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LUTC PKT 10-02-2000 .... · ....... . ......................... ~ ..... ---,c~v' Council · ......~ .... ;:: :: ;. ;::..!.,.,;... ~ .. ..~ ...... :',.:'~'.::.' .:. ' ' =.,.:!'=.':..:'"],' ;...::?,.+.'.'.:':..;';: ~nd use/Tr~nsportation.Committ~e.~'.:. , ......,....=:.. October-:"/. 2000 · .:;"' ':: · .': · ::' ..:'""' :; ':' . '!'" ': ' ..,~' '~'~: ....... ~' ' '~,':~'"'" ", .' 5;30 pm ...... ~,'..'.' ::..'.':' :"".:.'..' ::, ..." · .... . ..... Coundl Chambers 2. 3. 4. MEETING AGENDA CALL TO ORDER Approval of Minutes of the September 11, 2000, Meeting PUBLIC COMMENT (3 minutes) BUSINESS ITEMS A. Windswept Preliminary Plat B. Keller Preliminary Plat C. Belle Meadow Preliminary Plat D. Airport Communities Coalition (ACC) Third Runway Flight Plan Proposal E. Growth Management Planning Council Update FUTURE MEETING AGENDA ITEMS. SWM/CIP West Hylebos Channel Stabilization 2000 King County Comprehensive Plan Update Action Michaelson/lO min Action McHarg/lO min Action McHarg/lO min Info Barbara Hinkle/lO rain Info Burbidge/10 min 6. AD.IOURN Committee Members: Phil Watk/ns, Chair 3eanne Burbidge Dean McOo/gan City Staff: Stephen C/iRon, D/rector, Community Development Services Sandy L y/e, Administrative Assistant 255.661.~116 I:\LU-TRANS\Sept 11, 2000 LUTC AGN.doc September 25,' 2000' 5:30 pm City of Federal Way '? City Council Land USe/Transportation Committee City .Council Council chambers MEETING SUMMARY In attendance: Committee members Phil Watkins, Chair, Jeanne Burbidge; Deputy Mayor Linda Kochmar; Public Works Director Cary Roe; Assistant City Attorney Pat Richardson; Traffic Engineer Rick Perez; Assistant to the City Manager Derek Matheson; Administrative Assistant Sandy Lyle. 1. CALL TO ORDER Chair Watkins called the meeting to order at 5:34 pm. 2. APPROVAL OF MINUTES The minutes of the September 11, 2000, meeting were approved as presented. 3. PUBLIC COMMENT There was no public comment on any item not included in the agenda. 4. BUSINESS ITEMS Blue Ribbon Report on Transportation - The Committee discussed the draft response to the Blue Ribbon Report, received earlier this summer. They progressed through the cover letter one paragraph at a time, discussing issues and positions in order to meet an October 1, 2000, response deadline. The Committee wished the letter to be specific and explicit in its statements about the City's transportation concerns. While expressing an interest in centralized authority and responsibility, there was also deep concern about local control and funding structures. The edited and strengthened letter will be sent to meet the deadline with understanding by the Blue Ribbon Commission on Transportation that any further edits the full City Council makes to the letter will be forwarded following their October 3, 2000, meeting. 6o FUTURE MEETINGS The next meeting will be held in Council Chambers at 5:30 pm on October 2, 2000. ADJOURN The meeting adjourned at 7:00pm. IALU-TR. ANS\Scpt I 1,00 LUTC sumdoc CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES MEMORANDtIM TO: FR: VIA: RE: DT: City Council Land Use and Transportation Committee Phil Watkins, Chair Lori Mi~~CP, Senior Planner David Moseld~i~y ~Manager Preliminary Plat of Windswept Application No. 9~b- 100360-00-SU (SUB91-0002) September 20, 2000 II. III. SUMMARY OF APPLICATION The applicant requests approval of a 7 lot single family residential cluster subdivision of 2.81 acres, pursuant to Federal Way City Code (FWCC) Chapter 20, Subdivisions, Division 5, Preliminary Plat, and FWCC Article VII, Process HI Review, with proposed intrusions into Environmentally Sensitive Areas including a Major Stream Setback and Floodplain, pursuant to FWCC Article XIV, Environmentally Sensitive Areas. The application is vested and subject to the codes, policies, and regulations in place on the date of complete application, or December 22, 1994. REASON FOR COUNCIL ACTION Pursuant to FWCC Chapter 20, Subdivisions, the City Council issues a final decision at a public meeting, atter 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. HEARING EXAMINER'S RECOMMENDATION On September 11, 2000, the Federal Way Heating Examiner issued a report and recommendation (attached) to approve the proposed preliminary plat, as recommended by staff, after consideration ora staffreport (attached) and testimony presented at an August 29, 2000, public hearing; subject to the following conditions: 1) Prior to issuance of construction permits, a final landscape plan, prepared by a licensed landscape architect in accordance with FWCC Article XVII, Landscaping, shall be submitted for review and approval by the Director of Community Development Services, and shall include the following elements: (a) (b) Street trees in right-of-way planter strips along the project frontage of Military Road and both sides of the internal plat street;and Type III landscaping within required landscape buffers adjacent to Military Road. Prior to final plat recording, the applicant shall pay the proposed alternative fee-in- lieu for the balance of required usable open space, pursuant to final area calculations for on site usable open space; which fee shall be calculated on the basis of 15% of the most recent assessed valuation or MAI appraisal, at that time, subject to final approval by the Directors of Parks and Community Development Services. Prior to final plat approval, the applicant shall install landscaping in the stream setback area in accordance with the Windswept Preliminary Plat Mitigation Planting Plan, by Adolfson Associates, revised 8/16/00; and shall submit, for the city's review and approval, a monitoring plan prepared in accordance with FWCC Sec. 22-1358(e)(1)a.-g.; and pursuant to FWCC Sec~ 22-1243, the applicant shall be responsible to pay for the services of a city-approved qualified professional to perform inspections and reporting tasks required to implement the monitoring plan. In accordance with FWCC Sec. 20-114(c), as vested, the preliminary plat shall expire three years from the date of city council approval unless substantial progress has been made toward completion of the entire plat. In the event the applicant has not made substantial progress toward completion of the plat, the applicant may request a one-year extension from the Hearing Examiner The request for extension must be submitted to the Department of Community Development Services at least 30 days prior to the expiration date of the preliminary plat and will be decided by the Hearing Examiner pursuant to FWCC Sec. 20-114(d)(e). IV. PROCEDURAL SUMMARY December 22, 1994 Application determined complete. September 28, 1996 Environmental determination issued. August 12, 2000 Notice of Public Hearing issued. August 29, 2000 Hearing Examiner public hearing. September 11, 2000 Hearing Examiner's report and recommendation issued* (attached) (Pursuant to FWCC Section 22-126, the Heating Examiner issues a recommendation to the City Council.) October 2, 2000 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 VI, below). October 17, 2000 City Council public meeting. (Pursuant to FWCC Section 22-127, the City Council shall consider the application at a scheduled meeting following receipt of the report and recommendation by the Heating Examiner. *Note: No challenge to the Hearing Examiner's recommendation has been submitted. V. COUNCIL ACTION By action approved by a majority of the total City Council, and pursuant to FWCC Sec. 22- 490(c) (as vested), the City Council may, after considering the Heating Examiner's recommendation, adopt, modify, or deny the application, based on the following decisional criteria, established at FWCC Sec. 22-490(d): (1) (2) (3) It is consistent with the Federal Way Comprehensive Plan; It is consistent with all applicable provisions of the Federal Way City Code, including those adopted by reference from the comprehensive plan; and It is consistent with the public health, safety, and welfare. Findings for determining that the application is consistent with these decisional criteria are set forth on pages 2-6, paragraph III, of the Heating Examiner's report and recommendation. Attached is a draft resolution recommending approval of the proposed application as recommended by the Hearing Examiner. Subject to a recommendation by the Land Use and Transportation Committee, this resolution will be included in the October 17, 2000, City Council agenda packet. ATTACHMENTS: HEARING EXAMINER REPORT AND RECOMMENDATION, DATED SEPTEMBER 11, 2000 STAFF REPORT TO HEARING EXAMINER, DATED AUGUST 2 l, 2000 CITY COUNCIL DRAFT RESOLUTION FOR PRELIMINARY PLAT APPROVAL CITY OF~ September 11, 2000 1~4 .... Randy Lloyd P.O. Box 3889 Federal Way, WA 98063-3889 (253) WA 98003-62 FEDERAL WAY CITY ATTORNEY RE: PRELIMINARY PLAT OF WINDSWEPT, FWHE#00-20 99-100360-00-SU, SUB91-002, RELATED NO. SEP95-0026 Dear Applicant: Enclosed please find the Report and Decision relating to the above-entitled case. Very truly yours, HEARING EXAMINER SKC/ca cc: All parties of record City of Federal Way RECEIVED BY SEP 1 3 2000 CITY OF FEDERAL WAY OFFICE OF THE HEARING EXAMINER IN THE MATTER OF: PRELIMINARY PLAT OF WINDSWEPT PROCESS IV ) ) ) ) ) ) ) ) FWHE# 0O-2O 99-100360-00-SU SUB91-0002 Related File No. SEP95-0026 I. SUMMARY OF APPLICATION The applicant is requesting preliminary plat approval to allow a seven (7) lot single family residential cluster subdivision of 2.81 acres, pursuant to Federal Way City Code (FWCC) Chapter 20, Subdivisions, Division 5 Preliminary Plat, and FWCC Article VII, Process III Review; with proposed intrusions into Environmentally Sensitive Areas including a Major Stream Setback and Floodplain, pursuant to FWCC Article XIV, Environmentally Sensitive Areas. II. PROCEDURAL INFORMATION Hearing Date: Decision Date: August 29, 2000 September 11, 2000 At the hearing the following presented testimony and evidence: 1. Lori Michaelson, Senior Planner, City of Federal Way 2. Richard Miller, Engineer for Applicant 3. K. Nam 29605 Military Road South, Federal Way, WA 98003 4. Randy Lloyd, Applicant, 2102 South 341st Place, Federal Way, WA 98063 At the hearing the following exhibits were admitted as part of the official record of these proceedings: 1. Staff Report with all attachments 2. Mr. Nam's Photographs (3 sheets) o o 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 an irregularly shaped, 2.8 acre parcel of property abutting the west side of Military Road South opposite Camelot Drive and the Camelot Mobile Home Park within the City of Federal Way. The site is presently improved with one single family residential dwelling and the applicant requests preliminary plat approval to allow subdivision of the site into seven single family residential lots and two tracts. The existing house will remain at its present location on proposed lot six. The preliminary plat map shows that a single, 50 foot wide, 200 foot long, cul-de-sac road extending southwest from Military Road into the site will provide access to all seven lots. Lots vary in size between 9,705 square feet and 8,917 square feet. Tract A, a 19,011 square foot parcel located in the northwest corner of the parcel, will be used for a stream buffer, storm drainage, and conservation open space area. A 14,067 square foot Tract B, located between the internal plat road, the Military Road right-of-way and the southeast property line of Tract A is designated for usable open space. Access to the existing house on proposed lot six is presently provided by a gravel driveway extending southwest and south from Military Road across the plat property. The abutting neighbor to the east uses a portion of the driveway near Military Road for access as well. However, said property owner does not have an easement to use said driveway, and the applicant proposes to eliminate the driveway and provide access for lot six onto the internal plat road. While testimony at the hearing indicated that the abutting neighbor to the east might have an adverse possession claim or some other right to use the driveway, such issues are beyond the scope of the present proceeding and are reserved for Superior Court. However, property line and easement disputes must be resolved prior to final plat approval. The site is located within the Single Family High Density designation of the Federal Way Comprehensive Plan, and abutting properties are located in either the Single Family High Density or the Multi-Family designation of the comprehensive plan. A seven lot single family residential subdivision on 2.8 acres is consistent with the 10. 11. 12. 13. comprehensive p Jan. The site is located within the RS-9.6 zone classification of the Federal Way City Code (FWCC) which authorizes single family residential homes on minimum 9,600 square foot lot sizes. While five lots are less than 9,600 square feet, the applicant has also applied for a cluster development pursuant to Section 20-154 FWCC. A drainage course flowing from west to east adjacent to Tract A on the northwest property line meets the FWCC definition of"major stream" and must be protected by a minimum 100 foot setback. However, the applicant has applied to intrude into the major stream setback for the purposes of widening Military Road South, providing an adjacent landscape buffer, installing a biofiltration swale, and performing related grading and landscaping. The topography of the site slopes gradually down hill to the southwest from Military Road, and previous clearing, contains no trees meeting the FWCC definition of "significant". Small birds and animals probably inhabit the site, but no threatened or endangered species. Required landscaping in Tracts A and B will very likely improve on-site habitat opportunities. The applicant filed a completed application for preliminary plat approval on December 22, 1994, and pursuant to RCW 58.17.033 is subject to the comprehensive plan, zoning, and other land use ordinances in effect on said date. Section 20-154 FWCC authorizes cluster subdivisions in order to promote open space and the protection of natural features such as trees and wetlands. Said section authorizes reductions in lot size below the minimum required in the applicable zone classification, provided that minimum yard and setback requirements can be met. However, density cannot be increased over the maximum allowed by the underlying zone classification. As shown in Section V of the staff report, the RS-9.6 zone classification would allow subdivision of the site into a maximum of ten lots while the applicant proposes seven lots. Thus, the proposed density of the clustered subdivision does not exceed the maximum allowed by the RS-9.6 classification. Furthermore, two of the seven lots will exceed the size requirements, and the remaining five lots will be only 683 square feet less than the minimum authorized by the RS-9.6 classification. Clustering is appropriate as it allows the applicant to preserve the entire stream buffer and floodplain as permanent, conservation open space with planting enhancements. It further allows contiguous, usable open space visually and functionally linked to the conservation open space. The applicant proposes an underground pipe system within the internal plat road to collect and detain storm water prior to its discharge to a biofiltration swale along the westerly portions of Tracts A and B. The storm drainage system will include a 3 controlled release facility release water to the stream at a metered rate along the northwest property line. Surface water is conveyed from that point through a culvert under Military Road northeasterly to the Bingaman Pond, Mill Creek, and eventually to wetlands adjacent to West Valley Highway. The applicant must construct the storm drainage facilities in accordance with the 1990 King County Surface Water Design Manual and the City's engineering and construction standards. Such will ensure safe and appropriate management of surface water runoff. 14. The applicant will construct sidewalks on both sides of the internal plat road and on the west side of Military Road across the plat frontage. Such will ensure appropriate internal pedestrian circulation and safe access for school children to school bus stops. 15. The applicant will provide Type III landscaping and street trees in the 10 foot wide Tracts C and D adjacent to Military Road, and street trees on both sides of the internal plat road. Prior to final plat approval, the applicant must submit a final landscape plan to the City for final approval. 16. The FWCC requires open space to equal at least 15% of the gross area of the site, but authorizes plats of five acres or less to pay an alternative fee in lieu of providing on-site open space. Based upon the gross area of the two parcels, the Windswept plat must provide 18,295 square feet of total open space which includes 12,197 square feet of usable open space. The applicant proposes 19,000 square feet of conservation open space, more than the total open space requirement. However, the applicant is able to provide only 9,280 square feet of usable open space and therefore proposes a fee in lieu of providing the balance of approximately 2,900 square feet. The City Parks Director reviewed and accepted in concept the fee in lieu request. 17. As previously found, the applicant proposes to intrude into a portion of the major stream setback for road widening and biofiltration swale construction. Conditions of approval require the applicant to construct half street improvements to the Military Road right-of-way across the plat frontage which will include an eight foot wide sidewalk; six foot wide planter strip with street trees and streetlights; curb and gutter; five foot wide bicycle lane; and pavement widening. The applicant must also dedicate a 20 foot wide strip of property for widening Military Road. Such improvements require intrusions into the stream setback and floodplain. 18. Prior to intruding into a stream setback and floodplain, the applicant must establish that the request satisfies the criteria set forth in Section 1312(c) FWCC. Findings on each criteria are hereby made as follows: Ao The intrusion will not adversely affect water quality. The applicant must comply with the storm drainage detention and water quality requirements of 19. 20. the King C~unty Surface Water Design Manual as well as the City's adopted storm drainage design and construction standards. Compliance with said criteria will ensure no adverse impact to water quality. Bo The intrusion will not destroy or damage a significant habitat area. As previously found, the stream setback has been previously cleared of significant vegetation and is of marginal habitat value. Furthermore, from its headwaters near SR-99 to Interstate-5, the stream has been severely impacted by past development. Furthermore, portions of the stream downstream from the site are completely developed with residences and roads. The mitigation planting plan and monitoring plan will increase habitat value. Co The intrusion will not adversely affect drainage or storm water retention capabilities. Again, compliance with the King County Surface Water Design Manual and City standards will ensure no adverse impacts to surface water drainage or storm water retention capabilities. The intrusion will not lead to unstable earth conditions nor create erosion hazards. The applicant must provide a temporary erosion and sedimentation control plan as part of construction permit applications. Eo The intrusion will not be materially detrimental to other properties in the area nor to the City as a whole, nor will the intrusion cause a loss of significant open space or scenic vista. To the contrary, the purpose of the intrusion is to create new sidewalks, bike lanes, and a planting area for street trees and other landscaping which will provide public benefits. The area has no important view corridors, and the intrusion is necessary for reasonable development of the property (to accommodate surface water drainage and improvements to Military Road). The applicant will construct the internal plat road to the City local right-of-way standard which includes five foot wide sidewalks, four foot wide planter strips with trees and streetlights, and a 28 foot wide pavement within a 50 foot wide right-of- way. As previously found, the applicant will also construct half street improvements to Military Road South and will also execute a "No Protest Local Improvement District Agreement" wherein he agrees to participate in future improvements to the east side of Military Road South. School children residing in the plat will attend Lake Dolloff Elementary School, Sacajawea Junior High School, and Federal Way High School. The district will bus all students residing in the plat. Conditions require the applicant to comply with the City School Impact Fee Ordinance at building permit issuance. Said ordinance currently requires a payment of $2,383 per single family housing unit to the school 5 district. 21. The Lakehaven Utility District will provide sanitary sewers, potable water, and fire flow to the site. 22. Prior to obtaining preliminary approval the applicant must also establish that the project satisfies the criteria for Process III review as set forth in Section 22-476 FWCC. Findings on each criteria are hereby made as follows: As previously found, the proposed preliminary plat is consistent with the comprehensive plan which designates the site Single Family High Density. The project is consistent with all applicable provisions of the FWCC including those adopted by reference. The project complies with all criteria set forth in Chapter 20 FWCC entitled "Subdivisions" and Chapter 22 entitled "Zoning". The proposed cluster subdivision and minor intrusions into a stream setback and floodplain are consistent with applicable decision criteria set forth in Section 20-154, et seq., FWCC. The project is consistent with the public health, safety, and welfare. All facilities and services are available to serve the proposed preliminary plat. D. The project complies with design criteria set forth in Section 20-2 FWCC. Eo The project complies with the development standards set forth in Sections ' 20-151 - 20-157 and 20-178 - 20-187 FWCC. IV. CONCLUSIONS From the foregoing findings the Hearing Examiner makes the following conclusions: The Hearing Examiner has jurisdiction to consider and decide the issues presented by this request. The proposed preliminary plat of Windswept makes appropriate provision for the public health, safety, and general welfare for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary waste, parks, playgrounds, sites for schools, school grounds, fire protection, and safe walking conditions. ° The proposed preliminary plat is consistent with the Federal Way Comprehensive Plan and the RS-9.6 zone classification as modified by the cluster subdivision. The project satisfies all criteria for intrusion into a stream setback and floodplain as well as all criteria within the FWCC concerning subdivisions. The proposed subdivision will serve the public use and interest by providing an attractive location for a single family residential subdivision and therefore should be granted subject to the following conditions: Prior to issuance of construction permits, a final landscape plan, prepared by a licensed landscape architect in accordance with FWCC Article XVII, Landscaping, shall be submitted for review and approval by the Director of Community Development Services, and shall include the following elements: (a) (b) Street trees in right-of-way planter strips along the project frontage of Military Road and both sides of the internal plat street; and Type III landscaping within required landscape buffers adjacent to Military Road. Prior to final plat recording, the applicant shall pay the proposed alternative fee-in-lieu for the balance of required usable open space, pursuant to final area calculations for on site usable open space, which fee shall be calculated on the basis of 15% of the most recent assessed valuation or MAI appraisal, at that time, subject to final approval by the Directors of Parks and Community Development Services. Prior to final plat approval, the applicant shall install landscaping in the stream setback area in accordance with the Windswept Preliminary Plat Mitigation Planting Plan, by Adolfson Associates, revised 8/16/00; and shall ' submit, for the city's review and approval, a monitoring plan prepared in accordance with FWCC Sec. 22-1358(e)(1)a.-g.; and pursuant to FWCC Sec. 22-1243, the applicant shall be responsible to pay for the services of a city-approved qualified professional to perform inspections and reporting tasks required to implement the monitoring plan. In accordance with FWCC Sec. 20-114(c), as vested, the preliminary plat shall expire three years from the date of city council approval unless substantial progress has been made toward completion of the entire plat. In the event the applicant has not made substantial progress toward completion of the plat, the applicant may request a on-year extension from the Hearing Examiner. The request for extension must be submitted to the Department of Community Development Services at least 30 days prior to the expiration date of the preliminary plat and will be decided by the Hearing Examiner pursuant to FWCC Sec. 20-114(d)(e). RECOMMENDATION: It is hereby recommended to the Federal Way City Council that the preliminary plat of Windswept be approved subject to the conditions contained in the conclusions above. DATED THIS Il ~-----DAY OF September, 2000. Hearing Examinor TRANSMITTED THIS / [ ~ DAY OF September, 2000, to the following: APPLICANT: Randy Lloyd P.O. Box 3889 Federal Way, WA 98063-3889 K. Nam 29605 Military Road S. Federal Way, WA 98003 City of Federal Way c/o Chris Green 33530 Ist Way S. Federal Way, WA 98003 PROCESS IV Rights to Appeal Decisions of the hearing Examiner may be appealed by any person who is to receive a copy of that decision under FWCC Section 22-443. The appeal, in the form of a letter of appeal, must be delivered to the Department of Community Development Services within fourteen (14) calendar days after the issuance of the Hearing Examiner's decision. The letter of appeal must contain: A statement identifying the decision being appealed, along with a copy of the decision; A statement of the alleged errors in the Heating Examiner's decision, including specific factual finds and conclusions of the Hearing Examiner disputed by the person filing the appeal; and o The appellant's name, address, telephone number and fax number, and any other information to facilitate communications with the appellant. The person filing the appeal shall include, with the letter of appeal, the fee established by the City of the costs of preparing a written transcript of the hearing (or in the alternative, the appellant may prepare the transcript at his or her sole costs from tapes of the hearing provided by the City).The appeal will not be accepted unless it is accompanied by the required fee and cost (or agreement of the appellant to prepare the transcript). Appeals from the decision of the Hearing Examiner will be heard by The City Council. The decision of City Council is the final decision of the City. The action of the City in granting or denying an application under this article may be reviewed pursuant to RCW 36.70C in the King County Superior Court. The Land Use Petition must be filed within twenty-one (21) calendar days after the final land use decision of the City. CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES STAFF REPORT TO THE FEDERAL WAY HEARING EXAMINER PRELIMINARY PLAT OF WINDSWEPT PUBLIC HEARING: August 29, 2000 - 1:30 pm FEDERAL WAY CITY HALL - CITY COUNCIL CHAMBERS 33530 1ST WAY SOUTH FILE NO. OWNER/APPLICANT: ACTION REQUESTED: STAFF REPRESENTATIVE: STAFF RECOMMENDATION: 99-100360-00-SU/SUB 91-0002 (Related File No. SEP95-0026) Randy Lloyd PO Box 3889 Federal Way, WA 98063-3889 Preliminary plat approval of a seven (7) lot single family residential cluster subdivision of 2.81 acres, pursuant to Federal Way City Code (FWCC) Chapter 20, Subdivisions, Div. 5, Preliminary Plat~, and FWCC Article VII, Process III Reviewi; with proposed intrusions into Environmentally Sensitive Areas including a Major Stream Setback and Floodplain, pursuant to FWCC Article XIV, Environmentally Sensitive Areask Loft Michaelson, AICP, Senior Planner, (253) 661-4045 Preliminary Plat approval with conditions as recommended. Report prepared by: Loft Michaelson, AICP, Senior Planner, August 2 l, 2000 ~ The application is vested to all applicable city codes, policies, regulations, and procedures as noted herein and in effect on the date of complete application, or December 22, 1994. Key applicable codes and regulations are noted herein and attached (as Exhibit 0). TABLE OF CONTENTS II. III. IV. V. VI. VII. VIII. IX. X. XI. XII. GENERAL INFORMATION ................................................................................................................ 2 CONSULTED DEPARTMENTS AND AGENCIES ........................................................................... 3 STATE ENVIRONMENTAL POLICY ACT ....................................................................................... 3 NATURAL ENVIRONMENT .............................................................................................................. 4 PRELIMINARY PLAT DESIGN .......................................................................................................... 5 ANALYSIS OF STREAM SETBACK INTRUSION REQUEST .......................................................7 TRANSPORTATION ............................................................................................................................ 9 PUBLIC SERVICES ............................................................................................................................ 10 UTILITIES .......................................................... ~ ................................................................................ 10 ANALYSIS OF PRELIMINARY PLAT DECISIONAL CRITERIA ................................................ 11 FINDINGS OF FACT AND CONCLUSION ..................................................................................... 13 STAFF RECOMMENDATION .......................................................................................................... 14 LIST OF EXHIBITS .......................................................................................................................................... 16 I. GENERAL INFORMATION a. Description of proposal The applicant proposes to subdivide 2.80 acres of land into seven (7) lots, with associated right-of-way improvements, storm drainage facilities, utilities, and landscaping (Exhibit A). Access to the plat will be provided from Military Road South via a 200' (+/-) long cul-de- sac street (South 296th Place as proposed). Two of the seven lots are proposed with at least 9,600 square feet (SF) each, consistent with current site zoning (RS 9-6). Pursuant to FWCC Sec. 20-154, Cluster Subdivision, the remaining four lots will be slightly reduced (from 9,600 SF to 8,917 SF), based on a plat design that promotes open space and protects on site sensitive areas, including a major stream, stream setback area, and floodplain. The applicant is also requesting certain intrusions into these sensitive areas. Staff analyses of code-required decisional criteria for the proposed cluster subdivison, and the requested intrusions, are provided below, under V.a., Lot Layout and Cluster Subdivision Analysis, and VI, Analysis of Stream Setback lntrusion Request. It should be noted that the proposed plat has undergone several design changes since it was initially filed in March of 1991. Originally proposed was a 6-lot conventional subdivision with portions of a surface water detention pond, bioswale, a retaining wall, and residential lot within the stream setback and/or floodplain. The plat was subsequently redesigned to a 7-lot cluster configuration, with underground detention pipe system and redesigned open space. The current design minimizes intrusions into sensitive areas, and organizes conservation and usable open space contiguously to combine the aesthetic and functional values of these resources. b. Site location and description The subject property is located at 29603 Military Road South, at the intersection of Military Road and Camelot Drive (if extended). (Exhibit B). The site has a total land area of 2.80 acres in two tax parcels. The larger of the two existing parcels contains 2.44 acres and the smaller parcel (with the existing house) contains .36 acres. One existing single family dwelling is located on the southeast portion of the site. This dwelling trait will be retained on Lot 6 as proposed, and the house and proposed lot lines are consistent with required building setbacks. The site is otherwise undeveloped and has been previously cleared of significant vegetation. As previously noted, and detailed below under IV, Natural Environment, environmentally sensitive areas including an identified major stream and floodplain, are located along the northwest boundary o£the plat. Legal Description See preliminary plat map (~xhibitA). Site and Adjacent Zoning (Exhibit C); Comprehensive Plan Designations; Existing Uses Direction Zoning Comprehensive Plan Existing Uses Site RS-9.6' SF** High Density Vacant and single family Northwest RM-3600 Multi-Family Apartments/mobile homes 2 II. Northeast RM-1800 Multi-Family Mobile homes East RS-5.0 SF High Density Mobile homes South RS-9.6 SF High Density Single family West RS-9.6 SF High Density Single family *Single family residential, 9,600 square feet minimmn lot size **SF=single family CONSULTED DEPARTMENTS AND AGENCIES The following depamnents, agencies and individuals were notified of this application, pursuant to the applicable code procedures as indicated. ao Pursuant to FWCC Sec. 20-109, The Community Development Review Committee (CDRC) consisting of the City of Federal Way Department of Community Development Services Planning and Building Divisions; Public Works Department; Parks and Department; Federal Way Fire District; Lakehaven Utility District (formerly Federal Way Water and Sewer District); Federal Way School District; and utility companies proposed to provide electricity, telephone, natural gas, cable television, and solid waste collection. CDRC comments have been incorporated into this report where applicable. bo Pursuant to FWCC Sec. 20-111, all owners of real property located within 300' of site boundaries, and all agencies and private companies who were notified pursuant to Sec. 20- 109, were mailed notices of the public heating, The site was also posted and notice published in the newspaper and on the city's official notice boards. No written comments concerning the application or the public hearing have been received as of the date of this report. Co In accordance with the State Enviromental Policy Act (SEPA) and FWCC Chapter 18, Environmental Protection, all property owners and occupants within 300 feet of site boundaries, 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 public comments regarding the initial determination were received, and the decision was finaled without modification. STATE ENVIRONMENTAL POLICY ACT (SEPA) A Mitigated Determination ofNonsignificance (MDNS) was issued for the proposed action on September 28, 199~/, (Exhib/t D). No comments or appeals were received prior to the respective deadlines, and the initial determination was fmaled without modification. The MDNS established one mitigation measure, requiring future homes to be sound insulated for compatibility of aircraft noise with residential use, in conjunction with the noise 3 exposure contour map as issued by the Port of Seattle at that time. However, since issuance of the MDNS, the Port of Seattle's noise contour maps have been revised and the subject property is no longer included in the geographic contour of affected properties. Accordingly, the city will interpret the MDNS condition to be met on the basis of non-applicability of the previously identified adverse noise impact, and consequently, will not require homes to be insulated over and above the normal residential construction standards as required by the Uniform Building Code. NATURAL ENVIRONMENT a. Environmentally Sensitive Areas A drainage course, flowing from west to east, bounds the northwest boundary of the plat. It was evaluated (see Exhibits D, E, Fand G) during the environmental review process and determined to meet the city code definition of major stream. The top of the stream bank and code-required I00 foot setback have been surveyed and delineated on the preliminary plat map. A large wetland is located approximately 300 feet west of the site. In addition, a surface water detention pond was previously constructed on the north side of the stream for the multifamily development at that location. However, no wetlands were identified on or within 100 feet of plat boundaries {'Exhibits Fand G). King County and City of Federal Way Sensitive Areas Maps do not reveal the site to be in a problem area relative to landslides, seismic hazards, erosion hazards, or steep slopes. However, the applicant's revised Hydraulic Analysis (ExhibitH) reported that the area adjacent to the stream in the northeast portion of the property does function as afloodplain for 100-year storm events. Flooding of the area is reportedly due to an undersized 24-inch diameter culvert beneath Military Road with insufficient capacity to handle higher peak flows. The floodplain has been surveyed and delineated on the preliminary plat map. The 100 foot stream setback and the floodplain contained within it are proposed to be permanently set aside in an open space tract ("Tract A"). Project-related impacts within this tract and proposed mitigation measures are described below under VI, Analysis of Stream Setback lntrusion Request. b. Topography, vegetation, wildlife The subject site slopes gradually down to the northeast from Military Road. The site has been previously cleared and contains no trees meeting the FWCC definition of significant. Existing vegetation includes a variety of grasses and weeds, blackberry, Scot's broom, and red alder. Small birds and animals (squirrels, field mice, etc.) are likely to inhabit the site. No threatened or endangered species are known or suspected to inhabit the site. Proposed and required landscaping (see V.e, below) will enhance environmentally sensitive areas and introduce habitat oppommities to help mitigate the introduction of human activities on wildlife. 4 PRELIMINARY PLAT DESIGN a. Lot layout and Cluster Subdivision Analysis Proposed lots range in size from 8,917 to 9,705 square feet, with lot shape and layout as is customary with cul-de-sac design. No important view corridors were identified in or adjacent to the plat. Two of the seven lots are proposed to have 9,692 and 9,705 square feet, consistent with site zoning of RS-9.6 (9,600 square feet minimum lot size). Pursuant to FWCC Sec. 20-154, Cluster Subdivision, a minor reduction in lot size from 9,600 to 8,917 square feet, is proposed for the remaining four lots. The proposed cluster subdivision was reviewed and determined to be consistent with all applicable criteria, as described below: (1) The proposed 7-lot duster subdivision is consistent with the maximum density allowance for the site of 10 lots, as calculated below, pursuant to See. 20-153 (b) ("Lots created in a cluster subdivision may be below the minimum lot size requirements of Chapter 22, Zoning, provided the total number of lots created does not exceed the number which would be permitted in a conventional subdivision on a site of the same total area, after reservation of required open space") and Sec. 20- 153(a)CCalculation of density in subdivisions shall not include streets or vehicle access easements."): Conventional Subdivision Density Calculation: Gross land area of site: Minus streets and open space (35% of total area) Net developable area 121,968 square ft. (SF) -42,689 SF 69, 279 SF Net developable area (69,279 SF) divided by underlying zoning (9,600) = 10 lots Conclusion: The proposed plat density of 7 lots does not exceed maximum allowed density of 10 lots. (2) The proposed cluster subdivision is consistent with Sec.20-154 (a) (''In order to promote open space and the protection of natural features such as trees and wetlands, lots may be reduced in size and placed in clusters on the site.") and Sec. 20-154(b) (''Lots created in a cluster subdivision may be reduced in size below the minimum required in Chapter 22, provided that minimum yard and setback requirements are met and building setback lines are shown on the face of the plat."). The plat preserves the entire stream buffer and floodplain as permanent conservation open space, with planting enhancements therein, and provides contiguous usable open space which is visually and functionally linked to the conservation open space. Required building setbacks are noted on the plat map. (3) The proposed cluster subdivision is consistent with FWCC Sec. 20-154(c)("Open space created by cluster subdivisions shall be protected from further subdivision or development by covenants filed and recorded with the final plat."). The preliminary plat map establishes the stream buffer/floodplain and usable open spaces as separate, permanent open space tracts, with conveyance and maintenance to 5 bo eo homeowners, and prohibits future subdivision or intrusions into the tracts. Subdivision access and roadways Access to the proposed subdivision will be provided from Military Road via a 200 foot (+/-) cul-de-sac street (proposed as South 296~ Place). The Public Works Department and Federal Way Fire Department have reviewed and accepted the proposed access, street improvements, curve radii, and sight distance. A proposed right-of-way dedication of 20 feet along the project frontage of Military Road will accommodate street frontage improvements at that location, consistent with city code. See VII, Transportation, below, for a detailed description of proposed and required street improvements. Surface water management Development of the site will create additional runoff from new impervious surfaces such as streets, driveways, and rooftops. The city's Public Works Department reviewed and accepted the applicant's preliminary drainage plan (Exhibitd, pg 2), and hydraulic analyses and calculations (Exhibits H, I, J} for purposes of a preliminary plat recommendation. As noted previously, the storm drainage plan has been revised from a surface pond to an underground pipe system, and the bioswale has been relocated entirely outside of the floodplain. Storm drainage calculations have been revised accordingly. The preliminary drainage design proposes to collect and convey storm water via a subsurface pipe system within South 296* Place, into a biofiltration surface swale (located in drainage easement along the westerly portions of Tract B and Tract A), with design-controlled release to Tract A and ultimately to the stream. Surface water is conveyed from that point through a culvert under Military Road, and northeasterly to Bingaman Pond, Mill Creek, and associated wetlands adjacent to West Valley Highway. See IX.c, below, for a detailed description of proposed and required storm water drainage facilities. Final design of storm drainage facilities in accordance with the 1990 King County Surface Water Design Manual2 (KCSWDM) and the city's engineering and construction standards, will ensure safe and appropriate management of surface water runoff. Pedestrian system The preliminary plat is designed to provide good internal pedestrian circulation and connectivity to adjacent sidewalks. Right-of-way improvements include sidewalks on both sides of South 296e Place and along the project frontage of Military Road South. Plat improvements will also ensure safe access by school age children to school bus stops. Landscaping The preliminary plat map provides appropriate areas for required landscaping. Street trees will be provided in planter strips along the project frontage of Military Road, and on both sides of the internal street (South 296th Place). The plat will also be screened from Military Road (an medal stree0 with a ten foot wide buffer comprised of Type "IIr' landscaping 2 The project is vested to the 1990 manual, in effect on the date of complete application. 6 (trees, shrubs, and groundcover). The plat is also required to provide a 10 foot wide "Type III" landscape buffer adjacent to the multifamily residential zone along the northwest property boundary. Because this area is located within the stream setback area, landscaping will be appropriately provided as part of the applicant's mitigation planting plan (Exhibit K). For a description of the mitigation planting plan, refer to VI., Analysis of Stream Setbacklntrusion Request. Required landscaping along Military Road will be placed in separate tracts for ownership and maintenance by homeowners. Pursuant to city code, the applicant will be required to submit a final landscape plan, in accordance with FWCC Article XVII, Landscaping, and approved by the city, prior to fmal plat approval. This requirement is noted as Condition # 1 of preliminary plat approval, as recommended. f. Open space In order to prox~ide adequate recreational opportunities commensurate with new residential development, the Subdivision Code requires open space to be provided on site in the amount of 15% of the gross land area of the site; or if the site is five acres or less in size, an alternative fee may be paid in lieu of providing the on site open space. The total open space requirement for the Windswept site is 18,295 square feet (SF), with a minimum 12,197 SF in usable open space. The applicant proposes to meet these requirements by providing (1) conservation open space~ in the amount of 19,000 SF (''Tract A"); (2) on site usable open space in the amount of approximately 9,280 SF ("Tract B", minus the drainage easement); and (3) a fee-in-lieu of providing the balance of the required on site usable open space (approximately 2,900 SF). The fee-in-lieu request was reviewed and accepted in concept by the city's Parks Director. In accordance with code, the fee-in-lieu calculation will be determined and paid prior to final plat approval. The required fee will be the balance of the usable open space required, based on final calculations for on site usable space (which depends upon final engineering calculations for the bioswale and related grading). The optional fee is to be calculated on the basis of 15% of the most recent assessed or appraised property value at the time of final plat review, and paid to the city before final plat recording. This requirement is noted as Condition #2 of preliminary plat approval, as recommended. VI. ANALYSIS OF STREAM SETBACK INTRUSION REQUEST The applicant is proposing to intrude into a portion of the major stream setback in the northeast comer of the property for purposes of widening Military Road South and providing the adjacent landscape buffer as required by code. These street improvements also make it necessary to extend the existing culvert under Military Road approximately 20 feet to the west, with related filling to the extent necessary for stream bank stabilization. Intrusions are also proposed within the northwesterly westerly portion of"Tract A" for portions of the biofiltration swale and related grading and landscaping, and some minor landscaping is proposed in the floodplain. No grading or reduction in flood storage capacity is proposed or anticipated within the floodplain, based on preliminary drainage calculations. However, final hydraulics calculations will be reviewed to ensure no net loss of floodplain storage.capacity with any compensatory grading required, as determined by the King County Surface Water Design Manual (KCSWDM). 3 The Subdivision Code establishes no minimum or maximum allowance for conservation open space. 7 As shown on the preliminary plat map, the entire 100 foot required stream setback (including the floodplain) will be established in a separate tract (Tract An), for permanent preservation and protection of the stream setback and floodplain. In addition, ), in accordance with the city's Envkonmentally Sensitive Areas Ordinance, the applicant has proposed a mitigation planting plan (Exhibit IQ to stabilize and enhance disturbed areas within Tract A. The proposal also provides for a 5-year monitoring program to ensure survivability and performance objectives within the planting area. The mitigation planting plan has been accepted by the city, pursuant to FWCC Sec. 22-1312 and Sec. 22-1357(1),. As proposed by the applicant, and pursuant to Condition #3 of preliminary plat approval, a final mitigation plan will be required pursuant to FWCC Sec. 22-1358(e)(1), Mitigation Plan. FWCC Sec. 1312, (c), establishes decisional criteria for requests to locate an improvement or engage in land surface modification within a stream or stream setback. Staffhas reviewed the request and found it to meet the applicable decision criteria, as described below. (1) It will not adversely affect water quality. Staff response: The applicant's engineering plans will be reviewed for compliance with applicable requirements pertaining to storm drainage detention and water quality, in accordance with the King County Surface Water Design Manual (KCSWDM) and the city's adopted storm drainage design and construction standards. Design and construction of storm drainage facilities in accordance with these standards and specifications will ensure no adverse impact to water quality associated with the proposed intrusions. (2) It will not destroy or damage a significant habitat area. Staff response: The existing stream setback has been previously cleared of significant vegetation and is of marginal habitat value. From its headwater near SR-99 to Interstate 5, the stream has been severely impacted by past development. Portions of the stream setback downstream of the site are completely developed with residences and roads. The applicant's mitigation planting plan and monitoring plan, as proposed and as recommended, is expected to increase habitat value in the stream setback area. (3) It will not adversely affect drainage or stormwater retention capabilities. Staff response: Preliminary hydraulic calculations submitted by the applicant indicate that stormwater retention capabilities, including floodplain storage capacity, will not be adversely affected by the proposed intrusions. Design and construction of storm drainage facilities in accordance with the King County Surface Water Design Manual (KCSWDM) and the city's storm drainage design and construction standards, will ensure no adverse impact to surface water drainage or stormwater retention capabilities associated with the proposed intrusions. (4) "It will not lead to unstable earth conditions nor create erosion hazards." Staff response: No significant adverse impacts related to unstable soils, slope, or other 4 Tract A as shown on the plat map excludes the adjacent areas proposed for fight-of-way dedication, as well as the required landscape buffer, along Military Road. 8 erosion hazards were identified during the related SEPA review for the project, and none are anticipated with the proposed instrusions. The applicant will be required to provide a Temporary Erosion and Sedimentation Control Plan as part of related construction permits. (5) "It will not be materially detrimental to any other property in the area of the subject property nor to the city as a whole, including loss of significant open space or scenic vista. Staff response: The proposed intrusions do not encroach into or adversely impact any adjacent properties. The proposed widening of Military Road South; new sidewalk; bike lane; street trees; resource conservation including permanent open space; lansdscape buffering, and revegetation of currently degraded areas, will provide public benefits. No important view corridors have been identified on or near the property. (6) It is necessary for reasonable development of the subject property. C~ty response: The proposed intrusions represent the minimum necessary to accommodate required street improvements, existing site topography, and surface water drainage, for site development consistent with applicable city codes. Proposed mitigation landscaping and monitoring is expected to enhance and improve the stream buffer and adjacent areas above the existing substandard conditions. VII. TRANSPORTATION The city's traffic division determined that a Traffic Impact Analysis (TIA) is not required based on anticipated trip generation and distribution of the proposed 7-lot plat. However, a sight distance analysis was required and reviewed to ensure proper entering and exiting sight distance at the intersection of Military Road and the proposed South 296t~ Place. In accordance with FWCC Sec. 22-1473, -1474, -1475, -1522, and -1524 (Arterial Rights- of-way; contained in Exhibit O) and an approved modification (Exhibit L5) by the Public Works Director pursuant to FWCC Sec. 22-1477, the applicant is proposing "half street" improvements to the Military Road South right-of-way (ROW). As proposed and required, Military Road improvements will include an 8' sidewalk; 6 foot wide planter strip with street trees and street lights; curb and gutter; 5' bicycle lane; and pavement widening, within a ROW width of 50 feet measured from centerline (after the proposed 20 foot ROW dedication). Additionally, pursuant to FWCC Sec. 22-1475, and as noted in the approved modification (Exhibit L), the applicant is required to provide roadway transitions designed and constructed beyond the limits of the project frontage, to provide for safe channelization into and out of the widened section and to accommodate existing driveways to adjacent properties. In accordance with FWCC Sec. 22-15256 (Local Rights-of- Way), the applicant is proposing to construct the local access street (South 196th Place), with a 5' sidewalk; 4 foot wide 5 This modification permitted half-street in lieu of full street improvements, subject to a "No-Protest Local Improvement District Agreement" whereby the property owner agrees to participate in future improvements to the east side of Military Road South. This agreement has been signed and executed by the property owner and is on file with the city. 6 See Exhibit O. 9 planter strip with street trees and street lights; and 28' of pavement, within a 50' right-of- way width. (It should be noted that the 1994 code did not require landscaped islands in cul- de-sacs, nor was such landscaping deemed necessary in environmental review for mitigation of an identified potential adverse environmental impact.) The Public Works Department has determined that the proposed street design and related improvements will ensure safe and efficient movement of traffic; with final design and construction subject to the 1987 King County Road Standards Manual'(as vested) and the city's engineering and construction standards. VIII. PUBLIC SERVICES a. Police and Fire Services Police and fire delivery is expected at a rate typical to single-family subdivisions. Federal Way police and fire departments reviewed the preliminary plat for compliance with emergency access, hydrant locations, and fire flow requirements. b. Schools The preliminary plat was reviewed by the Federal Way School District. The proposed subdivision will be served by Lake DolloffElementary School, Saeajawea Junior High School, and Federal Way High School. (School service areas are reviewed annually and may be adjusted to accommodate enrollment growth and new development). The district has determined that all students will be bussed from within the plat or adjacent points along Military Road within a safe walking distance from the plat. In addition, school impact fees, as authorized by city ordinance and collected at the time of building permit issuance, are currently $2,383 per single family housing unit. School impact fees are determined on the basis of the school district's Capital Facilities Plan and are subject to annual adjustment and update. c. Recreation Steel Lake Park is located approximately 1-1/2 miles southwest of the site. As proposed by the applicant and supported by the city, payment of the applicant's optional fee in lieu of providing on site recreational open space will be utilized to improve recreational opportunities within the park comprehensive plan planning area of the subject property. d. Fire Protection A Certificate of Water Availability from King County (Exhibit 31) indicates that water is available to the site in sufficient quantity to .satisfy fire flow standards for the proposed plat. IX. UTILITIES a. Water Supply The applicant proposes to serve the subdivision with a public water supply and distribution l0 system managed by Lakehaven Utility District. A Certificate of Water Availability (Exhibit M) indicates the District's capacity to serve the proposed development via an extension of the existing water main at Military Road South, subject to a Developer Extension Agreement. b. Sewage Disposal The applicant proposes to serve the subdivision by a public sewer system managed by Lakehaven Utility District. A Certificate of Sewer Availability (Exhibit N) indicates the district's capacity to serve the proposed development through an extension of the existing sewer line through the center of the property, subject to a Developer Extension Agreement. (It should be noted that there is an existing sewer mink line, located diagonally across the northeast comer of the plat, will be unaffected by the proposal.) c. Drainage Facilities Storm drainage facilities are required to be designed in accordance with all applicable requirements of the 1990 King County Surface Water Design Manual7 (KCSWDM) and the city's engineering and construction standards. The preliminary drainage design proposes to collect and convey storm water via a subsurface pipe system in South 296~ Place, into a biofiitration (water quality) surface swale located along the west side of Tract B, with design-controlled release to Tract A, and ultimately to the stream. All of the surface water runoff from impervious surfaces within the plat, and new impervious surface along Military Road, must be routed to a city-approved system. Internal plat improvements including South 296~ Place; footing, patio, and driveway drains; roof runoff; and runoff from new impervious surfaces on Military Road on the south side of South 296t~ Place, will be collected in the subsurface pipe system and the water quality biofiltration swale. Some or all of the surface water runoff associated with Military Road improvements on the north of South 296a Place may be conveyed to the adjacent stream via the existing system under Military Road. Design of the final storm drainage plan in accordance with the KCSWDM and applicable city code requirements will ensure appropriate detention and water quality treatment for project-generated runoff, ensuring no net increase to the existing rate of untreated surface discharge into the stream. X. ANALYSIS OF PRELIMINARY PLAT DECISIONAL CRITERIA Pursuant to FWCC Chapter 20, Subdivisions, Sec. 20-111, Process for review and FWCC VIII, Process IIIReview, Section 22-476 et seq, (Exhibit 0), preliminary plat applications are submitted to Federal Way Hearing Examiner, who shall conduct a public hearing; review the preliminary plat for compliance with applicable sections of the Subdivision Code and other applicable ordinances or regulations; and shall issue a written recommendation to the City Council, who will then decide upon the application. Pursuant to FWCC Sec. 20-112(c), the Hearing Examiner shall review the preliminary plat for compliance with FWCC Sec. 20-2, design criteria and development standards Sections 20-151 through 20-157 and 20-178 through 20-187, and other applicable ordinances or regulations of the ? The project is vested to the 1990 manual, in effect on the date of complete application. city and RCW Ch. 58.17. Process III decisional criteria and staff responses are provided below. 1. The project is consistent with the Comprehensive Plan. Staff response: As proposed and as recommended, the preliminary plat is consistent with Federal Way Zoning and Comprehensive Plan (FWCP8) designations of RS 9-6, and Single Family -High Density, respectively. The proposed single family use and maximum density allowance is consistent with FWCP policies applicable to this land use as established in the FWCP. The project is consistent with all applicable provisions of the Federal Way City Code, including those adopted by reference. Staffcommenti The preliminary plat application is required to comply with the provisions of the Federal Way City code, Chapter 18, Environmental Policy; Chapter 20, Subdivisions; Chapter 22, Zoning; and to all other applicable codes and regulations. The proposed duster subdivision and minor intrusions into a stream setback and floodplain, are consistent with applicable decision criteria contained at FWCC Sec. 20-154 et seq, Cluster subdivision, and Article X1V, Environmentally Sensitive Areas. 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 applicable codes and regulations. In addition, pursuant to FWCC Sec. 20-114(c), preliminary plat approval shall expire three years from the date of city council approval unless substantial progress has been made toward completion of the entire plat, subject to extension or reconsideration by the Heating Exan~ er. Since the application is vested to the 3-year provision, and this provision has since been amended in city code, the 3-year provision is included as Condition//4 of preliminary plat approval for procedural clarification. 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 Comprehensive Plan and Zoning Maps. Access and fire hydrant locations must meet all requirements of the Fire District. Public benefit will derive from in~astmcture and related improvements along and adjacent to Military Road South, and preservation and enhancement of environmentally sensitive areas, pursuant to an approved planting mitigation Development of the site in accordance with applicable codes and regulations will ensure protection of the public health, ..,safety and welfare. 4. The project is consistent with design criteria listed in section 20-Z Staff comment: The proposed preliminary plat will promote the purposes identified in FWCC Sec. 20-2, and the standards and regulations therein, as identified in the staff report, 8 Comprehensive Plan and zoning designations in effect on the date of complete application, have not been revised by the city since that time. 12 including effective use of land, promotion of safe and convenient travel on streets, provision for the housing needs of the community, protection of environmentally sensitive areas, and flexible site design. As proposed and with conditions as recommended by staff, the application complies with all provisions of the chapter. The project is consistent with the development standards listed in sections 20-151 through 157, and20-178 through 20-187. Staff comment: Development of the 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 will comply 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 land area of 2.80 acres into 7 single family lots, ranging from 8,917 to 9,705 square feet in area. The site contains one existing single family residence which will be retained. Proposed lot sizes and density are consistent with the current Zoning and Comprehensive Plan designations for the site of RS-9-6 and Single Family-High Density, respectively; and with the cluster subdivision decisional criteria set forth; and the project will be compatible with adjacent residential land uses. A Mitigated Environmental Determination ofNonsignificance (MDNS) was issued for the proposed action on September 28, 1996. No comments or appeals were received, and the determination was fmaled without modification. This determination established one mitigation measure specifying insulation requirements to buffer future dwellings from air traffic noise. This condition has been determined to be met on the basis of non-applicability, since the LDN contour map issued by the Port of Seattle has since been amended and the subject property is no longer adversely impacted. Consequently no additional noise insulation will be required. Water and sewer facilities are available from an existing sewer line within the plat and water service from Military Road, and are adequate to serve the proposed development, subject to developer extension agreements. It is the applicant's responsibility to secure all water and sewer services and the services of other utility providers as necessary. 5. Surface water facilities will be designed in accordance with the 1990 KCSWDM, subject to engineering plans review and approval, and are adequate to serve the development. Safe and adequate vehicle access is provided by a cul-de-sac street extending 200 feet (+/-) from Military Road. The Public Works and Fire Departments have reviewed the proposed access, street improvements, and curve radii. As proposed, and as required, site access and street design will be at the optimum location and configuration for safe and adequate traffic circulation. Street improvement plans, prepared per city code and thc 1987 King County Road Standards, are subject to review and approval in conjunction with construction permits. Safe and adequate pedestrian and non-motorized circulation is provided through good internal and external pedestrian and bicycle connectivity; as well as safe access for school age students to bus stops for bus transportation to schools, as determined and provided by the School District. Ownership, maintenance, and access rights to public and private areas will be ensured by conveyance of all fights-of-way and drainage easements, to the City; and conveyance of landscaping buffer and open space tracts to the Homeowner. All landscaping requirements will be met, as proposed and as recommended pursuant to Condition/ti of preliminary plat approval. Recreational and open space needs of subdivision residents will be met though a combination of on site open space and fee-in-lieu payment to the city Parks which shall be utilized to improve recreational opportunities within the park comprehensive plan planning area of the subject property. Pursuant to Condition #2 of preliminary plat approval, as recommended, such fee shall be calculated and paid prior to final plat recording. 10. The proposal includes intrusions into a major stream setback, and floodplain as regulated by city code. The proposed intrusions are consistent with applicable decision criteria, with permanent enhancement of these critical resources ensured pursuant to Condition #3 of preliminary plat approval, as recommended. 11. The proposed subdivision and all attachments have been reviewed for compliance with all applicable codes, policies, regulations and procedures, including the Federal Way Comprehensive Plan (FWCP), Federal Way City Code Chapter 20, Subdivisions; Chapter 22, Zoning; Chapter 18, Environmental Protection; and other applicable codes and regulations as noted herein and ieffect on the date of complete application, or December 22, 1994. As proposed and with conditions as recommended by staft~ the preliminary plat is consistent with the Comprehensive Plan and all applicable codes and regulations. The applicant is responsible to obtain outside agency permits as applicable. 12. Prior to final plat approval, all required and approved improvements will be constructed, or the improvements appropriately bonded, per city code requirements; and final plat documents will be reviewed for consistency with the conditions of preliminary plat approval and all applicable codes, regulations, and standards, pertaining to final plat review. 13. For purposes of procedural clarification, the 3-year expiration provision which applies to the plat through the 1994 Subdivision Code, is included as Condition #4 of prelimina~ plat approval, as recommended. STAFF RECOMMENDATION Based on review of this application, the environmental record, and pertinent decisional criteria, the Department of Community Development Services recommends approval of the preliminary plat subject to the following conditions: 14 Prior to issuance of construction permits, a final landscape plan, prepared by a licensed landscape architect in accordance with FWCC Article XVII, Landscaping, shall be submitted for review and approval by the Director of Community Development Services, and shall include the following elements: (a) Street trees in right-of-way planter strips along the project frontage of Military Road and both sides of the internal plat street;and Type III landscaping within required landscape buffers adjacent to Military Road. Prior to final plat recording, the applicant shall pay the proposed alternative fee-in-lieu for the balance of required usable open space, pursuant to final area calculations for on site usable open space; which fee shall be calculated on the basis of 15% of the most recent assessed valuation or MAI appraisal, at that time, subject to final approval by the Directors of Parks and Community Development Services. Prior to f'mal plat approval, the applicant shall install landscaping in the stream setback area in accordance with the Windswept Preliminary Plat Mitigation Planting Plan, by Adolfson Associates, revised 8/16/00; and shall submit, for the city's review and approval, a monitoring plan prepared in accordance with FWCC Sec, 22-1358(e)(1)a.-g.; and pursuant to FWCC Sec. 22-1243, the applicant shall be responsible to pay for the services of a city- approved qualified professional to perform inspections and reporting tasks required to implement the monitoring plan. In accordance with FWCC Sec. 20-114(c), as vested, the preliminary plat shall expire three years from the date of city council approval unless substantial progress has been made toward completion of the entire plat. In the event the applicant has not made substantial progress toward completion of the plat, the applicant may request a one-year extension from the Heating Examiner The request for extension must be submitted to the Department of Community Development Services at least 30 days prior to the expiration date of the preliminary plat and will be decided by the Heating Examiner pursuant to FWCC Sec. 20- 114(d)(e). LIST OF EXHBIITS - SEE NEXT PAGE 15 UST OF EXHIBITS* A: B: C: D: E: F' G: H: I: K: L: M: N: O: Preliminary Plat Map (2 pages), by RLM Engineering, revision date 8/19/00'* Vicinity/Location Map Site and Adjacent Zoning Mitigated Environmental Determination of Non-Significance, dated 9/26/96 Wetlands Delineation and Hydrological Evaluation Report, by 1ES Associates, dated December 3, 1991 Wetland Reconnaissance and Determination, by John Comis Assoicates,, August 1995 Wetland review memo fi.om Keith Fabing, Adolfson Associates, Inc., November 10, 1995 Hydraulic Analysis, by Richard Miller, P.E, RLM Engineering, revision date October 18, 1995 Hydraulic Calculafions~ by RLM Engineering, dated 1/19/99 Revised Detention Calculation Worksheet, revision date June 7, 2000 Wetland Mitigation Monitoring Planting Plan**, by Adolfson Associates, Inc., revision date 8/16/00 Street Improvement Modification letter to Richard Miller fi.om Gary Barnett, dated October 6, 1997 Certificate of Water Availability, dated June 7, 2000 Certificate of Sewer Availability, dated June 7, 2000 Key Applicable Codes, Policies, Regulations FWCC Chapter 20, Subdivisions FWCC Article VII, Process IIIReview FWCC Article XIV, Environmentally Sensitive Areas FWCC Article XVI, Improvements *Not all copies of staff reports include all exhibits as listed. Exhibits are available upon request to thc Department of Community Development Services: **Full size copies of maps, plans, or reports provided to the Hearing Examiner only. 16 II I I II I I ! / II \ \ \ % A~L~K E ST lES Associates 1514 Muirhead Olympia, WA 98502 (206) 943-0127 Location Map Windswept Site F,~al Way, WA EXHiBIT_.,,~,~j, ' .... Figure 1 Windswept Preliminary Plat Site and Adjacent Zoning RM 1800 RM 3600 RIM 3600 RS 9.6 RS9.6 .... ~S' 9.6 RS KC SP 118008Z 85052.8082.4 @. · F'Jr.) ,,ao~. *ro'~... ( CITY OF~ September t 1 , 2000 ~ay~ Randy Lloyd P.O. Box 3889 Federal Way, WA 98063-3889 FEDERAL WAY CITY ATTORNEY (253) 661-4000 WA 98003-6210 RE: PRELIMINARY PLAT OF WINDSWEPT, FWHE#00-20 99-100360-00-SU, SUB91-002, RELATED NO. SEP95-0026 Dear Applicant: Enclosed please find the Report and Decision relating to the above-entitled case. Very truly yours, HEARING EXAMINER SKC/ca cc: All parties of record City of Federal Way SEP ! ~ IN THE MATTER OF: PRELIMINARY PLAT OF WINDSWEPT ) 99-100360-00-SU ) ) PROCESS IV ) ) CITY OF FEDERAL WAY ~ OFFICE OF THE HEARING EXAMINER ILILI~_~13../~/ SUB91-0002 Related File No. SEP95-0026 I. SUMMARY OF APPLICATION The applicant is requesting preliminary plat approval to allow a seven (7) lot single family residential cluster subdivision of 2.81 acres, pursuant to Federal Way City Code (FWCC) Chapter 20, Subdivisions, Division 5 Preliminary Plat, and FWCC Article VII, Process III Review; with proposed intrusions into Environmentally Sensitive Areas including a Major Stream Setback and Floodplain, pursuant to FWCC Article XIV, Environmentally Sensitive Areas. II, PROCEDURAL INFORMATION Hearing Date: Decision Date: August 29, 2000 September 11, 2000 At the hearing the following presented testimony and evidence: 1. Lori Michaelson, Senior Planner, City of Federal Way 2. Richard Miller, Engineer for Applicant 3. K. Nam 29605 Military Road South, Federal Way, WA 98003 4. Randy Lloyd, Applicant, 2102 South 341st Place, Federal Way, WA 98063 At the hearing the following exhibits were admitted as part of the official record of these proceedings: 1. Staff Report with all attachments 2. Mr. Nam's Photographs (3 sheets) o o 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 an irregularly shaped, 2.8 acre parcel of property abutting the west side of Military Road South opposite Camelot Drive and the Camelot Mobile Home Park within the City of Federal Way. The site is presently improved with one single family residential dwelling and the applicant requests preliminary plat approval to allow subdivision of the site into seven single family residential lots and two tracts. The existing house will remain at its present location on proposed lot six. The preliminary plat map shows that a single, 50 foot wide, 200 foot long, cul-de-sac road extending southwest from Military Road into the site will provide access to all seven lots. Lots vary in size between 9,705 square feet and 8,917 square feet. Tract A, a 19,011 square foot parcel located in the northwest corner of the parcel, will be used for a stream buffer, storm drainage, and conservation open space area. A 14,067 square foot Tract B, located between the internal plat road, the Military Road right-of-way and the southeast property line of Tract A is designated for usable open space. Access to the existing house on proposed lot six is presently provided by a gravel driveway extending southwest and south from Military Road across the plat property. The abutting neighbor to the east uses a portion of the driveway near Military Road for access as well. However, said property owner does not have an easement to use said driveway, and the applicant proposes to eliminate the driveway and provide access for lot six onto the internal plat road. While testimony at the hearing indicated that the abutting neighbor to the east might have an adverse possession claim or some other right to use the driveway, such issues are beyond the scope of the present proceeding and are reserved for Superior Court. However, property line and easement disputes must be resolved prior to final plat approval. The site is located within the Single Family High Density designation of the Federal Way Comprehensive Plan, and abutting properties are located in either the Single Family High Density or the Multi-Family designation of the comprehensive plan. A seven lot single family residential subdivision on 2.8 acres is consistent with the 10. 11. 12. 13. comprehensive pJan. The site is located within the RS-9.6 zone classification of the Federal Way City Code (FWCC) which authorizes single family residential homes on minimum 9,600 square foot lot sizes. While five lots are less than 9,600 square feet, the applicant has also applied for a cluster development pursuant to Section 20-154 FWCC. A drainage course flowing from west to east adjacent to Tract A on the northwest property line meets the FWCC definition of"major stream" and must be protected by a minimum 100 foot setback. However, the applicant has applied to intrude into the major stream setback for the purposes of widening Military Road South, providing an adjacent landscape buffer, installing a biofiltration swale, and performing related grading and landscaping. The topography of the site slopes gradually down hill to the southwest from Military Road, and previous clearing, contains no trees meeting the FWCC definition of "significant". Small birds and animals probably inhabit the site, but no threatened or endangered species. Required landscaping in Tracts A and B will very likely improve on-site habitat opportunities. The applicant filed a completed application for preliminary plat approval on December 22, 1994, and pursuant to RCW 58.17.033 is subject to the comprehensive plan, zoning, and other land use ordinances in effect on said date. Section 20-154 FWCC authorizes cluster subdivisions in order to promote open space and the protection of natural features such as trees and wetlands. Said section authorizes reductions in lot size below the minimum required in the applicable zone classification, provided that minimum yard and setback requirements can be met. However, density cannot be increased over the maximum allowed by the underlying zone classification. As shown in Section V of the staff report, the RS-9.6 zone classification would allow subdivision of the site into a maximum of ten lots while the applicant proposes seven lots. Thus, the proposed density of the clustered subdivision does not exceed the maximum allowed by the RS-9.6 classification. Furthermore, two of the seven lots will exceed the size requirements, and the remaining five lots will be only 683 square feet less than the minimum authorized by the RS-9.6 classification. Clustering is appropriate as it allows the applicant to preserve the entire stream buffer and floodplain as permanent, conservation open space with planting enhancements. It further allows contiguous, usable open space visually and functionally linked to the conservation open space. The applicant proposes an underground pipe system within the internal plat road to collect and detain storm water prior to its discharge to a biofiltration swale along the westerly portions of Tracts A and B. The storm drainage system will include a 3 14. 15. 16. 17. 18. controlled release facility release water to the stream at a metered rate along the northwest property line. Surface water is conveyed from that point through a culvert under Military Road northeasterly to the Bingaman Pond, Mill Creek, and eventually to wetlands adjacent to West Valley Highway. The applicant must construct the storm drainage facilities in accordance with the 1990 King County Surface Water Design Manual and the City's engineering and construction standards. Such will ensure safe and appropriate management of surface water runoff. The applicant will construct sidewalks on both sides of the internal plat road and on the west side of Military Road across the plat frontage. Such will ensure appropriate internal pedestrian circulation and safe access for school children to school bus stops. The applicant will provide Type III landscaping and street trees in the 10 foot wide Tracts C and D adjacent to Military Road, and street trees on both sides of the internal plat road. Prior to final plat approval, the applicant must submit a final landscape plan to the City for final approval. The FWCC requires open space to equal at least 15% of the gross area of the site, but authorizes plats of five acres or less to pay an alternative fee in lieu of providing on-site open space. Based upon the gross area of the two parcels, the Windswept plat must provide 18,295 square feet of total open space which includes 12,197 square feet of usable open space. The applicant proposes 19,000 square feet of conservation open space, more than the total open space requirement. However, the applicant is able to provide only 9,280 square feet of usable open space and therefore proposes a fee in lieu of providing the balance of approximately 2,900 square feet. The City Parks Director reviewed and accepted in concept the fee in lieu request. As previously found, the applicant proposes to intrude into a portion of the major stream setback for road widening and biofiltration swale construction. Conditions of approval require the applicant to construct half street improvements to the Military Road right-of-way across the plat frontage which will include an eight foot wide sidewalk; six foot wide planter strip with street trees and streetlights; curb and gutter; five foot wide bicycle lane; and pavement widening. The applicant must also dedicate a 20 foot wide strip of property for widening Military Road. Such improvements require intrusions into the stream setback and floodplain. Prior to intruding into a stream setback and floodplain, the applicant must establish that the request satisfies the criteria set forth in Section 1312(c) FWCC. Findings on each criteria are hereby made as follows: Ao The intrusion will not adversely affect water quality. The applicant must comply with the storm drainage detention and water quality requirements of 19. 20. the King County Surface Water Design Manual as well as the City's adopted storm drainage design and construction standards. Compliance with said criteria will ensure no adverse impact to water quality. Bo The intrusion will not destroy or damage a significant habitat area. As previously found, the stream setback has been previously cleared of significant vegetation and is of marginal habitat value. Furthermore, from its headwaters near SR-99 to Interstateo5, the stream has been severely impacted by past development. Furthermore, portions of the stream downstream from the site are completely developed with residences and roads. The mitigation planting plan and monitoring plan will increase habitat value. Co The intrusion will not adversely affect drainage or storm water retention capabilities. Again, compliance with the King County Surface Water Design Manual and City standards will ensure no adverse impacts to surface water drainage or storm water retention capabilities. Do The intrusion will not lead to unstable earth conditions nor create erosion hazards. The applicant must provide a temporary erosion and sedimentation control plan as part of construction permit applications. The intrusion will not be materially detrimental to other properties in the area nor to the City as a whole, nor will the intrusion cause a loss of significant open space or scenic vista. To the contrary, the purpose of the intrusion is to create new sidewalks, bike lanes, and a planting area for street trees and other landscaping which will provide public benefits. The area has no important view corridors, and the intrusion is necessary for reasonable development of the property (to accommodate surface water drainage and improvements to Military Road). The applicant will construct the internal plat road to the City local right-of-way standard which includes five foot wide sidewalks, four foot wide planter strips with trees and streetlights, and a 28 foot wide pavement within a 50 foot wide right-of- way. As previously found, the applicant will also construct half street improvements to Military Road South and will also execute a "No Protest Local Improvement District Agreement" wherein he agrees to participate in future improvements to the east side of Military Road South. School children residing in the plat will attend Lake Dolloff Elementary School, Sacajawea Junior High School, and Federal Way High School. The district will bus all students residing in the plat. Conditions require the applicant to comply with the City School Impact Fee Ordinance at building permit issuance. Said ordinance currently requires a payment of $2,383 per single family housing unit to the school 5 district. 21. The Lakehaven Utility District will provide sanitary sewers, potable water, and fire flow to the site. 22. Prior to obtaining preliminary approval the applicant must also establish that the project satisfies the criteria for Process III review as set forth in Section 22-476 FWCC. Findings on each criteria are hereby made as follows: Ao As previously found, the proposed preliminary plat is consistent with the comprehensive plan which designates the site Single Family High Density. Bo The project is consistent with all applicable provisions of the FWCC including those adopted by reference. The project complies with all criteria set forth in Chapter 20 FWCC entitled "Subdivisions" and Chapter 22 entitled "Zoning". The proposed cluster subdivision and minor intrusions into a stream setback and floodplain are consistent with applicable decision criteria set forth in Section 20-154, et seq., FWCC. Co The project is consistent with the public health, safety, and welfare. All facilities and services are available to serve the proposed preliminary plat. D. The project complies with design criteria set forth in Section 20-2 FWCC. The project complies with the development standards set forth in Sections ' 20-151 - 20-157 and 20-178 - 20-187 FWCC. IV. CONCLUSIONS From the foregoing findings the Hearing Examiner makes the following conclusions: The Hearing Examiner has jurisdiction to consider and decide the issues presented by this request. The proposed preliminary plat of Windswept makes appropriate provision for the public health, safety, and general welfare for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary waste, parks, playgrounds, sites for schools, school grounds, fire protection, and safe walking conditions. o The proposed preliminary plat is consistent with the Federal Way Comprehensive Plan and the RS-9.6 zone classification as modified by the cluster subdivision. o The project satisfies all criteria for intrusion into a stream setback and floodplain as well as all criteria within the FWCC concerning subdivisions. 6 The proposed subdivision will serve the public use and interest by providing an attractive location for a single family residential subdivision and therefore should be granted subject to the following conditions: Prior to issuance of construction permits, a final landscape plan, prepared by a licensed landscape architect in accordance with FWCC Article XVlI, Landscaping, shall be submitted for review and approval by the Director of Community Development Services, and shall include the following elements: (a) (b) Street trees in right-of-way planter strips along the project frontage of Military Road and both sides of the internal plat street; and Type III landscaping within required landscape buffers adjacent to Military Road. Prior to final plat recording, the applicant shall pay the proposed alternative fee-in-lieu for the balance of required usable open space, pursuant to final area calculations for on site usable open space, which fee shall be calculated on the basis of 15% of the most recent assessed valuation or MAI appraisal, at that time, subject to final approval by the Directors of Parks and Community Development Services. Prior to final plat approval, the applicant shall install landscaping in the stream setback area in accordance with the Windswept Preliminary Plat Mitigation Planting Plan, by Adolfson Associates, revised 8/16/00; and shall ' submit, for the city's review and approval, a monitoring plan prepared in accordance with FWCC Sec. 22-1358(e)(1)a.-g.; and pursuant to FWCC Sec. 22-1243, the applicant shall be responsible to pay for the services of a city-approved qualified professional to perform inspections and reporting tasks required to implement the monitoring plan. In accordance with FWCC Sec. 20-114(c), as vested, the preliminary plat shall expire three years from the date of city council approval unless substantial progress has been made toward completion of the entire plat. In the event the applicant has not made substantial progress toward completion of the plat, the applicant may request a on-year extension from the Hearing Examiner. The request for extension must be submitted to the Department of Community Development Services at least 30 days prior to the expiration date of the preliminary plat and will be decided by the Hearing Examiner pursuant to FWCC Sec. 20-114(d)(e). '7 RECOMMENDATION: It is hereby recommended to the Federal Way City Council that the preliminary plat of Windswept be approved subject to the conditions contained in the conclusions above, DATED THIS il '~"DAY OF September, 2000. Hearing Examiner TRANSMITTED THIS / ~ ~ DAY OF September, 2000, to the following: APPLICANT: Randy Lloyd P.O. Box 3889 Federal Way, WA 98063-3889 K. Nam 29605 Military Road S. Federal Way, WA 98003 City of Federal Way cio Chris Green 33530 Ist Way S. Federal Way, WA 98003 8 PROCESS IV Rights to Appeal Decisions of the hearing Examiner may be appealed by any person who is to receive a copy of that decision under FWCC Section 22-443. The appeal, in the form of a letter of appeal, must be delivered to the Department of Community Development Services within fourteen (14) calendar days after the issuance of the Hearing Examiner's decision. The letter of appeal must contain: A statement identifying the decision being appealed, along with a copy of the decision; A statement of the alleged errors in the Hearing Examiner's decision, including specific factual finds and conclusions of the Hearing Examiner disputed by the person filing the appeal; and o The appellant's name, address, telephone number and fax number, and any other information to facilitate communications with the appellant. The person filing the appeal shall include, with the letter of appeal, the fee established by the City of the costs of preparing a written transcript of the hearing (or in the alternative, the appellant may prepare the transcript at his or her sole costs from tapes of the hearing provided by the City).The appeal will not be accepted unless it is accompanied by the required fee and cost (or agreement of the appellant to prepare the transcript). Appeals from the decision of the Hearing Examiner will be heard by The City Council. The decision of City Council is the final decision of the City. The action of the City in granting or denying an application under this article may be reviewed pursuant to RCW 36.70C in the King County Superior Court. The Land Use Petition must be filed within twenty-one (21) calendar days after the final land use decision of the City. RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, APPROVING WITH CONDITIONS THE PRELIMINARY PLAT OF WINDSWEPT, FEDERAL WAY FILE NO. 91-100360-000- 00-SU. WHEREAS, the applicant Randy Lloyd, applied to the City of Federal Way for preliminary plat approval to subdivide certain real property known as Windswept, consisting of 8.53 acres, into forty-eight (48) single family residential lots located on the northeast comer of Military Road South and South 298th Street; and WHEREAS, on September 28, 1996, a Mitigated Environmemal 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 August 29, 2000, concerning the preliminary plat of Windswept; and WHEREAS, following the conclusion of said heating, on August 2, 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 Windswept, subject to conditions set forth therein; and Res. # , Page 1 WHEREAS, the Federal Way City Council has jurisdiction and authority pursuant to Section 20-106 and Section 22-476 et seq, of the Federal Way City Code (as vested) to approve, deny or modify a preliminary plat and/or its conditions; and WHEREAS, on October 17, 2000, 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, as are required by City Code or are necessary and appropriate, and provides for sidewalks and other planning features to assure safe walking conditions for students who walk to and from school. 3. The public use and interest will be served by the preliminary plat approval granted herein. Res. # , Page 2 Section 2. Application Approval. Based upon the recommendation of the FederalWay Land Use Hearing Examiner and findings and conclusions contained therein as adopted by the City Council immediately above, the preliminary plat of Windswept, Federal Way File No. 99-100360-00-SU, is hereby approved, subject to conditions as contained in the Recommendation of the Federal Way Land Use Hearing Examiner dated September 11, 2000 (Exhibit A). Section 3. Conditions of Approval Integral. The conditions of approval of the preliminary plat are all integral to each other with respect to the City Council finding that the public use and interest will be served by the platting or subdivision of the subject property. Should any court having jurisdiction over the subject matter declare any of the conditions invalid, then, in said event, the proposed preliminary plat approval granted in this resolution shall be deemed void, and the preliminary plat shall be remanded to the City of Federal Way Hearing Examiner to review the impacts of the invalidation of any condition or conditions and conduct such additional proceedings as are 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. Res. # , Page 3 Section 5. Ratification. Any act consistent with the authority and prior to the effective date of the resolution is hereby ratified and affirmed. Section 6. Effective Date. This resolution shall be effective immediately upon passage by the Federal Way City Council. RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, THIS __ DAY OF ,2000. CITY OF FEDERAL WAY MAYOR, MIKE PARK ATTEST: CITY CLERK, N. CHRISTINE GREEN, CMC APPROVED AS TO FORM: INTERIM CITY ATTORNEY, ROBERT S. STERBANK FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: RESOLUTION NO. Res. # . , Page 4 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES MEMORA ND UM DATE: TO: FROM: VIA: SUBJECT: September 26, 2000 Land Use and Transportation Committee (LUTC) Phil Watkins, Chair Kathy McClung, Director of Community Development Services Greg Fewins, Principal Planner Tim McHarg, AICP, Contract Senior Planner David Moseley, City Manager Preliminary Plat of Keller Il. III. SUMMARY OF APPLICATION The applicant proposes to subdivide approximately 14.03 acres into 44 single family residential lots, each having a minimum area of 7,200 square feet. The proposal includes construction of a road system, utilities, stormwater facilities, street frontage improvements, and other related infrastructure to serve the proposed residential lots. The existing single family residence and associated structures located on Lots 42, 43, and 44 of the proposed subdivision will be demolished. The application is vested and subject to the codes, policies, and regulations in place on the date of complete application, or December 1, 1998. 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 (LUTC) for review and recommendation prior to review by the full Council. HEARING EXAMINER' S RECOMMENDATION City of Federal Way LUTC Report Preliminary Plat of Keller September 26, 2000 Page 1 On September 12, 2000, the Federal Way Heating Examiner issued a report and recommendation (Exhibit A) to approve the proposed preliminary plat, as recommended by staff, after consideration of a staff report (Exhibit B) and testimony presented at an August 29, 2000, public hearing; subject to the following conditions: Prior to issuance of construction permits, a landscape plan, prepared by a licensed landscape architect, shall be submitted to the City for approval, and shall include the following elements: Required ten (10) foot Type III arterial street landscape buffers along the 21st Avenue SW frontage; Open space area landscaping; Street trees in planter strips inside plat boundaries along the 21st Avenue SW frontage; Significant tree replacement plan; and Visual screening of the stormwater infiltration tract from the right-of-way with landscaping and/or fencing. Prior to final plat approval, the existing structures on Lots 42, 43, and 44, must be removed or relocated to conform to building setbacks requirements as established by Federal Way City Code (FWCC); or lot lines must be adjusted accordingly. Prior to issuance of construction permits, the applicant shall submit an easement for the temporary cul-de-sac at the western terminus of SW 345th Place located on Lots 35 and 36 for the review and approval of the Public Works Director. The approved easement shall be noted on the face of the plat and recorded by the applicant. The easement shall include provisions for extinguishment of the easement when SW 345th Place is extended to 21st Avenue SW. Prior to issuance of construction permits, a note shall be added to the face of the plat that required setbacks for structures or improvements on Lots 35 and 36 shall be measured from the edge of the recorded easement for the temporary cul-de-sac at the terminus of SW 345t~ Place until such time as the easement is extinguished. Prior to issuance of construction permits, the applicant shall revise the plat to locate future permanent cul-de-sac bulb at the terminus of SW 346th Place at the intersection with 21st Avenue SW within a separate tract. The applicant shall label the future permanent cul-de-sac bulb tract as "Tract X." Tract X shall include the entire portion of the future permanent cul-de-sac bulb outside of the required fifty (50) foot SW 346a' right-of-way that is required for the cul-de-sac to meet City street improvements standards. Tract X shall be dedicated to the City of Federal Way at such future time that SW 345t~ Place is extended to 21st Avenue SW, or at City of Federal Way LUTC Report Preliminary Plat of Keller September 26, 2000 Page 2 o such future time that the City deems necessary for the construction of the permanent cul-de-sac and requests dedication. A note shall be added to the face of plat indicating the purpose, dedication requirement, and dedication timing of Tract X. Prior to final plat approval, the applicant shall provide a financial guarantee in a form and substance acceptable to the City to guarantee the following: Design and construction of the permanent cul-de-sac at the intersection of SW 346~ Place and 21st Avenue SW, including all improvements required for the cul-de-sac to meet City street improvements standards; Design and removal of the improvements within the to be closed intersection of SW 346t~ Place and 21~t Avenue SW; Design and construction of all frontage improvements on 21st Avenue SW in the area of the to be closed intersection required to meet City street improvements standards; Restoration of any disturbed areas outside the permanent cul-de-sac, including Open Space Tract B and Lots 42, 43, and 44; Design and removal of the temporary cul-de-sac at the western terminus of SW 345th Place at the property line of tax lot 242103 9085; Design and construction of all frontage improvements required to meet City street improvements standards for the frontages of Lots 35 and 36 on SW 345th Place; Restoration of any disturbed areas on Lots 35 and 36 resulting from the removal of the temporary cul-de-sac and the construction of required frontage improvements; and, Design and construction of half-street improvements for the extension of SW 345th Place to the shared property line with tax lot 242103 9085. The form and substance of the financial guarantee shall be based on implementation of the above projects in ten (10) years, and current cost estimates for the above projects shall be inflated by a factor of three and one-half percent (3.5%), compounded annually for the ten year period. Prior to issuance of construction permits, the applicant shall revise the plat to correctly label SW 346th Street to the west of 21st Avenue SW, which is currently incorrectly labeled as "SW 345th Street." Street names shall be added for 16t~ Avenue SW. Prior to issuance of construction permits, the applicant shall submit design and construction plans for a speed hump on SW 345th Place, for the review and approval of the Public Works Director. The speed hump shall be designed and City of Federal Way LUTE Report Preliminary Plat of Keller September 26, 2000 Page 3 10. 11. 12. 13. 14. 15. located to discourage potential cut-through traffic into adjoining neighborhoods. Prior to issuance of construction permits, the applicant shall submit design and construction plans for a raised pedestrian crosswalk at the regional BPA trail crossing on SW 344t~ Place, for the review and approval of the Public Works Director. Prior to issuance of construction permits, the applicant shall submit design and construction plans for street lighting at the intersection of SW 345t~ Place with 15th Place Southwest in the vicinity of the Park Lane Neighborhood, for the review and approval of the Public Works Director. The street lighting shall be designed and located to enhance overall pedestrian and vehicular safety by increasing visibility. Prior to issuance of construction permits, the applicant shall submit design and construction plans for raised pavement markers along the roadway centefline in the vicinity of SW 346th Place and 16~ Avenue SW, for the review and approval of the Public Works Director. The raised pavement markers shall be located in areas where there is the potential for vehicular traffic to "drift" across the centedine while traversing curves in the roadway. The final plat drawing must establish the required open space areas and arterial street landscape buffers along the 21st Avenue SW frontage in separate tracts to be owned in common and maintained by property owners of the residential subdivision, and prohibiting removal or disturbance of landscaping within the tracts, except as necessary for maintenance or replacement of existing plantings and as approved by the City. The open space and arterial street landscape buffers along the 21st Avenue SW frontage shall be maintained in a condition consistent with the approved landscape plan pursuant to Recommended Condition No. 1, above. Stormwater conveyance, water quality and infiltration facilities used to control stormwater runoff from the site shall be located in a stormwater tract dedicated to the City at the time of final plat approval, unless located within improved public rights-of-way. All streets shall have a minimum pavement section of three (3) inches Class B asphalt over six (6) inches of crushed surfacing to support the traffic loads. Clearing for the construction of the plat improvements, including roads, stormwater improvements, and utilities, shall be generally consistent with the cleating limits depicted on the Preliminary Grading and Utility Plan that was prepared by the applicant for the preliminary plat process. The clearing limits referenced above are the approximate clearing limits necessary for road, City of Federal Way LUTC Report Preliminary Plat of Keller September 26, 2000 Page 4 stormwater improvements, and utility grading, and may be modified with the approval of the Community Development and Public Works Departments during final engineering review as required to reflect changes in road, stormwater improvements, and utility designs, if any. The remaining clearing beyond these limits necessary for development of the residential lots shall not be performed until such time as approved permits are issued for development of the residential lots. 16. Prior to final plat approval, all required improvements must be completed or the improvements appropriately bonded, per City code requirements. Design and construction of plat improvements shall conform to Federal Way City Code, the 1990 King County Surface Water Design Manual, the Hylebos Creek and Lower Puget Sound Basin Plan, and all other applicable codes and regulations. 17. The applicant and the City shall include the Rosella Lane neighborhood in mitigating measure No. 3 of the Mitigated Determination of Nonsignificance issued on April 15, 2000. The applicant shall design and construct ail necessary traffic calming devices to mitigate neighborhood traffic impacts within Rosella Lane in coordination with Rosella Lane residents and with City requirements. These devices may include speed humps, traffic circles, chicanes, curb extensions, signs, pavement markings, or other devices proposed by the applicant and/or neighborhood residents, but finally approved by the Public Works Director. Before issuance of final plat approval, the applicant shall construct the traffic calming devices consistent with the approved plans. IV. PROCEDURAL SUMMARY December 1, 1998: Application determined complete. April 15, 2000: Environmental determination issued. August 11, 2000: Notice of Public Hearing issued. August 29, 2000: Hearing Examiner public hearing. September 12, 2000: Heating Examiner's report and recommendation issued (Exhibit A).1 (Pursuant to FWCC Section 22-126, the Heating Examiner issues a recommendation to the City Council.) Note: No challenge to the Hearing Examiner's recommendation has been submitted as of the date of this memorandum. City of Federal Way LUTC Report Preliminary Plat of Keller September 26, 2000 Page 5 October 2, 2000: City Council Land Use and Transportation Committee (LUTC) meeting. (The LUTC forwards a recommendation to the full Council for a decision at a public meeting.) October 17, 2000: City Council public meeting. (Pursuant to FWCC Section 22-127, the City Council shall consider the application at a scheduled meeting following receipt of the report and recommendation by the Hearing Examiner. COUNCIL ACTION By action approved by a majority of the total City Council, and pursuant to FWCC Sec. 20-127, the City Council may, after considering the record of the heating before the Hearing Examiner, oral comments received at the City Council 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, adopt, modify, or deny the application, based on the following decisional criteria, established at FWCC Sec. 20- 126(c): (1) (2) (3) (4) (5) It is consistent with the Federal Way Comprehensive Plan; It is consistent with all applicable provisions of the Federal Way City Code (FWCC) Subdivision Chapter, including those adopted by reference from the comprehensive plan; It is consistent with the public health, safety, and welfare; It is consistent with design criteria listed in FWCC Sec. 20-2; and, It is consistent with the development standards listed in FWCC Sec. 20-151 through 20-157, and 20-178 through 20-187. Findings for determining that the application is consistent with these decisional criteria are set forth in Section III, pages 2-6, of the Hearing Examiner's report and recommendation. A draft resolution recommending approval of the proposed application as recommended by the Hearing Examiner is attached for your consideration. Subject to a recommendation by the Land Use and Transportation Committee, this resolution will be included in the October 17, 2000, City Council agenda packet. City of Federal Way LUTC Report Preliminary Plat of Keller September 26, 2000 Page 6 List of Exhibits Exhibit A: Exhibit B: Exhibit C: Heating Examiner Report and Recommendation, dated September 12, 2000 StaffReport to Heating Examiner, dated August 17, 2000 Draft Resolution Recommending Approval of the Keller Preliminary Plat Application City of Federal Way LUTC Report Preliminary Plat of Keller September 26, 2000 Page 7 CITY ~'~~~ 33530 1SIWAY SOUTH RECEIVEDBY ~,tl~l tNITV DEVELOPMENT DEPA~T~EN'T (253) 661-4000 FEDERAL WAY, WA 98003-6210 SEP 1 5 Z000 Dick Schroeder Happy Valley Land Company P.O. Box 1324 Issaquah, WA 98027 September 12, 2000 i AC. ityClerksOtfic RE: PRELIMINARY PLAT OF KELLER, FWHE#00-22 SUB98-0008 (98-103945-00-SU) Dear Applicant: Enclosed please find the Report and Decision relating to the above-entitled case. Very truly yours, STEPHEN K. CAUSSEAUX, JR. HEARING EXAMINER SKC/ca cc: All parties of record City of Federal Way CITY OF FEDERAL WAY OFFICE OF THE HEARING EXAMINER IN THE MA'I rER OF: PRELIMINARY PLAT OF KELLER PROCESS IV ) ) ) ) ) ) FWH E# 00-22 SUB98-0008 (98-103945-00-SU) I. SUMMARY OF APPLIcATIoN The applicant is'requesting preliminary plat approval for a 44 lot single family residential subdivision as provided for under Federal Way City Code (FWCC) Chapter 20, "Subdivisions", and requiring approval pursuant to FWCC Section 20-110. II. PROCEDURAL INFORMATION Hearing Date: Decision Date: August 29, 2000 September 12, 2000 At the hearing the following presented testimony and evidence: 1. Tim McHarg, City Consultant, Madrona Planning and Development Services Stuart Scheuerman, ESM Consulting Engineem, 720 South 348~' St., Federal Way, WA 98003 3. Don Bowditch, 2019 SW 347th Place, Federal Way, WA 98023 4. Chris Kraft, 2022 SW 347th Place, Federal Way, WA 98023 5. Barbara Collins, 34707 18t~ Ave. SW, Federal Way, WA 98023 Terry Gibson, Traffic Engineer for Applicant, Gibson Traffic Consultants, P.O. Box 330, Olalla, WA 98359 7. Richard Perez, City Traffic Engineer At the hearing the following exhibits were admitted as part of the official record of these proceedings: 1. Staff Report with all attachments 2. Letter from Tomich 3. Petition from Don Bowditch 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 rectangular, 14.03 acre parcel of property abutting the east side of 21't Ave. SW approximately half way between its intersections with SW 336"' St. and S. 356"~ St. within the City of Federal Way. The north property line abuts the proposed preliminary plat of Belle Meadow, the east property line abuts the Parklane Estates subdivision, and the south property line abuts the Rosella Lane subdivision. The applicant requests preliminary plat approval to allow subdivision of the site into 44 single family residential lots with a minimum lot size of 7,200 square feet, a maximum lot size of 9,741 square feet, and an average lot size of 8,124 square feet. Development of the parcel as proposed complies with the Federal Way Comprehensive Plan which designates the site and abutting parcels as Single Family - High Density. The proposed development also complies with the Single Family Residential (RS-7.2) zone classification which authorizes single family residential homes on minimum 7,200 square foot lot sizes. Abutting properties in all directions are also located within the RS-7.2 zone classification, and parcels to the north, south, and east are presently or will be improved with single family residential homes. The City deemed the preliminary plat application complete on December 1, 1998. The initial application proposed a 47 lot subdivision, but on June 9, 2000, the applicant modified the proposal to the present 44 lot subdivision with two open space tracts and a storm water tract. The plat map shows that the south 130 feet of the site are encumbered by Bonneville Power Administration and Puget Sound Energy easementS. The applicant will improve the south 75 feet of the parcel subject to the 'easements with an eight foot wide, asphalt, pedestrian/bike path extending from the 21st Ave. right- of-way to the east property line. The map also shows Tract B, located north of the trail area and adjacent to 21st Ave. SW, improved with a community park including a play equipment area, a picnic table, and bench. A 26,882 square foot detention pond designated as Tract A and located in the northcentral portion of the site will be dedicated to the City which will assume responsibility for its maintenance. Access to 21st Ave. will initially be provided by SW 346"~ Place which will extend west to east through the center of the plat and will turn north to connect with SW 345~ Place approximately 115 feet west of the east property line. The applicant will construct half street improvements on SW 345t~ Place located along the north property line. This road will eventually provide a permanent connection to 21s~ Ave. SW at a four legged intersection with the existing SW 345th St. The applicant will extend 18t~ Ave. SW south from Belle Meadow to SW 346~ Place, and will also extend 18~ Ave. SW north from its present terminus at the north property line of the Rosella Lane subdivision to SW 346~ Place. The road system will allow residents to exit the plat in four different directions. The applicant must construct all storm drainage improvements in compliance with - the requirements of the 1990 King County Surface Water Design Manual and applicable recommendations of the Executive Proposed Basin Plan for Hylebos Creek and Lower Puget Sound. These standards include surface water detention, biofiltration, and oil/water separation. The applicant proposes to collect storm water runoff from impervious surfaces and landscaped areas and convey said water through a pipe system to a biofiltration swale and oil/water separator. The water will infiltrate into the ground in the Tract A detention pond. Although the site has rolling topography, average slopes are less than 10% with the exception of an old, artificial, road cut which has a slope of approximately 50%. Vegetation includes domestic shrubs and grasses, fir, spruce, maple, cedar, madrona, and fruit trees. The applicant will retain all natural vegetation on site except in graded areas. 86 significant trees as defined by Section 20-179 of the Federal Way City Code (FWCC) are present on the site, and 61 will remain following construction. Small birds and animals likely inhabit the site, but none are threatened or endangered species. Significant tree replacement as well as the provision of buffer open space and the infiltration pond will help mitigate the impacts on wildlife habitat. No sensitive areas such as landslide hazardous areas, wetlands, streams, or a 100 year floodplain exist on the site. 3 10. 11. 12. 13. 14. 15. As previously found, the applicant will make half street improvements on the south side of SW 345t~ Place which will be extended west from its present terminus at the property line of Parklane Estates to a temporary cul-de-sac at the northeast corner of the site. At such time as the property to the west which abuts 21st Ave. SW develops, the temporary cul-de-sac will be eliminated and the road extended across said parcel to 21st Ave. SW to create a four-legged intersection with the present SW 345th Place. As previously found, the applicant will also extend 18"~ Ave. SW from the north property line to SW 346t~ Place, and from the south property line to SW 346th Place. SW 346th Place will also serve as a temporary access onto 21st Ave. SW, and at such time as SW 345t~ Place is extended, the applicant will close the SW 346t" Place access and install a permanent cul-de-sac. The applicant will construct sidewalks on both sides of all streets within the subdivision, and the half street improvements on SW 345t~ Place will include a five foot wide sidewalk. Internal plat sidewalks will connect to existing sidewalks on 21st Ave. SW., SW 345th Place, and 18t~ Ave. SW. Public school students residing in the plat will attend Sherwood Forest Elementary, Illahee Junior High School, and Federal Way High School. Since the Sherwood Forest Elementary School is within a one mile radius, elementary school children residing in the plat will walk to school. The school district has approved an access route for students residing within the subdivision utilizing existing sidewalks. The school district will provide bus transportation to junior high and high school students. ' Existing sidewalks also provide safe walking conditions for students to school bus stops at SW 348th St. and 19t~ Ct. SW, and at SW 349th St. and 14th Ave. SW. The applicant must pay school impact fees effective at the time of building permit issuance to offset the impacts to the district of school children residing in the plat. In accordance with Section 20-155(b) FWCC the applicant must provide open space in the amount of 15% of the gross land area of the subdivision which in this case equals 91,363 square feet. The applicant proposes 91,698 square feet of open space in two tracts and will improve such open space with a hardscape entry plaza/picnic area, play equipment area, eight foot wide pedestrian and bike trail, and landscaping. The City Parks, Recreation, and Cultural Services Department has approved the proposed open space area development plan. The Lakehaven Utility District will provide both domestic water and fire flow to the site, and will also provide sanitary sewer service to each lot. The Examiner's file contained copies of numerous letters from residents of Parklane Estates expressing concerns regarding increased traffic with the opening of SW 345"~ Place. The City and the applicant responded to such concerns by conducting 16. 17. a neighborhood meeting wherein the applicant agreed to install traffic calming devices to include speed humps both within the Keller subdivision and the Parklane Estates subdivision. The file contained no letters of concern from residents of Rosella Lane subdivision to the south. However, Rosella Lane residents appeared at the hearing and expressed similar concerns to those expressed in writing by Parklane Estates residents. Concerns include increased traffic and crime caused by replacing the present cul-de-sac with a "through" street which will allow traffic to enter and exit the subdivision at different locations. Residents of Rosella Lane unanimously oppose opening 18"` Ave. SW. as they can find no good reason to open the street. They also assert that opening it will jeopardize the safety of their children, diminish property values, and make self-policing their neighborhood more difficult. Residents also expressed concern that the new roads Will provide an alternative route to the Fred Meyer shopping area to the north. The City and the applicant responded by stating that they performed a comprehensive traffic study for the area to include a travel time survey. They evaluated Rosella Lane and the effect of opening the 18"` St. stub, and both the City's and the applicant's traffic engineers support the opening. Both traffic engineers assert that Rosella Lane roads will experience very little traffic from either the Keller or Belle Meadow subdivisions, but that Rosella Lane homeowners will likely use Keller, Belle Meadow, and Parklane Estates roads. The left turn lane on 21st at the intersection of SW 346"` Place will provide a safer access for Rosella Lane residents, who will also have access to the new traffic light at the intersection of SW 344"` and 21`t Ave. SW. Connecting 18"` Ave. SW is also consistent with the ' comprehensive plan which states that the City does not have sufficient through streets, and that the lack thereof is one cause for congestion at major intersections. With more local street connections, arterial intersections will not be as congested. Furthermore, if Rosella Lane were developed today it could not use one access for 25 homes, and would have to provide at least a second emergency vehicle access. The City and the applicant also offered to install traffic calming devices on 18"' Ave. SW and a condition of approval has been added requiring such. The Examiner agrees with the engineers that providing additional through streets within residential areas will not significantly increase traffic flows, and that' residential roads have sufficient capacity to safely accomodate the increased traffic. A street grid system provides better traffic circulation as well as alternative emergency vehicle access routes which improves the overall health, safety, and welfare. Prior to obtaining preliminary plat approval the applicant must establish that the request satisfies the criteria set forth in Section 20-126(c) FWCC. Findings on each criteria are hereby made as follows: As previously found, the proposed preliminary plat complies with the Single Family - High Density designation of the Federal Way Comprehensive Plan. 5 Bo The project is consistent with all applicable provisions of the FWCC including those adopted by reference from the comprehensive plan. The FWCC and conditions of approval require compliance with the Environmental Policy, Subdivisions, and Zoning Chapters of the FWCC. Co The proposed preliminary plat is consistent with the public health, safety, and welfare. D. The plat complies with the design criteria set forth in Section 20-2 FWCC. The plat complies with all development standards set forth in Sections 20- 151 through 20-157, and Section 20-158 through 20-187 FWCC. IV. CONCLUSIONS From the foregoing findings the Hearing Examiner makes the following conclusions: The Hearing Examiner has jurisdiction to consider and make recommendations regarding the issues presented by this request. The proposed preliminary plat of Keller complies with the Single Family - High Density designation of the Federal Way Comprehensive Plan and satisfies all technical criteria of the RS-7.2 zone classification of the FWCC. The proposed preliminary plat makes appropriate provision for the public health, safety, and general welfare for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary waste, parks, playgrounds, schools, and school grounds, fire protection, and safe walking conditions. The proposed preliminary plat will serve the public use and interest by providing an attractive location for a single family residential subdivision convenient to schools, recreational opportunities, and shopping areas, and therefore should be approved subject to the following conditions: Prior to issuance of construction permits, a landscape plan prepared by a licensed landscape architect, shall be submitted to the City for approval, and shall include the following elements: ao Required ten foot Type III arterial street landscape buffers along the 21st Avenue SW frontage; b. Open space area landscaping; 6 o Street trees in planter strip inside plat boundaries along the 21st Avenue SW frontage; d. Significant tree replacement plan; and Visual screening of the stormwater infiltration tract from the right-of- way with landscaping and/or fencing. Prior to final plat approval, the existing structures on Lots 42, 43, and 44, must be removed or relocated to conform to building setbacks requirement as established by the FWCC, or lot lines must be adjusted accordingly. Prior to issuance of construction permits, the applicant shall submit as easement for the temporary cul-de-sac at the western terminus of SW 345"~ Place located on Lots 36 and 36 for the review and approval of the Public Works Director. The approved easement shall be noted on the face of the plat and recorded by the applicant. The easement shall include provisions for extinguishment of the easement when SW 345t~ Place is extended. Prior to issuance of construction permits, a note shall be added to the face of the plat the required setbacks for structures or improvements on Lots 35 and 36 shall be measured from the edge of the recorded easement for the temporary cul-de-sac at the terminus of SW 345~ Place until such time as the - easement is extinguished. Prior to issuance of construction permits, the applicant shall revise the plat to locate future permanent cul-de-sac bulb at the terminus of SW 346"' Place at the intersection with 21st Avenue SW within a separate tract. The applicant shall label the future permanent cul-de-sac bulb tract as "Tract X." Tract X shall include the entire portion of the future permanent cul-de-sac bulb outside of the required 50-foot SW 346"~ right-of-way that is required for the cul-de-sac to meet City street improvements standards. Tract X shall be dedicated to the City of Federal Way at such future time that SW 345"~ Place is extended to 21st Avenue SW, or at such future time that the City deems necessary for the construction of the permanent cul-de-sac and requests dedication. A note shall be added to the face of plat indicating the purpose, dedication requirement, and dedication timing of Tract X. Prior to final plat approval, the applicant shall'provide a financial guarantee in a form and substance acceptable to the City to guarantee the following: Design and construction of the permanent cul-de-sac at the ? intersection of SW 346~h Place and 21,t Avenue SW, including all improvements required for the cul-de-sac to meet City street improvements standards; Design and removal of the improvements within the to be closed intersection of SW 346t~ Place and 21s.t. Avenue SW; Co Design and construction of all frontage improvements on 21st Avenue SW in the area of the to be closed intersection required to meet City street improvements standards; do Restoration of any disturbed areas outside the permanent cul-de-sac, including Open Space Tract B and Lots 42, 43, and 44; eo Design and removal of the temporary cul-de-sac at the western terminus of SW 345t~ Place at the property line of tax lot 242103 9085; f° Design and construction of all frontage improvements required to meet City street improvements standards for the frontages of Lots 35 and 36 on SW 345t~ Place; Restoration of any disturbed areas on Lots 35 and 36 resulting from the removal of the temporary cul-de-sac and the construction of - required frontage improvements; and, ho Design and construction of half-street improvements for the extension of SW 345t~ Place to the shared property line with tax lot 242103 9085. The form and substance of the financial guarantee shall be based on implementation of the above projects in ten years, and current cost estimates for the above projects shall be inflated by a factor of 3.5 percent, compounded annually for the ten year period. Prior to issuance of construction permits, the applicant shall revise the plat to correctly label SW 346th Street to the west of 21st Avenue SW, which is currently incorrectly labeled as "SW 345th Street." Street names shall be added for 16t~ Avenue SW. Prior to issuance of construction permits, the applicant shall submit design and construction plans for a speed hump on SW 345"~ Place, for the review and approval of the Public Works Director. The speed hump shall be 8 o 10. 11. 12. 1:3. 14. 15. designed and located to discourage potential cut-through traffic into adjoining neighborhoods. Prior to issuance of construction permits, the applicant shall submit design and construction plans for a raised pedestrian crosswalk at the regional BPA trail crossing on SW 344t~ Place, for the review and approval of the Public Works Director. Prior to issuance of construction permits, the applicant shall submit design and construction plans for street lighting at the intersection of SW 345~ Place with 15t~ Place SW in the vicinity of the Parklane Neighborhood, for the review and approval of the Public Works Director. The street lighting shall be designed and located to enhance overall pedestrian and vehicular safety by increasing visibility. Prior to issuance of construction permit, the applicant shall submit design and construction plans for raised pavement markers along the roadway centedine in the vicinity of SW 346t~ Place and 16"' Avenue SW, for the review and approval of the Public Works Director. The raised pavement markers shall be located in areas where there is the potential for vehicular traffic to "drift" across the centerline while traversing curves in the roadway. The final plat drawing must establish the required open space areas and arterial street landscape buffers along the 21st Avenue SW frontage, in - separate tracts to be owned in common and maintained by property owners of the residential subdivision, and prohibiting removal or disturbance of landscaping within the tracts, except as necessary for maintenance or replacement of existing plantings and as approved by the City. The open space and arterial street landscape buffers along the 21st Avenue SW frontage shall be maintained in a condition consistent with the approved landscape plan pursuant to Recommended Condition No. 1. above. Stormwater conveyance, water quality, and infiltration facilities used to control stormwater runoff from the site shall be located in a stormwater tract dedicated to the City at the time of final plat approval, unless located with improved public rights-of-way. All streets shall have a minimum pavement section of three inches Class B over six inches of crushed surfacing to support the traffic loads. Clearing for the construction of the plat improvements, including roads, stormwater improvements, and utilities, shall be generally consistent with the clearing limits depicted on the Preliminary Grading and Utility Plan that was prepared by the applicant for the preliminary plat process. The clearing limits referenced above are the approximate clearing limits necessary for road, stormwater improvements, and utility grading, and may be modified with the approval of the Community Development Services and Public Works Departments during final engineering review as required to reflect changes in road, stormwater improvements, and utility designs, if any. The remaining clearing beyond these limits necessary for development of the residential lots shall not be performed until approved permits are issued for development of the residential lots. 16. Prior to final plat approval, all required improvements must be completed or the improvements appropriately bonded, per City code requirements. Design and construction of plat improvements shall conform to the FWC, 1990 KCSWDM, Hylebos Creek and Lower Puget Sound Basin Plan, and all other applicable codes and regulations. 17. The applicant and the City shall include the Rosella Lane neighborhood in mitigating measure no. 3 of the Mitigated Determination of Nonsignificance issued on April 15, 2000. The applicant shall design and construct all necessary traffic calming devices to mitigate neighborhood traffic impacts within Rosella Lane in coordination with Rosella Lane residents and with City requirements. These devices may include speed humps, traffic circles, chicanes, curb extensions, signs, pavement markings, or other devices proposed by the applicant and/or neighborhood residents, but finally ' approved by the Public Works Director. Before issuance of final plat approval, the applicant shall construct the traffic calming devices consistent with the approved plans. RECOMMENDATION: It is hereby recommended to the Federal Way City Council that the preliminary plat of Keller be approved subject to the conditions contained in the conclusions above. 000 S~EN K: CAOS~AOX,~. Hearing Examiner 10 TRANSMITTED THIS. DAY OF September, 2000, to the following: APPLICANT: Dick Schroeder Happy Valley Land Company P.O. Box 1324 Issaquah, WA 98027 AGENT/ENGINEER: ESM Consulting Engineers Stuart L. Scheuerman 720 South 348t~ Street Federal Way, WA 98003 OWNER: Dick Schroeder Happy Valley Land Company P.O. Box 1324 Issaquah, WA 98027 Chris Kraft Don Bowditch Terry Gibson Barbara Collins City of Federal Way cio Chris Green 33530 1st Way S. Federal Way, WA 98003 2022 SW 347"" Place 2019 SW 347t~ Place P.O. Box 330 34707 18t~ Ave. SW Federal Way, WA 98023 Federal Way, WA 98023 Olalla, WA 98359 Federal Way, WA 98023 PROCESS IV Rights to Appeal Decisions of the hearing Examiner may be appealed by any person who is to receive a copy of that decision under FWCC Section 22-443. The appeal, in the form of a letter of appeal, must be delivered to the Department of Community Development Services within fourteen (14) calendar days after the issuance of the Hearing Examiner's decision. The letter of appeal must contain: A statement identifying the decision being appealed, along with a copy of the decision; A statement of the alleged errors in the Hearing Examiner's decision, including specific factual finds and conclusions of the Hearing Examiner disputed by the person filing the appeal; and o The appellant's name, address, telephone number and fax number, and any other information to facilitate communications with the appellant. The person filing the appeal shall include, with the letter of appeal, the fee established by the City of the costs of preparing a written transcript of the hearing (or in the alternative, the appellant may prepare the transcript at his or her sole costs from tapes of the hearing provided by the City).The appeal will not be accepted unless it is accompanied by the required fee and cost (or agreement of the appellant to prepare the transcript). Appeals from the decision of the Hearing Examiner will be heard by The City Council. The decision of City Council is the final decision of the City. The action of the City in granting or denying an application under this article may be reviewed pursuant to RCW 36.70C in the King County Superior Court. The Land Use Petition must be filed within twenty-one (21) calendar days after the final land use decision of the City. PETITION OBJECTING TO VEHICULAR ACCESS TO 347Tu PLACE FROM 18TM AVE SW KELLER PRELIMINARY PLAT FILE NUMBER 98-103945-00-SU (SUB98-0008) To the Mayor and Consul Members of the City of Federal Way: Regarding the above said project being proposed on the east of the 34600 block of 2 l~t Avenue SW. We the under singed object to this development connecting 184 Avenue SW to SW 347 Place. It was unacceptable short notice on the part of the City of Federal Way for the residences of the subdivision Rosella Lane on SW 347th Place to truly understand the repercussions of 18t~ Avenue SW being put through to SW 347th Place. Under the circumstances we object to this development connecting 18~ Avenue SW to SW 347m Place for the flowing reasons. 1. The safety of our children would be put in jeopardy by increased traffic flow. 2. The safety of our children and family's along with personal property would be put in jeopardy by increased crime. 3. Property depreciation, Caused by increased traffic flow into a cul-de-sac road that would no longer be a cul-de-sac. 4. Most of the family's purchased homes on SW 347th Place did so because it was a cul-de-sac road. 5. The only thing that could come from the connection would be increased traffic flow short cutting the traffic lights on 21~t SW. 6. There is not a good reason for this road to be put through, because it could never go father then SW 347th Place, because it is obstructed by homes from that point. Signed Name Printed Name Address -' Sign_ed Name Pr/nted Name 5 t~ , Address Signed~e~ ,~ Printed Name Address 26. 27. 28. 29. 30. 31. 32. - 33. 34. PETITION OBJECTING TO VEHICULAR ACCESS TO 347~ PLACE FROM 18TH AVE SW KELLER PRELIMINARY PLAT FILE NUMBER 98-103945-00-SU (SUB98-000S) To the Mayor and Consul Members of the City of Federal Way: Regarding the above said project being proposed on the east of the 34600 block of 21~t Avenue SW. We the under singed object to this development connecting 18~h Avenue SW to SW 347 Place. It was unacceptable short notice on the part of the City of Federal Way for the residences of the subdivision Rosella Lane on SW 347m Place to truly understand the repercussions of 18~h Avenue SW being put through to SW 347th Place. Under the circumstances we object to this development connecting 18th Avenue SW to SW 347th Place for the flowing reasons. 1. The safety of our children would be put in jeopardy by increased traffic flow. 2. The safety of our children and family's along with personal property would be put in jeopardy by increased crime. 3. Property depreciation, Caused by increased traffic flow into a cul-de-sac road that would no longer be a cul-de-sac. 4. Most of the family's purchased homes on SW 347th Place did so because it was a cul-de-sac road. 5. The only thing that could come from the connection would be increased traffic flow short cutting the traffic lights on 21~t SW. 6. There is not a good reason for this road to be put through, because it could never go father then SW 347th Place, because it is obstructed by homes from that point. Signed N//at~e Printed Name Address 11. ]2. 13. ]4. 16. 17. 19. Signed Name 20. Printed Name Address 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. CI'Ty~)O 9(500~1~.c}.1.5 1.700 l~. Og/l. 7/O0 :~ITY OF FEDERAL WAY PO BOX f CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT SERVICES DEPARTMENT STAFF REPORT TO THE FEDERAL WAY HEARING EXAMINER PRELIMINARY PLAT OF KELLER FEDERAL WAY FILE NO. SUB98-0008 (98-103945-00-SU) PUBLIC HEARING 2:00 p.m., August 29, 2000 City Council Chambers Federal Way City Hall 33530 First Way South II. III. IV. V. VI. VII. VIII. IX. X. XI. XII. XIII. TABLE OF CONTENTS General Information ............................................................................................................. 2 Consulted Departments and Agencies ................................................................................. 3 State Environmental Policy Act ........................................................................................... 3 Natural Environment ............................................................................................................ 4 Neighborhood Characteristics .............................................................................................. 6 General Design ..................................................................................................................... 6 Transportation ...................................................................................................................... 8 Public Services ................................................................................................................... 10 Utilities ............................................................................................................................... 11 Analysis of Decisional Criteria .......................................................................................... 12 Findings of Fact and Conclusion ....................................................................................... 14 Recommendations .............................................................................................................. 15 List of Exhibits ................................................................................................................... 18 Report Prepared by: Tim McHarg, AICP, Contract Senior Planner August 17, 2000 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT SERVICES STAFF REPORT FOR THE PUBLIC HEARING OF AUGUST 29, 2000 PRELIMINARY PLAT OF KELLER File No: SUB98-0008 (98-103945-00~SU) Applicant: Dick Schroeder Happy Valley Land Company PO Box 1324 Issaquah, WA 98027 Phone: 425.392.2742 Agent/Engineer: ESM Consulting Engineers Stuart L. Scheuerman 720 South 348th Street Federal Way, WA 98003 Phone: 253.838.6113 Owner: Dick Schroeder Happy Valley Land Company PO Box 1324 Issaquah, WA 98027 Action Requested: Preliminary plat approval of a 44-1ot single-family residential subdivision as provided for under Federal Way City Code (FWCC) Chapter 20, "Subdivisions," and requiring approval pursuant to FWCC Section 20-110. Staff Representative: Tim McHarg, AICP, Contract Senior Planner Phone: 206.297.2106 Staff Recommendation: Preliminary Plat Approval with Conditions I. GENERAL INFORMATION A. Description of the Proposal The applicant proposes to subdivide approximately 14.03 acres into 44 single-family residential lots, each having a minimum area of 7,200 square feet (Exhibit A). The proposal includes construction of a road system, utilities, stormwater facilities, street frontage improvements, and other related infrastructure to serve the proposed resid_ential lots. The existing single family residence and associated structures located on Lots 42, 43, and 44 of the proposed subdivision will be demolished. B. Location The subject property is located in the City of Federal Way, on the east side of the 34600 block of 21 st Avenue SW (Exhibit B). C. Legal Description See Exhibit C. D. Size of Property The subject site has a land area of 609,086 square feet (13.98 acres). E. Land Use and Zoning ~D._ii:~ti0i~--~,,n'ing . Comprehensive Pla,, I .... _Exis!ing Land Use(s)' site RS-7.2: Single I"amily - I ligh I')¢nsity SI:R:: (To be demolished) SFR, Proposed Belle Meadow North RS-7.2 Single Family - High Density Preliminary Plat, Vacant, WSDOT Park and Ride (under construction) South RS-7.2 Single Family - High Density SFR East RS-7.2 Single Family - High Density SFR West RS-7.2 Single Family - High Density SFR F. Background The application for the preliminary plat of Keller was submitted on October 17, 1997, as a 47-1ot subdivision, with two open space tracts and a stormwater facility tract. The application was determined complete on December 1, 1998. On June 9, 2000, the applicant modified the preliminary plat application to propose a 44-1ot subdivision with two open space tracts and a stormwater facility tract. ~ RS-7.2 = Single-family residential, 7,200 SF minimum lot size. 2 SFR = Single-family residential. Hearing Examiner Staff Report Preliminary Plat of Keller Page 2 SUB98-0008 (98-10394-00-SU) II. CONSULTED DEPARTMENTS AND AGENCIES The following departments, agencies, and individuals were advised of this application. Ao Community Development Review Committee (CDRC), consisting oft. he 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. All property owriers and occupants within 300 feet of the site were mailed a notice of the application and a notice of the August 29, 2000, public hearing. The site and the City's official notice boards were posted, and notice was published in the newspaper. On December 14, 1998, a request for public record was submitted for the City file for the application. Two public comment letters were received regarding the notice of application (Exhibits D. 1-2). As of the date of this report, no comments were received in response to the notice of public hearing. Co 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 determination. In addition, the site and the City's official notice boards were posted and notice was published in the newspaper. No comments or appeals were received before the established deadline of May 15, 2000. No changes or corrections were made to the City's initial environmental determination. One comment letter was received on May 23, 2000, after the comment and appeal periods had ended and the environmental determination had become final (Exhibit E). III. STATE ENVIRONMENTAL POLICY ACT A Mitigated Environmental Determination ofNonsignificance (MDNS) was issued for the proposed action on April 15, 2000 (Exhibit F). This determination was based on review of information in the project file, including the environmental checklist, resulting in the conclusion that the proposal would not result in probable significant adverse impacts on the environment provided the following measures are complied with: 1. The applicant shall either: Construct the following impacted Transportation Improvement Plan (TIP) project as required by the Public Works Department, before building occupancy; or, ho Contribute the project's pro-rata share of the construction cost of the following TIP project before issuance of building permits: Hearing Examiner Staff Report Preliminary Plat of Keller Page 3 SUB98-0008 (98-10394-00-SU) -- TIP Project Description Project Total PM' Peak Pro-Rata TIP Project Mitigative hnpact Hour Volume Share Cost Fee 1. S 356th St- 1stAve S to 17 trips 1562 trips 1.09% $7,205,000 $78,400 SR99: Widen to five lanes 2. 21st Ave SW/SW 357th St: SW 356~h St - 22"~ Ave 33 trips 2279 trips 1.44% $750,000 $10,900 SW: Extend two lane connector TOTAL $89,300 Bo ° The applicant shall design and construct a southbound left turn storage bay to provide the required channelization and storage for the intersection of 21 st Avenue SW and SW 346th Place. Before civil plan approval, the applicant shall submit calculations and design for the left turn storage bay for the review and approval of the Public Works Traffic Division. Channelization, striping, and construction notes addressing the new channelization plans shall include existing stripe removal and the terminus/extent of construction as required by City standards. Such modifications shall be prepared and stamped by a licensed civil engineer registered in the State of Washington. The applicant shall dedicate the right-of-way requi?ed for construction of the southbound left turn storage bay. Before issuance of Final Plat Approval, the applicant shall construct the southbound left turn storage bay consistent with the approved channelization plans. ° The applicant shall design and construct all necessary traffic calming devices to mitigate neighborhood traffic impacts in coordination with neighborhood groups and in compliance with City requirements. These devices may include speed humps, traffic circles, chicanes, curb extensions, signs, pavement markings, or any other device proposed by the applicant and/or neighborhood residents and approved by the Public Works Director. Before issuance of Preliminary Plat Approval, the applicant shall submit plans for the traffic calming devices for the review and approval of the Public Works Traffic Division. The plans shall be prepared and stamped by a licensed civil engineer registered in the State of Washington. Before issuance of Final Plat Approval, the applicant shall construct the traffic calming devices consistent with the approved plans. No comments or appeals were received before the established deadline of May 15, 2000. No changes or corrections were made to the City's initial environmental determination. IV. NATURAL ENVIRONMENT A. 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 1990 King County Surface Water Design Manual (KCSWDM), as well as applicable recommendations of the Executive Proposed Basin Plan for Hylebos Creek and Lower Puget Sound, including surface water detention, biofiltration, and oil/water separation. A Preliminary Technical Information Report, prepared by ESM Consulting Engineers, revised November 1999 (Exhibit G), was Hearing Examiner Staff Report Preliminary Plat of Keller Page 4 S UB98-0008 (98- 10394-00-SU) Co Eo submitted to the Department of Community Development Services and reviewed by the Public Works Department. The preliminary plat is designed to collect stormwater run-off from the buildings, streets, and landscaped areas; to convey the stormwater through a pipe system; to release the stormwater to a water quality biofiltration swale and oil-water separator; and to infiltrate the stormwater via an engineered pond. See Section IX.c. of this report for a detailed description of proposed storm drainage facilities. Soils The 1973 USDA Soil Conservation Service (SCS) soil survey for King County classifies site soils as Alderwood Gravelly Sandy Loam. The Alderwood Series is characterized as moderately well drained soils, capable of adequate compaction, runoff is slow, and erosion hazard is slight. Alderwood soils are not included on the list of hydric soils prepared by the National Technical Committee on Hydric Soils. Topography The subject property is rolling, with an average slope of less than ten percent. A small area of approximately 1,500 square feet is sloped at approximately 50 percent from an old man- made road cut. Vegetation On site vegetation consists primarily of domestic shrubs and grasses; fir, spruce, maple, cedar, Madrona, and fruit trees; blackberry; and other native species. All natural vegetation shall be retained on the site, except that which will be removed for improvements or grading as approved in the preliminary plat (FWCC Section 20-179) and significant trees shall be retained or replaced pursuant to FWCC Chapter 22, "Zoning." The applicant has identified 86 significant trees on site, 25 of which will be removed to construct the required infrastructure and utilities improvements. Before issuance of construction permits, an approved landscape plan is required pursuant to Recommended Condition No. 1 of preliminary plat approval. Wildlife Small birds and animals (squirrels, field mice, etc.) are likely to inhabit the site. No threatened or endangered species are known or suspected to inhabit the site. Replacement of significant trees, as well as incorporation of street trees, buffer open space, and infiltration pond landscaping into the subdivision design, as proposed and as required, will help mitigate the introduction of human activities on wildlife habitat. F. Sensitive Areas King County and City of Federal Way Sensitive Areas Maps do not reveal the site to be in a problem area relative to landslides, seismic hazards, erosion, wetlands, streams, or 100-year floodplains. B-twelve Associates performed a site reconnaissance for the site and the adjacent proposed Belle Meadow Preliminary Plat to the north of the site. The conclusion of this reconnaissance was that there are no regulated wetlands or streams on the site (Exhibit H). The City confirmed the reconnaissance and accepted this conclusion. Hearing Examiner Staff Report Preliminary Plat of Keller Page 5 SUB98-0008 (98-10394-00-S.U) V. NEIGHBORHOOD CHARACTERISTICS The property is situated in the southwest portion of the City, in a single-family residential area. All adjacent properties are either vacant or developed with single-family residences on lots with 7,200 square feet or more per dwelling unit. The site is currently developed with an existing single-family residence and associated outbuildings located in the westerly portion of the site on Lots 42, 43, and 44 of the proposed subdivision. These existing structures are proposed to be demolished. Before final plat approval these structures must be removed or relocated to conform to required building setbacks, or lot lines must be adjusted accordingly. This requirement is addressed as Recommended Condition No. 2 of preliminary plat approval. VI. GENERAL DESIGN A. Subdivision Access and Roadway System Vehicular access to the proposed subdivision will be provided as follows: A half street extension of SW 345th Place to and through the site from the current terminus at the boundary of the adjacent Parklane Estates, Division Two plat will be developed along the northerly property line of the site. The SW 345th Place half street extension will terminate in a temporary cul-de-sac at the northwest comer of the site on Lots 35 and 36. The temporary cul-de-sac will terminate at the property line of adjacent tax lot 242103 9085, since the subject property does not have frontage on 21st Avenue SW at this location. When this tax lot redevelops, SW 345th Place will be extended through to 21st Avenue SW. The temporary cul-de-sac on SW 345th Place will be an easement on Lots 35 and 36, not a public right-of-way. When others extend SW 345th Place to 21 st Avenue SW, the easement will be extinguished. The applicant will be required to provide a financial guarantee for the cost of removing the temporary cul-de-sac on SW 345th Place, installing frontage improvements on Lots 35 and 36, restoring disturbed areas on Lots 35 and 36, and installing half-street improvements for the extension of SW 345th Place to the shared property line with tax lot 242103 9085. The requirements for the temporary cul-de-sac and the financial guarantee for its removal are addressed as Recommended Conditions Nos. 3, 4, and 6 of preliminary plat approval. A full-street extension of 18~ Avenue SW to and through the site from the adjacent Rosella Lane plat will be developed. 18th Avenue SW will be extended through the site to SW 345th Place. 3. A full street extension of SW 346th Place from 21st Avenue SW to and through the site will be developed. SW 346th Place will turn north in the eastern portion of the site and extend to SW 345th Place. This access to the site from 21~t Avenue SW at SW 346th Place is a temporary access. When SW 345th Place is extended to 21~t Avenue SW as discussed above, the SW 346th Place connection to 21st Avenue SW will be closed and a permanent cul-de-sac will be developed at the former intersection. The future permanent cul-de-sac bulb at the terminus of SW 346th Place at the intersection with 21st Avenue SW will be required to be located within a separate tract. The tract will be dedicated to the City of Federal Way at such future time that SW 345~ Place is Hearing Examiner Staff Report Page 6 Preliminary Plat of Keller SUB98-0008 (98~10394-00-SU) extended to 21 st Avenue SW, or at such future time that the City deems necessary for the construction of the permanent cul-de-sac and requests dedication. The applicant will be required to provide a financial guarantee for the cost of construction of the permanent cul-de-sac at the intersection of SW 346th Place and 21*t Avenue SW, removal of the improvements within the to be closed intersection, construction of frontage improvements on 21st Avenue SW in the area of the to be closed intersection, and restoration of any disturbed areas. The requirements related to the permanent cul- de-sac are addressed as Recommended Conditions Nos. 5 and 6. The configuration of the temporary access from SW 346th Place and the temporary cul- de-sac on SW 345th Place has been designed in order to allow for future establishment of a regular street grid system in this area of the City. Currently, SW 346~ Street terminates on the western side of 2 l*t Avenue SW. (Please note that the current terminus of'SW 346th Street on the western side of 21st Avenue SW is incorrectly labeled on the preliminary plat drawing as SW 345'h Street. The applicant shall be required to correct this labeling as Recommended Condition No. 7.) However, SW 346~' Street cannot be extended to the east of 21st Avenue SW as a component of this subdivision proposal because the site does not include frontage on 21st Avenue SW at the point where extension could occur at a regular intersection. The location that would allow the extension of SW 346~ Street to the east of 21*t Avenue SW via a regular intersection is occupied by tax lot 242103 9085, which is under separate ownership than the Keller subdivision site. Therefore, at such time as tax lot 242103 9085 redevelops, SW 345th Place will be extended to 21~t Avenue SW. The extension will be designed to align SW 3452 Place with SW 346t~ Street in a regular intersection at 21st Avenue SW. The location and design of SW 345~ Place within the proposed subdivision, including the temporary cul-de-sac on, is intended to facilitate this future extension. When SW 345~ Place is extended to align with SW 346th Street in a regular intersection at 21 ~t Avenue SW, the temporary access to the site from 21 st Avenue SW at SW 346th Place will be closed. A permanent cul-de-sac will be developed at the location of the temporary access in order to ensure adequate spacing between intersections to minimize potential traffic conflicts. The public streets serving the proposed subdivision will be improved to full-street and half-street standards, as approved by the City. The street improvements will include two traffic calming speed humps and raised pavement markers designed to mitigate potential traffic impacts. The City's Public Works Department and the Federal Way Fire Department have approved the subdivision access and roadway system. See Section VII.a. of this report for a detailed description of proposed street improvements. B. Pedestrian System Sidewalks will be provided along all lot frontages within the proposed subdivision except along the temporary cul-de-sac located in Lots 35 and 36. Specifically, full street improvements include five-foot wide sidewalks on both sides of all streets proposed within the subdivision. Half street improvements will include a five-foot wide sidewalk on the developed side of the street on the site. Hearing Examiner Staff Report Page 7 Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU) Currently, sidewalks are located on both sides of SW 345* Place, 21st Avenue SW, and 18~ Avenue SW. The sidewalks within the proposed subdivision will connect to these existing pedestrian facilities. C. Landscape Buffers and Open Space In accordance with FWCC Chapter 20, "Subdivisions," landscaped buffers are specified only when the plat is adjacent to an incompatible zoning district or adjacent to an arterial street. The proposed subdivision is bordered on the north, east, and south_sides by single- family residential zoning; therefore, no landscape buffers are required along these property lines. Since 21st Avenue SW to the west of the site is an arterial street, a ten-foot Type III landscape buffer is required along the site frontage pursuant to FWCC Section 20-178(a). Recommended Condition No. 12 addresses provision of the required ten-foot Type III landscape buffer-along the 21st Avenue S W frontage in separate tracts. Additional landscaping will be provided by street trees and screening of the infiltration pond, which will contribute to visual buffering. Street tree requirements are described in VII.a; open space requirements are described in VIII.b., and detention tract screening in IX.c.; below. An easement granted to Puget Sound Energy (PSE) for ingress, egress, and utility transmission is located along the southern 30 feet of the site. An easement granted to the Bonneville Power Administration (BPA) for electrical transmission line right-of-way is located along the 100 feet to the north of the PSE easement. These agencies have been notified of the proposed subdivision pursuant to FWCC requirements for affected agencies. The applicant is responsible for obtaining all required approvals from these agencies for any proposed development within their respective easement areas. VII. TRANSPORTATION A. Street Improvements In accordance with the FWCC, all street improvements must be dedicated to the City as public right-of-way and improved to apPlicable street standards. Specifically, full street improvements are required for 18'h Avenue SW and SW 346t~ Place, which will include 28 feet of pavement, vertical curb, gutters, streetlights, four-foot landscape strips with street trees, and five-foot sidewalks, within a 50-foot right-of-way width. Half street improvements are required for SW 345~ Place, which will include 20 feet of pavement, vertical curb, gutters, streetlights, a four-foot landscape strip with street trees, and a five-foot sidewalk on the southern developed side of the street, within a 30-foot right- of-way width. Sidewalks will not be provided along the temporary cul-de-sac of SW 345t~ Place located in Lots 35 and 36. Upon removal of the temporary cul-de-sac, sidewalks will be required to be installed along the SW 345~ Place frontages of Lots 35 and 36. Requirements related to the temporary cul-de-sac of SW 345th Place are addressed as Recommended Conditions Nos. 3, 4, and 6 of preliminary plat approval. The applicant will construct a southbound left turn lane on 21st Avenue SW at the intersection with SW 346'h Place. Additionally, the frontage of the site on 21 st Avenue SW will be improved to city standards, including 29 feet of pavement, vertical curb, gutter, a Hearing Examiner Staff Report Page 8 Preliminary Plat of Keller SUB98-0008 (98-10394~00-SU) six-foot landscape strip with street trees, streetlights, an eight-foot sidewalk, and a three- foot utility strip. Sixteen feet of frontage will be dedicated along 2 lS' Avenue SW to accommodate the southbound left turn lane and the frontage improvements. The applicant sponsored a neighborhood meeting with surrounding property owners on March 29, 2000, regarding traffic safety and potential cut-through traffic impacts resulting from the proposed residential subdivision. The meeting also addressed .the traffic impacts of the proposed Belle Meadow residential subdivision to the north of the ~ite. A representative from the City's Public Works Traffic Division attended the neighborhood_meeting. Based on the meeting, the applicant has designed and will construct traffic calming devices to mitigate neighborhood traffic impacts in compliance with current City practices. The Public Works Department and Federal Way Fire Department have approved roadway improvements, cfirve radii, cul-de-sac configuration, and traffic calming measures as proposed. Striping, signage, and street lighting plans shall be submitted for review and approval of the City before issuance of construction permits. B. Adequacy of Arterial Roads This proposal has been reviewed under the State Environmental Policy Act (SEPA). Based on the FWCC and the Mitigated Environmental Determination ofNonsignificance (MDNS) issued for the proposed action on April 15, 2000, the additional traffic to be generated by this development requires off-site roadway improvements for vehicles and pro rata share contributions for projects identified in the City's Transportation Improvement Plan (TIP) impacted by the proposed subdivision. To mitigate traffic impacts, the project includes design, right-of-way dedication, and construction of a southbound left-turn lane on 21 st Avenue SW at SW 346th Place. Additionally, the applicant shall be required either to: ao Construct the following impacted Transportation Improvement Plan (TIP) project as required by the Public Works Department, before building occupancy; or, b. Contribute the project's pro-rata share of the construction cost of the following TIP project before issuance of building permits: TiPP~'oject Description Project Total PM Peak Pro-Rata TIP Project .Mitigative ...' :.4::~, Impact ltourVolmne Share .: Cost Fee i. S 356th St - 1st Ave S to 17 trips 1562 trips 1.09% $7,205,000 $78,400 SR99: Widen to five lanes 2. 21st Ave SW/SW 357th St: SW 356t~ St - 22~d Ave 33 trips 2279 trips 1.44% $750,000 $10,900 SW: Extend two lane connector TOTAL $89,300 Hearing Examiner Staff Report Page 9 Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU) Additionally, the applicant will construct a southbound left turn lane on 21 st Avenue SW at the intersection with SW 346th Place to mitigate impacts to this arterial. The frontage of the site on 21 st Avenue SW, an arterial street, will be improved to city standards. The frontage improvements include 29 feet of pavement, vertical curb, gutter, a six-foot landscape strip with street trees, streetlights, an eight-foot sidewalk, and a three-foot utility strip. Sixteen feet of frontage will be dedicated along 21st Avenue SW to accommodate the southbound left turn lane and the frontage improvements. _ As proposed and conditioned, the subdivision will adequately mitigate impacts to arterial streets. VIII. PUBLIC SERVICES A. 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 included the following information. The proposed subdivision will be served by Sherwood Forest Elementary, Illahee Junior High, and Federal Way High Schools. Federal Way School District has indicated that Sherwood Forest Elementary School students residing in this subdivision will walk to school because it is within a one-mile radius. An access route for these students to the school from the proposed subdivision utilizing existing sidewalks has been approved by the School District. Federal Way School District has indicated that bus transportation will be provided to Illahee Junior High School and Federal Way High School students residing in this subdivision. The bus stop for Illahee Junior High School is located at SW 348th Street at 19~ Court SW. An access route for these students to this bus stop from the proposed subdivision utilizing existing sidewalks has been approved by the School District. The bus stop for Federal Way High School is located at SW 349th Street at 14~h Avenue SW. An access route for these students to this bus stop from the proposed subdivision utilizing existing sidewalks has been approved by the School District. Routine adjustments to bus stop locations may be made based on student transportation needs and school bus routes. The street network of the proposed subdivision has been designed to allow a school bus route to loop through the neighborhood on 18th Avenue SW. School impact fees, as authorized by City ordinance and collected at the time of building permit issuance, are currently $2,882.00 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. Hearing Examiner Staff Report Preliminary Plat of Keller Page 10 SUB98-0008 (98-10394-00-SU) B. Open Space The nearest city park is Saghalie Park, to the north of the subject site. Other public parks in the vicinity include Saghalie Junior High School Park to the north of the site and Sherwood Forest Elementary School Park to the east of the site. To provide adequate recreational opportunities commensurate with new residential development, FWCC Chapter 20 requires dedication of land on site for open space, or a fee- in-lieu-of payment. Specifically, FWCC Section 20-155(b) requires all re~sidential 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 91,363 square feet (15 percent of the 609,086 square foot site). Pursuant to FWCC Section 20-155, the applicant proposes to provide the required open space on site. The applicant proposes to provide a total of 91,698 square feet of open space. The open space is located in two open space tracts: Tract B is 57,157 square feet and Tract C is 34,815 square feet. The two open space tracts are located within access, egress, and utility transmission easements on the subject property granted to the BPA and PSE. The applicant has proposed to develop the on-site open space with a hardscape entry plaza/ picnic area, a play equipment area, an eight-foot pedestrian and bike trail, and landscaping. The pedestrian and bike trail is designed to provide connection to the existing BPA Trail. The Parks, Recreational, and Cultural Services Department has approved the proposed open space area development plan as proposed. When SW 345th Place is extended to 21st Avenue SW, as discussed above in Section VI.A, a permanent cul-de-sac will be developed for SW 346t~ Place to terminate at 21~t Avenue SW. The right-of-way required for the permanent cul-de-sac at this location that is indicated on the preliminary plat is not included in the area calculation for Open Space Tract B. Therefore, development of the permanent cul-de-sac will not result in the proposed subdivision becoming nonconforming with open space requirements. C. Fire Protection The King County Certificate of Water Availability from the Lakehaven Utility District indicates that water will be available to the site in sufficient quantity to satisfy fire flow standards for the proposed development. The Federal Way Fire Department requires that a fire hydrant be located within 350 feet of each lot. The exact location of these hydrants must be approved by the Fire Department before construction approval is issued. IX. UTILITIES A. Sewage Disposal The applicant proposes to serve the proposed plat by a public sewer system managed by Lakehaven Utility District. A July 2, 1998, Certificate of Sewer Availability (Exhibit 1) indicates the District's capacity to serve the proposed development through a Developer Hearing Examiner Staff Report Page 11 Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU) Extension Agreement (DEA) between the applicant and the District. An extension of the existing sanitary sewer main in 21~t Avenue SW will serve the site. The applicant will need to renew the expired certificate and DEA before issuance of construction approval. B. Water Supply The applicant proposes to serve the subdivision with a public water supply and distribution system managed by the Lakehaven Utility District. A July 2, 1998, Certificate of Water Availability (Exhibit ,I) indicates the District's capacity to serve the proposed development through a Developer Extension Agreement (DEA). An extension of the water mains in 21 st Avenue SW and 18th Avenue SW will serve the proposed subdivision. The applicant will need to renew the expired DEA and certificate before issuance of construction approval. C. Drainage Facilities The site is located in the West Branch Hylebos Creek Basin, in an area identified by the Executive Proposed Basin Plan: Hylebos Creek and Lower Puget Sound, as having downstream conveyance, flooding, erosion, and habitat problems associated with stormwater runoff. The applicant is proposing to provide mitigation as recommended in the Basin Plan, specifically, Basin Plan Recommendation BW-2 that calls' for the use of a seven-day storm event in sizing on-site detention facilities. Development of the site will create additional runoff from new impervious area. As with all paved, developed areas, the site will contribute some pollutants to ground and surface waters, as these will be washed off the site by stormwater into the drainage system. A Preliminary Technicallnformation Report, revised December 1999, including onsite basin comparisons, offsite analysis, and core and special requirements under the KCSWDM, was prepared by ESM Consulting Engineers. The City's Public Works Department reviewed and concurred with the conclusions of the report. Storm drainage facilities are to be designed in accordance with all applicable core and special requirements outlined in the KCSWDM, as well as applicable recommendations of the 1990 Executive Proposed Basin Plan for Hylebos Creek and Lower Puget Sound. A collection and conveyance system, biofiltration swale, oil-water separator, and an infiltration pond are proposed to provide runoff control for the site. The infiltration pond is proposed to be screened with landscaping. The approved storm drainage facilities must be constructed per FWCC requirements before final plat approval and recording of the subdivision. X. ANALYSIS OF HEARING EXAMINER PRELIMINARY PLAT 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 Staff Report Page 12 Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU) 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 preliminary plat application is subject to the adopted 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 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 Comprehensive Plan Designations map. Proposed access and fire hydrant locations shall 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; provision of water, sewage, drainage, and recreational areas; promotion of safe and convenient travel on streets; provision of proper ingress and egress; and, provision for the housing needs of the community. As proposed, and with conditions as recommended by staff, the preliminary plat application complies with all provisions of the chapter. 5. It is consistent with the development standards listed in Sections 20-151 through 157, and 20- 158 through 187. Staff Comment: Development of this site is required to comply with the provisions of FWCC Chapter 18, "Environmental Protection"; Chapter 20, "Subdivisions"; Chapter 22, "Zoning"; and all other applicable local and state development codes and regulations. As proposed, and with conditions as recommended by staff, the preliminary plat application complies with all applicable statutes, codes, and regulations. Hearing Examiner Staff Report Preliminary Plat of Keller Page 13 SUB98-0008 (98- ! 0394-00-SU) 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: The proposed action is to subdivide a 13.98-acre parcel into 44 single-i'amily lots. Adjacent land uses include single-family residential and vacant parcels. There are n_o identified environmentally sensitive areas on the 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. A Mitigated Environmental Determination ofNonsignificance (MDNS) was issued for this proposed action on April 15, 2000. No comments or appeals were received before the established deadline of May 15, 2000. No changes or corrections were made to the City's initial environmental determination. The environmental determination is incorporated by reference as though set forth in full. .. Water and sewer facilities are available from the Lakehaven Utility District and are adequate to serve the proposed development. The expired availability certificates must be renewed with Lakehaven Utility District. It is the applicant's responsibility to secure all necessary water and sewer services from the utility provider. o The site is located in the West Branch Hylebos Creek drainage basin. Surface water facilities will be designed in accordance with the KCSWDM, as well as applicable recommendations of the Executive Proposed Basin Plan for Hylebos Creek and Lower Puget Sound. Public access will be provided by the extension of SW 345~h Place from the eastern property line to the western property line where it will terminate in a temporary cul-de-sac. The temporary cul-de-sac will be located within an easement and will not be public right-of- way. 18th Avenue SW will be extended from the southern property line to SW 345th Place. SW 346th Place will be extended from 21 st Avenue SW to the eastern portion of the site, where it will turn north and terminate at SW 345th Place. Sidewalks will be provided along all lot frontages, except along the temporary cul-de-sac located in Lots 35 and 36. Sidewalks serving adjacent development are located on both sides of SW 345th Place, 21st Avenue SW, and 18th Avenue SW. The sidewalks within the proposed residential subdivision will connect to these existing pedestrian facilities. The applicant has provided for safe pedestrian corridors from the subject site to public school facilities and bus stops. 18th Avenue SW, SW 345th Place, and SW 3464 Place are currently designated as local streets by the FWCP. 21st Avenue is currently designated as an arterial street by the FWCP. Street improvements and right_-of-way widths consistent with applicable City standards are required for all internal roadways and street frontages. Public right of way and the stormwater detention tracts will be dedicated to the City. Hearing Examiner Staff Report Page 14 Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU) 10. 11. 12. 13. 14. 15. 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 FWCC, during development of the site in conformance with FWCC Section 22-1286. The subject site contains 86 significant trees. There are 25 trees propos:ed to be removed with the grading of the subject site for the installation of roadways and utilities. Pursuant to FWCC Section 20-155, the applicant proposes to provide the }equired open space on-site. The on-site open space will be delineated as separate tracts, and owned and maintained by the subdivision property owners. Prior to issuance'of construction permits, the applicant will be required to submit a landscape plan addressing open space, detention tract screening, street trees, tree conservation, and the replacement of significant trees. Required landscape buffers will be delineated as separate tracts, and owned and maintained by the subdivision property owners. 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. RECOMMENDATION Based on review of this application, the environmental record, and pertinent decisional criteria, the Department of Community Development Services recommends approval of the preliminary plat subject to the following conditions: Prior to issuance of construction permits, a landscape plan prepared by a licensed landscape architect, shall be submitted to the City for approval, and shall include the following elements: a. Required ten foot Type III arterial street landscape buffers along the 21s' Avenue SW frontage; b. Open space area landscaping; c. Street trees in planter strips inside plat boundaries along the 21st Avenue SW frontage; d. Significant tree replacement plan; and e. Visual screening of the stormwater infiltration tract from the right-of-way with landscaping and/or fencing. Hearing Examiner Staff Report Page 15 Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU) Prior to final plat approval, the existing structures on Lots 42, 43, and 44, must be removed or relocated to conform to building setbacks requirements as established by the FWCC, or lot lines must be adjusted accordingly. Prior to issuance of construction permits, the applicant shall submit an easement for the temporary cul-de-sac at the western terminus of SW 345~h Place located on Lots 35 and 36 for the review and approval of the Public Works Director. The approved easement shall be noted on the face of the plat and recorded by the applicant. The easement_shall include provisions for extinguishment of the easement when SW 345th Place is extended. Prior to issuance of construction permits, a note shall be added to the face of the plat that required setbacks for structures or improvements on Lots 35 and 36 shall be measured from the edge of the recorded easement for the temporary cul-de-sac at the terminus of SW 345th Place until such time as the easement is extinguished. Prior to issuance of construction permits, the applicant shall revise the plat to locate future permanent cul-de-sac bulb at the terminus of SW 346~ Place at the intersection with 21 st Avenue SW within a separate tract. The applicant shall label the future permanent cul-de- sac bulb tract as "Tract X." Tract X shall include the entire portion of the future permanent cul-de-sac bulb outside of the required 50-foot SW 346th right-of-way that is required for the cul-de-sac to meet City street improvements standards. Tract X shall be dedicated to the City of Federal Way at such future time that SW 345t~ Place is extended to 21st Avenue SW, or at such future time that the City deems necessary for the construction of the permanent cul-de-sac and requests dedication. A note shall be added to the face of plat indicating the purpose, dedication requirement, and dedication timing of Tract X. 6. Prior to final plat approval, the applicant shall provide a financial guarantee in a form and substance acceptable to the City to guarantee the following: a. Design and construction of the permanent cul-de-sac at the intersection of SW 346th Place and 21st Avenue SW, including ali improvements required for the cul-de-sac to meet City street improvements standards; b. Design and removal of the improvements within the to be closed intersection of SW 346th Place and 21st Avenue SW; c. Design and construction of all frontage improvements on 21 st Avenue SW in the area of the to be closed intersection required to meet City street improvements standards; d. Restoration of any disturbed areas outside the permanent cul-de-sac, including Open Space Tract B and Lots 42, 43, and 44; e. Design and removal of the temporary cul-de-sac at the western terminus of SW 345~ Place at the property line of tax lot 242103 9085; f. Design and construction of all frontage improvements required to meet City street improvements standards for the frontages of Lots 35 and 36 on SW 345th Place; g. Restoration of any disturbed areas on Lots 35 and 36 resulting from the removal of the temporary cul-de-sac and the construction of required frontage improvements; and, h. Design and construction of half-street improvements for the extension of SW 345th Place to the shared property line with tax lot 242103 9085. Hearing Examiner Staff Report Page 16 Preliminary Plat of Keller SUB98-0008 (98- i 0394-00-SU) The form and substance of the financial guarantee shall be based on implementation of the above projects in ten years, and current cost estimates for the above projects shall be inflated by a factor of 3.5 percent, compounded annually for the ten year period. Prior to issuance of construction permits, the applicant shall revise the plat to correctly label SW 346a Street to the west of 21st Avenue SW, which is currently incorrectly labeled as "SW 345th Street." Street names shall be added for 16th Avenue SW. Prior to issuance of construction permits, the applicant shall submit design and construction plans for a speed hump on SW 345~ Place, for the review and approval of the Public Works Director. The speed hump shall be designed and located to discourage potential cut-through traffic into adjoining neighborhoods. Prior to issuance'of construction permits, the applicant shall submit design and construction plans for a raised pedestrian crosswalk at the regional BPA trail crossing on SW 344~ Place, for the review and approval of the Public Works Director. 10. Prior to issuance of construction permits, the applicant shall submit design and construction plans for street lighting at the intersection of SW 345~ Place with 15~ Place SW in the vicinity of the Parklane Neighborhood, for the review and approval of the Public Works Director. The street lighting shall be designed and located to enhance overall pedestrian and vehicular safety by increasing visibility. 11. Prior to issuance of construction permit, the applicant shall submit design and construction plans for raised pavement markers along the roadway centerline in the vicinity of SW 346th Place and 16~ Avenue SW, for the review and approval of the Public Works Director. The raised pavement markers shall be located in areas where there is the potential for vehicular traffic to "drift" across the centerline while traversing curves in the roadway. 12. The final plat drawing must establish the required open space areas and arterial street landscape buffers along the 21 st Avenue SW frontage, in separate tracts to be owned in common and maintained by property owners of the residential subdivision, and prohibiting removal or disturbance of landscaping Within the tracts, except as necessary for maintenance or replacement of existing plantings and as approved by the City. The open space and arterial street landscape buffers along the 21 st Avenue SW frontage shall be maintained in a condition consistent with the approved landscape plan pursuant to Recommended Condition No. 1, above. Stormwater conveyance, water quality, and infiltration facilities used to control stormwater runoff from the site shall be located in a stormwater tract dedicated to the City at the time of final plat approval, unless located within improved public rights-of-way. 14. 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. 15. Clearing for the construction of the plat improvements, including roads, stormwater improvements, and utilities, shall be generally consistent with the clearing limits depicted on the Preliminary Grading and Utility Plan that was prepared by the applicant for the preliminary plat process. The clearing limits referenced above are the approximate clearing Hearing Examiner Staff Report Page 17 Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU) 16. limits necessary for road, stormwater improvements, and utility grading, and may be modified with the approval of the Community Development Services and Public Works Departments during final engineering review as required to reflect changes in road, stormwater improvements, and utility designs, if any. The remaining clearing beyond these limits necessary for development of the residential lots shall not be performed until approved permits are issued for development of the residential lots. Prior to final plat approval, all required improvements must be completed or the improvements appropriately bonded, per City code requirements. Design_and construction of plat improvements shall conform to the FWC, 1990 KCSWDM, Hylebos Creek and Lower Puget Sound Basin Plan, and all other applicable codes and regulations. XIII. LIST OF EXHIBITS -' mo D.1-2. E. F. G. Reduced Scale Preliminary Plat of Keller (Full Size Preliminary Plat to Hearing Examiner) Vicinity Map Legal Description Public Comment Letters in Response to Notice of Application Public Comment Letter Received After End of SEPA Comment and Appeal Period April 15, 2000, Mitigated Determination ofNonsignificance (MDNS) Preliminary Technical Information Report, prepared by ESM Consulting Engineers, Revised November 1999 Wetland and Stream Determination, prepared by B-twelve Associates, December 2, 1999 (Note: Although titled for the adjacent proposed Belle Meadow Preliminary Plat, this report includes the proposed Keller Preliminary Plat site.) King County Certificate of Sewer Availability from Lakehaven Utility District, July 2, 1998 King County Certificate of Water Availability from Lakehaven Utility District, July 2, 1998 TRANSMITTED TO THE PARTIES LISTED HEREAFTER: 1. Federal Way Hearing Examiner 2. Applicant: Dick Schroeder, Happy Valley Land Company 3. Agent/Project Engineer: Stuart Scheuerman, ESM Consulting Engineers Document ID #11478 Hearing Examiner Staff Report Preliminary Plat of Keller Page ! 8 SUB98-0008 (98-10394-00-SU) Exhibit A: Reduced Scale Preliminary Plat of Keller (Full Size Preliminary Plat to Hearing Examiner) HAPPY VALLEY LAND COMPANY, EEC KELLER PROPERTY ESM ~ r¢¢,,~,, u..¢... ,Z HAPPY VALLEY LAND COMPANY, LLC KELLER pROpERTY I ! { I I I I F.l{ T AVE §W 1 I \ \ . \ \ \ \ I I o m HAPPPY VALLEY LAND COMPANY, LLC KELLER PROPERTY w*,v PRELIMINARY GRADING AND UIqUTY Pt~N I /",~ I I i I ~ I i I!11 ? i ! ~ [ ~ : ~ I '[ ,,r, ." I ~.'' &. I I1 'l ~ ' : I J: [ 'J I I il Il i. W i.'..' :\' '" ~' ~i~_. ,,' '" ........ : .... . i ~'~ ! ~,.., ~, ".. ' ..., I Landscape PlanKeller Prope~ :[[1[[[~ :~~[",, Ropermhe~ ~itmuresite HappyV.lley~ ~m~nyLLC Company .,ill:, Exhibit B: Vicinity Map S.Wo $,W, 336th PUGET SOUND .............. .'.'CITY. OF.'.'. y '< COMMENCEMENT BA 320th ~ITE S. 348th ST. J SEA-TAC VICINITY MAP Not To Scale E~NglNEERQ LLC I~l~lq~l Prol~'~ ~0~'~ JOB NO. DRAWING NAME : DATE : DRAWN : 770-01-970 VICINITY 10-15-98 SLS Exhibit C: Legal Description LEGAL DESCRIPTION TAX LOT NO.(S) 24210,3-9021. 242103-9022, 242105-9056 PARCEL A: THE SOUTH HALF OF THE SOUTH HALF OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 24, TOWNSHIP 21 NORTH, RANGE 3 EAST, WlLLAMETFE MERIDIAN, IN KING COUNTY, WASHINGTON: EXCEPT THE WEST 205 FEET ThE~(EOF; TOGETHER WITH AN EASEMENT FO;-~ INGRESS, EGRESS AND UTIUTIES OVER, UNDER AND ACROSS THE rIORTH 30 FEET OF THE WEST 205 FEET OF THE SOUTH HALF OF THE SOUTH HALF OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 24; EXCEPT THE WEST 30 FEET FOi~ ROAD. PARCEL 13: THE EAST HALF OF THE NORTh ~tALF OF THE SOUTH HALF OF'THE NORTHEAST QUARTER OF TilE SOU FHEAST QUARTER OF SECTION 24, TOWNSHIP 21 NORTH, RANGE } ~ST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON. PARCEL C: THE WEST HALF OF THE NORTH HALF OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 24, TOWNSHIP 21 NORTH, RAROE } £~.ST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON: EXCEPT THE WEST 30 FEET FOr< Exhibits D. 1-2: Public Comment Letters in Response to Notice of Application CI~Y Uk F~DkKHL OHY City of Fed. eral Way 33530 - 1st Way South Federal Way, WA 98003 A~teation: CArey Roe Rick P~ez Treat Ward Deb Barker Greg Moore HUb ll;:)Z NO.UU1 K.UI RECEIVED JAN 21 1999 FEDERAL WAY PUBIAC WORI~ AI)M~~ION DM$!ON To Whom It May Concern: la reference to proposed preliminar~ plat (File # SUB98_0008) File #Sep 95-00~5. My husband and I arc home, owners on tot #1 g in Parklane Estates Division II. The thought ofaay added traffic to our narrow streets is unthinkable. If you park two cars opposite each other on the slreei you can't get anything but a Volks-;vagen bug betw~ them provided they park half on the sidewalk. We would like to suggest, you extend either 18th Av~. SW or 19th Ave, SW through to the deveAopment ~ they can take advantage of the new traffic light at 344th Place SW going in soon on 21 st Ave. We would also like to keep a buffer behind our homes betwoert the greenbdt, under the power lines, to the park and ride. Tiffs could be a mulfiomod¢l bike trail, walking, jogging, for the citizens in our entire area. Can't you just aec ua doing our da/~y exerdse to and from the Park & Ride? Eve~ to shopping close by. We also have no streetlights in our neighborhood. We have many young ohildren playing ia our streets and many schoolchildren, e.q~,~/ally going to She~vood Forest Elementary at the top of our hill. The BPA trail in our frae/is unmarked and ve~ dangerous, for people ero~shg on 14th Way. We don't like to seem un-neighborly, but our su'eeta are illegally narrow and unlighted and physically unable to handle any added traffic. It's just too dangerous. Thank you for your considerations and please let us know when the next public hearing is in advanea. Sincerely, Robert & Connie Winebrenner REOEtVEO BY fNf~TY DFVF. I. flPMF. NT JAN 2 ~ 19,99 CITY OF FEDERRL ~RY ID :256-661-4048 HUI~ lb'OU PAI[q~LANE ESTATES DXVZSZON HOME OWNER~ ASSOCIATION 345;07 - :tSt~ PLACE SW FEDERAL WAY~ WA 98023 11 City of Federal Way 33530 - Ist Way Federal Way, WA Attenlion: Marion Hess Ri~ Perez Trent Ward Deb Barker Itt reference to proposed preliminary pt~t (File # SUBgS-OOO$) (Sepa) File #Sep 98-0045 The forty-two home owae~ ofP-~rklane Estat~ Division IL and represent~ by the home owners Association of Paddane Estates Division 11 with addres.~es known as 14th Way SW, SW 344th Pi, lSth Q SW, lSth PI SW. and 345th PI, 98023 are hereby request~ constdemion to revise the above propo~ subdlvisio~ O~r request is as foHowr. (please see copy ofrev~ion included,) 1. Per our request, you v,4Jl note that SW 345th PI does not become a through street into Parklane Estates Division II from proposed plat. 2. Per our request, BW 346th P! becomes a permanem access to 21~t Ave SW. 3. Per our request, n minimum of a 15 foot wide open space, green area, or cushion between iota, 16, 17, 18 19, 20 of proposed plat and tots 20, 21, 22 of the homes in Parldane Estates Division II. 4. Per edt request, · small adjustment (per copy) as to how these'lots could I~ rearranged and yet meintsin the same amount of homes. Our concern is that the reality of openlng up SW 345th PI u · short cut to 21st Ave SW will, infact, create a safety hazard and immeasurable traffic flow through Paddane Estate~ Division IL--- Vd!ic, J~ west of 21st Ave SW will use us u a short oat. Vehldes Item Campus Highlands ed Parklanc. ~tatcs Division I ~ u~o us ~ a ehgrt cut. Our measurable actual ddvin~ asphalt is only 2~ foet wide at its widest point, and 10 feet netrowet'~e~ ~he streets through Campu~ liighlands. Quite frankly, our streets are not wide enough to accept the speeding traJ~ flow that this va'Il create. Also consider the amount of hazardous traf~ flow past Sherwood Forest Elementary School. I~ .UL · - RECEIVED BY ~U~UNFFY DEVELODUFJ~ DEPAI~TUENT JAN 14 1999 By opening up SW 3.4Sth PI into Parldane Estates Divisioti II and onto 1Sth PI SW0 please consider, the creation 0f:.th,o:following hazards. I. Children walking to and from school, 2. The B.P.A. Trail that crosses 14th Wa}, SW with no designated ~osswalk, Which has recently re.suited in a major ~tccident and already in a hazardous location. Please see th_is for yourself. · 3. Enormous increas~ in short outdng speeding traffic on our narrow streets. - 4. Tho d~fficulty and hazard ot'baoking out ol'our driveways. 5. l~_have no_ street lighis. This Will become an enormous hazard on the cu~ed down. hill section of'344th PI and at the south end of 15th Pi SW. The environmental impae!, of noise created by no I~s than an added 250 or more cars per day. 7. Added traffic - short cutting past. Sherwood Forest Elementary School. $. Added traffic flow t.hrough Campus Highlands, and we all know they already have a major traffic problem. Along with various other concerns, tl~at we would like 1~ express at the Public Hearing,. we expect to have notloe of. Another concern is narrowing down SW 345th PI from Parldane Estates Division H into the proposed subdivision. Il'our str~s are only 28 feet wide and by narrowing it down by half, this leaves. 14 foot or' .driving asphalt. Isn't oode 20 feet? The solution would be to keep. SW :145th Pi closed,.open $W 346th PI o.f proposed plat to peamane~t access to 21st Ave SW. Mr. ltazem El-As.sar stated that this idea would create safety-hazard. The solution would be a trat~ iil~h~ We ask, ii'you are truly concerned about satrety, please consider our proposal. Think about Sherwood Forest Elementary School and all other concerns expressed. We are s'uaply not able to safely absorb this increase oftraffio flow throullh our neishborhood. Please also ezmsider the. continuance ora buffer.cushion-or open space area between the homes of ! 5th Pi SW and the new development. Uk ~LULKHL WHY IU:ZbJ-bbl-4U4~ HUb lb'UU 11:b0 NO.UU1 I-' .U/4 This proposal will not only serve to be an environmentally sound idea'by you, but will also prove to keep both neighborhoods unique, safe and beautifol, We thank you in ~dv~tc~ fo~ your cx)rmidenttion. Federnl Wsl/, *WA 95025 Parldane Estates Division II I Archite~mrsl Con~rol Committee and the Home Owners of Patldane F. states Division II President ofParklsne Eslates Division II Home Owners Association - ct'5"11 s'pI- S.t.d. Ut- ~ LIJLKHL ,.... HUb lb'UU ~ J;OolO,O0 S 11 :bO NO.UU1 K.Ub ~ " Exhibit E. Public Comment Letter Received After End of SEPA Comment and Appeal Period Dear City of Federal way, My name Is Katarina An&ess, I'm 13 years old. I live In Federal way WA. Where I live is somewhere I never lived before. It's the trees. Your probably thinking why would a 13 year old care about trees. Well I do care! Those trees are what makes our neighborhood so special. Those trees will be cut down and turned into 42 houses on that property. Not only that they are making a road that goes right bet?een where I live and where my next door neighbor hves. That road will be going through the most busiest street ever, 21 st street. Not only that we have so many httle kids I hate to see one of them get hit by a car. How, where, are they going to play? Surely I don't know! . What I'm trying to say is don't cut down the trees. When your cutting down the trees it's not for the better it's for the worst. I could go around my neighborhood and get signatures but I won't because it won't matter to you. Also there are many ways that you can build those houses and still save the trees, and give people the privacy that they want. Because I know everyone likes there own privacy. I like privacy, and I know you do to. I don't want people looking at me in the kitchen or when I sit in our back porch. I came up with an example: We have a green belt with power lines and we have a nice walk path. Why don't you finish that path and put it along the fence line. There should be a place that people can walk and enjoy the forest behind us and look at the many animals. We have so many birds, squires, and owls. Even coyotes and hawks. I know it's progress and I also know it's money. But what I don't know is where are the animals going to go? Animals and humans have feelings. Those feelings should be heard. And something should happen. That's what I'm doing. Thank you for your time. Sincerely, Katarina Andress 34507 15th PL SW Federal way WA 98023 RFCFtx, I[B BY Exhibit F: April 15, 2000, Mitigated Determination ofNonsignificance (MDNS) CITY OF~ '~/~iFF~~' 33530 1ST WAY SOUTH (253) 661-4000 FEDERAL WAY, WA 98003-6210 MITIGATED ENVIRONMENTAL DETEIEMINATION OF NONSIGNIFICAi CE KELLER SUBDMSION Application No: SEP98-0045 (98-103944) Description of Proposal: The applicant proposes to subdivide approximately 14.03 acres into 47 single-family residential lots. The proposal includes construction ora road system, utilities, stormwater facilities, street frontage improvements, and other related infrastructure to serve the proposed residential lots. Vehicular access will be provided from 21~ Avenue SW, 18~ Avenue SW, and SW 345~ Place. Proponent: Dick Schroeder, Happy Valley Land Company, Applicant Stuart L. Scheuerman, ESM Consulting Engineers, Agent Location: The subject property is located in the City of Federal Way. The subject property is located on the east side of the 34600 block of 21~ Avenue SW. Lead Agency: City of Federal Way City Contacts: Tim McHa~g, Contract Planner, 206-297-2106 Greg Fewins, Principal Planner, 253-661-4108 The responsible Official of the City of Federal Way hereby makes the following decisions based upon impacts identified in the environmental checklist, the Federal Way Comprehensive Plan, and other municipal policies, plans, rules, and regulations designated as a basis for exercise of sabstantive authority under the Washington State Environmental Policy Act Rules pursuant to the Revised Code of Washington (RCg0 43.21 C.060: The lead agency for this proposal has determined that the proposed action does not have probable significant adverse impact on the environment and au Environmental Impact Statement (ELS) is not required under RCW 43.2 IC.032(2Xc), only if the following conditions are met. This decision was made after review ora completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. FINDINGS OF FACT The applicant proposes to subdivide approximately 14.03 acres into 47 single-family residential lots. The proposal includes construction of a road system, utilities, stormwater facilities, street frontage improvements, and other related infrastructure to serve the proposed-residential lots. 2. Vehicular access to the site is proposed to be provided from 21~ Avenue SW, 18-~ Avenue SW, and SW 345a Place. A September 1998 Traffic Impact Analysis (TIA), was prepared by Heath and Associates for the proposed development. The TIA was supplemented by a December 7, 1999, traffic letter prepared by Gibson Traffic Constiltants, and August .19, 1999, and January 11, 2000, traffic letters prepared by Heath & Associates. The study and supplemental information identifies transportation impacts and recommends mitigation measures associated with the development. The proposed development will generate approximately 517 average weekday daily trips, with an estimated 55 PM peak hour trips. Traffic generated from the proposed development will impact two Transportation Improvement Plan (TIP) projects with more than 10 PM peak hour trips. The project proponent:will be required to either construct the planned TIP projects, or provide pro-rata share contributions toward the proposed improvements to mitigate traffic-generated impacts from the proposed development. The city's Public Works Department reviewed and concurred with the conclusions of the TIA and supplemental information. The traffic impacts identified in the analysis will be appropriately mitigated by implementation of mitigation measures proposed by the applicant and the required mitigation measures. 5. The Final Staff Evaluation for Environmental Checklist, File No. SEP98-0045, is hereby incorporated by reference as though set forth in full. CONCLUSIONS OF LAW 1. ProvMe a safe, efficient, convenient, and economic street system with sufficient capacity to move people, goods, and services at an appropriate level of service. The City shall develop and adopt policies for the construction, reconstruction, maintenance, and preservation of new and existing facilities, such as gravel and substandard streets. (TG2, Federal Way Comprehensive Plan [FWCP]) ' Identify and implement changes to the transportation system which reduce reliance on the single occupant vehicle. Support state, regional, and local visions and policies. (TP9, FWCP) Establish a Level of Service (LOS) standard based on a planning methodology using vehicle miles traveled (YMT) congested to measure the LOS citywide, and an operation methodology for development impact, mdigation corridors, and intersections based on a LOS equal to E or v/c less than or equal to O. 9. TP 16, FWCP) MDNS Page 2 Keller SubdivisioWSEP984X)45 (98-103944) o Structure the City's improvement program to strategically place increments of public and private investment that complement the multimodal vision of the plan. This should include "matching" improvements to supplement the efforts by other agencies to provide HOt/and transit facilities. (TP32, FWCP) Arterial HOV improvements will be constructed along key corridors to improv~ floW and encourage use of these more ef~cient modes. (TP41, FWCP) - Ensure that City facilities and amenities are ADA compatible. (TP51, FWCP) Work to extend the existiqg system of Mdewalks, bikeways, and equestrian ways in the City to provide safe access to public transit, neighborhood and business centers, parks, schools, public facilities, and other recreational attractions. (TP52, FWCP) If allowed by applicable law, development inside and outside the City shouM be required to provide their fair share of onsite and offsite improvements. (HP7, FWCP) CONDITIONS The applicant shall either: a. Construct the following impacted Transportation Improvement Plan project as required by the Public Works Department, prior to building occupancy; or; b. Contribute the project's pro-rata share of the construction cost of the following TIP project prior to issuance of building permits: TIP Project Description Project Total PM Pro-Rata TIP Mitigative Impact Peak Hour Share Project Fee Volume Cost !. S 356~ Street- 1~ Avenue S 17 trips 1562 trips !.09% $7,205,000 $78,400 to SR99: Widen to five lanes 2. 21~ Avenue SW/SW 357a 33 trips 2279 trips 1.44% $750,000 $10,900 Street: SW 356a Street - 22~a Avenue SW: Extend two lane connector TOTAL ,$89,300 The applicant shall design and construct a southbound left turn storage bay to provide the required channelization and storage for the intersection of 2 I st Avenue SW and SW346th-Place. Before civil plan approval, the applicant shall submit calculations and design for the left turn storage bay for the review and aPproval of the Public Works Traffic Division. Channelization, striping, and construction notes addressing the new channelization plans shall include existing stripe removal and the terminus/extent of construction as required by city standards. Such modifications shall be prepared and stamped by a licensed civil engineer registered in the State of Washington. The applicant shall dedicate the right-of-way required for construction oi~ the southbound left turn storage bay. Before issuance of Final Plat Approval, the applicant shall construct the southbound left turn storage bay consistent with the approved channelization plans. : MDNS Page 3 Keller SubdivisioWSEPg8-0045 (98-103944) The applicant shall design and construct all necessary traffic calming devices to mitigate neighborhood traffic impacts in coordination with neighborhood groups and in compliance with city requirements. These devices may include speed humps, traffic circles, chicanes, curb extensions, signs, pavement markings, or any other device proposed by the applicant and/or neighborhood residents and approved by the Public Works Director. Before issuance of Prelitninary Plat Approval, the applicant shall submit plans for the traffic calming devices for the review and approval of the Public Works Traffic Division. The plans shall be prepared and stamped by a licensed civil engineer registered in the State o£ Washington. Before issuance of Final Plat Approval, the applicant shall construct the traffic calming devices consistent with the approved plans. This MDNS is issued under the Washington Administrative Code (WAC) 197-11~355. The lead agency will not act on this proposal for 14. days from the date of issuance, pending a public comment period. Comments must be submitted by 5:00 p.m. on May 1, 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. Appeals must be submitted by 5:00 p.m. on May 15, 2000. Responsible Official: Position/Title: Address: Signature: __ Stephen Clifton, AICP Director of Community Development Services 33530 First Way South, Federal Way, WA 98003 Date Issued:. April 15, 2000 L :~--~ DOD(O.S~ AVEk 17898229.DOC MDNS Page 4 Keller Subdivision/SEP98-O045 (98-103944) Exhibit G: Preliminary Technical Information Report, prepared by ESM Consulting Engineers, revised November, 1999 PRELIMINARY TECHNICAL INFORMATION REPORT for KELLER SUBDIVISION Prepared for Happy Valley Land Company, L.L.C. P.O. Box 1324 Issaquah, WA. 98027 Federal Way PRE98-0017 ESM, Consulting Engineers, L.L.C. No. 770-01-970-006 October 1998 Revised November 1999 llesm-jobs/770/0 !/documents/770-01 r2.doc ~PfR£S 3/3/~~ TABLE OF CONTENTS PAGE I. Project Overview Vicinity Map - Figure 1 a Project Overview Review of 7 Core Requirements and 12 Special Requirements of 1990 KCSWDM Summary 1 2 3 - 4-6 6 II. Preliminary Conditions Summary 7-11 IH. Off-Site Analysis Level One Downstream Analysis 12-14 IV. Retention / Detention Analysis and Design Onsite Drainage Basins 15-23 V. Special Reports and Studies 24-25 VI. Erosion / Sedimentation Control Design 26-27 Appendix Waterworks Upstream Drainage flows Wallet: Overall Drainage Map SECTION I PROJECT OVERVIEW 1 , ". '.'.-.'. '. '. -. .J_. ,.~r~.-v.-.-..v.- ....... ~ s.w. 3,6th "SITE -~'. ~ ~,,-,~:~.............:.,~ ..~oe, sm. ,,, .7 X,.~ ~ I J PUGET SOUND ~,X~~-~;~-i.i-~ i:.'.. '~ ,/~ "% ! I ~ .... L;I [ ~' .U{- ........ .,.,i'll S 34 ...... ~~...-~ :...-,+.. .~ , ,, ~T/ //_%.~ VICINITY MAP Not To Scale CONSULTING 7'20 South 348th Street Fe4~a~ Way, Washington1 98003 (253) 838-6113 ENGINEER8 ccc I~1~1,~1 JOB NO. DRAWING NAME : DATE : DRAWN : 770-01-970 VICINITY 10-15-98 SLS SECTION I PROJECT OVERVIETM The proposed project Keller Subdivision, is located east of 21st Ave. SW, north of SW 347~ Street and west of 15th Place SW (see vicinity map Figure l-A), containing approximately 13.9 acres. The north side of the site abuts undeveloped land, the south and east sides abuts residential subdivisions, and the west side abuts 21st Ave SW and than an apartment complex. - The majority of the site is under 10% slopes. There is a small area, about 1,500 s.f. that is about 50% (this area appears to be an old "man-made" road-cut). The area immediately around this slope, which does not appear to be disturbed, has slopes around 25%. The site is covered with mostly young conifer and deciduous trees. There are a few existing buildings, some will be demolished during initial road and utility construction but the residential house will stay until the resident moves. This site is in the WH-15 drainage basin of the Panther Lake Drainage Basins. (See Surface Water Management Plan, Phase I). Although this site is within the Panther Lake Regional Detention Facility Basin, it is too far away to utilize it. So the project will provide an on-site infiltration facility using the BW-2 West Branch Hylebos Basin design requirements. The site will provide water quality treatment utilization a biofiltration swale. The off-site flows coming onto the site from a drainage line from the south will be collected and piped through the site and connected to the proposed 48" stormline under the new 344th St. S. being built with the Park & Ride Project. Review of 7 Core Requirements and 12 Special Requirements of 1990 KCSWDM We have reviewed the Core and Special Requirements in Chapter No. 1 of the' King County Surface Water Design Manual (KCSWDM), and offer the following comments: Core Requirement No. 1 - Discharge at the Natural Location Currently the majority of the site drains to the northwesterly portion of the site. From this point flows continue north in a large undefined drainage swale. The proposed project will continue to discharge at this northwesterly section of the site. Core Requirement No. 2 - Offsite Analysis, An offsite analysis is required for this site because more than 5,000 square feet of impervious area is being proposed. Please refer to the Level One Drainage Analysis in this report for a more descriptive narrative of the downstream conditions. Core Requirement No. 3 - Runoff Control The proposed design contains more than 5,000 square feet of impervious area that is subject to vehicular use; therefore, on-site biofiltration is required. The on-site facility shall be designed to conform to the King County Surface Water Design Manual 1990 and the City of Federal Way worksheet. The geotechnical report indicated that infiltration is possible on this site. This method of runoff control will be utilized as much as possible. Core Requirement No. 4 - Conveyance System As part of the final engineering design for this project, it will be required to demonstrate that the runoff form the 100-year/24-hour storm can be conveyed downstream per Core Requirement No. 2. Core Requirement No. 5 (Erosion / Sedimentation Control), No. 6 (Maintenance and Operation), and No. 7 (Bonds and Liability) Will apply during the final design review. .Special Requirement No. 1 - Critical Drainage Area This project does lie within the Hylebos Creek and Lower Puget Sound Basin Plan, the "West Branch". This project shall conform to the recommendations of this plan and the City of Federal Way's recommendations. .S. pecial Requirement No. 2 -Compliance with an Existing Master Drainage Plan Does not apply. .Special Requirement No. 3 - Conditions Requiring a Master Drainage Plan Does not apply. .Special Requirement No. 4 - Adopted Basin or Community Plans The project does lie within the Hylebos Creek and Lower Puget Sound Basin Plan. This project shall conform to the recommendations of this plan and the City of Federal Way's recommendations. .Special Requirement No. 5 - Special Water Quali .ty Controls The site will collect runoff f~om more than one acre of impervious surface that will be subject to vehicular use so a wet pond, wet vault or water quality swale will be required. ~Special Requirement No. 6 - Coalescing Plate/Oil Water Separators The site has less than 5 acres which is subject to vehicular use therefore this requirement does not apply. Special Requirement No. 7 - Closed Depression Does not apply. .Special Requirement No. 8 - Use of Lakes~ Wetlands~ or Closed Depressions for Peak Runoff Control Does not apply. 5 .Special Requirement No. 9 - Delineation of 100-Year Floodplain The 100-year floodplain does not enter this site. Special Requirement No. 10 - Flood Protection Facilities for Type 1 and 2 Streams Does not apply. .Special Requirement No. 11 - Geotechnical Analysis and Report A geotechnical review of the site will be required in the design phase. .Special Requirement No. 12 - Soils Analysis and Report A Soils Analysis and Report will be part of the overall submittal to the City of Federal Way. Summary, The storm water runoff will be collected from the buildings,' streets and landscaped areas, and conveyed through a pipe system to an storm water quality biofiltration facility than onto an infiltration facility. This site will have an infiltration facility sized to the Hylebos Creek and Lower Puget Sound "BW-2" recommendations. The onsite soils are the Alderwood Series, which are normally poor soils for infiltration. However the Geotechnical Report indicates that under a thin till lense there is a sufficient sand and gravel layer for infiltration. The standards to be followed are per the 1990 King County Surface Water Management Design Manual, along with recommendations by the City of Federal Way. 6 SECTION II PRELIMINARY CONDITIONS SUMMARY 7 SECTION II PRELIMINARY CONDITIONS SUMMARY The King County Soils Survey by the US Soils Conservation Services (1973) generalizes the soils in the vicinity of this project as being Alderwood Series, AgB and..AgC. These soils are made up of moderately well drained soils that have a weakly consolidated to strongly consolidated substratum at a depth of 24 to 40 inches. These soils are on uplands. Figure IIA shows the soil mapping, which comes from the King County Area Soils Survey by the US Soils Conservation Service. 8 ~ A~C AmC I '1_8 -' ' t'~'" ~c -'" " ' -I '~.Sk I: Trader Some areas are up to 30 percent included soils that are similar to this soil material, but either shallower or deeper over the compact substratum; and some areas are S to 10 percent very gravelly Everett soils and sandy Indianola soils. Runoff is medium, and the erosion hazard is moderate to severe. This soil is used for urban development. Ca- pability unit IVe-2; woodland group 3d2. Arents, Everett material (An).--This is a level to gently sloping, dark-brown gravelly or very gravelly sandy loam. It is very similar to Everett gravelly sandy loam (see Everett series), but it has been disturbed and altered through urban de- velopment. ~ulticolored very gravelly coarse sand is at a depth of 8 to 40 inches. Areas are common- ly rectangular in shape, and range from 1 to 120 acres in size. Representative profile of Arents, Everett mate- rial, in a homesite, 440 feet west and 100 feet north of the center of sec. 11, T. 24 N., R. 6 E.: 0 to 8 inches, dark-brown (7.SYR 3/4) gravelly sandy loam, brown (7.SYR 5/4) dry; massive; soft, very friable, nonsticky, nonplastic; few roots; 30 percent gravel content; slightly acid; clear, smooth boundary. 8 to 14 inches thick. 8 to 60 inches, grayish-brown and light olive-brown (2.5Y 5/2 and 5/4) very gravelly coarse sand, light gray and light yellowish brown (2.5Y 7/2 and 6/4) dry; single grain; loose, nonsticky, nonplastic; few roots; 55 percent gravel and 10 percent cobblestone content; medium acid. The upper part of the soil ranges from dark brown to olive brown and from gravelly sandy loam to very gravelly loamy sand. The substratum ranges from black to olive brown. This soil is somewhat excessively drained. The effective rooting depth is 60 inches or more. Permeability is rapid, and available water capacity is low. Runoff is slow, and the erosion hazard is slight. This soil is used for urban development. Ca- pability unit IVs-1; woodland group Beausite Series The Beausite series is made up of well-drained soils that are underlain by sandstone at a depth of 20 to 40 inches. These soils formed in glacial deposits. They are rolling to very steep. Slopes are 6 to 75 percent. The vegetation is alder, fir, cedar, and associated brush and shrubs. The annual precipitation is 40 to 60 inches, and the mean annual temperature is about SO° F. The frost-free season ranges from 160 to 190 days. Elevation is 600 to 2,000 feet. In a representative profile, the surface layer and the upper part of the subsoil are dark-brown to dark yellowish-brown gravelly sandy loam that extends to a depth of about 19 inches. The lower part of the subsoil is olive-brown very gravelly sandy loam. Fractured sandstone is at a depth of about 38 inches. Beausite soils are used for timber and pasture. Some areas have been used for urban development. Beausite gravelly sandy loam, 6 to 15 percent ~ (BeC).--Areas. of this soil are' 20 acres or more in size. Slopes are long and convex. Representative profile of Beausite gravelly sandy loam, 6 to IS percent slopes, in woodland, S70 feet south and 800 feet east of the northwest corner..of sec. 29, T. 2(N., R. 6 E.: 01--2 inches to 1/2 inch, undecomposed leaf litter 02--1/2 inch to 0, black (10YR 2/1) decomposed leaf litter. Al--0 to 6 inches, dark-brown (10YR 3/3) gravelly sandy loam, brown (10YR S/3) dry; weak, fine~ granular structure; soft, very friable, nonsticky, nonplastic; many roots; slightly acid; clear, wavy boundary. S to 7 inches thick. B21--6 to 19 inches, dark yellowish-brown (10YR 4/~ gravelly s~ndy loam, light yellowish brown (iOYR 5/4) dry; massive; soft, very friable, nonsticky, nonplastic; many roots; slightly acid; clear, irregular boundary. 10 to 15 inches thick. B22--19 to 58 inches, olive-brown (2.5Y 4/4) very gravelly sandy loam, light yellowish brown (2.5Y 6/4) dry; massive; soft, very friable, nonsticky, nonplastic; common roots; medium acid; abrupt, irregular boundary. IIR--38 inches, fractured sandstone; medium acid. The A horizon ranges from very dark grayish brown to very dark brown and dark brown. The B horizon ranges from dark grayish brown to dark yellowish brown and olive brown. It is gravelly and very gravelly sandy loam and gravelly loam. Depth to sandstone ranges from 20 to 40 inches. Some areas are up to 20 percent included Alder- wood soils, which have a consolidated substratum, and Ovall soils, which are underlain by andesite; some are up to S percent the wet Norma and Seattle soils; some are up to S percent Beausite soils tha have a gravelly loam surface layer and subsoil; an some are up to 10 percent soils that are similar t Beausite soils, but are more than 40 inches deep over sandstone. 'Roots peneSrate easily to bedrock and enter a few cracks in the bedrock. Permeability is moderately rapid. Available water capacity is low Runoff is medium, and the hazard of erosion is moderate. This soil is used for timber and pasture and fo urban development. Capability unit IVe-2; woodlan group 3d2. Permeability is moderately rapid in the surface layer and subsoil and very slow in the substratum. Roots penetrate easily to the consolidated substra- tum where they tend to mat on the surface. Some roots enter the substratum through cracks. Water moves on top of the substratum in winter. Available water capacity is low. Runoff is slow to medium, and the hazard of erosion is moderate. This soil is used for timber, pasture, berries, and row crops, and for urban development. Capabilit. y unit IVe-2; woodland group 3dl. Alderwood gravelly sandy loam, 0 to 6 percent slopes (AgB).--%q~is soil is nearly level and undulating. It is similar to Alderwood gravelly sandy loam, 6 to iS percent slopes, but in places its surface layer is 2 to 3 inches thicker. Areas are irregular in shape and range from 10 acres to slightly more than 600 acres in size. Some areas are as much as iS percent included Norma, Bellingham, Tukwila, and Shalcar soils, all of which are poorly drained; arid some areas in the vicinity of Enumclaw are as much as 10 percent Buckley soils. Runoff is slow, and the erosion hazard is slight. This Alderwood soil is used for timber, pasture, berries, and row crops, and for urban development. Capability unit IVe-2; woodland group 3d2. Alderwood gravelly sandy loam, iS to 30 percen~ slopes (AgD).--Depth to the substratum in this soil varies within short distances, but is c~ommonly about 40 inches. Areas are elongated and range from 7 to about 2S0 acres in size. Soils included with this soil in mapping make up no more than 30 percent of the total acreage. Some areas are up to 25 percent Everett soils that have slopes of 1S to 30 percent, and some areas are up to 2 percent Bellingham, Norma, and Seattle soils, which are in depressions. Some areas, especially on Squak Mountain, in Newcastle Hills, and morth of Tiger Mountain, are 2S percent Beausite and Ovall soils. Beausite soils are underlain by sandstone, and Oval l soils by andesite. Runoff is medium, and the erosion hazard is severe. The slippage potential is moderate. This Alderwood soil is used mostly for timber. Some areas on the lower parts of slopes are used for pasture. Capability unit Vie-2; woodland group 3dl. Alderwood and Kitsap soils, very steep (AkF).-- This mapping unit is about SO percent Alderwood gravelly sandy loam and 2S percent Kitsap silt loam, Slopes are 2S to 70 percent. Distribution of the soils varies greatly within short distances. About iS percent of some mapped areas is an included, unnamed, very deep, moderately coarse textured soil; and about 10 percent of some areas is a very deep, coarse-textured Indianola soil. Drainage and permeability vary. Runoff is rapid to very rapid, and the erosion hazard is severe to very severe. The slippage potential is severe. These soils are used for timber. Capability unit VIIe-1; woodland group 2dl. Arents, Alderwood Material Arents, Alderwood material consists of Alderwood soils that have been so disturbed through urban- ization that they no longer can be classified with the Aldezwood series. These soils, however, have many similar features. The upper part of the soil, to a depth of 20 to 40 inches, is brown to dark- brown gravelly sandy loam. Below this is a grayish- brown, consolidated and impervious substratt~n. Slopes generally range from 0 to IS percent. These soils are use~ for urban development. lrents, Alderwood material, 0 to 6 percent slopes {AmB).--In many areas this soil is level, as a result of shaping during construction for urban facilities. Areas are rectangular in shape and range from S acres to about 400 acres in size. Representative profile of Arents, Alderwood material, 0 to 6 percent slopes, in an urban area, 1,300 feet west and 3S0 feet south of the northeast corner of sec. 25, T. 2S N., R. S E.: 0 to 26 inches, dark-brown (10YR 4/3) gravelly sandy loam, pale brown (10YR 6/3) dry; massive; slightly hard, very friable, non- sticky, nonplastic; many roots; medium acid; abrupt, smooth boundary. 23 to 29 inches thick. 26 to 60 inches, grayish-brown (2.SY S/2) weakly consolidated to strongly consolidated glacial till, light brownish gray (2.SY 6/2) dry; common, medium, prominent mottles of yellowish brown (IOYR S/6) moist; massive; no roots; medium acid. Many feet thick. The upper, very friable part of the soil extends to a depth of 20 to 40 inches and ranges from dark grayish brown to dark yellowish brown. Some areas are up to 30 percent included soils that are similar to this soil material, but either shallower or deeper over the compact substratum; and some areas are S to 10 percent very gravelly Everett soils and sandy Indianola soils. This Arents, Alderwood soil is moderately well drained. Permeability in the upper, disturbed soil material is moderately rapid to moderately slow, depending on its compaction during construction. The substratum is very slowly permeable. Roots penetrate to and tend to mat on the surface of the consolidated substratum. Some roots enter the substratum through cracks. Water moves on top of the substratum in winter. Available water capacity is low. Runoff is slow, and the erosion hazard is slight. This soil is used for urban development. Ca- pability unit IVe-2; woodland group ~d2. Azents, Alderwood material, 6 to 1S percent slopes (AmC).--~is soil has convex slopes. Areas are rectangular in shape and range from 10 acres to about 4S0 acres in size. 10 SECTION III OFF-SITE ANALYSIS 12 SECTION III OFF-SITE ANALYSIS This project is within the Hylebos Creek and Lower Puget Sound adopted basin plan. The following is a Preliminary Level I Downstream Analysis which looks at. the drainage system ¼ mile downstream of the site along with the five tasks outlined under the Level 1 Downstream Analysis within the 1990 KCSWM. (See Overall Drainage Map in Appendix). The five Tasks are: Task 1 - Study Area Def'mitions and Maps Task 2 - Resource Review Task 3 - Field Inspection Task 4 - Drainage System Description and Problem Screening Task 5 - Mitigation Task 1 - Study Area Definitions and Maps Within this report there is an overall drainage map showing the project site and the downstream path. Along with the review of this overall map, a closer review of the Park & Ride Site and Fred Meyer construction drawings was conducted. Task 2 - Resource Review A review of Federal Way's Comprehensive Surface Water Management Plan, Phase I, Chapter 6, Panther Lake was conducted. Within this report there is a problem area identified (Problem Area 4) south of the Fred Meyer store. This report predicts that Structure WH15T0040 that drains WH15 will overflow, causing minor flooding during the 25 - year event with existing development conditions. (See page 6-4 in Appendix). Task 3 - Field Inspection A site inspection was done in 1998 and June 30, 1999. When the original field inspection was completed in 1998, there was only a drainage swale between this site and Fred Meyer site (almost 2,000 feet north) along with one 12" driveway culvert. See Task 4 below for current conditions. Task 4 - Drainage System Description and Problem Screening Upstream: The majority of the upstream off-site flows discharging onto this site come from an existing 36" storm line near the middle of the south property line. The flows to this storm line drain most of the upstream drainage basin (see overall drainage map). There are about 220 acres in the overall basin. Of this, about 90 acres drains to this 13 line. However within the Upstream area there are at least three detention ponds that control some flow (see overall drainage map). The preliminary flow calculations below conservatively disregard the detention systems. The upstream area contains about 46% impervious surfaces (or 41 acres) and about 49 acres of pervious surfaces flowing to this 36" line. This results in a calculated flow of I 1.2 cfs for a 2 year 7day storm, 17.3 cfs for a 10 year/7 day storm, 20.4 cfs for a 25 year/Tday storm and 34.3 cfs for a 100/7day storm. The 36" line appears to have capacity to contain these flows Downstream: The majority of the on-site stormwater flows drain to a central swale in the middle of the project site. From this swale, flows originally continue north almost 2,000 feet at a slope of 1 to 2% to a low area behind the Fred Meyer building between 19th Ave. SW and 21st Ave. SW. This drainage path appears to go through two potential wetlands. There was one 12" driveway culvert along this path. However, the new Park & Ride Facility under construction, about 500 feet downstream, has altered the natural drainage path. The future flows will be directed through a 48" culvert (at S.W. 344th St) and on to a ripraped swale and into a detention facility or a ripraped overflow and a bypass swale. All flows are eventually directed to a new 18" CPEP culvert under a driveway east of S.W. 342~d St.. Flows continue in a more natural drainage path until it gets to a low area behind the Fred Meyer site. There does not appear to be any substantial overtopping, excessive scouring, bank sloughing or sedimentation. From this low area behind Fred Meyer, stormwater enters a 30" conveyance system which directs flows to 19th Ave. SW and eventually to the main Panther Lake Trunk system to Panther Lake. Note: the above mentioned TIR on the Park and Ride indicates that there is an 18" line behind Fred Meyer. However, based upon our field investigation it is a 30" storm line. Task 5 - Mitigation To prevent this project from creating or aggravating existing downstream problems, the proposal will be to infiltrate increased stormwater flows, as is naturally occurring. The proposal is to create individual on-site infiltration systems for each lot where it is feasible (individual lot testing will be done during final design). The primary facility will be an infiltration pond for the roads and any lots that will not infiltrate individual lot stormwater flows. As stated within the Geotechnical Report, "... in the north central portion of the site should have adequate permeability and storage capacity to infiltrate storm water from the site" (see the geotechnical report). To mitigate for the stormwater coming onto this site from the existing 36" storm line along the south boundary, a bypass line is proposed to carry the stormwater through this site and connect to the 48" culvert within the proposed 344th St. under construction. Any up-stream flows would then directly connect to the existing drainage path at this point. 14 11/30/99 page 1 7:42:21 am ESM Inc. UPSTREAM FLOWS TO KELLER BASIN SUMMARY BASIN ID: UP-10 SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : NAME: UPSTREAM BASIN - 10 90.00 Acres BASEFLOWS: 0.00 cfs KC7 PERV 5.80 inches AREA..: 49.00 Acres 60.00 min CN .... : 86.00 TC .... : 24.87 min ABSTR3tCTION COEFF: 0.20 TcReach - Sheet TcReach - Channel L:3350.00 kc:42.00 s:0.0144 PEAK RATE: 17.25 cfs VOL: 31.57 Ac-ft T~ME: L: 100.00 ns:0.2400 p2yr: 4.20 s:0.0155 3300 min BASIN ID: UP-100 SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : NAME: UPSTREAM BASIN - 100 90.00 Acres KC7 10.10 inches 60.00 min BASEFLOWS: 0.00 cfs PERV AREA..: 49.00 Acres CN .... : 86.00 TC .... : 24.87 min ABSTRACTION COEFF: 0.20 TcReach - Sheet TcReach - Channel L:3350.00 kc:42.00 s:0.0144 PEAK RATE: 34.33 cfs VOL: 62.17 Ac-ft TIME: L: 100.00 ns:0.2400 p2yr: 4.20 s:0.0155 3300 min BASIN ID: UP-2 SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : NAME: UPSTREAM BASIN - 2 90.00 Acres KC7 4.20 inches 60.00 min BASEFLOWS: 0.00 cfs PERV AREA..: 49.00 Acres CN .... : 86.00 TC .... : 24.87 min ABSTRACTION COEFF: 0.20 TcReach - Sheet TcReach - Channel L:3350.00 kc:42.00 s:0.0144 PEAK RATE: 11.17 cfs VOL: 20.73 Ac-ft TIME: L: 100.00 ns:0.2400 p2yr: 4.20 s:0.0155 3300 min BASIN ID: UP-25 SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : NAME: UPSTREAM BASIN - 25 90.00 Acres KC7 6.60 inches 60.00 min BASEFLOWS: 0.00 cfs PERV AREA..: 49.00 Acres CN .... : 86.00 TC .... : 24.87 min ABSTRACTION COEFF: 0.20 TcReach - Sheet TcReach - Channel L:3350.00 kc:42.00 s:0.0144 PEAK RATE: 20.38 cfs VOL: 37.14 Ac-ft TIME: L: 100.00 ns:0.2400 p2yr: 4.20 s:0.0155 3300 min IMP 41.00 Acres 98.00 6.30 min IMP 41.00 Acres 98.00 6.30 min IMP 41.00 Acres 98.00 6.30 min IMP 41.00 Acres 98.00 6.30 min SECTION IV RETENTION / DETENTION ANALYSIS AND DESIGN 15 SECTION IV RETENTION ! DETENTION ANALYSIS AND DESIGN This project will provide an onsite infiltration system since the Panther Lake Regional Stormwater Detention Facility is to far away to utilize. : This section will look at existing and developed flows from this site. The developed conditions will incorporate the future conditions of the project site. This project lies within one overall drainage basin. (See Overall Drainage Map in Appendix) The requirements of the BW-2 - 7 day storm events will be used The following parameters were used in the development of the existing and developed flOWS: * Methodology / Precipitation: KCSWDM 7-day (Barker) Hydrograph Methodology 7 day Precipitation 2 year = 4.4 inches, 10 year = 5.95 inches, 100 year = 7.8 inches * Basin Size: Site is about 13.85 acres. * CN The curve numbers (CN) comes from the soil type and land use. The soils around this site and surrounding land are mostly Alderwood gravelly sandy loam soils, These soils for the most part are moderately well drained soils that have a weakly consolidated to strongly consolidated substratum at a depth of 24 to 40 inches. Existing Conditions: The' majority of this site is covered with young trees with a thick undercover of vegetation. So using a land use description of" Wood or forest land, young second growth or brush with cover crop" and a soil group of"C" (Alderwood), the CN for existing conditions will be "81". Future Conditions: There will be two CN numbers for the developed conditions. The grassed or landscape areas in good condition will utilize a CN of 86. The impervious areas will utilize a CN of 98. This analysis assumes about 2.2 acres of impervious roadway surfacing and with an assumed 2,000 s.f. of impervious surface per lot, a total of 4.4 acres of improved area (this assumes no individual lot infiltration systems). 16 Time of Concentration (Tc) Existing: The existing basin flow travel path starts at the Southeast comer of the prOject and continue to the northwesterly corner of the site. The first 300' drops 13', for a slope of 4.3 %. The next 740' drops 17' for a slope of 2.3 %. Proposed: The developed site's travel path will still start at the southeast comer and continue to the northwesterly comer of the site. The first 250' will still flow overland on grass on about a 4% slope. It will continue 690' on the new road or in a conveyance system to the detention pond dropping 18', for a slope of 2.6 %. Infiltration rate Per the Geotechnical Report, the soils would support an infiltration rate of 16 inches per hour. Adding a safety factor of 2 would bring this down to 8 inches per hour for calculation purposes. Preliminary Discharge Volumes Peak flow (in cubic feet per second) at events: Event Existing Developed CFS CFS 2 year/7 day 0.52 1.43 10 year/7 day 1.13 2.28 100 year/7 day 3.09 4.71 The proposed infiltration pond will have the following elevation at the above events: Note the infiltration pond has an overflow weir at elevation 351.00, no overflow is expected. 2 year/7 day 10 year/7 day 100 year/7 day Elevation Infiltration rate 348.10 1.35 cfs 348.10 1.13 cfs 350.30 2.26 cfs Overflow is at 351.00 The following pages are from the computer-modeling program called "Waterworks", which is a computer aided hydraulic modeling program. 17 11/11/99 3:55:7 pm ESM Inc. INFILTRATION POND AT KELLER page 1 BASIN SUMMARY BASIN ID: DEV~10 SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : NAME: DEVELOPED 10 YEAR 13.85 Acres BASEFLOWS: 0..00 cfs KC7 PERV 5.80 ihches AREA..: 9.45 Acres 60.00 min CN .... : 86.00 TC .... : 45.29 mi~ ABSTRACTION COEFF: 0.20 TcReach - Sheet TcReach - Shallow L: 690.00 ks:27.00 s:0.0260 PEAK RATE: 2.28 cfs VOL: 4.52 Ac-ft TIME: L: 250.00 ns:0.4100 p2yr: 2.10 s:0.0400 3300 min BASIN ID: DEV-100 SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : NAME: DEVELOPED 100 YEAR 13.85 Acres BASEFLOWS: 0.00 cfs KC7 PERV 10.10 inches AREA..: 9.45 Acres 60.00 min CN .... : 86.00 TC .... : 45.29 min ABSTRACTION COEFF: 0.20 TcReach - Sheet TcReach - Shallow L: 690.00 ks:27.00 s:0.0260 PEAK RATE: 4.71 cfs VOL: 9.16 Ac-ft TIME: L: 250.00 ns:0.4100 p2yr: 2.10 s:0.0400 3300 min BASIN ID: DEV-2 SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : NAME: DEVELOPED 2 Y~AR 13.85 Acres BASEFLOWS: 0.00 cfs KC7 PERV 4.20 inches AREA..: 9.45 Acres 60.00 min CN .... : 86.00 TC .... : 45.29 min ABSTRACTION COEFF: 0.20 TcReach - Sheet L: 250.00 ns:0.4100 p2yr: 2.10 s:0.0400 TcReach - Shallow L: 690.00 ks:27.00 s:0.0260 PEAK RATE: 1.43 cfs VOL: 2.89 Ac-ft TIME: 3300 min BASIN ID: EX-10 SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : NAME: EXISTING 10 YEAR 13.85 Acres BASEFLOWS: 0.00 cfs KC7 PERV 5.80 inches AREA..: 13.85 Acres 60.00 min CN .... : 81.00 TC .... : 74.11 min ABSTRACTION COEFF: 0.20 TcReach - Sheet L: 300.00 ns:0.4000 p2yr: 2.10 s:0.0430 TcReach - Shallow L: ,740.00 ks:3.00 s:0.0230 PEAK RATE: 1.13 cfs VOL: 2.94 Ac-ft TIME: 3360 min IMP 4.40 Acres 98.00 5.00 min IMP 4.40 Acres 98.00 5.00 min IMP 4.40 Acres 98.00 5.00 min IMP 0.00 Acres 0.00 0.00 min 11/11/99 page 2 3:55:7 pm ESM Inc. INFILTRATION POND AT KELLER BASIN SUMMARY BASIN ID: EX-100 SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : NAME: EXISTING 100 YEAR 13.85 Acres KC7 10.10 inches 60.00 min ABSTRACTION COEFF: 0.20 BASEFLOWS: 0.00 cfs PERV AREA..: 13.85 Agres CN .... : 81.00 TC .... : 74.11 min TcReach - Sheet L: 300.00 ns:0.4000 p2yr: 2.10 s:0.0430 TcReach - Shallow L: 740.00 ks:3.00 s:0.0230 PEAK RATE: 3.09 cfs VOL: 7.12 Ac-ft TIME: 3360 min BASIN ID: EX-2 SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : NAME: EXISTING 2 YEAR 13.85 Acres KC7 4.20 inches 60.00 min ABSTRACTION COEFF: 0.20 BASEFLOWS: 0.00 cfs PERV AREA..: 13.85 Acres CN .... : 81.00 TC .... : 74.11 min TcReach - Sheet L: 300.00 ns:0.4000 p2yr: 2.10 s:0.0430 TcReach - Shallow L: 740.00 ks:3.00 s:0.0230 PEAK RATE: 0.52 cfs VOL: 1.60 Ac-ft TIME: 3360 min IMP 0.00 Acres 0.00 0.00 min IMP 0.00 Acres 0.00 0.00 min 11/11/99 3:55:7 pm ESM Inc. INFILTRATION POND AT KELLER page 3 STAGE STORAGE TABLE TRAPEZOIDAL BASIN ID No. POND-1 Description: BASIN Length: 175.00 ft. Width: 50.00 ft. Side Slope 1: 3 Side Slope 3: 3 Side Slope 2: 3 Side Slope 4: 3 Infiltration Rate: 7.50 min/inch STAGE < .... STORAGE .... · STAGE < .... STORAGE .... · STAGE < .... STORAGE .... > STAGE < .... STORAGE .... · (ft) ---cf ..... Ac-Ft- (~t) ---cf ..... Ac-Ft- (ft) ---cf ..... Ac-Ft- (ft) ---cf ..... Ac-Ft- 348.00 0.0000 0.0000 349.10 10458 0.2401 350.20 22645 0.5199 351.30 36657 0.8415 348.10 881.76 0.0202 349.20 11493 0.2638 350.30 23842 0.5473 351.40 38025 0.8729 348.20 1777 0.0408 349.30 12542 0.2879 350.40 25054 0.5752 351.50 39408 0.9047 348.30 2686 0.0617 349.40 13606 0.3123 350.50 26281 0.6033 351.60 40808 0.9368 348.40 3609 0.0828 349.50 14684 0.3371 350.60 27524 0.6319 351.70 42224 0.9693 348.50 4545 0.1043 349.60 15777 0.3622 350.70 28782 0.6607 351.80 43655 1.0022 348.60 5496 0.1262 349.70 16805 0.3876 350.80 30055 0.6900 351.90 45104 1.0354 348.70 6460 0.1483 349.80 18007 0.4134 350.90 31344 0.7196 352.00 46568 1.0691 348.80 7438 0.1708 349.90 19144 0.4395 351.00 32649 0.7495 348.90 8430 0.1935 350.00 20296 0.4659 351.10 33969 0.7798 349.00 9437 0.2166 350.10 21463 0.4927 351.20 35305 0.8105 ~0 page 4 11/11/99 3:55:8 pm ESM Inc. INFILTRATION POND AT KELLER STAGE STORAGE TABLE Infiltration Rating Curve for Storage Struct POND-1 STAGE <-INFILTRATION-~ STAGE <-INFILTRATION-) STAGE (-INFILTRATION-) STAGE <%INFILTRATION-~ (ft) ---els ......... (ft) ---els ......... (ft) ---cfs ......... (ft) ---els.- 348.00 1.6204 349.10 1.9187 350.20 2.2341 351.30 2.5665 348.10 1.6468 349.20 1.9467 350.30 2.2636 351.40 2.5976 348.20 1.6734 349.30 1.9748 350.40 2.2933 351.50 2.6288 348.30 1.7001 3%9.40 2.0031 350.50 2.3231 351.60 2.6601 348.40 1.7269 349.5~ 2.0315 350.60 2.3530 351.70 2.6916 348.50 1.7539 349.60 2.0600 350.70 2.3831 351.80 2.72~2 348.60 1.7810 349.70 2.0887 350.80 2.4133 351.90 2.7550 ~48.70 1.8083 349.80 2.1175 ~50.90 2.4437 352.00 2.7869 348.80 1%83S7 349.90 2.1464 351.00 2.4742 348.90 1.8632 350.00 2.X755 351.10 2.5048 349.00 1.8909 350.10 2.20~8 351.20 2.5356 11/11/99 page 5 3:55:8 pm ESM Inc. INFILTRATION POND AT KELLER STAGE DISCHARGE TABLE NOTCH WEIR ID No. WEIR-1 Description: OVERFLOW WEIR Weir Length: 5.0000 ft. Weir height (p): 1.0000: ft. Elevation : 351.00 ft. Weir Increm: 0.10 STAGE <--DISCHARGE---> STAGE <--DISCHARGE---) STAGE <--DISCHARGE---) STAGE <--DISCHARGE---> (ft) ---cfs ......... (ft) ---cfs ......... (ft) ---cfs ......... (ft) ---CfS ......... 351.00 0.0000 3S1.00 0.0000 351.00 0.0000 351.00 0.0000 11/11/99 page 6 3:55:11 pm ESM Inc. INFILTRATION POND AT KELLER LEVEL POOL TABLE SUMMARY MATCH INFLOW -STO- -DIS- (-PEAK-> OUTFLOW STORAGE < ........ DESCRIPTION ......... · (cfs) (cfs) --id- --id- (-STAGE> id (elS) VOL (Cf) 2 YEAR ....................... 0.52 1.43 POND-1 WEIR-1 348.10 4 1.35 881.76 cf 10 YEAR ...................... 1.13 1.13 POND-1 WEIR-1 348.10 5 1.13 881.76 cf 100 YEAR ..................... 3.09 4.71 POND-1 WEIR-1 350.30 6 2.26 23795.27 cf SECTION V SPECIAL REPORTS AND STUDIES 24 SECTION V SPECIAL REPORTS AND STUDIES A Traffic Report is included in the Preliminary Plat Submittal. Other reports may be included in the Final Technical Report. 25 SECTION VI EROSION / SEDIMENTATION CONTROL PLAN 26 SECTION VI EROSION / SEDIMENTATION CONTROL PLAN The erosion control plan will be part of the final construction drawings. They will conform to the City of Federal Way's requirements. .. 27 APPENDIX Culvert Calculator Report 48" park and ride culvert Solve For. Discharge Culvert Summary Allowable HW Elevation 343.53 ft Headwater Depth/Height 0.85 Computed Headwater Elevation 343.53 ff Discharge 50.17 ~ Inlet Control HW Elev 343.25 ff Tailwater Elevation 339.56 ff Outlet Control HVV Elev 343.53 ft Control Type Outlet Control Grades Upstream Invert 340.13 ft ~ Downstream Invert 339.56 ft Length 115.00 ft Constructed Slope 0.004957 ft/ft Hydraulic Profile Profile S2 Depth, Downstream 1.99 ff Slope Type Steep Normal Depth 1.99 ff Flow Regime Supercdtical Cdtical Depth 2.13 ff Velocity Downstream 8.03 ft/s Critical Slope 0.003980 ftJft Section Section Shape Circular Mannings Coefficient 0.013 Section Matedal Concrete Span 4.00 ff Section Size 48 inch Rise 4.00 ft 'lumber Sections 1 Outlet Control Properties Outlet Control HVV Elev 343.53 ft Upstream Velocity Head 0.85 ft Ke .0.50 Entrance Loss 0.42 ft Inlet Control Properties Inlet Control HW Elev 343.25 ft Flow Control Unsubmerged Inlet Type Square edge w/headwall Area Full 12.6 K 0.00980 HDS 5 Chart 1 M 2.00000 HDS 5 Scale 1 C 0.03980 Equation Form 1 Y 0.67000 i:~esm-jobs\770~0 l~document~keller.cvm 11/16/99 02:36:08 PM © Haestad Methods, Inc. ESM, Inc. 37 Brookside Road Waterbury. CT 06708 Project Engineer:. Stuart Scheueman CulvertMaster vl.0 (203) 755-1666 Page I of I Comprehensive Surface Wat~ acilit¥ Plan--Phase I... Problem Area 4 (Existing and Future Land Use)--Near the Fred Meyer store, east of 21st Avenue SW : Structure WI-I15T0040 is a catchba$in in the lower reach of the main trunk draining subbasin WH15 into the western drainage corridor to Panther Lake. The trunk pipe diameter is 48 inches downstream of WH15T0040 to the catchbasin north of SW 336th St. Further downstream, the pipe size is 66 inches. The model predicts that WHIST0040 will overflow, causing minor flooding (less than 0.1 acre-feet) during the 25-year event with existing development conditions. During the 25~year storm with future conditions and 100- year storm with existing conditions, flooding at WI-I15T0040 is predicted to be a nuisance (0.65 to 0.75 acre-feet), and minor flooding (less than 0.1 acre-feet) is expected at the catchbasin north of SW 336th St. Flooding from WH15T0040 would likely flow north along 21st Avenue SW to a catchbasin that is not flooding. Problem Area 5 (Existing and Future Land Use)--Trunk system along 21st Avenue SW between SW 354th Street and SW 356th Street Structure WI-I15T0165 is a catchbasin in the upper reach of the main trunk that drains subbasin WH15 to the western drainage corridor to Panther Lake. The trunk pipe diameter is 24 inches downstream of WH15T0165 to catchbasin WH15T0150 and 30 inches from there to catchbasin WI-I15T0130. It is predicted that trace flooding will be experienced in the vicinity of WH15T0150 and WH15T0165 during the 10-year event for future conditions and the 100-year event for existing conditions. Flooding would likely flow north along 21st Avenue SW to a catchbasin that is not flooding. Problem Area 6 (Existing and Future Land Use)--Surface Flooding in Springwood Park No. 2 Residential Subdivision Approximately 0.6 acre-feet of flooding for the 100-year storm and 0.3 acre-feet of flooding for the 25-year storm are predicted under future conditions along 6th Avenue S, in the Spring-wood Park No. 2 residential subdivision, and in the vicinity of 6th Avenue South and South 320th Street. The flooding is predicted along a 24-inch diameter portion of the trunk system. The problem can be attributed to an inadequate pipe size in addition to excessive upstream flow rates. Problem Area 7 (Existing and Future Land Use)--Surface flooding in Quiet Forest #3 Subdivision Approximately 0.9 acre-feet of flooding for the 100-year storm and 0.3 acre-feet of flooding for the 25-year storm are predicted under future conditions in the vicinity of the most downstream segment of the trunk system that passes through the Quiet Forest #3 subdivision. This problem can be attributed to an undersized portion of trunk. The conveyance system in the problem area consists of 30-inch diameter CMP; the conveyance system immediately downstream is made up of 36-inch diameter CMP. Other Areas of Concern Other areas within this trunk system warrant close observation, particularly during storms. Although these areas did not meet the definition of a problem area, the potential for 6-4 Exhibit H: Wetland and Stream Determination, prepared by B-twelve Associates, dated December 2, 1999 (Note: Although titled for the adjacent proposed Belle Meadow Preliminary Plat, this report includes the proposed Keller Preliminary Plat site.) B-twelve Associates, Inc. 1103 W. Meeker St. Suite C Kent, WA 98032-5751 (v) 253-859-0515 (f) 253-852-4732 (e) info@b12assoc,com December 2, 1999 Mr. Dick Schroeder Happy Valley Land Company P.O. Box 1324 Issaquah, WA 98027 RE: Wetland and Stream Determination Belle Meadow, Federal Way/Job #99-223 RECE~,VED BUILDING DEPTo Dear Mr. Schroeder, Per your request, we have completed the stream and wetland determination on your property in Federal Way. We have also inspected the Keller property that is adjacent to the Belle Meadow site. On October 8, 1999 Ed Sewall and I inspected the Belie Meadow site to identify any jurisdictional wetlands and/or streams that may exist. On November 16, 1999, Ed Sewall inspected the Keller property in order to determine whether a stream exists onsite. On November 19, 1999, Ed and I looked again at the Keller property. The purpose of our multiple site visits was to confirm the status df a potential wetland area and a potential stream onsite. METHODOLOGY A combination of field indicators, including vegetation, soils, and hydrology were used to determine whether there were any wetlands onsite. The potential wet area on site was reviewed using methodology described in the Washington State Wetlands Identification Manual (WADOE, March 1997). This is the methodology currently recognized by the City of Federal Way and the State of Washington for wetland determinations and delineations. The wet area identified was also reviewed using the methodology described in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987), as required Joy the US Army Corps of Engineers. Both the Washington State 'Wetlands Identification Manual and the 1987 Federal Manual require the use of the three-parameter approach in identifying and delineating wetlands. A wetland should support a predominance of hydrophytic vegetation, have hydric soils, and display wetland hydrology. To be considered hydrophytic vegetation, over 50% of the dominant species in an area must have an indicator status of facultative (FAC), facultative wetland (FACg0, or obligate wetland (OBL), according to the National List RE: Belle Meadow/Job #99-223 B-twelve Associates December 2, 1999 Page 2 of Plant Species That Occur in Wetlands: Northwest (Region 9) (Reed, 1988). A hydric soil is "a soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part" (WADOE, March 1997): Anaerobic conditions are indicated in the field by soils with low chromas (2 or less), as determined by using the Munsell Soil Color Charts; iron oxide mottles; hydrogen sulfide x)dor, and other indicators. Generally, wetland hydrology is defined by inundation or saturation to the surface for a consecutive period of 12.5% or greater of the growing season. Areas that contain indicators of wetland hydrology between 5%-12.5% of the growing season may or may not be wetlands depending upon other indicators. Field indicators include visual observation of soil inundation, saturation, oxidized rhizospheres, water marks on trees or other fixed objects, drift lines, etc. Under normal circumstances, indicators of all three parameters will be present in wetland areas. OBSERVATIONS Existing Site Documentation Prior to visiting the site, a review of several natural resource inventory maps was conducted. Resources reviewed include the National Wetlands Inventory Map, the King County Area Soil Survey (Snyder et al. 1973), and the King Ctunty Sensitive Areas Folio. The National Wetlands Inventory Map showed no wetlands on or within 100 feet of the site. ACCording to the Soil Survey for the King'County area, (Snyder et al. 1973) the site is mapped as having two types of Alderwood soils. Alderwood soils are not considered to be hydric soils, according to the publication Hydric Soils of the United States (USDA NTCHS Pub No.1491, 1991). The King County Sensitive Areas Folio showed neither wetlands nor streams on or within 100 feet of the site. Field Observations A. Wetland B-twelve found an area of approximately 1,000-2,000 square feet on the southwest side of the property that meets some criteria for wetlands (see Exhibit A; labeled as "septic' system"). Plants in this area include bent grass (Agrostis alba), curly dock (Rurnex crispus), and willow herb (Epilobium ciliaturn). The soils are mottled and mixed, and water began filling our test hole after ten minutes. Although the area appeared to meet wetland criteria, our research indicates that it is in fact the.septic drainfield for the hoUSe at 34440 21st Avenue SW (see Exhibit B, from the King County Health Department). RE: Belle Meadow/Job//99-223 B-twelve Associates December 2, 1999 Page 3 Because the wet area is being created by this septic system, and is therefore an artificial wetland, the area will not be regulated as a wetland by the City of Federal Way. B. Stream During our October 8, 1999 site visit, an apparent small stream channel oriented in a north-south direction was observed near the center of the Belle Meadow property (see Exhibit A). In some areas, the channel resembles a ditch; in other areas, it is a shallow swale. The soil at the south end of the channel is 10YR 4/4, which does not indicate hydric conditions. The plants at this data point are dominated by bentgrass (Agrostis sp.), thistle (Cirsiurn arvense), and tansy (Seneciojacobaea). The soil at a data point in the upland area is also 10 YR 4/4. The point was located in a pastm:e that has primarily agrostis, thistle, willow herb, and tansy, as well as small patches of blackberry (Rubus discolor), and scattered patches of red alder (Alnus rubra) and Douglas fir (Pseudotsuga menzieseiO. . Visiting the Keller property (immediately south of Belie Meadow) on November 16, 1999, Ed Sewall observed water running through this channel, beginning at a culvert on the south side of the Keller property. At this time, it had been raining heavily for several days. When we visited the site again on November 19, there w~ no running water; therefore, we concluded that water fills this drainage swale only after heavy rainfall/storms. For this reason, we believe the swale on the Keller and Belle Meadow properties is a storm conveyance channel and should not be considered a stream. This opinion is supported by the technical information report (TIR) for the Federal Way Park & Ride Lot #2 (the property just north of the Belle Meadow property), dated April 29th, 1998. This report contains a storm drainage basin analysis that describes most of the th {s drainage feature flowing north from Rosella Lake Plat to 19 Avenue SW as a natural grassy swale" (page 1-2). The water flowing north from the Keller property begins at the Rosella Lake Plat detention pond outfall, according to the TIR (see Exhibit A). This runoffthen follows the grassy swale that meanders north, through the southeast comer of the Park & Ride property, and continues until it reaches an 18-inch inlet pipe located at the south side of Fred Meyer. According to the report, "This 18-inch pipe connects to a closed system on 19th Avenue SW...that flows north into the west tributary to Panther Lake" (page 1). B-twelve believes that the water flowing through the drainage swale on the Keller and Belle Meadow properties can be picked up in a culvert. CONCLUSIONS After three site visits to the Belle Meadow site and/or adjacent properties, we conclude that there are no regulated wetlands on-the site. We also conclude that the channel crossing the site functions as a storm conveyance system and should not be regulated as a stream. RE: Belle Meadow/Job//99-223 B-twelve Associates December 2, 1999 Page 4 If you have any questions in regards to this report or need additional information, please feel free to contact our office at (253) 859-0515. Thank you.. Sincerely, B-twelve Associates, Inc. Darcey B. Miller Assistant Wetland Scientist Cc: Stuart Scheuerman/ESM File: dm/99223-detO2.doc ilJ EXHIBIT B : i Exhibit I: King County Certificate of Sewer Availability from Lakehaven Utility District, dated July 2, 1998 This cerlificc:o provides Iho Depadmen! o! Heallh and Departmen! of Development and Environmental Services wilh in[ormafion necessary 1o evaluale cf ~pment proposals. [ ( 1~ ) ii Department of li~velopmcnt and ~.K.~"--~/~ j Environmental Scrvices - RI=OI=IVED .'~li~'~: 900 Oakesdale Avenue Southwest COYMUNITY DEVELOPMENT DEPARTUENTRento~ WA 98055-1219 0 CT I 5 ~998 KING COUNTY CERTIFICATE OF SEWER AVAI~.BILITY ldo not w£zte ~n th~$ ,box number name O ~uilding Per~: ~ Prel~nar~ Pla= or PUD r~ o 0 ~ Shore Subdivision ~ Rezone or o~her ~o ~ ~ 0 (Attach gp ~ legal description il nacessa~) ! # SEWN R AG~-NCY INFORHAT ION # # , .# cAH a.[] Sewer service w3~l-1- be provided by side sewer connection only to an existing size sewer feet from the site and the sewer system has the capacity to serve the proposed use. OR b. ~ Sewer service will require an improvement to the sewer system of= ~{1) ~ fee= of sewer trunk or latteral to reach the aitel and/or the construction of a collection system on the sitel and/or ("J ('3) other (describe) OR, OR The sewer system improvement is in conformance withe county approved sewer comprehensive plan. The sewer system improvement will require a sewer comprehensive plan. amendment. The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval lot extension of service outaide the district or city. Annexation or BRB approval will be necessary to provide service. 4. Service is subject to the following, a. Connection charge~-~ ~ ('AIX'~.,~..I~A"~'~) c. Other', ~b~ ff~W~lb~ ~F~ ~&til~ ice ' I hereby certify ~hz= ~he ~bove sewer ~ency o~r~f~c~lon sh~ll be v~lid for one y~r from d~ of signature. Lakehaven Utility District Agency Hame Title " F279 signatory Name Exhibit J: King County Certificate of Water Availability from Lakehaven Utility District, dated July 2, 1998 I I I .. ThiS"c-ertiLicale provides lhe · Department of Health and the Department of Development and Environmental Services with informal/on necessary Io evaluale 'evelopment proposals. Fo KING COUNTY CERTIFICATE OF WATER AVAILABILITY not wrAte in :hAs bOX number name Building Perm/t Short Subdivision ~Preliminar9 Plat or PUD Rezone or other p ROPO$~.D USE (Attach mas & legal description if necessary) ~. a. ~ ~a:er ~ be provide& by service connection only :o ~ existing wa:er main feet from the site. OR b. ~ Water service will require an improv~ent to the water system of: 0 (3) feet of water main to reach the site; and/or the construction of a distribution system on the site; and/or other (describe) 2. a. ~ The water system is in conformance with a County approved water comprehensive plan. OR b. O The water system i~rovement will require a water comprehensive plan amendment. 3. a. [] The proposed project is within the corporate li~ts of the district, or has been granted Boundary Review Board approval for extension of service outside t~ district or city, or is within the County approved service area o£ a private water purweyor. OR b. O Annexation or BRB approval will be necessary to provide service. 4.. a. [] Water ks/or will be available at the rate of flow and duration /~dicated below at no less' than'20 psi measured'at-the nearest fire hyclr~t [ ~-~1~ feet from the -bu~im~ir~property (or as ~rked on the attachedmap)=~, ~te ot flow Cu.s¢~ .tm.~a~on a~ 2~ less than 500 gpm (approx. 500 to 999 gpm 1000 gpm or more flow test of ~ calculation of ~ gpm OR b. ~-~Water system is not capable of providing fire flow. gpm) O less than 1 hour ~1 hour to 2 hours FOR ~2 hours or more ~other_ (~ommercial B~llding Permits require flow test or calculation) CO~TS/CO~ ~T ~o~s -bE ~JC I_J5 f~R_ F.M--FF ~Os~h ~ ,AC-w.J~ ~ ~- *Th~District, at its soleddscretion, reserves theri~ht to delay or deny watcr,service 'baseduponcapacity/~mitationsinD/strictandOther. Purveyor'fac~3ities. hereby certify that the above wzter purveyor i~formztion is %rue. This cerilfic~%lon sh~ll be vzlld for one ye[r ~rom d~te of sign[lure. Agency N~me Lakehaven Utility District LAKEHAVEN UTILITY DISTRICT RECEIVED BY COt~MUNITY DEVELOPMENT DEPARTMENT Hydraulic Model Fire Flow Estimate Request/Reporting Form 0C7 I 5 1~8 Requested By: Kathy Brown Hydrant Location: IDate: 06/30/98 SW 346th St & 21st Ave SW 1/4 Section: F-12 Intersection: SW 346th St & 2 1st Ave SW Add. Description: John Bow~(. -> Condi~%n 07/02/98 Pressure (psi) 95LUDSFF.INP FF#80 Flow (gpm) Static 62 0 Fire Flow 20 8400 NOTE: The fire flow analysis was performed at a valve cluster located at SW 346th St & 21s~ Ave SW. On-site fire flow estimates would have to be determined during design of the water system improvements. This fire flow rate will cause velocities in excess of 10 f/s within the water distribution system. A fire flow rate less than 1600 gpm will maintain flow velocities below 10 f/s. A maximum fire flow rate of 1000 gpm is available for residential development. There is no guarantee that the Hydraulic Model results will represent actual system performance. Model results depict the theoretical performance of the system under high demand conditions. Field measurements should always be obtained for design purposes. S.E. 24-21-3 REcEiVED B_Y_ ~gfl~ OEV£LOPI~ENI' OEPERT~EN~ : ;~ $.w. 348rH Sr. TR. 8 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, APPROVING WITH CONDITIONS THE PRELIMINARY PLAT OF KELLER, FEDERAL WAY FILE NO. SUB98-0008 (98-103945-00-SU). WHEREAS, the applicant Dick Schroeder, applied to the City of Federal Way for preliminary plat approval to subdivide certain real property known as Keller, consisting of 14.03 acres, into forty-four (44) single family residential lots located on the east side of the 34600 block of 21st Avenue SW; and WHEREAS, on April 15, 2000, a Mitigated Environmental Determination of Nonsignificance (MDNS) was issued for the proposal by the Director of Federal Way's Department of Community Development Services pursuant to the State Environmental Policy Act, RCW 43.21C, and no appeals of the MDNS were filed; and WHEREAS, the Federal Way Hearing Examiner held a public hearing on August 29, 2000, concerning the preliminary plat of Keller; and WHEREAS, following the conclusion of said hearing, on September 12, 2000, the Federal Way Hearing Examiner issued a written Report and Recommendation containing findings, conclusions and recommending approval of the preliminary plat of Keller, subject to conditions set forth therein; and Res. # , Page 1 WHEREAS, the Federal Way City Council has jurisdiction and authority pursuant to Section 20-127 of the Federal Way City Code to approve, deny or modify a preliminary plat and/or its conditions; and WHEREAS, on October 17, 2000, the City Council considered the written record and the Recommendation of the Hearing Examiner, pursuant to Chapter 20 of Federal Way City Code, Chapter 58.17 RCW, and all other applicable City Codes; NOW THEREFORE, THE CITY COUNCIL OF 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 Hearing Examiner's Recommendation, attached hereto as Exhibit A and incorporated by 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 Heating 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, potable water supplies, sanitary waste, parks and recreation, play grounds, and schools, as are required by City Code or are necessary and appropriate, and provides for sidewalks and other planning features to assure safe walking conditions for students who walk to and from school. 3. The public use and interest will be served by the preliminary plat approval granted herein. Res. # , Page 2 Section 2. Application Approval. Based upon the recommendation of the City of Federal Way Hearing Examiner and findings and conclusions contained therein as adopted by the City Council immediately above, the preliminary plat of Keller, Federal Way File No. SUB98-0008 (98-103945-00- SU), is hereby approved, subject to conditions as contained in the Recommendation of the Federal Way Hearing Examiner dated September 12, 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. Res. # , Page 3 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 ,2000. CITY OF FEDERAL WAY MAYOR, MICHAEL PARK ATTEST: CITY CLERK, N. CHRISTINE GREEN, CMC APPROVED AS TO FORM: INTERIM CITY ATTORNEY, ROBERT S. STERBANK FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: RES OLUTION NO. Res. # , Page 4 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES MEMORANDUM DATE: TO: FROM: VIA: SUBJECT: September 26, 2000 Land Use and Transportation Committee (LUTC) Phil Watkins, Chair Kathy McClung, Interim Director of Community Development Services Greg Fewins, Principal Planner Tim McHarg, AICP, Contract Senior Planner David Moseley, City Manager Preliminary Plat of Belle Meadow II. III. SUMMARY OF APPLICATION The applicant proposes to subdivide approximately 9.77 acres into 37 single family residential lots, each having a minimum area of 7,200 square feet. The proposal includes construction of a road system, utilities, stormwater facilities, street frontage improvements, and other related infrastructure to serve the proposed residential lots. The existing single family residences and associated outbuildings located on Lots 2, 5, 6, 7, 8 and 37 of the proposed subdivision will be demolished. The application is vested and subject to the codes, policies, and regulations in place on the date of complete application, or February 18, 2000. REASON FOR COUNCIL ACTION Pursuant to FWCC Chapter 20, Subdivisions, the City Council issues a final decision at a public meeting, alter review of the Heating Examiner's recommendation. Consistent with city procedures, preliminary plat applications are brought to the Land Use and Transportation Committee (LUTC) for review and recommendation prior to review by the full Council. HEARING EXAMINER'S RECOMMENDATION City of Federal Way LUTC Report Preliminary Plat of Belle Meadow September 26, 2000 Page 1 On September 12, 2000, the Federal Way Hearing Examiner issued a report and recommendation (Exhibit A) to approve the proposed preliminary plat, as recommended by sta~ after consideration of a staff report (Exhibit B) and testimony presented at an August 29, 2000, public hearing; subject to the following conditions: Prior to issuance of construction permits, a landscape plan, prepared by a licensed landscape architect, shall be submitted to the City for approval, and shall include the following elements: Required ten (10) foot Type III arterial street landscape buffer along the 21.t Avenue SW frontage; Open space area landscaping; Street trees in planter strips inside plat boundaries along the 21st Avenue SW frontage; Significant tree replacement plan; and, Visual screening of the stormwater infiltration tract from the right-of-way with landscaping and/or fencing. Prior to final plat approval, the existing structures on Lots 2, 5, 6, 7, 8 and 37, must be removed or relocated to conform to building setbacks requirements as established by Federal Way City Code (FWCC); or lot lines must be adjusted accordingly. Final plat approval of the Belle Meadow subdivision shall occur simultaneously with or subsequent to final plat approval of the adjacent Keller subdivision in order to extend and provide access from SW 345t~ Place in the configuration indicated on the preliminary plat drawing. Alternatively, prior to issuance of construction permits, the preliminary plat drawing shall be revised and submitted to the City for approval to indicate a revised access configuration from SW 345t~ Place to the Belle Meadow subdivision that meets all applicable City and Fire Department requirements. Prior to issuance of construction permits, the applicant shall revise the plat to redesign the northeast comer of SW 345th Place and 20t~ Avenue SW to construct a half-street improvement, including a minimum of twenty (20) feet of pavement, curb, gutter, streetlights, a four (4) foot planter strip with street trees, and a five (5) foot sidewalk along the entire Lot 9 frontage. Prior to issuance of construction permits, the applicant shall revise the plat to remove the radius of the west right-of-way line of 20t~ Avenue SW along the proposed Lot 8 frontage. The west right-of-way line of 20a Avenue SW along the proposed Lot 8 frontage shall be redesigned to be perpendicular to the southern city of Federal Way LUTC Report Preliminary Plat of Belle Meadow September 26, 2000 Page 2 o ° o 10. 11. 12. property line of the site and parallel to the 21st Avenue SW fight-of-way. Prior to issuance of construction permits, the applicant shall revise the plat to correctly label 20th Avenue SW and 16t~ Avenue SW, which are not currently shown. The applicant shall acquire, or arrange for dedication in a form acceptable to the City, sufficient off-site right-of-way as indicated on the Preliminary Plat between the northern property line of the site and the SW 344th Street fight-of-way for the extension of 18th Avenue SW. Prior to issuance of construction permits, the applicant shall submit evidence of ownership, or arrangements for dedication in a form acceptable to the City, of the required 18th Avenue SW off-site fight-of-way for the review and approval of the Public Works Director. Prior to final plat approval, the section of SW 344t~ Street from 21st Avenue SW to 18th Avenue SW, including the full intersection of SW 344th Street and 18th Avenue SW, shall be constructed, approved and dedicated to the City. Prior to issuance of construction permits, the applicant shall submit design and construction plans for two speed humps, one on SW 344ta Place and one on SW 345th Place, for the review and approval of the Public Works Director. The speed humps shall be designed and located to discourage potential cut-through traffic into adjoining neighborhoods. Prior to issuance of construction permits, the applicant shall submit design and construction plans for a raised pedestrian crosswalk at the regional BPA trail crossing on SW 344th Place, for the review and approval of the Public Works Director. Prior to issuance of construction permits, the applicant shall submit design and construction plans for street lighting at the intersections of SW 344th Place and Southwest 345t~ Place with 15t~ Place Southwest in the vicinity of the Park Lane Neighborhood, for the review and approval of the Public Works Director. The street lighting shall be designed and located to enhance overall pedestrian and vehicular safety by increasing visibility. Prior to issuance of construction permits, the applicant shall submit design and construction plans for raised pavement markers along the roadway centefline in the vicinity of Southwest 345th Place, for the review and approval of the Public Works Director. The raised pavement markers shall be located in areas where there is the potential for vehicular traffic to "drift" across the centedine while traversing curves in the roadway. City of Federal Way LUTC Report Preliminary Plat of Belle Meadow September 26, 2000 Page 3 13. 14. 15. 16. 17. 18. Pursuant to the applicant's proposal to pay a fee-in-lieu of providing the required 63,825 square feet of on site open space and as provided by the FWCC, the most recent assessed values of all parcels comprising the subdivision site or a current appraisal value determined by an MAI certified appraiser must be submitted to the City to determine the required open space fee. Payment of the open space fee shall be required prior to final plat approval. Stormwater conveyance, water quality and infiltration facilities used to control stormwater runoff from the site shall be located in a stormwater tract dedicated to the City at the time of final plat approval, unless located within improved public fights-of- way. The final plat drawing must establish the required arterial street landscape buffer along the 21~t Avenue SW frontage in a separate tract to be owned in common and maintained by property owners of the residential subdivision, and prohibiting removal or disturbance of landscaping within the tracts, except as necessary for maintenance or replacement of existing plantings and as approved by the City. The arterial street landscape buffer along the 21't Avenue SW frontage shall be maintained in a condition consistent with the approved landscape plan pursuant to Condition No. 1, above. All streets shall have a minimum pavement section of three (3) inches Class B asphalt over six (6) inches of crushed surfacing to support the traffic loads. Clearing for the construction of the plat improvements, including roads, stormwater improvements, and utilities, shall be generally consistent with the clearing limits depicted on the Preliminary Grading and Utility Plan that was prepared by the applicant for the preliminary plat process. The clearing limits referenced above are the approximate clearing limits necessary for road, stormwater improvements, and utility grading, and may be modified with the approval of the Community Development and Public Works Departments during final engineering review as required to reflect changes in road, stormwater improvements, and utility designs, if any. The remaining clearing beyond these limits necessary for development of the residential lots shall not be performed until such time as approved permits are issued for development of the residential lots. Prior to final plat approval, all required improvements must be completed or the improvements appropriately bonded, per City code requirements. Design and construction of plat improvements shall conform to Federal Way City Code, the 1998 King County Surface Water Design Manual, the Hylebos Creek and Lower Puget Sound Basin Plan, and all other applicable codes and regulations. city o£Federal Way LUTC Report Preliminary Plat of Belle Meadow September 26, 2000 Page 4 IV. PROCEDURAL SUMMARY February 18, 2000: Application determined complete. July 12, 2000: Environmental determination issued. August 11, 2000: Notice of Public Hearing issued. August 29, 2000: Hearing Examiner public hearing. September 12, 2000: Hearing Examiner's report and recommendation issued (Exhibit A).1 (Pursuant to FWCC Section 22-126, the Hearing Examiner issues a recommendation to the City Council.) October 2, 2000: City Council Land Use and Transportation Committee (LUTC) meeting. (The LUTC forwards a recommendation to the full Council for a decision at a public meeting.) October 17, 2000: City Council public meeting. (Pursuant to FWCC Section 22-127, the City Council shall consider the application at a scheduled meeting following receipt of the report and recommendation by the Heating Examiner. COUNCIL ACTION By action approved by a majority of the total City Council, and pursuant to FWCC Sec. 20-127, the City Council may, after considering the record of the hearing before the Heating Examiner, oral comments received at the City Council public meeting (so long as those comments do not raise new issues or information not contained in the examiner's record), and the Heating Examiner's written report, adopt, modify, or deny the application, based on the following decisional criteria, established at FWCC Sec. 20- 126(c): Note: No challenge to the Hearing Examiner's recommendation has been submitted as of the date of this memorandum. City of Federal Way LUTC Report Preliminary Plat of Belle Meadow September 26, 2000 Page 5 (3) (4) (5) It is consistent with the Federal Way Comprehensive Plan; It is consistent with all applicable provisions of the Federal Way City Code (FWCC) Subdivision Chapter, including those adopted by reference from the comprehensive plan; It is consistent with the public health, safety, and welfare; It is consistent with design criteria listed in FWCC Sec. 20-2; and, It is consistent with the development standards listed in FWCC Sec. 20-151 through 20-157, and 20-178 through 20-187. Findings for determining that the application is consistent with these decisional criteria are set forth in Section III, pages 2-5, of the Hearing Examiner's report and recommendation. A draft resolution (Exhibit C) recommending approval of the proposed application as recommended by the Hearing Examiner is attached for your consideration. Subject to a recommendation by the Land Use and Transportation Committee, this resolution will be included in the October 17, 2000, City Council agenda packet. List of Exhibits Exhibit A: Exhibit B: Exhibit C: Heating Examiner Report and Recommendation, dated September 12, 2000 Staff'Report to Hearing Examiner, dated August 17, 2000 Draft City Council Resolution Recommending Approval of the Belle Meadow Preliminary Plat Application City of Federal Way LUTC Report Preliminary Plat of Belle Meadow September 26, 2000 Page 6 RECEIVED BY CITY OF~ SEP 1 5 2000 Dick Schroeder Happy Valley Land Company P.O. Box 1324 Issaquah, WA 98027 RE: ........ ~ ~';-:,.-~.,: :-, ~ (253) 661-4000 FEDERAL WAY, WA 98003-6210 September 12, 2000 FEDERAL wAY PRELIMINARY PLAT OF BELLE MEADOW, FWHE#O0-2i 00-100318-00-SU Dear Applicant: Enclosed please find the Report and Decision relating to the above-entitled case. Very truly yours, STEPHEN K. CAUSSEAUX, JR. HEARING EXAMINER SKC/ca cc: All parties of record City of Federal Way CITY OF FEDERAL WAY OFFICE OFTHE HEARING EXAMINER IN THE MATTER OF: PRELIMINARY PLAT OF BELLE MEADOW PROCESS IV ) ) ) ) ) ) ) ) I. SUMMARY OF APPLICATION FWHE# 00-21 00-100318-00-S~ The applicant is requesting preliminary plat approval to allow a 37 lot single family residential subdivision as provided for under Federal Way City Code (FWCC) Chapter 20, "Subdivisions", and requiring approval pursuant to FWCC Section 20-110. II. PROCEDURAL INFORMATION Hearing Date: August 29, 2000 Decision Date: September 12, 2000 At the hearing the following presented testimony and evidence: 1. Tim McHarg, City Consultant, Madrona Planning and Development Services 2. Stuart Scheuerman, ESM Consulting Engineers, 720 South 348th St., Federal Way, WA 98003 3. Don Bowditch, 2019 SW 347t~ Place, Federal Way, WA 98023 4. Chris Kraft, 2022 SW 347"' Place, Federal Way, WA 98023 5. Barbara Collins, 34707 18th Ave. SW, Federal Way, WA 98023 6. Terry Gibson, Traffic Engineer for Applicant, Gibson Traffic Consultants, P.O. Box 330, Olalla, WA 98359 7. Richard Perez, City Traffic Engineer At the hearing the following exhibits were admitted as part of the official record of these proceedings: 1. Staff Report with all attachments 2. Letter from Tomich 3. Petition from Don Bowditch III. FINDINGS The Hearing Examiner heard testimony, admitted documentary evidence into the record, and took thi§ 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, 9.77 acre parcel of property abutting the east side of 21st Ave. SW between SW 344th St. and SW 346t~ St. The east property line abuts lots within the Parklane Estates Division II subdivision. The applicant requests preliminary plat approval to allow subdivision ' of the site into 37 single family residential lots with a minimum lot size of 7,205 square feet. o The preliminary plat map shows a looped road system providing internal access to all lots. External access will be provided by 18t~ Ave. SW which the applicant will construct north from the north property line to SW 344~h St. (presently under construction) which will provide access to a State park-n-ride lot to the north. The applicant will also extend 18~ Ave. to the south to 345t~ Place. The applicant will also construct the north portion of SW 345"~ Place along the south property line and will connect it to SW 345"~ Place in the Parklane Estates Division II subdivision. The Keller preliminary plat will construct the south portion of SW 345th Place. A 25,486 square foot Tract B located in the northcentral portion of the site is designated for a storm water detention facility. A ten foot wide landscape buffer will be installed on 21st Ave. SW across the plat frontage. The applicant filed a completed application for preliminary plat approval on February 18, 2000, and in accordance with RCW 58.17.033 is subject to the comprehensive plan, zoning regulations, and land use ordinances in effect on said date. 10. 11. 12. The storm drainage facilities must comply with the 1998 King County Surface Water Design Manual as well as applicable recommendations of the Executive Proposed Basin Plan for Hylebos Creek and Lower Puget Sound. Such standards require surface water detention, biofiltration, and oil/water separation. The storm drainage system proposes to collect storm water runoff and convey it through a pipe system to a water quality biofiltration swale. The water will flow through the swale to an engineered pond where it will infiltrate into the ground. The rolling topography of the site has average slopes of less than 7%. The site slopes downward from the east and west portions to the center, the proposed location for the detention pond. Vegetation includes fir, cedar, and fruit trees along with shrubs and grass. Forty-nine trees meet the definition of "significant" as set forth in the Federal Way City Code (FWCC). The applicant must remove nine significant trees to construct the required infrastructure and utilities. While small birds and animals likely inhabit the site, none are threatened or endangered species. Replacement of significant trees as well as provision of buffer open space and the infiltration pond will mitigate the impacts of development on wildlife habitat. No sensitive areas such as landslide areas, erosion areas, wetlands, streams, or floodplains are located on the site. The site is located within the Single Family-High Density designation of the Federal Way Comprehensive Plan and the Single Family Residential (RS-7.2) zone classification of the FWCC. Both the comprehensive plan and RS-7.2 classification authorize single family residential homes on minimum 7,200 square foot lot sizes. All abutting properties are also located in the RS-7.2 classification and development consists of homes on minimum 7,200 square foot lot sizes with the exception of the State park and ride facility currently under construction to the north of the site. The site is presently improved with single family residences and associated structures, all of which will be removed prior to development. The street improvements detailed on pages 8-10 of the staff report are complex due to development of the plat in conjunction with the Keller preliminary plat abutting the south property line. Issues have also arisen because development of the two plats will allow extension of SW 345th Place from its present terminus in the Parklane Estates Division II subdivision to 21st Ave. SW, and the extension of 18t~ Ave. SW from its current terminus at the north property line of the Rosella Lane subdivision to SW 344th Street and SW 345t* Place. The preliminary plat map shows that the applicant will construct half street improvements on SW 344t" Place located adjacent to the north property line. The applicant will provide a 30 foot wide right-of-way; 20 feet of pavement; vertical curb, gutter, and streetlights; a five foot sidewalk; and a four foot landscape strip with 13. 14. 15. 16. 17. trees. Internal plat roads separated from the east and west property lines by one tier of lots extend south from SW 344t~ Place to SW 345t~ Place. The applicant will also construct 18t" Ave. SW from SW 344~ St. to the south property line. Said road bisects the plat and will continue south through the Keller plat to SW 346t~ Place and the Rosella Lane plat. The applicant will construct half street improvements on SW 345th Place to emergency vehicle access standards. Upon completion of the Keller and Belle Meadow plats, SW 345t~ Place will be extended from its present terminus at the east property line of Parklane Estates Division II to the west property line of a parcel not part of the plat separating the northwest portion of the Keller plat from 21st Ave. SW. The applicant and Keller will construct a temporary cul-de-sac at said location. The Keller plat will then extend SW 346~ Place to 21st Ave. SW, but at such time as SW 345"' Place is extended to 21st Ave. SW, the Keller plat will close the 346th Place access and construct a permanent cul-de-sac. The applicant will construct sidewalks along all lot frontages within the subdivision and landscaping along 21,t Ave. SW., and will screen the infiltration pond. Furthermore, based upon a neighborhood meeting the applicant will install traffic calming mitigation on SW 345th Place and other neighborhood traffic safety improvements to include a raised pedestrian crosswalk and raised pavement markers. Children residing in the plat will attend Sherwood Forest Elementary, IIlahaee Junior High School, and Federal Way High School. The Federal Way School District states that elementary students will walk to Sherwood Forest because the subdivision is within a one .mile radius. The district has approved an access route for students from the proposed subdivision to the school utilizing existing sidewalks, and will provide bus transportation for both junior high and senior high students. Existing sidewalks provide appropriate access to school bus stops for such students. The applicant must comply with the City School Impact Fee Ordinance at the time of building permit application. Section 20-155(b) FWCC requires the applicant to set aside 15% of the gross plat land area as open space or in the alternative pay a fee in lieu of such dedication for the support and maintenance of City parks within the park comprehensive plan planning area in which the subdivision is located. The City parks director has approved the applicant's fee in lieu of proposal. The Lakehaven Utility District will provide both domestic water and fire flow to the site and will also provide sanitary sewer service to each lot. Prior to obtaining approval of a preliminary plat the applicant must establish that the request satisfies the decision criteria set forth in Section 20-126(c) FWCC. Findings on each criteria are hereby made as follows: The proposed preliminary plat complies with the 1995 Federal Way Comprehensive Plan which designates the site and surrounding area as Single Family - High Density. The proposed density and lot sizes comply with the said designation. Bo A preliminary plat will comply with FWCC Chapter 18, Environmental Policy; Chapter 20, Subdivisions; and Chapter 22, Zoning. The plat will also comply with all other applicable codes and regulations as conditioned hereinafter. Co The proposed preliminary plat is consistent with the public health, safety, and welfare. Do The plat complies with the design criteria set forth in Section 20-2 FWCC. The plat makes an effective use of the land; provides water, sewage, drainage, and recreational areas; promotes safe and convenient travel on streets; provides proper ingress and egress; and provides for the housing needs of the community. The subdivision complies with development standards set forth in Sections 20-151 through 20-157, and Sections 20-158 through 20-187 FWCC. IV. CONCLUSIONS From the foregoing findings the Hearing Examiner makes the following conclusions: The Hearing Examiner has jurisdiction to consider and make recommendations to the Federal Way City Council on the issues presented by this request. The proposed preliminary plat of Belle Meadow complies with the Single Family - High Density designation of the 1995 Federal Way Comprehensive Plan and satisfies all technical criteria of the RS-7.2 zone classification of the FWCC. The proposed preliminary plat makes appropriate provision for the public health, safety, and general welfare for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary waste, fire protection, parks, playgrounds, schools and school grounds, and safe walking conditions. The proposed preliminary plat will serve the public use and interest by providing an attractive location for a single family residential subdivision convenient to schools, parks, and shopping opportunities, and therefore should be approved subject to the following conditions: 5 Prior to issuance of construction permits, a landscape plan prepared by a licensed landscape architect shall be submitted to the City for approval, and shall include the following elements: Required ten foot Type III arterial street landscape buffer along the 21st Avenue SW frontage; Open space area landscaping; Street trees in planter strips inside plat boundaries along the 21st Avenue SW frontage; Significant tree replacement plan; and Visual.screening of the stormwater infiltration tract from the right-of- way with landscaping and/or fencing. Prior to final plat approval, the existing structure on Lots 2, 5, 6, 7, 8, and 37 must be removed or relocated to conform to building setbacks requirements as established by the FWCC, or lot lines must be adjusted accordingly. Final plat approval of the Belle Meadow subdivision shall occur simultaneously with, or subsequent to, final plat approval of the adjacent Keller subdivision in order to extend and provide access from SW 345~ Place in the configuration indicated on the preliminary plat drawing. Alternatively, prior to issuance of construction permits, the preliminary plat drawing shall be revised and submitted to the City for approval to indicate a revised access configuration from SW 345th Place to the Belle Meadow subdivision that meets all applicable City and Fire Department requirements. Prior to issuance of construction permits, the applicant shall revise the plat to redesign the southwest corner of SW 345th Place and 20t~ Avenue SW to construct a half-street improvement, including a minimum of 20 feet of pavement, curb, gutter, streetlights, a four foot planter strip with street trees, and a five foot sidewalk along the entire Lot 9 frontage. Prior to issuance of construction permits, the applicant shall revise the plat to remove the radius of the west right-of~way line of 20t~ Avenue SW along the proposed Lot 8 frontage. The west right-of-way line of 20~ Avenue SW along the proposed Lot 8 frontage shall be redesigned to be perpendicular to the southern property line of the site and parallel to the 21st Avenue SW right-of-way. Prior to issuance of construction permits, the applicant shall revise the plat to correctly label 20t~ Avenue SW and 16~ Avenue SW, which are not currently shown. o o 10. 11. 12. 13. The applicant shall acquire, or arrange for dedication in a form acceptable to the City, sufficient off-site right-of-way as indicated on the Preliminary Plat between the northern property line of the site and the SW 344th Street right- of-way for the extension of 18th Avenue SW. Prior to issuance of construction permits, the applicant shall submit evidence of ownership, or arrangements for dedication in a form acceptable to the City, of the required 18th Avenue SW off-site right-of-way for the review and approval of the Public Works Director. Prior to final plat approval, the section of SW 344"* from 21st Avenue SW to 18th Avenue SW, including the full intersection of SW 344t" Street and 18t~ Avenue SW, shall be constructed, approved, and dedicated to the City. Prior to issuance of construction permits, the applicant shall submit design and construction plans for two speed humps, one on SW 344th Place and one on SW 345th Place, for the review and approval of the Public Works Director. The speed humps shall be designed and located to discourage potential cut-through traffic into adjoining neighborhoods. Prior to issuance of construction permits, the applicant shall submit design and construction plans for a raised pedestrian crosswalk at the regional BPA trail crossing on SW 344t~ Place, for the review and approval of the Public Works Director. Prior to issuance of construction permits, the applicant shall submit design and construction plans for street lighting at the intersections of SW 344~ Place and SW 345t~ Place with 15~ Place SW, in the vicinity of the Park Lane Neighborhood, for the review and approval of the Public Works Director. The street lighting shall be designed and located to enhance overall pedestrian and vehicular safety by increasing visibility. Prior to issuance of construction permits, the applicant shall submit design and construction plans for raised pavement markers along the roadway centerline in the vicinity of SW 344th Place and 16t~ Avenue SW, for the review and approval of the Public Works Director. The raised pavement markers shall be located in the areas where there is the potential for vehicular traffic to "drift" across the centerline while traversing curves in the roadway. Pursuant to the applicant's proposal to pay a fee-in-lieu of providing the required 63,825 square feet of on site open space, and as provided by the FWCC, the most recent assessed values of all parcels comprising the subdivision site or a current appraisal value determined by an MAI certified 14. 15. 16. 17. 18. appraiser must be submitted to the City to determine the required open space fee. Payment of the open space fee shall be required before final plat approval. Stormwater conveyance, water quality, and infiltration facilities used to control stormwater runoff from the site shall be located in a stormwater tract dedicated to the City at the time of final plat approval, unless located within improved pubic rights-of-way. The final plat drawing must establish the required arterial street landscape buffer along the 21st Avenue SW frontage in a separate tract to be owned i~ common and maintained by property owners of the residential subdivision, and prohibiting removal or disturbance of landscaping within the tracts, except as necessary for maintenance or replacement of existing plantings and as approved by the City. The arterial street landscape buffer along the 21st Avenue SW frontage shall be maintained in a condition consistent wi~ the approved landscape plan pursuant to Condition No. 1, above. All streets shall have a minimum pavement sections of three inches Class B asphalt over six inches of crushed surfacing to support the traffic loads. Clearing for the construction of the plat improvements, including roads. stormwater improvements, and utilities, shall be generally consistent with the clearing limits depicted on the Preliminary Grading and Utility Plan that was prepared by the applicant for the preliminary plat process. The clearing limits referenced above are the approximate clearing limits necessary f~ road, stormwater, improvements, and utility grading, and may be modified with the approval of the Community Development Services and Public Works Departments during final engineering review as required to reflect changes in road, stormwater improvements, and utility designs, if any. The remaining clearing beyond these limits necessary for development of the residential Io~, shall not be performed until approved permits are issued for development of the residential lots. Prior to final plat approval, all required' improvements must be completed or the improvements appropriately bonded, per City code requirements. Desi~ and construction of plat improvements shall conform to the FWCC, 19o-.8 KCSWDM, Hylebos Creek and Lower Puget Sound Basin Plan, and all other applicable codes and regulations. RECOMMENDATION: It is hereby recommended to the Federal Way City Council that the preliminary plat of Belle Meadow be approved subject to the conditions contained in the conclusions above. DATED THIS l-~ DAY OF September, 2000. Hearing Examiner [~'~'- DAY OF September, 2000, to the following' TRANSMI'I-FED THIS APPLICANT: Dick Schroeder Happy Valley Land Company P.O. Box 1324 Issaquah, WA 98027 AGENT/ENGINEER: ESM Consulting Engineers Stuart L. Scheuerman 720 South 348t" Street Federal Way, WA 98003 OWNER: Dick Schroeder Happy Valley Land Company P.O. Box 1324 Issaquah, WA 98027 Chris Kraft Don Bowditch Terry Gibson City of Federal Way cio Chris Green 33530 Ist Way S. Federal Way, WA 98003 2022 SW 347t" Place 2019 SW 347th Place P.O. Box 330 Federal Way, WA 98023 Federal Way, WA 98023 Olalla, WA 98359 PROCESS IV Rights to Appeal Decisions of the hearing Examiner may be appealed by any person who is to receive a copy of that decision under FWCC Section 22-443. The appeal, in the form of a letter of appeal, must be delivered to the Department of Community Development Services within fourteen (14) calendar days after the issuance of the Hearing Examiner's decision. The letter of appeal must contain: A statement identifying the decision being appealed, along with a copy of the decision; A statement of the alleged errors in the Hearing Examiner's decision, including specific factual finds and conclusions of the Heating Examiner disputed by the person filing the appeal; and The appellant's name, address, telephone number and fax number, and any other information to facilitate communications with the appellant. The person filing the appeal shall include, with the letter of appeal, the fee established by the City of the costs of preparing a written transcript of the hearing (or in the alternative, the appellant may prepare the transcript at his or her sole costs from tapes of the hearing provided by the City).The appeal will not be accepted unless it is accompanied by the required fee and cost (or agreement of the appellant to prepare the transcript). Appeals from the decision of the Hearing Examiner will be heard by The City Council. The decision of City Council is the final decision of the City. The action of the City in granting or denying an application under this article may be reviewed pursuant to RCW 36.70C in the King County Superior Court. The Land Use Petition must be filed within twenty-one (21) calendar days after the final land use decision of the City. CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT SERVICES DEPARTMENT STAFF REPORT TO THE FEDERAL WAY HEARING EXAMINER PRELIMINARY PLAT OF BELLE MEADOW FEDERAL WAY FILE NO. 00-100318-00-SU PUBLIC HEARING 2:00 p.m., August 29, 2000 City Council Chambers Federal Way City Hall 33530 First Way South II. III. IV. V. VI. VII. VIII. IX. X. XI. XII. XIII. TABLE OF CONTENTS General Information ............................................................................................................. 2 Consulted Departments and Agencies ................................................................................. 2 State Environmental Policy Act ........................................................................................... 3 Natural Environment ............................................................................................................ 4 Neighborhood Characteristics .............................................................................................. 5 General Design ..................................................................................................................... 5 Transportation ...................................................................................................................... 8 Public Services ................................................................................................................... 10 Utilities ............................................................................................................................... 11 Analysis of Decisional Criteria .......................................................................................... 12 Findings of Fact and Conclusion ....................................................................................... 13 Recommendations .............................................................................................................. 15 List of Exhibits ................................................................................................................... 18 Report Prepared by: Tim McHarg, AICP, Contract Senior Planner August 17, 2000 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT SERVICES DEPARTMENT STAFF REPORT FOR THE PUBLIC HEARING OF AUGUST 29, 2000 PRELIMINARY PLAT OF BELLE MEADOW File No: 00-100318-00-SU Applicant: Dick Schroeder Happy Valley Land Company PO Box 1324 Issaquah, WA 98027 Phone: 425.392.2742 Agent/Engineer: ESM Consulting Engineers Stuart L. Scheuerman 720 South 348th Street Federal Way, WA 98003 Phone: 253.838.6113 Owner: Dick Schroeder Happy Valley Land Company PO Box 1324 Issaquah, WA 98027 Action Requested: Preliminary plat approval of a 37-1ot single-family residential subdivision as provided for under Federal Way City Code (FWCC) Chapter 20, "Subdivisions," and requiring approval pursuant to FWCC Section 20-110. Staff Representative: Tim McHarg, AICP, Contract Senior Planner Phone: 206.297.2106 Staff Recommendation: Preliminary Plat Approval with Conditions I. GENERAL INFORMATION A. Description of the Proposal The applicant proposes to subdivide approximately 9.77 acres into 37 single-family residential lots, each having a minimum area of 7,200 square feet (Exhibit .4). The proposal includes construction of a road system, utilities, stormwater facilities, ~street frontage improvements, and other related infrastructure to serve the proposed residential lots. The existing single-family residences and associated outbuildings located on Lots 2, 5, 6, 7, 8, and 37 of the proposed subdivision will be demolished. B. Location The subject property is located in the City of Federal Way. The subject property is located on the east side of the 34500 block of 21st Avenue SW (Exhibit B). C. Legal Description See Exhibit C. D. Size of Property The subject site has a land area of 425,499 square feet (9.77 acres). E. Land Use and Zoning Direction Zoning Comprehensive Plan [ Existing Land Use(s) __ Site RS-7.2~ Single Fanfily - lligh Density SFR2 (To be demolished) -- North RS-7.2 Single Family - High Density Vacant, WSDOT Park and Ride (under construction) South RS-7.2 Single Family - High Density SFR, Proposed Keller Preliminary Plat East RS-7.2 Single Family - High Density~ SFR West RS-7.2 Single Family - High Density ] SFR Fo Background The application for the preliminary plat of Belle Meadow was submitted on January 26, 2000. The application was determined complete on February 18, 2000. II. CONSULTED DEPARTMENTS AND AGENCIES The following departments, agencies, and individuals were advised of this application. A. Community Development Review Committee (CDRC), consisting of the Federal Way Community Development Services Planning and Building Divisions; Public Works I RS-7.2 = Single-family residential, 7,200 SF minimum lot size. 2 SFR = Single-family residential. Hearing Examiner Staff Report Page 2 Preliminary Plat of Belle Meadow 00-100319-00-SU Bo Co 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. All property owners and occupants within 300 feet of the site were mailed a notice of the application and a notice of the August 29, 2000, public hearing. The site and the City's official notice boards were posted, and notice was published in the newspaper. Three public comment letters were received regarding the notice of application (Exhibits D. 1-D. 3) before the established deadline of March 8, 2000. In addition, one comment letter was received on June 14, 2000, after the public comment period had ended (Exhibit E). As of the date of this report, no comments were received in response to the notice of public hearing. 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 determination. In addition, the site and the City's official notice boards were posted, and notice was published in the newspaper. No comments or appeals were received before the established deadline of August 9, 2000. No changes or corrections were made to the City's initial environmental determination. III. STATE ENVIRONMENTAL POLICY ACT A Mitigated Environmental Determination ofNonsignificance (MDNS) was issued for the proposed action on July 12, 2000 (Exhibit F). This determination was based on review of information in the project file, including the environmental checklist, resulting in the conclusion that the proposal would not result in probable significant adverse impacts on the environment provided the following measures are complied with: 1. The applicant shall either: ao Construct the following impacted Transportation Improvement Plan (TIP) project as required by the Public Works Department, before issuance of Final Plat Approval; or, b. Contribute the project's pro-rata share of the construction cost of the following TIP project before issuance of Final Plat Approval: TIP'Project Description · ..Project Total PM Peak ". · .prO-Rata . TIP ProjeCt M~tigfifiVe ':' .' .:. Impact Hour Volume " Share ~ · ..... · Cost Fee 1. S 556th St- Is' Ave S - -- to SR99: Widen to five 15 trips 1,792 trips 0.84% $7,205,000 $60,520 lanes 2. 21s~ Ave SW/SW 357th St: SW 356th St - 22nd 18 trips 2,287 trips 0.79% $750,000 $5,925 Ave SW: Extend two lane connector TOTAL $66,175 Hearing Examiner Staff Report Page 3 Preliminary Plat of Belle Meadow 00-100319-00-SU The applicant shall design and construct all necessary traffic calming devices to mitigate neighborhood traffic impacts in coordination with neighborhood groups and in compliance with City requirements. These devices may include speed humps, traffic circles, chicanes, curb extensions, signs, pavement markings, or any other device proposed by the applicant and/or neighborhood residents and app.roved by the Public Works Director. Before issuance of Preliminary Plat Approval, the applicant shall submit plans for the traffic calming devices for the review and appro~val of the Public Works Traffic Division. The plans shall be prepared and stamped by a licensed civil engineer registered in the State of Washington. Before issuance of Final Plat Approval, the applicant shall construct the traffic calming devices consistent with the approved plans. B. No comments or appeals were received before the established deadline of August 9, 2000. No changes or corrections were made to the City's initial environmental determination. IV. NATURAL ENVIRONMENT A. 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 1998 King County Surface Water Design Manual (KCSWDM) as well as applicable recommendations of the Executive Proposed Basin Plan for Hylebos Creek and Lower Puget Sound, including surface water detention, biofiltration, and oil/water separation. A Preliminary Technical Information Report, prepared by ESM Consulting Engineers, revised June 2000 (Exhibit G), was submitted to the Department of Community Development Services and reviewed by the Public Works Department. The preliminary plat is designed to collect stormwater run-off from the buildings, streets, and landscaped areas; to convey the stormwater through a pipe system; to release the stormwater to a water quality biofiltration swale; and to infiltrate the stormwater via an engineered pond. See Section IX.c. of this report for a detailed description of proposed storm drainage facilities. B. Soils The 1973 USDA Soil Conservation Service (SCS) soil survey for King County classifies site soils as Alderwood Gravelly Sandy Loam. The Alderwood Series is characterized as moderately well drained soils, capable of adequate compaction, runoff is slow, and erosion hazard is slight. Alderwood soils are not included on the list ofhydric soils prepared by the National Technical Committee on Hydric Soils. C. Topography The subject property is rolling, with average slopes of less than seven percent. The site slopes downward from the eastern and western portions toward the central area of the site. Hearing Examiner Staff Report Page 4 Preliminary Plat of Belle Meadow 00-100319-00-SU D. Vegetation On site vegetation consists primarily of domestic shrubs and grasses; fir, cedar, and fruit trees; blackberry; and other native species. All natural vegetation shall be retained on the site except that which will be removed for improvements or grading as approved in the preliminary plat (FWCC Section 20-179) and significant trees shall be retained or replaced pursuant to FWCC Chapter 22, "Zoning." The applicant has identified 49 significant trees on site, nine of which will be removed to construct the required infrastmc_ture and utilities improvements. Before issuance of construction permits, an approved landscape plan is required pursuant to Recommended Condition No. 1 of preliminary plat approval. E. Wildlife Small birds and animals (squirrels, field mice, etc.) are likely to inhabit the site. No threatened or endangered species are known or suspected to inhabit the site. Replacement of significant trees as well as incorporation of street trees, buffer open space, and infiltration pond landscaping into the subdivision design, as proposed and as required, will help mitigate the introduction of human activities on wildlife habitat. F. Sensitive Areas King County and City of Federal Way Sensitive Areas Maps do not reveal the site to be in a problem area relative to landslides, seismic hazards, erosion, wetlands, streams, or 100-year floodplains. B-twelve Associates performed a site reconnaissance for the site and the adjacent proposed Keller Preliminary Plat to the south of the site. The conclusion of this reconnaissance was that there are no regulated wetlands or streams on the site (Exhibit H). The City confirmed the reconnaissance and accepted this conclusion. V. NEIGHBORHOOD CHARACTERISTICS The property is situated in the southwest portion of the City, in a single-family residential area. All adjacent properties are either vacant or developed with single-family residences on lots with 7,200 square feet or more per dwelling unit. A WSDOT Park and Ride Facility is being constructed to the north of the site. The site is currently developed with existing single-family residences and associated outbuildings located in the westerly portion of the site on Lots 2, 5, 6, 7, 8, and 37 of the proposed subdivision. These existing structures are proposed to be demolished. Before final plat approval, these structures must be removed or relocated to conform to required building setbacks, or lot lines must be adjusted accordingly. This requirement is addressed as Recommended Condition No. 2 of preliminary plat approval. VI. GENERAL DESIGN A. Subdivision Access and Roadway System Vehicular access to the proposed subdivision will be provided as follows: Hearing Examiner Staff Report Page 5 Preliminary Plat of Belle Meadow 00-100319-00-SU A half street extension of SW 345~ Place to and through the site from the current terminus at the boundary of the adjacent Parklane Estates, Division Two plat along the southerly property line of the site. This half street extension is dependent on, and shall be coordinated with, a half street extension of SW 345~h Place proposed by the adjacent Keller Preliminary Plat to the south of the site. On the adjacent proposed Keller Preliminary Plat, SW 345th Place will terminate in a temporary cut-de-sac at the northwest corner of the site at the property line of adjacent tax lot 242103 9085. The half-street improvements on the Keller (southerly) side of SW 345~ _Place will consist of 20 feet of pavement, vertical curb, gutter, streetlights, a four-foot landscape strip with street trees, and a five-foot sidewalk within a 30-foot right-of-way width. The half-street improvements on the Belle Meadow (northerly) side of SW 345a Place will consist 'of eight feet of pavement, vertical curb, gutter, streetlights, a four-foot landscape strip with street trees, and a five-foot sidewalk within a 30-foot right-of-way width. Because this pavement width on the Belle Meadow site does not meet the requirements of the Federal Way Fire Department for emergency vehicle access, the approval and dedication of the half-street improvements for SW 345th Place as currently designed for the Belle Meadow Preliminary Plat shall be contingent upon the construction, acceptance, and dedication through final plat approval of the half-street improvements on the Keller (southerly) side of SW 345~ Place. This requirement is addressed as Recommended Condition No. 3 of preliminary plat approval. The applicant will redesign the SW 345th Place half-street improvements to provide the required minimum of 20 feet of pavement for the entire frontage of proposed Lot 9. This requirement is addressed as Recommended Condition No. 4 of preliminary plat approval. Additionally, the applicant will redesign the west right-of-way line of 20th Avenue SW, which is not labeled on the preliminary plat, along the proposed Lot 8 frontage to be perpendicular to the southern property line of the site and parallel to the 21 st Avenue SW right-of-way. This will result in improved design alternatives for the future extension of SW 345th Place to 21st Avenue SW. This requirement is addressed as Recommended Condition No. 5 of preliminary plat approval. The half-street extension of SW 345th Place will also allow access via extension of 18th Avenue SW and SW 346th Place (which turns within the adjacent proposed Keller Preliminary Plat to run north-south) from the boundaries of the adjacent proposed Keller Preliminary Plat. However, access via these street extensions is dependent on, and shall be coordinated with, a half street extension of SW 345th Place proposed by the adjacent Keller Preliminary Plat, as discussed above. A full-street extension of 18th Avenue SW from SW 344~ Street will be developed. Avenue SW will be extended to and through the central portion of the site to SW 345 Place. The extension of 18th Avenue SW will require the applicant to acquire, or otherwise control, the off-site right-of-way between the northern property line of the site and the SW 344th Street right-of-way. This requirement is addressed as Recommended Condition No. 7 of preliminary plat approval. The section of SW 344t~ Street from 21st Avenue SW to the proposed 18t~ Avenue SW is currently under construction as a component of the WSDOT Park and Ride Facility Hearing Examiner Staff Report Page 6 Preliminary Plat of Belle Meadow 00-100319-00-SU project. The proposed extension of SW 344~ Street from 18t~ Avenue SW to future 19°~ Avenue SW is proposed for 2001-2002 by the Courtyard Village project. Therefore, before final plat approval, the section of SW 344th Street from 21 st Avenue SW to 18th Avenue SW, including the intersection of SW 344t~ Street from 18th Avenue SW, will be required to be constructed, approved, and dedicated to the City in order for this access to function. This requirement is addressed as Recommended Condition No. 8 of preliminary plat approval. On-site circulation through the proposed subdivision is provided by_a full-street extension of SW 346t~ Place (which turns within the adjacent proposed Keller Preliminary Plat to run north-south) from SW 345~ Place to SW 344t~ Place. Additionally, full-street improvements will be developed for 20~ Avenue SW, which is not labeled on the preliminary plat, to connect SW 345~ Place to SW 344a Place in the western portion of the site, parallel to 21st Avenue SW. The public streets serving the proposed subdivision will be improved to full-street and half-street standards, as approved by the City. The City's Public Works Department and the Federal Way Fire Department have approved the subdivision access and roadway system. See Section VII.a. of this report for a d6tailed description of proposed street improvements. B. Pedestrian System Sidewalks will be provided along all lot frontages within the subdivision. Specifically, full street improvements include five-foot wide sidewalks on both sides of all streets proposed by the subdivision. Half street improvements will include a five-foot wide sidewalk on the developed side of the street on the site. Currently sidewalks are located on both sides of SW 345th Place and 21st Avenue SW. Sidewalks on both sides of SW 344~ Street are included in the approved design of this street, which is currently under construction. Sidewalks are proposed to be provided on both sides of 18~ Avenue SW and SW 346a Place, and on the southern side of SW 345e' Place by the adjacent proposed Keller PreliminarY Plat. The proposed pedestrian system within the subdivision has been designed to connect to these existing and planned sidewalks. C Landscape Buffers and Open Space In accordance with FWCC Chapter 20, "Subdivisions," landscaped buffers are specified only when the plat is adjacent to an incompatible zoning district or adjacent to an arterial street. The proposed subdivision is bordered on the north, east, and south sides by single- family residential zoning; therefore, no landscape buffers are required along these property lines. Since 21st Avenue SW to the west of the site is an arterial street, a ten-foot Type III landscape buffer is required along the site frontage pursuant to FWCC Section 20~ 178(a). The preliminary plat proposes locating the required ten-foot Type III landscape buffer along the 21st Avenue SW frontage in a separate tract to be owned and maintained by the subdivision homeowners' association. Additional landscaping will be provided by street trees and screening of the infiltration pond, which will contribute to visual buffering. Street tree requirements are described in VII.a; open space requirements are described in VIII.b., and detention tract screening in IX.c.; below. Hearing Examiner Staff Report Page 7 Preliminary Plat of Belle Meadow 00-100319-00-SU VII. TRANSPORTATION A. Street Improvements In accordance with the FWCC, all street improvements must be dedicated to the City as public right-of-way and improved to applicable street standards. Specifically, full street improvements are required for 18a Avenue SW, SW 346a Place, and 21 ~t Avenue SW (which is unlabeled on the preliminary plat) that will connect SW 345~ Place to SW 344a Place in the western portion of the site. These full street improvements will include: 28 feet of pavement, vertical curbs, gutters, streetlights, four-foot landscape strips with street trees, five-foot sidewalks, and one-foot utility strips, within a 52-foot right-of-way width. Half street improvements are required for SW 344~ Place, which will include 20-feet of pavement, vertical curb, gutter, streetlights, a five-foot sidewalk, a four-foot landscape strip with street trees, and a one-foot utility strip on the southern developed side of the street on the site, within a 30-foot right-of-way width. Half-street improvements are required on the Belle Meadow (northerly) side of SW 345a Place, which will include eight feet of pavement, vertical curb, gutter, streetlights, a four- foot landscape strip with street trees, and a five-foot sidewalk within a 30-foot right-of-way width. As discussed above in Section VI.A, this half street extension is dependent on, and shall be coordinated with, a half street extension of SW 345th Place proposed by the adjacent Keller Preliminary Plat to the south of the site. The half-street improvements on the Keller (southerly) side of SW 345th Place will consist of 20 feet of pavement, vertical curb, gutter, streetlights, a four-foot landscape strip with street trees, and a five-foot sidewalk within a 30-foot right-of-way width. Because the proposed pavement width on the Belle Meadow site does not meet the requirements of the Federal Way Fire Department for emergency vehicle access, the acceptance and dedication of the half-street improvements for SW 345a Place as currently designed for the Belle Meadow Preliminary Plat shall be contingent upon the construction, acceptance, and dedication through final plat approval of the half-street improvements on the Keller (southerly) side of SW 345a Place. This requirement is addressed as Recommended Condition No. 3 of preliminary plat approval. Additionally, to meet the Federal Way Fire Department pavement width requirements, the applicant will redesign the SW 345t~ Place half-street improvements to provide the required minimum of 20-feet of pavement for the entire frontage of proposed Lot 9. This requirement is addressed as Recommended Condition No. 4 of preliminary plat approval. The frontage of the site on 21~t Avenue SW will be improved to city standards, including 29 feet of pavement, vertical curb, gutter, a six-foot landscape strip with street trees, streetlights, an eight-foot sidewalk, and a three-foot utility strip. Sixteen feet of frontage will be dedicated along 21st Avenue SW to accommodate the southbound left turn lane and the frontage improvements. The applicant sponsored a neighborhood meeting with surrounding property owners on March 29, 2000, regarding traffic safety and potential cut-through traffic impacts resulting from the proposed residential. The meeting also addressed the traffic impacts of the Hearing Examiner Staff Report Page 8 Preliminary Plat of Belle Meadow 00-100319-00-SU proposed Keller residential subdivision to the south of the site. A representative from the City's Public Works Traffic Division attended the neighborhood meeting. Based on the meeting, the applicant submitted a Memorandum Regarding Neighborhood Cut-Through Traffic and Potential Traffic Calming Mitigation, May 3, 2000, prepared by Gibson Traffic Consultants for review and approval by the Public Works Director. Based on the mitigations proposed by the applicant, the public input provided at the March 29, 2000, neighborhood meeting, and current City practices, the preliminary plat shall provide a range of traffic calming and neighborhood traffic safety improvements. These improvements include speed humps within Belle Meadow subdivision, a raised pedestria_n crosswalk at the BPA trail crossing, raised pavement markers at intersections, and streetlights. Additionally, traffic-calming devices have been designed and will be constructed within the adjacent proposed Keller Preliminary Plat to mitigate neighborhood traffic impacts in compliance with current City practices. This requirement is addressed as Recommended Conditions Nos. 9, 10, 11, arid 12 of preliminary plat approval. The Public Works Department and Federal Way Fire Department have approved roadway improvements, curve radii, and cul-de-sac configuration as proposed. Striping, signage, and street lighting plans shall be submitted for review and approval of the City before issuance of construction permits. B. Adequacy of Arterial Roads This proposal has been reviewed under the State Environmental Policy Act (SEPA). Based on the FWCC and the Mitigated Environmental Determination ofNonsigni~cance (MDNS) issued for the proposed action on July 12, 2000, the additional traffic to be generated by this development requires off-site roadway improvements for vehicles and pro rata share contributions for projects identified in the City's Transportation Improvement Plan (TIP) impacted by the proposed subdivision. The applicant shall be required either to: ao Construct the following impacted Transportation Improvement Plan (TIP) project as required by the Public Works Department, before issuance of Final Plat Approval; or, b. Contribute the project's pro-rata share of the construction cost of the following TIP project before issuance of Final Plat Approval: TIP Project Description Project Total PM Peak Pro-Rata TIP Project Mitigative hnpact Hour Volume Share Cost Fee 1. S 356th St- 1st Ave S to SR99: Widen to five 15 trips 1,792 trips 0.84% $7,205,000 $60,520 lanes 2. 21st Ave SW/SW 357th St: SW 356th St - 22nd 18 trips 2,287 trips 0.79% $750,000 $5,925 Ave SW: Extend two lane connector TOTAL $66,175 Hearing Examiner Staff Report Page 9 Preliminary Plat of Belie Meadow 00-100319-00-SU Additionally, the frontage of the site on 21st Avenue SW, an arterial street, will be improved to City standards. The frontage improvements include 29 feet of pavement, vertical curb, gutter, a six-foot landscape strip with street trees, streetlights, an eight-foot sidewalk, and a three-foot utility strip. Sixteen feet of frontage will be dedicated along 21s' Avenue SW to accommodate the southbound left turn lane and the frontage improvements. As proposed and as conditioned, the subdivision will adequately mitigate_impacts to arterial streets. VIII. PUBLIC SERVICES A. 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 included the following information. The proposed subdivision will be served by Sherwood Forest Elementary, Illahee Junior High, and Federal Way High Schools. Federal Way School District has indicated that Sherwood Forest Elementary School students residing in this subdivision will walk to school, because it is within a one-mile radius. An access route for these students to the school from the proposed subdivision utilizing existing sidewalks has been approved by the School District. Federal Way School District has indicated that bus transportation will be provided to Illahee Junior High School and Federal Way High School students residing in this subdivision. The bus stop for Illahee Junior High School is located at SW 348th Street at 13th Court SW. An access route for these students to this bus stop from the proposed subdivision utilizing existing sidewalks has been approved by the School District. The bus stop for Federal Way High School is located at 14th Avenue SW at SW 348th Street. An access route for these students to this bus stop from the proposed subdivision utilizing existing sidewalks' has been approved by the School District. Routine adjustments to bus stop locations may be made based on student transportation needs and school bus routes. The street network of the proposed subdivision has been designed to allow for a school bus route to loop through the neighborhood on 18th Avenue SW. School impact fees, as authorized by City ordinance and collected at the time of building permit issuance, are currently $2,882.00 per single-family housing unit. School impact fees are determined on the basis of the School District's Capital Facilities Plan and are subject to annual adjustment and update. Hearing Examiner Staff Report Page I 0 Preliminary Plat of Belle Meadow 00-100319-00-SU Bo Open Space The nearest city park is Saghalie Park, to the north of the subject site. Other public parks in the vicinity include Saghalie Junior High School Park to the north of the site and Sherwood Forest Elementary School Park to the east. .. To provide adequate recreational opportunities commensurate with new r_esidential 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 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, subject to the app.roval of the Parks Director. Total open space required for this plat is 63,825 square feet (15 percent of the 425,499 square foot site). Pursuant to FWCC Section 20-155(b), the applicant proposes to pay a fee- in-lieu of providing required open space on-site. The Parks Director approved the fee-in- lieu proposal on March 1, 2000 (Exhibit H). The fee-in-lieu will be utilized within the Park Comprehensive Plan planning area in which the subdivision is located. In accordance with FWCC Section 20-155(b), the specific fee in-lieu-of providing the required 63,825 square feet of open space for the subdivision will be calculated by determining 15 percent of the most recent assessed value of the subject properties comprising the site to be subdivided. Alternatively, an appraisal value determined by an MAI certified appraiser might be substituted for the assessed value. The fee-in-lieu shall be required to be paid to the City before final plat approval. This requirement is addressed as Recommended Condition No. 13 of preliminary plat approval. C. Fire Protection The King County Certificate of Water Availability from the Lakehaven Utility District indicates that water will be available to the site in sufficient quantity to satisfy fire flow standards for the proposed development. The Federal Way Fire Department requires that a fire hydrant be located within 350 feet of each lot. The exact location of these hydrants must be approved by the Fire Department before issuance of construction approval. IX. UTILITIES A. Sewage Disposal The applicant proposes to serve the proposed plat by a public sewer system managed by Lakehaven Utility District. An October 19, 1999, Certificate of Sewer Availability (Exhibit /), indicates the District's capacity to serve the proposed development through a Developer Extension Agreement (DEA) between the applicant and the District. Sewer service to the site will utilize the 19~ - 21 st Avenue Sewer Trunk Extension project currently under construction by Lakehaven Utility District. Hearing Examiner Staff Report Page 11 Preliminary Plat of Belle Meadow 00-100319-00-SU B. Water Supply The applicant proposes to serve the subdivision with a public water supply and distribution system managed by the Lakehaven Utility District. An October 19, 1999, Certificate of Water Availability (Exhibit or), indicates the District's capacity to serve the proposed development through a Developer Extension Agreement (DEA). An extension of the water main in 18~ Avenue SW will serve the proposed subdivision. C. Drainage Facilities The site is located in the West Branch Hylebos Creek Basin, in an area identified by the Executive Proposed Basin Plan: Hylebos Creek and Lower Puget Sound, as having downstream conveyance, flooding, erosion, and habitat problems associated with stormwater runoff. The applicant is proposing to provide mitigation as recommended in the Basin Plan, specifically, Basin Plan Recommendation BW-2, which calls for the use of a seven-day storm event in sizing on-site detention facilities. Development of the site will create additional runoff from new impervious area. As with all paved, developed areas, the site will contribute some pollutants to ground and surface waters, as these will be washed off the site by stormwater into the drainage system. A Preliminary Technical Information Report, revised June 2000 (Exhibit G), including onsite basin comparisons, offsite analysis, and core and special requirements under the 1998 KCSWDM, was prepared by ESM Consulting Engineers. The City's Public Works Department reviewed and concurred with the conclusions of the report. Storm drainage facilities are to be designed in accordance with all applicable core and special requirements outlined in the 1998 KCSWDM, as well as applicable recommendations of the Executive Proposed Basin Plan for Hylebos Creek and Lower Puget Sound. A collection and conveyance system, biofiltration swale, and infiltration pond are proposed to provide runoff control for the site. The infiltration pond is proposed to be screened with landscaping. The approved storm drainage facilities must be constructed per FWCC requirements, before final plat aPproval and recording of the subdivision. X. ANALYSIS OF HEARING EXAMINER PRELIMINARY PLAT DECISIONAL CRITERIA The FWCC establishes review procedures and decisional criteria for deciding upon various types of land use applications. Pursuant to FWCC Chapter 20, Section 20-110, preliminary plat applications are submitted to the Hearing Examiner for public hearing. The preliminary plat application and the recommendation of the Hearing Examiner are submitted to the City Council for approval or disapproval. Pursuant to FWCC 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. Hearing Examiner Staff Report Page 12 Preliminary Plat of Belle Meadow 00-100319-00-SU Staff Comment: The preliminary plat 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 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. 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 ~vith 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 Comprehensive Plan Designations map. Proposed access and fire hydrant locations shall 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; provision of water, sewage, drainage, and recreational areas; promotion of safe and convenient travel on streets; provision of proper ingress and egress; and, provision for the housing needs of the community. As proposed, and with conditions as recommended by City staff, the preliminary plat application complies with all provisions of the chapter. It is consistent with the development standards listed in Sections 20-151 through 157, and 20- 158 through 187. Staff Comment: Development of this site is required to comply with the provisions of FWCC Chapter 18, "Environmental Policy"; Chapter 20, "Subdivisions"; Chapter 22, "Zoning"; and all other applicable local and state development codes and regulations. As proposed, and with conditions 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: Hearing Examiner Staff Report Page 13 Preliminary Plat of Belle Meadow 00-100319-O0-SU ° o o The proposed action is to subdivide a 9.77-acre parcel into 37 single-family lots. Adjacent land uses include single-family residential and vacant parcels. There are no identified environmentally sensitive areas on the site. 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 issuer[ for this proposed action on July 12, 2000. No comments or appeals were received before the established deadline of August 9, 2000. No changes or corrections were made to the City's initial environmental determination. The environmental determination is incorporated by reference as though set forth in full. Water and sewer facilities are available from the Lakehaven Utility District and are adequate to serve the proposed development. It is the applicant's responsibility to secure all necessary water and sewer services from the utility provider. The site is located in the West Branch Hylebos Creek drainage basin. Surface water facilities will be designed in accordance with the 1998 KCSWDM, as well as applicable recommendations of the Executive Proposed Basin Plan for Hylebos Creek and Lower Puget Sound. Public access will be provided by the extension of SW 345~ Place from the boundary of the adjacent Parklane Estates, Division Two plat along the southerly property line of the site. The extension of SW 345th Place is dependent on, and will be coordinated with, an extension of SW 345th Place proposed by the adjacent Keller Preliminary Plat to the south of the site. If the extension of SW 345a Place proposed by the adjacent Keller Preliminary Plat is not constructed and dedicated as designed, the proposed access to Belle Meadow from SW 345t~ Place will be redesigned to meet all applicable City standards. A second public access will be provided by the extension of 18th Avenue SW from SW 344t~ Street to SW 345th Place. The extension of 18~ AVenue SW will require the applicant to acquire, or arrange for dedication in a form acceptable to the City, off-site right-of-way between the northern property line of the site and the SW 344th Street right-of-way. The applicant will redesign the west right-of-way line of 20th Avenue SW, which is not labeled on the preliminary plat, along the proposed Lot 8 frontage to be perpendicular to the southern property line of the site and parallel to the 21st Avenue SW right-of-way. Sidewalks will be provided along all lot frontages within the subdivision. Sidewalks serving adjacent development are located on both sides of SW 345th Place and 21st Avenue SW. Sidewalks on both sides of SW 344th Street are included in the approved design of this street, which is currently'under construction. Sidewalks are proposed to be provided on both sides of 18t~ Avenue SW and SW 346th Place, and on the southern side of SW 345th Place by the adjacent proposed Keller Preliminary Plat. The sidewalks within the proposed residential subdivision will connect to these existing and planned pedestrian facilities. The applicant has provided for safe pedestrian corridors from the subject site to public school facilities and bus stops. Hearing Examiner Staff Report Page 14 Preliminary Plat of Belle Meadow 00-100319-00-SU o 10. 11. 12. 13. 14. 15. 18th Avenue SW, SW 344th Place, and SW 345th Place are currently designated as local streets by the FWCP. 21 ~t Avenue is currently designated as an arterial street by the FWCP. Street improvements and right-of-way widths consistent with applicable City standards are required for all internal roadways and street frontages. Public right-of-way and the stormwater detention tracts will be dedicated to the City. A geotechnical report contains specific recommendations and conclusion_s 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 FWCC, during development of the site in conformance with FWCC Section 22-1286. The subject site contains 49 significant trees. Nine trees proposed to be removed with the grading of the subject site for the installation of roadways and utilities. Pursuant to FWCC Section 20-155(b), the applicant proposes to pay a fee-in-lieu of providing the required 63,825 square feet of open space on-site. The applicant will be required to submit the most recent assessment or an appraisal value determined by an MAI certified appraiser for the City to calculate the exact amount to be paid to the City Parks fund. Prior to issuance of construction permits, the applicant will be required to submit a landscape plan addressing open space, detention tract screening, street trees, tree conservation, and the replacement of significant trees. Required landscape buffers will be delineated as separate tracts and owned and maintained by the subdivision property owners. 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 City staff, the preliminary plat is consistent with the FWCP and all applicable codes and regulations. Prior to final plat approval and recording, ali required and approved improvements will be constructed, or the improvements appropriately bonded, per City code requirements. XII. RECOMMENDATION Based on review of this application, the environmental record, and pertinent decisional criteria, the Department of Community Development Services recommends approval of the preliminary plat subject to the following conditions: !. Prior to issuance of construction permits, a landscape plan prepared by a licensed landscape architect shall be submitted to the City for approval, and shall include the following elements: Hearing Examiner Staff Report Page 15 Preliminary Plat of Belle Meadow 00-1003 i 9-00-SU o a. Required ten foot Type III arterial street landscape buffer along the 21~ Avenue SW frontage; b. Open space area landscaping; c. Street trees in planter strips inside plat boundaries along the 21st Avenue SW frontage; d. Significant tree replacement plan; and, e. Visual screening of the stormwater infiltration tract from the right-of-way with landscaping and/or fencing. _ Prior to final plat approval, the existing structures on Lots 2, 5, 6, 7, 8, and 37 must be removed or relocated to conform to building setbacks requirements as established by the FWCC, or lot lines must be adjusted accordingly. Final plat approval of the Belle Meadow subdivision shall occur simultaneously with, or subsequent to, final plat approval of the adjacent Keller subdivision in order to extend and provide access from SW 3454 Place in the configuration indicated on the preliminary plat drawing. Alternatively, prior to issuance of construction permits, the preliminary plat drawing shall be revised and submitted to the City for approval to indicate a revised access configuration from SW 3454 Place to the Belle Meadow subdivision that meets all applicable City and Fire Department requirements. Prior to issuance of construction permits, the applicant shall revise the plat to redesign the southwest corner of SW 3454 Place and 20t~ Avenue SW to construct a half-street improvement, including a minimum of 20 feet of pavement, curb, gutter, streetlights, a four-foot planter strip with street trees, and a five-foot sidewalk along the entire Lot 9 frontage. Prior to issuance of construction permits, the applicant shall revise the plat to remove the radius of the west right-of-way line of 20~ Avenue SW along the proposed Lot 8 frontage. The west right-of-way line of 204 Avenue SW along the proposed Lot 8 frontage shall be redesigned to be perpendicular to the southern property line of the site and parallel to the 21st Avenue SW right-of-way. Prior to issuance of construction permits, the applicant shall revise the plat to correctly label 204 Avenue SW and 16~ Avenue SW, which are not currently shown. The applicant shall acquire, or arrange for dedication in a form acceptable to the City, sufficient off-site right-of-way as indicated on the Preliminary Plat between the northern property line of the site and the SW 344th Street right-of-way for the extension of 184 Avenue SW. Prior to issuance of construction permits, the applicant shall submit evidence of ownership, or arrangements for dedication in a form acceptable to the City, of the required 184 Avenue SW off-site right-of-way for the review and approval of the Public Works Director. Prior to final plat approval, the section of SW 344a Street from 21 st Avenue SW to 18~ Avenue SW, including the full intersection of SW 344a Street and 184 Avenue SW, shall be constructed, approved, and dedicated to the City. Hearing Examiner Staff Report Page 16 Preliminary Plat of Belle Meadow 00-100319-O0-SU I0. 11. 12. 13. 14. 15. 16. 17. Prior to issuance of construction permits, the applicant shall submit design and construction plans for two speed humps, one on SW 344a Place and one on SW 345a Place, for the review and approval of the Public Works Director. The speed humps shall be designed and located to discourage potential cut-through traffic into adjoining neighborhoods. Prior to issuance of construction permits, the applicant shall submit design and construction plans for a raised pedestrian crosswalk at the regional BPA trail crossing _on SW 344a Place, for the review and approval of the Public Works Director. Prior to issuance of construction permits, the applicant shall submit design and construction plans for street lighting at the intersections of SW 344a Place and SW 345th Place with 15a Place SW, in the'vicinity of the Park Lane Neighborhood, for the review and approval of the Public Works Director. The street lighting shall be designed and located to enhance overall pedestrian and vehicular safety by increasing visibility. Prior to issuance of construction permits, the applicant shall submit design and construction plans for raised pavement markers along the roadway centerline in the vicinity of SW 344t~ Place and 16a Avenue SW, for the review and approval of the Public Works Director. The raised pavement markers shall be located in areas where there is the potential for vehicular traffic to "drift" across the centerline while traversing curves in the roadway. Pursuant to the applicant's proposal to pay a fee-in-lieu of providing the required 63,825 square feet of on site open space, and as provided by the FWCC, the most recent assessed values of all parcels comprising the subdivision site or a current appraisal value determined by an MAI certified appraiser must be submitted to the City to determine the required open space fee. Payment of the open space fee shall be required before final plat approval. Stormwater conveyance, water quality, and infiltration facilities used to control stormwater runoff from the site shall be located in a stormwater tract dedicated to the City at the time of final plat approval, unless located within improved public rights-of-way. The final plat drawing must establish the required arterial street landscape buffer along the 21 st Avenue SW frontage in a separate tract to be owned in common and maintained by property owners of the residential subdivision, and prohibiting removal or disturbance of landscaping within the tracts, except as necessary for maintenance or replacement of existing plantings and as approved by the City. The arterial street landscape buffer along the 21 st Avenue SW frontage shall be maintained in a condition consistent with the approved landscape plan pursuant to Condition No. 1, above. 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. Clearing for the construction of the plat improvements, including roads, stormwater improvements, and utilities, shall be generally consistent with the clearing limits depicted on the Preliminary Grading and Utility Plan that was prepared by the applicant for the preliminary plat process. The clearing limits referenced above are the approximate clearing limits necessary for road, stormwater improvements, and utility grading, and may be Hearing Examiner Staff Report Page 17 Preliminary Plat of Belle Meadow 00-100319-00-SU 18. modified with the approval of the Community Development Services and Public Works Departments during final engineering review as required to reflect changes in road, stormwater improvements, and utility designs, if any. The remaining clearing beyond these limits necessary for development of the residential lots shall not be performed until approved permits are issued for development of the residential lots. Prior to final plat approval, all required improvements must be completed or the improvements appropriately bonded, per City code requirements. Design and construction of plat improvements shall conform to the FWCC, 1998 KCSWDM, Hyle_bos Creek and Lower Puget Sound Basin Plan, and all other applicable codes and regulations. LIST OF EXHIBITS Bo C. D.1-3. E. F. G. Ho Ko Reduced Scale Preliminary Plat of Belle Meadow (Full Size Preliminary Plat to Hearing Examiner) Vicinity Map Legal Description Public Comment Letters in Response to Notice of Application Public Comment Letter Received After End of Public Comment Period July 12, 2000, Mitigated Determination ofNonsignificance (MDNS) Preliminary Technical Information Report, prepared by ESM Consulting Engineers, Revised June 2000 Wetland and Stream Determination, prepared by B-twelve Associates, December 2, 1999 Memorandum from PARCS Director Approving Belle Meadow Fee-In-Lieu Proposal, March 1, 2000. King County Certificate of Sewer Availability from Lakehaven Utility District, October 19, 1999 King County Certificate of Water Availability from Lakehaven Utility District, October 19, 1999 TRANSMITTED TO THE PARTIES LISTED HEREAFTER: 1. Federal Way Hearing Examiner 2. Applicant: Dick Schroeder, Happy Valley Land Company 3. Agent/Project Engineer: Stuart Scheuerman, ESM Consulting Engineers Do~umem iD # 11468 Hearing Examiner Staff Report Page 18 Preliminary Plat of Belle Meadow 00-100319-00-SU Exhibit A: Reduced Scale Preliminary Plat of Belle Meadow (Full Size Preliminary Plat to Heating Examiner) I~ I~TH ST. ;I //'~.,~'~'-~. I I I I I t-1-1[11 I-- I~-{l',l?lil~lll HAPPY VALLEY LAHD COMPANY. o ....... G .............. I:- I I_l'l'l~l'lil ~,_,_~ ~.~o~ '~"- ~%~ I I I I I:l~ll-! HAPPY VALLEY LAND OOMPANY, [...LC -- BELLE MEADOW cm' o~ rE~m~L way EXISTING CONDmONS i~ I I I I I I~1-1~11 I~ 'l t I I [ I'1'1'11 21ST AVF_ SW 18th AVE. &W. 21$T AVE. SW f Exhibit B: Vicinity Map · . ~- -- . S.W. 336th ~~^' PARKWAY '- PUGET SOUND ~. OTY OF. ~r ~ ~ ~ ~ ~ 548th ST/ VICINITY MAP Not To Scale CON6ULTING ENGINEER8 i. Lc lel~l~l (2~3) 638-.6/13 ~ JOB NO. DRAWING NAME : DATE : DRAWN : 770-12-990 VICINITY 09-15-99 SJM Exhibit C: Legal Description LEGAL DESCRIPTION PARCEL A: THE NORTH HALF OF THE SOUTH HALF OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF' SECTION 24, TOWNSHIP 21 NORTH, RANGE 3 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON: EXCEPT THE WEST 30 FEET CONVE"r'E~, TO KINO COUNTY FOR ROAD BY .}EED RECORDING UNDER RECORDII'~G ~',!UMBER 84-2329; *,ND EXCEPT THAT PORTION CONVEYED TO THE STATE OF WASHINGTON 3Y DEED RECORDED UNDER F, EC, ORDI',',:~ NUMBER 8905300117. PARCEL B: .:-HE SOUTH HALF OF THE NORTH HALF OF THE NORTH H~LF OF THE .qORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 24, ;OWNSHIP 21 NORTH, RANGE 3 EA~'i. ,¥iLLAMETTE MERIDIAN, IN KING £OUNTY, WASHINGTON; .£XCEPT THE WEST 30 FEET Cu~'~VE~£$: 'FO KING COUNTY FOR ROAD BY OEED RECORDED UNDER RECOROINC ~4uMBER 842530; AND EXCEPT THAT PORTION CONVEYED T; }'i-iE STATE OF WASHINGTON BY 9EED RECORDED UNDER RECOROh~IC ;'4OMBER 9510261406. Exhibits D. 1-3. Public Comment Letters in Response to Notice of Application BRIAN Gff)DA · 1411SW344thPlace Federal Way, WA 98023 Tel: 253.815.0056 Fax: 253.815.0056 entail: bbgidda~uswest, net March 6, 2000 TO: Director of Community Development Services; Tim McHarg, Contract Associate Planner; Greg Fewins, Principal Planner; and Whomever It May Concern Belle Meadow Preliminary Plat Dear Sirs: In regards to the above referenced project, I understand that plans are in place to build an access road from SW 344th Place to 21st Avenue SW. Currently, SW 344th Place is closed to any through traffic. There is a very good reason for this. This particular road is not built for through access. The road, at it's widest falls short of the minimum width requirements established by the City of Federal Way. To allow through access on this narrow road would needlessly endanger the residents and children of the community. Should an unfortunate accident occur, the City might well find itself liable for allowing a through access road to be built in violation of it's very own code restrictions. Please revisit this aspect of the above referenced project (the proposed new road from SW 344th to 21st Ave SW). I'm sure some other alternative can be found that will not only ensure the safety of local residents but also allow you to maintain the integrity of your own codes and bylaws. Thank you for your consideration. Sincerely, Brian Gidda March 6, 2000 City of Federal Way 33530 - lstWay South Federal Way, WA 98003 Attention: City Planners In reference to proposed Preliminary Plat of Belle Meadow Job number 770--12-990-001 received by City of Federal Way on 26 January 2000. We as concerned home owners currently residing at 34414 14th Way SW, Federal Way, WA 98023 (Parklane Estates, Division 2) are hereby requeging consideration to revise the above proposed subdivision. Our main concems are: 1) The considerable increase in traffic flow in our residential area. 2) The width of our streets are such that they are only 28' at their widest point. and 10' narrower than the sFeets through the adjacent residential area of Campus Highlands. Our streets are not wide enough to accept the increased traffic flow the development will create. 3) The lack of street lights in our housing area make it dangerous for increased traffic flow. 4) The increase in traffic will pose a danger to the numerous children that playing in the area. 5) There would be a danger in that a blind spot exists exiting east from Parklane Estates or~ 14thPlaceSW. As recently as two years ago a small dog was hit by a car and tossed 70' at this very spot on the road. 6) The added traffic will be a hazard to the children walking to and from SherwoodElementary School. This proposed additiOn will undoubtedly add hazardous vehicular traffic for the children going to and from the elementary school. 7) This proposed addition will add to the noise and congestion of our already narrow streets. 8) Vehicles west of 21st Ave SW will use this new route as a shortcut through our housing development; vehicles from Campus Highlands and Parklane Estates Division I will also use this as a shortcut. 9) Also consideration should be given to the BPA Bike and Walking paths that exit and continue across 14th Way SW. Pedestrians will be at risk when crossing this street because it is near the blind spot on 14th Way SW. We are extremely concemed about 1) the environmental impact of noise created by a possible increase of 200 additional vehicles per day and 2) the possible risk to the safety of children in this development and 3) the users of the BPA Bike Path if SW 345th PL is created with a dixectaccess from 21~st Ave SW-into the SE corner of Parklane Estates Dlv, s, on 1]. Thank you 'Rayh(ond Smith Vicki 'Smith March 6, '2000 To: City of Federal Way Attention: Tim Harg, Contract Associate Planner Greg Fewins, Principal Planner We are writing to you concerning job # 770-12-990-001, the proposal for the Plat Of Belle Meadows. As residents and homeowners of Parklane Estates, Division II we are strongly against having street access opening from 21 st Ave. into our neighbor_hood. Our objections stem from the following concerns: ao safe~y is our primary concern. Upon entering our development, a hill is present. When motorists exit the development this hill becomes a blind spot. Last year, due to a teenager speeding excessively', a dog was thrown 70 feet and killed. This incident occurred directly at the crossing °fthe BPA trail. This dog could easily have been one of our children. At the present time, over 30 children reside at Parklane Estates Divison II. Our adjoining neighbors, Campus Highlands, are already dealing with the dangers of motorists driving through their residential street using high speeds. bo In addition, the width of oUr streets and the sharp tums in our neighborhood pose a problem. Many residents park their cars alongside the mad, and, asa result, it is a tight fit for cars to pass by one another. It is not realistic for school buses and through traffic to come through. C° Our develOpment, currently does'not:have any street lighting, which makes night time driving dangerous. Lack of lighting with an increase in traffic flow may als0 increase crime related activity in our neighborhood. As mentioned earlier in our statement, the BPA trail crosses the entrance of our development. This is a busy intersection for bikers, walkers, runners and pet owners. The dangers of high volume traffic will increase the risk of serious accidents and injuries. This trail is not visible to motorists from afar. Finally, the property values of our homes will significantly decrease should the access occur. The decrease will be a result of increase in noise levels and traffic volume. For these many valid reasons we ask that the access from 21 st street not be permitted. Please help us tO'keep our neighborhood safe. We thank you kindly for the time you have taken to consider our concerns. S. in~erely, , ;he~etknap~amily(, 4'8~S 835-9250) 344th PI.~ (253) RECEWED B 0 ? ZOO[ Exhibit E. Public Comment Letter Received After End of Public Comment Period L,,w O. ff~ KARR-TUTTLE-CAMPBELL q:ou~1904 A Pmfessim'~dSemice Co~oratio. Seattle Office James L. Austin, Jr. Erik R. Lied Jennifer L. Aspans Of Counsel 1201 Third Avenue Jacquelyn A. Beatty Mike Liles, Jr. Walter E. Barton F. Lee Campbell Suite 2900 William H. Beaver, Jr. Steven V. Lundgren Jennifer A. Burkhardt Joseph D. Holmes, Jr. Seattle, Washington 98101 Barbara J. Brady Walter M. Maas III Susan lC Mclntosh Robert P. Kart (206) 223-1313 Craig P. Campbell Pamela McClaran Tracy M. Miller John F. Kruger Facsimile (206) 682-7100 Diana IL Carey Floyd L. Newland Randall L. Price Martin T. Crowder Lisa J. Oman Jill T. Whitney Retired Clarence H. Campbell Portland Office William J. Cruzen Richard J. Omata Coleman P. Hall 1212 Standard Plaza Mark D. Deife Robert A. Radcliffe Special Counsel to the Firm 1100 S.W. Sixth Avenue Mary Ann Ekman Lawrence B. Ransom Ch~ Carlyle Dawson Mary Ellen Hanley Portland, Oregon 97204 Michael M. Feinberg Steven D. Robinson Patricia J. Parks Payne Kart Muriel Mawer J. Scott Gary Susan J. Robinson Kenneth E. Rekow (503) 248-1330 Gary D. Huff Gail P. Runnfeldt William B. Steebuck Ward L. Sax Facsimile (503) 222-4429 James S. Irby F. Douglas Ruud Eden Rubenstein Toner Plea*e reply to Seattle Office Mark R. Johnsen Paul M. Silver Marie R. Westermeier Alan D. Judy James lC Treadwell Bruce E. Larson Dennis H. Walters Mary Ann Ekman (206) 224-8026 mekman®karrtuttle.com June 12, 2000 Mr. Greg Fewins, Principal Planner City of Federal Way 33530 First Way South Federal Way, WA RE: Belle Meadows Dear Mr. Fewins: I represent Mt. Fo,-~unato Pena in al! legal matters relating to his U.S. investments. When I met with him recently in Vancouver, he asked that I forward the enclosed letter and attachment on to you and that I obtain proof that you had received his letter. Therefore I am enclosing Mr. Pena's letter as well as an extra copy for you to date and sign confirming receipt. Please return the copy to me in the enclosed envelope. If you have any questions, please call me at the phone number shown above. Thank you for your cooperation and assistance. Very truly yours, Mary Ann Ekman Enclosures cc: Fortunato Pena //301343 / 6GSN01!.DOC / 33799-001 Greg Fewins Principal Planner City of Federal Way 33530 First Way So. WA 98003 1102-6282 Kathleen Avenue Burnaby, B.C., Canada Dear Mr. Fewins: This is a request that the preliminary Plat submitted to you by Fred Wilhelm Jr. ESM Consulting Engineers regarding the Belle Meadow Preliminary Plat last January 26, 2000 be redesigned because the proposed road at the back of my property is 30 feet wide and which should be 52 feet wide. My property is facing S.W. 344 th Street, which is now under construction, and I do not need to construct 22 feet at the back of my property to make that road 52 feet as required by the City of Federal Way. Enclosed is a photocopy of the Preliminary Plat of belle Meadow showing the 30 feet wide road at the back of my property. Your kind and favorable consideration will be highly appreciated. RECEIVED BY 1 I ! I TB./TP Exhibit F: July 12, 2000, Mitigated Determination ofNonsignificance (MDNS) CITY OF~ /1~ 33530 1STWAY SOUTH (253) 661-4OO0 FEDERAL WAY, WA 98003-6210 MITIGATED ENVIRONMENTAL DETERMINATION OF NONSIGNIFICANCE BELLE MEADOW PRELIMINARY PLAT APPLICATION NO: 00-100318-00 (SEP); 00-100319-00 (SU~) Description of Proposal: Proponent: Location: Lead Agency: City Contact: The applicant proposes to subdivide approximately 9.8 acres into 37 single family residential lots, to construct associated site improvements, and to extend public water and sewer utilities. Vehicular access to the site will be provided from SW 344a Street, SW 345a Place, and 18a Avenue SW; however, the access from SW 345a Place, as currently designed, will require the approval of the adjacent Keller Preliminary Plat.. Each proposed lot will have access to a public street. The applicant will pay a fee in-lieu of providing on-site open space. Stormwater generated on-site will be treated and infiltrated on a 0.6-acre parcel in the central portion of the site. A portion of the site is currently developed with existing residential and agricultural buildings, which will be demolished. Dick Schroeder, Happy Valley Land Company, Applicant Stuart L. Scheuerman, ESM Consulting Engineers, Agent The subject property is located on the east side of the 34500 block of 21~ Avenue SW. City of Federal Way Tim McHarg, Contract Senior Planner, 206-297-2106 Greg Fewins, Principal Planner, 253-661-4108 The responsible Official of the City of Federal Way hereby makes the following decisions based upon impacts identified in the environmental checklist, 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 pursuant to the Revised Code of Washington (RCW) 43.21C.060: 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 43.21C.032(2)(c), only if the following conditions 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. FINDINGS OF FACT The applicant proposes to subdivide approximately 9.8 acres into 37 single-family residential lots. The proposal includes construction of a road system, utilities, stormwater facilities, street frontage improvements, and other related infrastructure to serve the proposed residential lots. Vehicular access to the site is proposed to be provided from 21't Avenue SW, 18' Avenue SW, and SW 345a Place. A Traffic Impact Analysis (TIA), October 1999, was prepared by Heath and Associates for the proposed development.-The TIA was supplemented by a, May 5, 2000, memorandUm regarding recommended neighborhood traffic calming measures prepared by Gibson Traffic Consultants. The study and supplemental information identify transportation impacts and recommend mitigation ' measures associated with the development. The proposed development will generate approximately 354 average weekday daily trips, with an estimated 33 PM peak hour trips. Traffic generated from the proposed development will impact two Transportation Improvement Plan projects with more than I0 PM peak hour trips. The project proponent shall be required to either construct the planned TIP projects or provide pro-rata share contributions toward the proposed improvements, as well as construct the recommended neighborhood traffic calming measures, to mitigate traffic generated impacts from the proposed development. o The city's Public Works Department reviewed and concurred with the conclusions of the TIA and supplemental information regarding recommended neighborhood traffic calming measures. The traffic impacts identified in the analysis will be appropriately mitigated by implementation of mitigation measures proposed by the applicant and the required mitigation measures. 5. The Final Staff Evaluation for Environmental Checklist, File No. 00-100318-00 (SEP), is hereby incorporated by reference as though set forth in full. CONCLUSIONS OF LAW 1. Provide a safe, efficient, convenient, and economic street system with sufficient capacity to move people, goods, and services at an appropriate level of service. The City shall develop and adopt policies for the construction, reconstruction, maintenance, and preservation of new and existing facilities, such as gravel and substandard streets. (TG2, Federal Way Comprehensive Plan [FWCP]) 2. Identify attd implement changes to the transportation system which reduce reliance on the single occupant vehicle. Support state, regional, and local visions and policies. (TP9, FWCP) Establish a Level of Service (LOS) standard based on a planning methodology using vehicle miles traveled (YMT) congested to measure the LOS citywide, and an operation methodology for development impact, mitigation corridors, and intersections based on a LOS equal to E or v/c less than or equal to 0.9. (TP16, FWCP) MDNS July 12, 2000 Belle Meadow Preliminary Plat/00-100318-00 (SEP) Page 2 Structure the City's improvement program to strategically place increments of public and private investment that complement the multimodal vision of the plan. This shouM include "matching" improvements to supplement the efforts by other agencies to provide HOV and transit facilities. (TP32, FWCP) Arterial HOV improvements will be constructed along key corridors to improve flow and encourage use of these more efficient modes. (TP41, FWCP) - Ensure that City facilities and amenities are ADA compatible. (TP51, FWCP) Work to extend the existing system of sidewalks, bikeways, and equestrian ways in the City to provide safe access to public transit, neighborhood and business centers, parks, schools, public facilities, and other recreational attractions. (TP52, FWCP) If allowed by applicable law, development inside and outside the City shouM be required to provide their fair share of onsite and offsite improvements. (HP7, FWCP) CONDITIONS The applicant shall either: a. Construct the following impacted Transportation Improvement Plan project as required by the Public Works Department, before Final Plat Approval; or, b, Contribute the project's pro-rata share of the construction cost of the following TIP project before issuance of Final Plat Approval: TIP Project Description Project Total PM Peak. Pro-Rata TIP Project Mitigative Impact Hour Volume Share Cost Fee 1. S 356* St- Ia Ave S to 15 trips 1,792 trips 0.84% $7,205,000 $60,520 SR99: Widen to five lanes 2. 21~ Ave SW/SW 357~ St: 18 trips 2,287 trips 0.79% $750,000 $5,925 SW 356a St-22~ Ave SW: Extend two lane connector TOTAL $66,175 The applicant shall design and construct all necessary traffic calming devices to mitigate neighborhood traffic impacts in coordination with neighborhood groups and in compliance with city requirements. These devices may include speed humps, traffic circles, chicanes, curb extensions, signs, pavement markings, or any other device proposed by the applicant and/or neighborhood residents and approved by the Public Works Director. Before issuance of Preliminary Plat Approval, the applicant shall submit plans for the traffic calming devices for the review and approval of the Public Works Traffic Division. The plans shall be prepared and stamped by a licensed civil engineer registered in the State of Washington. Before issuance of Final Plat Approval, the applicant shall construct the traffic calming devices consistent with the approved plans. MDNS July 12, 2000 Belle Meadow Preliminary Plaff00-100318-00 (SEP) Page 3 This MDNS is issued under the Washington Administrative Code (WAC) 197-I 1-355. The lead agency will not act on this proposal for 14 days from the date of issuance, pending a public comment period. Comments must be submitted by 5:00 p.m. on July 26, 2000. Unless modified by the city, this determination will become final following the above comment deadline. Any person aggrieved of the city's final determination may file an appeal with the city within 14 days of the above comment deadline. Appeals must be submitted by 5:00 p.m. on August 9,'2000. Responsible Official: Position/Title: Address: Signature: Stephen Clifton, AICP Director of Community Development Services 33530 First Way South, Federal Way, WA 98003 'j~~ Date Issued: July 12, 2000 Do<:umeat ID # 10804 MDNS July 12, 2000 Belle Meadow Preliminary Plat/00~ 1003 i 8-00 (SEP) Page 4 Exhibit G: Preliminary Technical Information Report, prepared by ESM Consulting Engineers, revised June, 2000 PRELiMiNARY ~ . . TECHNICAL INFORMATION.REPORT. ,.' .. :'-<.':ff-XPIR£$ :: ,:3/3/' : ~L 7 TABLE OF CONTENTS TABLE OF CONTENTS Project Overview Vicinity Map - Figure 1 a Project Overview Review of 7 Core Requirements and 12 Special Requirements of 1990 KCSWDM Summary II. Preliminary Conditions Summary III. Off-Site Analysis Level One Downstream Analysis IV. Retention / Detention Analysis and Design Onsite Drainage Basins V. Special Reports and Studies VI. Erosion / Sedimentation Control Design Appendix Waterworks Upstream Drainage flows Wallet: Overall Drainage Map PAGE 1 2 3 4-6 7 8-12 13-15 16-22 23-24 25-26 SECTION 1 PROJECT REVIEW 1 PROJECT OVERVIEW The proposed project Belle Meadow is located east of 21st Ave. SW, south of SW 344th Street and north of proposed Keller Subdivision. The north side of the site abuts undeveloped land, the east side abuts residential subdivision, and the west side abuts 21 st Ave. SW. The south side of the site abuts Keller subdivision, which is currently in the process of approval. The parcel contains approximately 9.95 acres. The proposal is to develop 37 single-family residential subdivisions. The access roads will be 19th Street to SW 344th Street and 19th Street to the Keller Subdivision to the south. The majority of the site is under 25 % slopes. The current drainage path is through the low area at the middle of the site. The site is covered with mostly young conifer and deciduous trees. There are existing on site buildings to be demolished. The site is in the WH-15 drainage basin of the Panther Lake Drainage Basins (see Surface Water Management Plan, Phase I). Although this site is within the Panther Lake Regional Detention Facility, it is too far away to utilize it. So the project will provide an on-site infiltration facility using the KCRTS requirements. A water quality swale or other approved water quality measures, prior to the infiltration facility will be provided for water quality. VICINITY MAP Not To Scale JOB NO. DRAWING NAME : DATE : DRAWN : 770-12-990 VICINITY 09-13-99 SJM SECTION 2 REVIEW OF THE CORE REQUIREMENTS 4 Review of the Core Requirements and Special Requirements Of the 1998 KCSWDM Under Section 1.1.2 of the 1998 King County Surface Water Design Manual (KCSWDM), this project would go through a Full Drainage Review, Section 1.1.2.3. Enclosed are a brief review of the Core and Special Requirements as stated under Section 1.1.2.3. Core Requirement No.1- Discharge at the Natural Location Currently the majority of the site drains to the middle of the site. The new Park and Ride project is just downstream of this site. Part of this project will be constructing 344th St S. and a 48' culvert under 344th St. S. This culvert would than become the natural dischage point, and a "Acceptable discharge point". This project will discharge to this point. Since this project is using infiltration to control its stormwater, the anticipated flows to the discharge point will be existing stormwater flows currently discharging onto this site from the south. Core Requirement No.2- Offsite Analysis An offsite analysis is required for this site since more than 5,000 square feet of impervious area is being proposed. Please refer to the Level One Drainage Analysis in this report for more description of the downstream conditions. Core Requirement No.3- Flow Control To eliminate downstream impacts, the project proposes an on-site infiltration facility designed to conform to the 1998 King County Surface Water Design Manual. Core Requirement No.4- Conveyance System As part of the final design, a conveyance system will be designed with sufficient capacity to convey the 25-year peak flow. Also, the overflow from a 100-year runoff event will not create or aggravate any flooding problems or create erosion problems as defined in Core Requirement #2, Section 1.2.2. Any overflow occurring for onsite runoff events up to and including the 100-year event must discharge to the public right-of-way. Core Requirement No.5 Erosion and Sediment Control Will apply during the final design review. 5 Core Requirement No.6 - Maintenance and Operations Will apply during the final &sign review. Core Requirement No.7 -Bonds and Liability Will apply during the final design review. Core Requirement No.8 - Water Quality Will apply during the final design review. Special Requirement No.1 -Other Adopted Area-Specific This project lies within the Hylebos Creek and Lower Puget Sound Basin Plan, the "West Branch". This project shall conform to the recommendations of this plan and the City of Federal Way's recommendations. Special Requirement No.2 - Floodplain/Floodway Delineation The 100-year Flood Plain does not enter this site. Special Requirement No.3 -Flood Protection Facilities Does not apply. Special Requirement No.4 -Source Control. This project lies within the Hylebos Creek and Lower Puget Sound Basin Plan, the "West Branch". Special Requirement No.5 -Oil Control. Does not apply to this project. Summar~ The storm water runoff will be collected from the streets, houses and landscaped areas, and conveyed through a pipe system to an infiltration facility. A water quality swale or other approved water quality measures, prior to the infiltration facility will be provided for water quality. The site will utilize the KCRTS design recommendations. The soils in this vicinity are the Alderwood Series. As per the geotechnical report by Geo Resources dated October 6th 1999, the infiltration rate is 16 inches per hour. We assumed a factor of safety of two and used an infiltration rate of 8 inches per hour. The standards to be followed are per the 1998 King County Surface Water Design Manual, along with the recommendations by the City of Federal Way. SECTION 3 PRELIMINARY CONDITIONS SUMMARY 8 PRELIMINARY CONDITIONS SUMMARY The King County Soils Survey by the US Soils Conservation Services (1973) generalizes the soils in the vicinity of this project as being Alderwood Series, AgB and AgC. These soils are made up of moderately well drained soils that have a weakly consolidated to strongly consolidated substratum at a depth of 24 to 40 inches. These soils are on uplands. Please refer to the soils map attached to this report for more details. 9 .1' '1 "- I DESCRIPTIONS OF THE SOILS This section describes the soil series and map- ping units in the King County Area. Each soil series is described and then each mapping unit in that series. Unless it is specifically mentioned otherwise, it is to be assumed that what is stated about the soil series holds true for the mapping units in that series. Thus, to get full information about any one mapping unit, it is necessary to read both the description of the mapping unit and the description of the soil series to which it belongs. An important part of the description of each soil series is the soil profile, that is, the sequence of layers from the surface downward to rock or other underlying material. Each series contains two descriptions of this profile. The first is brief and in terms familiar to the layman. The second, detailed and in technical terms, is for scientists, engineers, and others who need to make thorough and precise studies of soils. Unless it is otherwise stated, the colors given in the descriptions are those of a mois~ soil. As mentioned in the section 'How This Survey Nas Made," not all mappinf units are members of a soil series. Urban land, for example, does not belong to a soil series, but nevertheless, is listed in alphabetic order along with the soil series. Following the name of each mapping unit is a symbol in parentheses. This symbol identifies the mapping unit on the detailed soil map. Listed at the end of each description of a mapping unit is the capability unit and woodland group in which the mapping unit has been placed. The woodland desig- nation and the page for the description of each capability unit can be found by referring to the "Guide to Mapping Units" at the back of this survey. The acreage and proportionate extent of each mapping unit are shown in table 1. Many of the terms used in describing soils can be found in the Glossary at the end of this survey, and more tailed information about the terminology and methods of soil mapping can be obtained from the Soil Survey Manual {19___). Alderwood Series The Alderwood series is made up of moderately well drained soils that have a weakly consolidated to strongly consolidated substratum at a depth of 24 to 40 inches. These soils are on uplands. They formed under conifers, in glacial deposits. Slopes are 0 to 70 percent. The annual precipitation is 3S to 60 inches, most of which is rainfall, between October and May. The mean annual air temperature is abo~t SO° F. The frost-free season is 1S0 to 200 days. Elevation ranges from 100 to 800 feet. In a representative profile, the surface layer and subsoil are very dark brown, dark-brown, and grayish-brown gravelly sandy loam about 27 inches thick. The substratum is grayish-brown, weakly consolidated to strongly consolidated glacial till that extends to a depth of 60 inches and more. Alderwood soils are used for timber, pasture, berries, row crops, and urban development. They are the most extensive soils in the survey area. s~opAlderwood gravelly sandy loam, 6 to 15 'percent es (AgC).--This soil is rolling. Areas are irregular in shape and range from 10 to about 600 acres in size. Representative profile of Alderwood gravelly sandy loam, 6 to 1S percent slopes, in woodland, 450 feet east and 1,300 feet south of the north quarter corner of sec. IS, T. 24 N., R. 6 E.: Al--0 to 2 inches, very dark broom (10YR 2/2) gravelly sandy loam, dark grayish brown (10YR 4/2) dry; weak, fine, granular struc- ture; slightly hard, friable, nonsticky, nonplastic; many roots; strongly acid; abrupt, wavy boundary. 1 to $ inches thick. B2--2 to 12 inches, dark-brown (IOYR 4/$) gravelly sandy loam, brown (10YR S/S) dry; moderate, medium, subangular blocky structure; slightly hard, friable, nonsticky, nonplastic; many roots; strongly acid; clear, wavy boundary. 9 to 14 inches thick. B3--12 to 27 inches, grayish-brown (2.SY S/2) gravelly sandy loam, light gray (2.SY 7/2) dry; many, medium, distinct mottles of light olive brown (2.SY S/6); hard, ~riable, non- sticky, nonplastic; many roots; medium acid; abrupt, wavy boundary. 12 to 25 inches thick. IIC--27 to 60 inches, grayish-bro~ [2.SY S/2), weakly to strongly.consolidated till, light gray (2.SY 7/2) dry; common, medium, distinct mottles of light olive brown and yellowish brown {2.SY S/6 and 10YR S/6); massive; no roots; medium acid. Many feet thick. The A horizon ranges from very dark brown to dark brown. The B horizon is dark brown, grayish brown, and dark yellowish brown. The consolidated C horizon, at a depth of 24 to 40 inches, is mostly grayish brown mottled with yellowish brown. Some layers in the C horizon slake in water. In a few . areas, there is a thin, gray or grayish-brown A2 horizon. In most areas, this horizon has been destroyed through logging operations. Soils included with this soil in mapping make up no more than 30 percent of the total acreage. Some areas are up to 3 percent the poorly drained Norma, Bellingham, Seattle, Tukwila, and Shalcar soils; some are up to S percent the very gravelly Everett and Neilton soils; and some are up to IS percent Alderwood soils that have slopes more gentle or steeper than 6 to IS percent. Some areas in New- castle Hills are 2S percent Beausite soils, some northeast of Duvall are as much as 2S percent Ovall soils, and some in the vicinity of Dash Point are 10 percent Indianola and Kitsap soils. Also included are small areas of Alderwood soils that have a gravelly loam surface layer and subsoil. Permeability is moderately rapid in the surface layer and subsoil and very slow in the substratum. Roots penetrate easily to the consolidated substra- tum where they tend to mat on the surface. Some roots enter the substratum through cracks. Water moves on top of the substratum in winter. Available water capacity is Iow. Runoff is slow to medium, and the hazard of erosion is moderate. l~ais soil is used for timber, pasture, berries, and row crops, and for urban development. Capability unit IVe-2; woodland group 3dl. ~lderwood gravelly sandy loam, 0 to 6 percen~ -~'f--~pe~ (AgB).--This soil is nearly level and undulating. It is similar to Alderwood gravelly sandy loam, 6 to IS percent slopes, but in places its surface layer is 2 to S inches thicker. Areas are irregular in shape and range from 10 acres to slightly more than 600 acres in size. Some areas are as much as 15 percent.included Norma, Bellingham, Tukwila, and Shalcar soils, all of which are poorly drained; and some areas in the vicinity of Enumclaw are as much.as 10 percent Buckley soils. Runoff is slow, amd the erosion hazard is slight. This Alderwood soil is used for timber, pasture, berries, and row crops, and for urban development. Capability unit IVe-2; woodland group 3d2. Alderwood gravelly sandy loam, IS to SO percen~ slopes. (AgD).--Depth to the substratum in this soil varies within short distances, but is commonly about 40 inches. Areas are elongated and range from 7 to about 2S0 acres in size. Soils included with this soil in mapping make up no more than 30 percent of the total acreage. Some areas are up to 2S percent Everett soils that have slopes of iS to 30 percent, and some areas are up to 2 percent Bellingham, Norma, and Seattle soils, which are in depressions. Some areas, especially on Squak Mountain, in Newcastle Hills, and north of Tiger Mountain, are 2S percent Beausite and Ovall soils. Beausite soils are ~derlain by sandstone, and Ovall soils by andesite. Runoff is medium, and the erosion hazard is severe. The slippage potential is moderate. This Alderwood soil is used mostly for timber. Some areas on the lower parts of slopes are used for pasture. Capability unit Vie-2; woodland group 3dl. Aldem~ood and Kitsap soils, very stee~ (AkF).-- This mapping unit is about SO percent Alderwood gravelly sandy loam and 2S percent Kitsap silt loam. Slopes are 2S to 70 percent. Distribution of the soils varies greatly within short distances. About 1S percent of some mapped areas is an included, unnamed, very deep, moderately coarse textured soil; and about 10 percent of some areas is a very deep, coarse-textured Indianola soil. Drainage and permeability vary. Runoff is rapid to very rapid, and the erosion hazard is severe to very severe. The slippage potential is severe. These soils are used for timber. Capability unit VIIe-1; woodland group 2dl. &rents, Alderwood Material Arents, Alderwood material consists of Alderwood soils that have been so disturbed through urban- ization that they no longer can be classified with the Alderwood series. These $oils~ however, have many similar features. The upper part of the soil, to a depth of 20 to 40 inches, is brown to dark- brown gravelly sandy loam. Below this is a grayish- brown, consolidated and impervious substratum. Slopes generally range from 0 to IS percent. These soils are used for urban development. Arents, Alderwood material. 0 to 6 percent slopes (AmB).--In many areas this ~oil is level, as a result of shaping during construction for urban f~cilities. Areas are r~ctangular in shape and range from S acres to about 400 acres in size. Representative profile of Arents, Alderwood material, 0 to 6 percent slopes, in an urban area, 1,S00 feet west and 5S0 feet south of the northeast corner of sec. 25, T. 2S N., R. S E.: 0 to 26 inches, dark-brown (10YR 4/3) gravelly sandy loam, pale brown (iOYR 6/3) dry; massive; slightly hard, very friable, non- sticky, nonplastic; many roots; medium acid; abrupt, smooth boundary. 23 to 29 inches thick. " 26 to 60 inches, grayish-brown (2.SY ~/2) weakly consolidated to strongly consolidated glacial till, light brownish gray (~.S¥ 6/2) dry; common, medium, prominent mottles of yellowish brown (10YR S/6) moist; massive; no roots; medium acid. Many feet thick. The upper, very friable part of the soil extends to a depth of 20 to 40 inches and ranges from dark grayish brown to dark yellowish brown. Some areas are up to 30 percent included soils that are similar to this soil material, but either shallower or deeper over the compact substratum; and some areas are S to 10 percent very gravelly Everett soils and sandy Indianola soils. This Arents, Aide,rood soil is moderately well drained. Permeability in the upper, disturbed soil material is moderately rapid to moderately slow, depending on its compaction during construction. The substratum is very slowly permeable. Roots penetrate to and tend to mat on the surface of the consolidated substratum. Some roots enter the substratum through cracks. Water moves on top of the substratum in winter. Available water capacity is low. Runoff is slow, and the erosion hazard is slight. This soil is used for urban development. Ca- pability unit IVe-2; woodland group 3d2. Arents, Aldem~ood material, 6 to 1S percent slopes (AmC).--This soil has convex slopes. Areas are rectangular in shape and range from 10 acres to about 450 acres in size. 10 SECTION 4 LEVEL 1 DRAINAGE ANALYSIS 13 OFF-SITE ANALYSIS SECTION III OFF-SITE ANALYSIS This project is within the Hylebos Creek and Lower Puget Sound adopted basin plan. The following is a Preliminary Level I Downstream Analysis which looks at the drainage system ¼ mile downstream of the site along with the five tasks outlined under t-he Level 1 Downstream Analysis. (See Overall Drainage Map in Appendix). The five Tasks are: Task 1 - Study Area Definitions and Maps Task 2 - Resource Review Task 3 - Field Inspection Task 4 - Drainage System Description and Problem Screening Task 5 - Mitigation Task 1 - Study Area Definitions and Maps Within this report there is an overall drainage map showing the project site and the downstream path. Along with the review of this overall map, a closer review of the proposed Park & Ride Site and Fred Meyer construction drawings was conducted. Task 2 - Resource Review A review of Federal Way's Comprehensive Surface Water Management Plan, Phase I, Chapter 6, Panther Lake was conducted. Within this report there is a problem area (Problem Area 4) south of the Fred Meyer store. This Problem predicts that Structure WH15T0040 that drains WH 15 will overflow, causing minor flooding during the 25 - year event with existing development conditions. (See pages 6-4 of the above-mentioned report). Task 3 - Field Inspection A site inspection was done in the summer of 1999. The inspection revealed only a drainage swale between this site and Fred Meyer site (almost 1,500 feet north) with one 12" driveway culvert. See below for current conditions. Task 4 - Drainage System Description and Problem Screening The majority of the upstream off-site flows which discharge onto this site come from a proposed 36" storm line south of the project boundary near the middle of project. There are about 220 acres in the overall upstream drainage basin (see overall drainage), of this 14 about 103 acres drains to this line. However within the up stream areas there are four detention ponds which control flow. The preliminary flow numbers below disregards the detention system and maintains about 46% impervious surfaces (or 47 acres) and about 56 acres of pervious surfaces flowing to this 36" line. This results in a Q of 12.8 cfs for a 2 year 7day storm, 19.7 cfs for a 10 year/7 day storm, 23.3 cfs for a 25 year/7day storm and 39.3 cfs for a 100/7day storm. The 36" line appears to have capacity to Contain these flows The majority of the on-site stormwater flow drains to a swale near the middle of the project site. From this swale, prior to the construction of the Park'n' Ride site, flows continued north almost 1,500 feet at a 1 to 2 percent grade to a low area behind the Fred Meyer building between 19th Ave. SW and 21st Ave. SW. This drainage path appears to go through two suspected wetlands (see attached map). There was one 12" driveway culvert along this path (its now an 18" culvert). However, the new Park & Ride Facility under construction, about 100 feet downstream, has altered the natural drainage path. The future flows will be directed to a 48" culvert (at S.W. 344th St) and on to a ripraped swale and into a detention facility or a ripraped overflow and a bypass swale. All flows are eventually directed to a new 18" ADS culvert under a driveway east of S.W. 342nd St.. Flows continue in a more natural drainage path until it gets to a low area behind the Fred Meyer site. There does not appear to be any substantial overtopping, excessive scouring, bank sloughing or sedimentation. From this low area behind Fred Meyer, flow enters a 30" conveyance system which directs flows to 19th Ave. SW. It continues northerly in 19th Ave. SW and eventually to the main Panther Lake Truck system and on to Panther Lake. (Note, the above mentioned TlR on the Park and Ride indicates that there is an 18" line behind Fred Meyer; however, it is a 30" storm line.) Task 5 - Mitigation To prevent this project from creating or aggravating existing downstream problems the focus will be to infiltrate any increased stormwater flows, as is naturally occurring. The proposal is to create an on-site infiltration pond for all lots, roads and landscape areas. As ~stated within the attached Geotechnical Report, "... in the central portion of the site should have adequate permeability and storage capacity to infiltrate storm water from the site." To mitigate for the stormwater coming onto this site from the existing 36" storm line along the south boundary, a bypass line is proposed to carry the stormwater through this site and connect to the 48" culvert under the proposed 344th St. under construction. Any up-stream flows will connect to the existing drainage path at this point. 15 SECTION 5 RETENTION / DETENTION DESIGN AND ANALYSIS 16 PRELIMINARY RETENTION / DETENTION ANALYSIS AND DESIGN This project will provide an onsite infiltration facility since the soil in this vicinity has an infiltration rate of 16 inches per hour, which is considered suitable (infiltration rate used for design was 8 inches per hour). Please refer to the geotechnical report- by Geo Resources dated 10/6/99 for more details. This section will look at existing and developed flows from this site. The developed conditions will incorporate the future conditions of the project site. This project lies within one drainage basin. (See Overall Drainage Map later in this report) The requirements of the KCRTS will be used. The following parameters were used in the development of the existing and developed flows: * Methodology / Precipitation: KCRTS Version 4.40h Seatac 1.0 * Basin Size: Site is about 9.95 acres. * CN Existing Conditions: Till Forest = 1.56 acres Till Pasture = 8.05 Impervious = 0.34 acres Future Conditions: Till Grass - 4.67 Impervious - 5.30 (Based upon 1.9 acres of road/sidewalks and 4,000 s.f. of impervious surfaces per lot, see KCSWM 3.2.2.1) Preliminary Existing Discharge Volumes KCRTS Peak flow (in cubic feet per second) at events: Event Existing Developed CFS CFS 2 year 0.385 1.70 10 year 0.676 2.04 100 year 1.24 3.49 17 Per KCRTS, the proposed infiltration pond size will be: 58.05 x 116.10 with 5 feet of storage capacity. Although the conceptual pond dimensions are not the same as the KCRTS printout, the volume requirements have been provided. As shown on the following pages, the required detention volume is 47,888 c.f. The infiltration pond has the following volume: Elevation Area Volume Cumulative Volume S.F. C.F C.F. 338.00 6,161 0 0 340.00 8,409 14,512 14,512 342.00 13,063 21,301 35,813 344.00 16,488 29,484 65,297 > 47,888 OK The following pages are from the computer-modeling program called "KCRTS", which is a computer aided hydraulic modeling program. 18 Flow Frequency Analysis Time Series File:predev.tsf Project Location:Sea-Tac Annual Peak Flow Rate~ Flow Frequency Analysis- '~ - Flow Rate Rank Time of I Peak .Peak I Rank Return ! Prob (CFS) I (CFS)I Period 0.718 2 2/9/01! 18:00 1.24 I I 100 ! 0.99 0.309 7 1/5/02 I 16:00 0.718 2 25- ! 0.96 0.676 3 2/28/03 i 3:00 0.676 3 10 ! 0.9 0.12 8 8/26/04 i 2:00 0.64 4 , 5 i 0.8 0.385 6 1/5/05 t 8:00 0.609 5 I 3 I 0.667 ~ 0.5 0.64 4 1/18/06i 16:00 0.385 6 2 0.609 5 11/24/06 4:00 0.309 7 1.3 ! 0.231 Computed Peaks 1.07 I 50 i 0.98 Fiow Frequency Analysis Time Series File:dev.tsf Project Location:Sea-Tac --Annual Peak Flow Rates-- t Flow FrequencyI Analysis- { Flow Rate Rank Time of Peak Peaks Rank I Return, Prob (CFS) (CFS)I Period 1.70 6 2/09/01 2:00 3.49 1 I 100 0.99 1.34 8 1/05/02 16:00 2.06 I 2 I 25 - 0.96 2.06 2 2/27/03 7:00 i 2.04 I 3 I 10 i 0.9 1.41 7 8~26~04 2:00 ~ 1.8I 4 t 5 i 0.8 1.70 5 10/28/04 16:00 1.7 5I, 3 ! 0.667 2.04 3 10/26/06 0:00 1.41 7 I 1.3 t 0.231 3.49 1 1/09/08 6:00 1.34 8 t 1.1 I 0.091 Computed Peaks i 3.01 , ! 50 I 0.98 Preliminary Infiltration Pond Sizing for Belle Meadow Subdivision Type of Facility: Infiltration Pond Side Slope: 3.00 H:IV Pond Bottom Length: 116.10 fi Pond Bottom Width: 58.05 fi Pond Bottom Area: 6740. sq. fi Top Area at I fi. FB: 14306. sq. fi 0.328 acres Effective Storage Depth: 5.00 et Stage 0 Elevation: 338.00 fi Storage Volume: 47888. cu. fi 1.099 ac-fi Vertical Permeability: 7.50 min/in Permeable Surfaces: Bottom & Sides Riser Head: 5.00 fi Riser Diameter: 12.00 inches Top Notch Weir: Rectangular Length: 3.00 in Weir Height: 3.09 ft Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation fit) fit) (cu. ft) (ac-et) (cfs) (cfs) 0,00 338.00 0. 0.000 0,000 0.00 0.10 338.10 679. 0.016 0.000 1.27 0.20 338.20 1369. 0.031 0.000 1,29 0.30 338.30 2069. 0.048 0.000 1.31 0.40 338.40 2780. 0.064 0.000 1.33 0.50 338.50 3502. 0.080 0.000 1.35 0.60 338,60 4234. 0.097 0.000 1.37 0.70 338.70 4977. 0.114 0.000 1.39 0.80 338.80 5731. 0.132 0.000 1.41 0.90 338.90 6496. 01149 0.000 1.43 1.00 339,00 7272. 0.167 0.000 1.45 1.10 339,10 8058. 0.185 0.000 1.47 1.20 339,20 8856. 0.203 0.000 1.49 1.30 339.30 9665. 0.222 0.000 1.51 1.40 339.40 10485. 0.241 0.000 1.53 1.50 339.50 11316. 0.260 0.000 1.55 1.60 339.60 12159. 0.279 0.000 1.57 1.70 339.70 13012. 0.299 0.000 1.60 1.80 339.80 13878. 0.319 0.000 1.62 1.90 339.90 14754. 0.339 0.000 1.64 2.00 340,00 15642, 0.359 0.000 1.66 2.10 340,10 16542. 0.380 0.000 1.68 2.20 340,20 17453. 0.401 0.000 1.71 2.30 340.30 18376. 0.422 0.000 1.73 2.40 340.40 19310. 0.443 0.000 1.75 2.50 340.50 _20256. 0.465 0.000 1.77 2.60 340.60 21214. 0.487 0.000 1.80 2,70 340.70 22184. 0.509 0.000 1.82 2.80 340.80 23166. 0.532 0.000 1.84 2.90 340.90 24160. 0.555 0.000 1.87 3.00 341.00 25166. 0.578 0.000 1.89 3.09 341.09 26081. 0.599 0.000 1.91 3.19 341.19 27110. 0.622 0.024 1.93 3.29 341.29 28151. 0.646 0.062 1.96 3.39 341.39 29204. 0.670 0.103 1.98 3.49 341.49 30269. 0.695 0.143 2.00 3.59 341.59 31347. 0.720 0.177 2.03 3.69 341.69 32437. 0.745 0.233 2.05 3.79 341.79 33540. 0.770 0.295 2.08 3.89 341.89 34655. 0.796 0.362 2.10 3.99 341.99 35783. 0.821 0.434 2.13 4.09 342.09 36923. 0.848 0.510 2.15 4.19 342.19 38076. 0.874 0.591 2.18 4.29 342.29 39241. 0.901 0.675 2.20 439 342.39 40420. 0.928 0.764 2.23 4.49 342.49 41611. 0.955 0.858 2.25 4.59 342.59 42815. 0.983 0.955 2.28 4.69 342.69 44032. l.Oll 1.060 2.30 4.79 342.79 45262. 1.039 1.160 2.33 4.89 342.89 46505. 1.068 1.270 2.35 4.99 342.99 47761. 1.096 1.380 2.38 5.00 343.00 47888. 1.099 1.400 2.38 5.10 343.10 49158. 1.129 0.308 2.41 5.20 343.20 50442. 1.158 0.871 2.43 5.30 343.30 51739. 1.188 1.600 2.46 5.40 343.40 53049. 1.218 2.390 2.49 5.50 343.50 54373. 1.248 2.670 2.51 5.60 343.60 55710. 1.279 2.930 2.54 5.70 343.70 57061. 1.310 3.160 2.57 5.80 343.80 58425. 1.341 3.380 2.59 5.90 343.90 59803. 1.373 3.590 2.62 6.00 344.00 61194. 1.405 3.780 2.65 6.10 344.10 62599. 1.437 3.970 2.68 6.20 344.20 64018. 1.470 4.140 2.70 6.30 344.30 65450. 1.503 4.310 2.73 6.40 344.40 66897. t.536 4.470 2.76 6.50 344.50 68357. 1.569 4.630 2.79 6.60 344.60 69831. 1.603 4.780 2.82 6.70 344.70 71320. 1.637 4.930 2.84 6.80 344.80 72822. 1.672 5.070 2.87 6.90 344.90 74338. 1.707 5.210 2.90 7.00 345.00 75869. 1.742 5.350 2.93 Hyd Inflow Outflow Peak Storage Target Calc Stage Elev (Cu-Ft) (Ac-FO I 3.49 0.00 0.00 3.04 341.04 25619. 0.588 2 2.06 0.00 0.00 0.63 338.63 4492. 0.103 3 2.04 0.00 0.00 0.49 338.49 3444. 0.079 4 1.80 0.00 0.00 0.70 338.70 4980. 0.114 5 1.70 0.00 0.00 0.40 338.40 2800. 0.064 6 1.70 0.00 0.00 0.45 338.45 3122. 0.072 7 1.41 0.00 0.00 0.12 338.12 783. 0.018 8 1.34 0.00 0.00 0.09 338.09 637. 0.015 SECTION 6 SPECIAL REPORTS AND STUDIES 23 SPECIAL REPORTS AND STUDIES Will be included in the final T~chnical Information Report. 24 SECTION 7 EROSION / SEDIMENTATION CONTROL DESIGN 25 EROSION ! SEDIMENTATION CONTROL PLAN The erosion control plan will be part of the final construction drawings. They will conform to the City of Federal Way's requirements. 26 APPENDIX 11/18/99 page 1 2:38:23 pm ESM Inc. UPSTREAM FLOWS TO KELLER BASIN SUMMARY BASIN ID: UP-10 SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : NAME: UPSTREAM BASIN - 10 90.00 Acres BASEFLOWS: 0.00 cfs KC7 PERV 5.80 inches AREA..: 49.00 Acres 60.00 min CN .... : 86.00 TC .... : 24.87 min ABSTRACTION COEFF: 0.20 TcReach ~ Sheet TcReach - Channel L:3350.00 kc:42.00 s:0.0144 PEAK RATE: 17.25ocfs VOL: 31.57 Ac-ft TIME: L: 100.00 ns:0.2400 p2yr: 4.20 s:0.0155 3300 min BASIN ID: UP-100 SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : NAME: UPSTREAM BASIN - 100 90.00 Acres KC7 10.10 inches 60.00 min BASEFLOWS: 0.00 cfs PERV AREA..: 49.00 Acres CN .... : 86.00 TC .... : 24.87 min ABSTRACTION COEFF: 0.20 TcReach - Sheet TcReach - Channel L:3350.00 kc:42.00 s:0.0144 PEAK RATE: 34.33 cfs VOL: 62.17 Ac-ft TIME: L: 100.00 ns:0.2400 p2yr: 4.20 s:0.0155 3300 min BASIN ID: UP-2 SBUH METHODOLOGY TOTALAREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : NAME: UPSTREAM BASIN - 2 90.00 Acres KC7 4.20 inches 60.00 min BASEFLOWS: 0.00 cfs PERV AREA..: 49.00 Acres CN .... : 86.00 TC .... : 24.87 min ABSTRACTION COEFF: 0.20 TcReach - Sheet TcReach - Channel L:3350.00 kc:42.00 s:0.0144 PEAK RATE: 11.17 cfs VOL: 20.73 Ac-ft TIME: L: 100.00 ns:0.2400 p2yr: 4.20 s:0.0155 3300 min BASIN ID: UP-25 SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : NAME: UPSTREAM BASIN - 25 90.00 Acres KC7 6.60 inches 60.00 min ABSTRACTION COEFF: 0.20 BASEFLOWS: 0.00 cfs PERV AREA..: 49.00 Acres CN .... : 86.00 TC .... : 24.87 min TcReach - Sheet L: 100.0.0 ns:0.2400 p2yr: 4.20 s:0.0155 TcReach - Channel L:3350.00 kc:42.00 s:0.0144 PEAK RATE: 20.38 cfs VOL: 37.14 Ac-ft TIME: 3300 min IMP 41.00 Acres 98.00 6.30 min IMP 41.00 Acres 98.00 6.30 min IMP 41.00 Acres 98.00 6.30 min IMP 41.00 Acres 98.00 6.30 min Exhibit H: Wetland and Stream Determination, prepared by B-twelve Associates, dated December 2, 1999 B-twelve Associates, Inc. 1103 W, Meeker St. Suite C Kent, WA 98032-5751 (v) 253-859-0515 (f) 253-852-4732 (e) info@b12assoc.com December 2, 1999 Mr. Dick Schroeder Happy Valley Land Company P.O. Box 1324 Issaquah, WA 98027 RE: Wetland and Stream Determination Belle Meadow, Federal Way/Job #99-223 Dear Mr. Schroeder, Per your request, we have completed the stream and wetland determination on your property in Federal Way. We have also inspected the Keller property that is adjacent to the Belle Meadow site. On October 8, 1999 Ed Sewall and I inspected the Belle Meadow site to identify any jurisdictional wetlands and/or streams that may exist. On November 16, 1999, Ed Sewall inspected the Keller property in order to determine whether a stream exists onsite. On November 19, 1999, Ed and I looked again at the Keller property. The purpose of our multiple site visits was to confirm the status Of a potential wetland area and a potential stream onsite. METHODOLOGY A combination of field indicators, including vegetation, soils, and hydrology were used to determine whether there were any wetlands onsite. The potential wet area on site was reviewed using methodology described in the Washington State Wetlands Identification Manual (WADOE, March 1997). This is the methodology currently recognized by the City of Federal Way and the State of Washington for wetland determinations and delineations. The wet area identified was also reviewed using the methodology described in the Corps of Engineers }Vetlands Delineation Manual (Environmental Laboratory, 1987), as required by the US Army Corps of Engineers. Both the Washington State 'Wetlands Identification Manual and the 1987 Federal Manual require the use of the three-parameter approach in identifying and delineating wetlands. A wetland should support a predominance of hydrophytic vegetation, have hydric soils, and display wetland hYdrology. To be considered hydrophytic vegetation, over 50% of the dominant species in an area must have an indicator status of facultative (FAC), facultative wetland (FACW), or obligate wetland (OBL), according to the National List RE: Belie Meadow/Job//99-223 B-twelve Associates December 2, 1999 Page 2 of Plant Species That Occur in Wetlands: Northwest (Region 9) (Reed, 1988). A hydric soil is "a soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part" (WADOE, March 1997), Anaerobic conditions are indicated in the field by soils with low chromas (2 or less), as determined by using the Munsell Soil Color Charts; iron oxide mottles; hydrogen sulfide odor, and other indicators. Generally, wetland hydrology is defined by inundation or saturation to the surface for a consecutive period of 12.5% or greater of the growing season. Areas that contain indicators of wetland hydrology between 5%- 12.5% of the growing season may or may not be wetlands depending upon other indicators. Field indicators include visual observation of soil inundation, saturation, oxidized rhizospheres, water marks on trees or other fixed objects, drift lines, etc. Under normal circumstances, indicators of all three parameters will be present in wetland areas. OBSERVATIONS Existing Site Documentation Prior to visiting the site, a review of several natural resource inventory maps was conducted. Resources reviewed include the National Wetlands Inventory Map, the King County Area Soil Survey (Snyder et al. 1973), and the King Ctunty Sensitive Areas Folio. The National Wetlands Inventory Map showed no wetlands on or within 100 feet of the site. According to the Soil Survey for the King'County area, (Snyder et al. 1973) the site is mapped as having two types of Alderwood soils. Aldenvood soils are not considered to be hydric soils, according to the publication Hydric Soils of the United States CLISDA NTCHS Pub No.1491, 1991). The King County Sensitive Areas Folio showed neither wetlands nor streams on or within 100 feet of the site. Field Observations A. Wetland B-twelve found an area of approximately 1,000-2,000 square feet on the southwest side of the property that meets some criteria for wetlands (see Exhibit A; labeled as "septic' system"). Plants in this area include bent grass (Agrostis alba), curly dock (Rumex crispUS), and willow herb (Epilobium ciliaturn). The soils are mottled and mixed, and water began filling our test hole after ten minutes. Although the area appeared to meet wetland criteria, our research indicates that it is in fact the.septic drainfield for the house at 34440 21st Avenue SW (see Exhibit B, from the King County Health Department). RE: Belle Meadow/Job//99-223 B-twelve Associates December 2, 1999 Page 3 Because the wet area is being created by this septic system, and is therefore an artificial wetland, the area will not be regulated as a wetland by the City of Federal Way. B. Stream During our October 8, 1999 site visit, an apparent small stream channel oriented in a north-south direction was observed near the center of the Belle Meadow property (see Exhibit A). In some areas, the channel resembles a ditch; in other areas, it is a shallow swale. The soil at the south end of the channel is 10YR 4/4, which does not indicate hydric conditions. The plants at this data point are dominated by bentgrass (Agrostis sp.), thistle (Cirsiurn arvense), and tansy (Seneciojacobaea). The soil at a data point in the upland area is also 10 YR 4/4. The point was located in a pasture that has primarily agrostis, thistle, willow herb, and tansy, as well as small patches of blackberry (Rubus discolor), and scattered patches of red alder (Alnus rubra) and Douglas fir (Pseudotsuga rnenzieseiO. Visiting the Keller property (immediately south of Belle Meadow) on November 16, 1999, Ed Sewall observed water running through this channel, beginning at a culvert on the south side of the Keller property. At this time, it had been raining heavily for several days. When we visited the site again on November 19, there w~ no nmning water; therefore, we concluded that water fills this drainage swale only after heavy rainfall/storms. For this reason, we believe the swale on the Keller and Belle Meadow properties is a storm conveyance channel and should not be considered a stream. This opinion is supported by the technical information report (TIR) for the Federal Way Park & R/de Lot $$2 (the property just north of the Belle Meadow property), dated April 29th, 1998. This report contains a storm drainage basin analysis that describes most of the drainage feature flowing north from Rosella Lake Plat to 19th Avenue SW as a "natural grassy swale" (page 1-2). The water flowing north from the Keller property begins at the Rosella Lake Plat detention pond outfall, according to the TIR (see Exhibit A). This runoffthen follows the grassy swale that meanders north, through the southeast comer of the Park & Ride property, and continues until it reaches an 18-inch inlet pipe located at the south side of Fred Meyer. According to the report, "This 18-inch pipe connects to a closed system on 19th Avenue SW...that flows north into the west tributary to Panther Lake" (page 1). B-twelve believes that the water flowing through the drainage swale on the Keller and Belle Meadow properties can be picked up in a culvert. CONCLUSIONS After three site visits to the Belle Meadow site and/or adjacent properties, we conclude that there are no regulated wetlands on the site. We also conclude that the channel crossing the site functions as a storm conveyance system and should not be regulated as a stream. RE: Belle Meadow/Job//99-223 B-twelve Associates December 2, 1999 Page 4 If you have any questions in regards to this report or need additional information, please feel free to contact our office at (253) 859-0515. Thank you.. Sincerely, B-twelve Associates, Inc. Darcey B. Miller Assistant Wetland Scientist Cc: Smart Scheuerman/ESM File: dm/99223-detO2.doc IIJ 4- EXHIBIT B Exhibit I: Memorandum from PARCS Director Approving Belle Meadow Fee-In-Lieu Proposal, dated March 1, 2000 Memo To: From: CC: Date: Re: Tim McHarg, Contract Senior Planner Jon Jainga, Parks Planning and Development Manager Jennifer Schroder, Director of Parks, Recreation and Cultural Servi Community Development Department 03/01/00 Belle Meadow Preliminary Plat After reviewing the preliminary plat for Belle Meadow, the Parks, Recreation and Cultural Services Department accepts the developer's alternative of paying a fee-in-lieu for the required open space for the plat development vs. building the required open space on site. The preliminary plat is within walking distance to Saghlie Park. In addition, the developer is proposing to link the park with additional pedestrian trails, the neighborhood will meet the PRCS goals of every neighborhood within ~ mile of a park. The Parks, Recreation and Cultural Services Department accepts the fee-in-lieu for the Belle Meadow preliminary plat and will use the money within the designated planning area. Respectfully, Jennifer Schroder, Director Page 1 Exhibit J: King County Certificate of Sewer Availability from Lakehaven Utility District, dated October 19, 1999 D~s ce~ificalo proWdos Iho )oParOnanl o! Hoallh and #;e )epa~ment of Devel°pmant and 5qvironmenfal Services with n[ormafion necessary Io evalualo lavolopmanl proposals. Ploaso ralurn Io: KING COUNTY ~at of Development and 900 C)akc~alc Avenue Southwest P.r. ato~ WA 98055-1219 KING COUNT'{ CERTIFICATE OF SEWER AVAI~.BILITY Rome PPLZCAMT' S ~O$~'D USE OCAT O auilding Permit ~ Prelimi.'naru. PlaC or PUD ~ Short Subdivision O Rezone or other (Attach map & lega~ description if necessary) I i i ! I I I I I I SEWE P. AGEtiC¥ ~L. I II I: -I a.© Sewer servicev~.~-~''-be provided by sida sewer connection only to an existing size sewer feet ~rom the =itu and the sewer system has the capacity to serve the proposed use. Sewer service will require an improvement to the sewer system of: .nd/or ~eet of sewer trunk or latteral ~o reach the site; the construction of a collection system on the site~ and/or other (describe) ~q~O~_~ 6Af~IN"~-~SI~ Ae.r.~^~C~ OR The sewer system improvement is in conformance with a ~ounty approved sewer comprehensive plan. The sewer system improvement will require a sewer comprehensive plan. amendment. The proposed project is within the corporate limits of the district, or has been granted ~oundary Review ~oard approval for extension of service outside the district or city. Annexation or BR~ approval will be necessary to provide service. 4. Service is subject to the follow£ng, a. Connection charge~.-~O * ~~r, ar.i~ ~%e ~~¢ ~ ~ ri~t to d~J ar d~f s~~ice ~ ~ ~c~ ~t~ ~ u~zct ~ ~ ~yor ~ac~it~. I hur~by certify th~ ~ha ~bove sewer ~ency iuformz~ia~ is ~rua. T~s cer~lZic~ion sh~ll be v~lid for one year from d~te of signature. =kehaven Utility District Agency Hame TitZe F~TS Signatory Name D/~t~ Exhibit K: King County Certificate of Water Availability from Lakehaven Utility District, dated October 19, 1999 This certificate provides the Department of Health and the Department of Development and' Environmental Services with information necessary to evaluate development proposals. P/ease return/o: F- I~. KING COUNTY Department of D~vdopmeat and EnviroamcnUl S~rviccs 900 Oakcsdalc Avenue Southwest Rcnton, WA 98055-1219 ldo KING COUNTY CERTIFICATE OF WATER AVAILABILITY ~ot wr~te .tn ~h~s box number name ~-'o > > > [] Building Permit ~ Preliminary Plat or PUD 0 Short Subdivision '[-~ Rezone or other .- E (Attach ~p & legal aescription il necessa~) WA~R PUR~YOR ~O~T~ON 1. a. ~ Water ~ be provided by service connection only to ~ existing water main feet from the site. b. ~ Water service will require an improv~ent to the water system of~ ~ (1) feet of water main to reach ~e site; ~d/or ~(2) the const~ction of a distribution system on ~e site; ~d/or ~3) other (describe)~O ~ ~ C~ I~ size 2. a. ~ The water system is in conformance with a County approved water comprehensive plan. OR b. ~ The water system improvement will require a water comprehensive plan amendment.' 3. a. ~ The proposed project is within the corporate limits of the district, Or has been granted Boundary Review Board approval for extension of service outside tha district or city, or is within the county approved service area of a private water purveyor. OR b. ~ Annexation or BRB approval will be necessary to provide service. 4. a. [~ Water is/or will be available at the rate of flow ~nd duration indicated belo~ at no less than 20 psi measured at the nearest fire hydrant [- b-~ feet from the -~uildi.~l~property (or as marked on the attached map): In~ Pressure Zone; Highest FAevution of P~Dperty-.~; Est. Min. Pressure ~_~-- i Rate of Flow ~$) Duration OR b. [] less than 500 gpm (approx. [] 500 to 999 gpm [] 1000 gum or more ~ flow test of gpm ~ calculation of IO0~ gpm gpm) [~less than 1 hour ~]1 hour to 2 hours FOR ~ hours or more ~other. (~ommercial Building Permits require flow test or calculation) Water system is not capable of providing fire flow. * The District, at its sole d/scretion, reserves the ri.qht to delay or deny w~ter ~r~ice based upon capacity Ii, rations in District ar~ Other Purveyor facil/ties. I hereby certify thzt the ~bove w~ter purveyor information is true. This certification sh~ll be v~lid for one yezr from d~te of signature. Lakehaven Utility District ~7~ [3~.~ ~'~6c0~ Agency Name SiRnatory Nzme Title - / Signature / Daniel / ~ , t. ~ r~,'. F 278 LAKEHAVEN UTILITY DISTRICT Hydraulic Model Fire Flow Estimate Request/Reporting Form Requested By: Kathy Brown Date :' Hydrant Location: ~ Section F-12 Intersection: SW 344th St & 21st Ave SW - Approx. Additional Description: see attached map Results By,~ John Bo Condition Static Fire Flow Date 10/15/99 Pressure (psi) 58 20 IModel Run No.: Flow 0(gPm) I 2300 NOTE: The fire flow analysis was performed at valve cluster G-12/54 located at SW 347th St and 15th Pl. S. On-site fire flow estimates would have to be determined during design of the water system improvements. This fire flow rate will cause velocities in excess of 10 f/s within the water distribution system. A fire flow rate less than 1500 gpm will maintain flow velocities below 10 f/s. A maximum fire flow rate of 1000 gpm is available for residential development. There is no guarantee that the Hydraulic Model results will represent actual system performance. Model results depict the theoretical performance of the system under high demand conditions. Field measurements should always be obtained for design purposes. RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, APPROVING WITH CONDITIONS THE PRELIMINARY PLAT OF BELLE MEADOW, FEDERAL WAY FILE NO. 00-100318-00-SU. WHEREAS, the applicant Dick Schroeder, applied to the City of Federal Way for preliminary plat approval to subdivide certain real property known as Belle Meadow, consisting of 9.77 acres, into thirty-seven (37) single family residential lots located on the east side of the 34500 block of 21st Avenue SW; and WHEREAS, on July 12, 2000, a Mitigated Environmental Determination of Nonsignificance (MDNS) was issued for the proposal by the Director of Federal Way's Department of Community Development Services pursuant to the State Environmental Policy Act, RCW 43.21C, and no appeals of the MDNS were filed; and WHEREAS, the Federal Way Hearing Examiner held a public hearing on August 29, 2000, concerning the preliminary plat of Belle Meadow; and WHEREAS, following the conclusion of said heating, on September 12, 2000, the Federal Way Hearing Examiner issued a written Report and Recommendation containing findings, conclusions and recommending approval of the preliminary plat of Belle Meadow, subject to conditions set forth therein; and Res. # , Page 1 WHEREAS, the Federal Way City Council has jurisdiction and authority pursuant to Section 20-127 of the Federal Way City Code to approve, deny or modify a preliminary plat and/or its conditions; and WHEREAS, on October 17, 2000, 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 Hearing Examiner's Recommendation, attached hereto as Exhibit A and incorporated by 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 Heating 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, potable water supplies, sanitary waste, parks and recreation, play grounds, and schools, as are required by City Code or are necessary and appropriate, and provides for sidewalks and other planning features to assure safe walking conditions for smdems who walk to and from school. 3. The public use and interest will be served by the preliminary plat approval granted herein. Res.# . ,Page2 Section 2. Application Approval. Based upon the recommendation of the City of Federal Way Hearing Examiner and findings and conclusions contained therein as adopted by the City Council immediately above, the preliminary plat of Belle Meadow, Federal Way File No. 00-100318-00-SU, is hereby approved, subject to conditions as contained in the Recommendation of the Federal Way Hearing Examiner dated September 12, 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. Res. # , Page 3 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 ,2000. CITY OF FEDERAL WAY MAYOR, MICHAEL PARK ATTEST: CITY CLERK, N. CHRIST~ GREEN, CMC APPROVED AS TO FORM: INTERIM CITY ATTORNEY, ROBERT S. STERBANK FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: RESOLUTION NO. Res. # , Page 4 There are no packet materials for items 4D, Airport Communities Coalition (ACC) Third Runway Flight Plan Proposal, and 4E, Growth Management Planning Council Update