmental Determination of
Nonsignificance (MDNS) was issued by the Director of Federal Way's Department of
Community Development Services pursuant to the State Environmental Policy Act, RCW
43.21C, and no one appealed the MDNS; and
WHEREAS, the Federal Way Land Use Hearing Examiner held a public hearing
on December 5, 2000 concerning the preliminary plat of Star Lake Vista; and
WHEREAS, following the conclusion of said hearing, on December 19, 2000, the
Federal Way Land Use Hearing Examiner issued a written Report and Recommendation
containing findings, conclusions and recommending approval of the preliminary plat of Star
Lake Vista subject to conditions set forth therein; and
Doc. I.D.
EXHIBIT_. _
PAGE ,! OF
WIIE~AS, 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 January 22, 2001, the City Council considered the written record
and the Recommendation of the Heating Examiner, pursuant to Chapter 20 of Federal Way City
Code, Chapter 58.17 RCW, and all other applicable City Codes;
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL
WAY, WASHINGTON, DOES HEREBY RESOLVE AS FOLLOWS:
Section 1. Adoption of Findings of Fact and Conclusions.
1. The findings of fact and conclusions of the Land Use Hearing Examiner's
Recommendation, attached hereto as 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 StaffReport 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, and schools and
school 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.
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EXHIBIT 1:),,_
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 preliminary plat of Star Lake Vista, Federal Way File No.
99-100613-00-SU, is hereby approved, subject to conditions as contained in the
Recommendation of the Federal Way Land Use Hearing Examiner dated December 19, 2000
(Exhibit A).
Section 3. Conditions of Approval Integral. The conditions of approval of the
preliminary plat are all integral to each other with respect to the City Council finding that the
public use and interest will be served by the platting or subdivision of the subject property.
Should any court having jurisdiction over the subject matter declare any of the conditions
invalid, then, in said event, the proposed preliminary plat approval granted in this resolution shall
be deemed void, and the preliminary plat shall be remanded to the City of Federal Way Hearing
Examiner to review the impacts of the invalidation of any condition or conditions and conduct
such additional proceedings as are 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.
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EXHIBIT
Section 6. Effective Date. This resolution shall be effective immediately upon
passage by the Federal Way City Council.
RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,
WASHINGTON, THIS DAY OF ~ 2001.
CITY OF FEDERAL WAY
MAYOR, MIKE PARK
ATTEST:
CITY CLERK, N. CHRISTINE GREEN, CMC
APPROVED AS TO FORM:
CITY ATTORNEY, BOB C. STEP, BANK
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
RESOLUTION NO.
~oc. I.D.
EXHIBIT
CITY OF~
DATE:
TO:
FROM:
VIA:
SUBJECT:
January 16, 2001
Land Use and Transportation Committee
Hazem E1-Assar, Assistant Traffic Engineer
David H. Moseley, City Manager
Olympic View Neighborhood Traffic Safety (NTS) Project
BACKGROUND
Residents in the vicinity of Olympic View Elementary (26th Avenue SW south of SW 320th Street) have
requested the installation of speed humps in that area based on concerns of high traffic speeds and cut-
through traffic. Currently adopted installation criteria are based on a point system as follows:
Accidents per Year Average Daily Traffic 85th Percentile Speed
Severity Points
(5-year history) (two-way total) (mph)
0.5 0.3 - 0.5 500 - 1100 26 - 29
1.0 0.5 - 0.7 1101 - 1700 29.1 -32
1.5 0.7 - 0.9 1701 - 2300 32.1 - 35
2.0 0.9- 1.1 2301 - 2900 35.1 -38
2.5 1.1 - 1.3 2901 - 3500 38.1 -41
3.0 More than 1.3 More than 3500 More than 41
Installation criteria are met if the total number of severity points is equal to or greater than 3.0.
A traffic study conducted by staff in September 2000 indicated that the subject location would receive
1.5 points for traffic volume, 1.0 point for traffic speed, and 2.0 points for accident history. Therefore,
the total number of points is 4.5, which meets the 3.0-point minimum to qualify for speed hump
installation.
On October 17, 2000 staff conducted a neighborhood meeting to discuss potential traffic calming
alternatives that might be effective in reducing speed and cut-through traffic within the neighborhood.
After discussion between the neighborhood residents and staff, a consensus was reached to propose the
installation of five speed humps in order to mitigate the identified problems. Three of the humps were
proposed to be installed on 26th Avenue SW and two on 27th Avenue SW to avoid potential diversions
from 26th Avenue SW. In accordance with established NTS policies, staff sent ballots to property
owners and occupants within 600 feet of the proposed speed hump locations and the following table
summarizes the ballot results:
Speed Hump I 2 3 4 5
Ballots Sent 64 5g 70 8g 96
Ballots Returned 44 38 38 47 48
Yes Votes 42 (95%) 35 (92%) 33 (87%) 43 (91%) 42 (87%)
No Votes 2 (5%) 3 (8%) 5 (13%) 4 (9%) 6 (13%)
One of the installation criteria requires a 50% majority of the returned ballots. Based on the above table,
all locations met the balloting criteria.
RECOMMENDATION
Staff recommends placing the following items on the February 6, 2001 Council Consent Agenda:
Approval to install five speed humps on 26th Avenue SW and 27th Avenue SW south of SW 320th
Street.
APPROVAL OF COMMITTEE REPORT:
Committee Chair
Committee Member
Committee Member
HE:jlf
k:\lutc\2001\olympic view nts.doc