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Council PKT 02-21-2012 Special�► �F'ederal Way AGENDA FEDERAL WAY CITY COUNCIL SPECIAL MEETING Council Chambers - City Hail February 21, 2012 5:30 p.m. www. cityoffederalway. com 1. CALL MEETING TO ORDER 2. COMMISSION INTERVIEWS • Arts Commission • Diversity Commission • Parks and Recreation Commission. 3. NORPOINT HEIGHTS PRELIMINARY PLAT MODIFICATION REQUEST 4. EXECUTIVE SESSION Potential Litigation pursuant to RCW 42.30.110(1)(i). 5. ADJOURNMENT COUNCIL MEETING DATE: February 21, 2012 CITY OF FEDERA.L WAY CITY COUNCIL AGENDA BILL ITEM # SUB�C'r: T'he applicant is seeking a modification to increase the scope of the clearing and grading limits of the approved preliminary plat of Norpoint Heights. POLICY QUESTION Should the City Council approve a modification to the Norpoint Heights preliminary plat application that increases the scope of the clearing and grading on the subject property? CoMMITTEE: Special City Council Meeting �ATEGORY: ❑ Consent ❑ ❑ City Council Business ❑ STAFF REPORT BY: Deb Barker Senior Planner Ordinance Resolution MEETING DATE: February 21, 2012 ❑ Public Hearing ❑ Other DEp'r: Community & Economic Dev. Background: The preliminary plat application for the plat of Norpoint Heights was submitted on January 22, 2008, and was approved by the Federal Way City Council on April 6, 2010 under Resolution #10-580. Clearing and grading plans approved with the preliminary plat depicted limited clearing of the site. The applicant now wishes to modify the clearing and grading limits of the property and increase the scope of clearing and grading. The City Council conducted a special Council meeting on February 21, 2012, to review the modification request. Attachments: (a) February 14, 2012, staff report to the Norpoint Heights Preliminary Plat Modification Request with exhibits Options Considered: 1. Approve the modification request to the Norpoint Heights Preliminary Plat and amend Resolution # 10-580; or 2. Reject the modification request to the Norpoint Heights Preliminary Plat and do not amend Resolution #10-580. MAYOR'S RECOMMENDATION Option #l, approve the modification request. MAYOR APPROVAL: DIRECTOR APPROVAL: Co cil PROPOSED COUNCIL MOTION: (BELOW TO BE COMPLETED BY CITY CLERK'S OFFICE) COUNCIL ACTION: ❑ APPROVED COUNCIL BILL # ❑ DEPtIED 1ST reading ❑ TABLED/DEFERRED/NO ACTION Enactment reading ❑ MOVED Td SECOND READING (ordinances only) ORDINANCE # REVISED — 08/12/2010 RESOLUTION # Agenda Bill for Norpoint Heights Preliminary Plat Modification Doc. I.D. 59859 File 11-104523-AD February 14, 2012 � � CITY OF �M� Federal Way COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT STAFF REPORT TO THE FEDERAL WAY CITY COUNCIL NORPOINT HEIGHTS PRELIMINARY PLAT MODIFICATION REQUEST SPECIAL PUBLIC MEETING FEBRUARY 21, 2012 Federal Way City Council Chambers Staff Report prepared by: Deb Barker, Senior Planner February 14, 2012 Table of Contents I. General Information .......................................... II. Summary of Proposal ........................................ III. Background ....................................................... IV. Analysis of the Request ..................................... V. Findings of Fact and Conclusion ....................... VI. Recommendation .......................................................................... VII Exhibits ............................................................. ...........................................................1 ........................................................... 1 ........................................................... l ........................................................... 2 ........................................................... 3 ................................ 4 ................................ 4 I. GENERAL INFORMATION File Number: Owner: Engineer: If �[IZ�.�•IG�IZIa� �7 David Litowitz, Landmark Home, Inc., PO Box 26116, Federal Way, WA 98093 Brianne Gastfield, ESM Consulting Engineers, 181 South 333 Street, Building C, Suite 210, Federal Way, WA 98003 Action Requested: The applicant is seeking a modification to change the clearing and grading limits of the approved preliminary plat of Norpoint Heights in order to mass grade the subject property. Relevant Dates: Preliminary Plat Application Filed: Application Determined Complete: Preliminary Plat Approval Granted: Engineering Plans Submitted: January 22, 2008 February 21, 2008 Apri16, 2010 December 13, 2010 Staff Recommendation: Staff recommends that the City Council affirm that the modification request meets the criteria for a modification under Federal Way City Code (FWCC) and approve the Norpoint Heights preliminary plat modification to replace sheet PP-04 "Preliminary Clearing, Grading & Utility Plan") in Exhibit A with sheet GR-Ol "Clearing, Grading & T.E.S.C." II . SUMMARY OF PROPOSAL ESM Consulting Engineers has proposed a modification to the Norpoint Heights preliminary plat project which received City Council approval on Apri16; 2010 (ExhibitA). Their request is to modify plat clearing and grading limits so that most of the site can be cleared and all residential building lots graded in conjunction with installation of the roadway and storm pond improvements, and in advance of building permits issued for new homes. This is a change to the clearing and grading limits that were approved with the preliminary plat as shown on sheet PP-04, which is the "Preliminary Clearing, Grading & Utility Plan" prepared by ESM Consulting Engineers dated August 24, 2009 (Exhibit B). That plan depicts clearing and grading next to the road and storm pond while building lots are generally left un-disturbed and vegetation is retained. III BACKGROUND Approved sheet #PP-04 depicts site clearing with grading limits approximately twenty-five feet behind the sidewalks, with areas of retained significant trees on future building lots.' According to these plans, individual building lots were to remain generally undisturbed until building permits were issued and individual home construction begins, and there would be vegetation retained on individual building lots following clearing and grading activities. Following preliminary plat approval and City Council adoption of Resolution #10-580 (Exhibit C), the applicant submitted engineering plans for review under file #10-105147-00-EN. Sheet GR-Ol "Clearing, Grading & T.E.S.C." (Exhibit D) prepared by ESM Consulting Engineers and dated 10/21/11, depicts a grading proposal that significantly exceeds the grading limits shown on sheet ' The preliminary plat application, which was determined to be complete on 2/21/2008, is vested to those zoning and subdivision codes in effect at that time. Norpoint Heights Preliminary Plat Modification Page 1 Staff Report to the Federal Way City Council File 11-104523-AD/n�. �.n. as9seo #PP-04 as approved by the City Council. Sheet GR-01 shows that eight significant trees would be retained at the rear of lots 5, 9, 10 and 11, and one significant tree retained in the buffer tract between the plat and Norpoint Way NE. The rest of the subdivision site would be entirely cleared, and all building lots graded along with installation of roads and storm pond. Staff notified the applicant that the grading proposal was not consistent with the approved preliminary plat grading plan, and advised the applicant to revise the grading plans so as to be consistent with the approved plans, or alternatively, request a modification to the approved preliminary plat from the City Council. In a November 8, 2011 letter (Exhibit E), the applicant requested a modification to the approved clearing and grading plans to allow for clearing and grading as proposed. The proposed modification consists of replacing sheet PP-04 "Preliminary Clearing, Grading & Utility Plan" in Exhibit A with sheet GR-01 "Clearing, Grading & T.E.S.C." IV. ANALYSIS OF THE REQUEST Pursuant to FWCC 20-127(d), the City Council may approve a minor modification to a preliminary plat if (1) the change will not have the effect of increasing the residential density of the plan; (2) the change will not result in the relocation of any access point to an exterior street from the plat; (3) the change will not result in any loss of open space or buffering provided in the plat; and (4) the city determines that the change will not increase any adverse impacts or undesirable effects on the project and that the change does not significantly alter the project. Following is an analysis of the requested modification relative to these criteria. (1) The change will not have the effect of increasing the residential density of the plan. The proposed modification deals only with clearing and grading limits and does not impact or change the density approved with this plat. This criterion is met. (2) The change will not result in the relocation of any access point to an exterior street from the plat. The proposed modification deals only with clearing and grading limits and will not impact or change the access point to Norpoint Way from this plat. This criterion is met. (3) The change will not result in any loss of open space or buffering provided in the plat. The proposed modification does not impact the open space or buffering provided in this plat. The original open space requirements are satisfied via a fee in lieu of payment prior to final plat approval, and vegetative buffering that will be planted along Norpoint Way is not impacted by the proposed modification. This criterion is met. (4) The change will not increase any adverse impacts or andesirable effects on the project and that the change does not significantly alter the project. The proposed modification seeks to amend the grading plan required by FWCC 20-179(a). That provision states "All natural vegetation shall be retained on the site to be subdivided except that which will be removed for improvements or grading as shown on the approved engineering plans... If development is to be phased, clearing and grading shall also be phased. A preliminary clearing and grading plan shall be submitted as part of the preliminary plat application." At the time the applicant submitted the approved grading plan, the expanded grading plan now being proposed by the applicant was considered inconsistent with Staff's interpretation of a Comprehensive Plan policy. Staff relied on the interpretation to prohibit mass clearing and grading. However, in a subsequent preliminary plat recommendation for a different subdivision project, the City's Hearing Examiner rejected Staff's interpretation of the Comprehensive Plan Norpoint Heights Preliminary Plat Modification Page 2 Staff Report to the Federal Way City Council File I 1-104523-AD/n«. i.n. as9sso policy. The Hearing Examiner found that the Comprehensive Plan policy was vague and Staff's interpretation was in conflict with recent case law. Furthermore, the Hearing Examiner found that the Comprehensive Plan policy was not mandatory; rather it only stated what a developer "should" do, not what a developer was "required" to do. Therefore, the Hearing Examiner ruled that the grading plans could only be restricted based on clear violations of the code. Based on this ruling, Staff changed its interpretation of the Comprehensive Plan policy. This change was in effect prior to the City's preliminary plat approval for Norpoint Heights. The applicant notes in the request for modification that grading the site based on the proposed modification reduces the overall impact to the public raadways by relocating and importing soil material at one time rather than multiple times in conjunction with development of each lot. The applicant further stated that clearing and grading the entire site will have minimal impact to the public as the majority of the site sits above the major access roadway and only a small portion of the site will be visible from the roadway. Grading the lots during construction of the roadway is an effective way to control erosion. Moreover, the proposed modification will not result in any changes to approved road layout, to lot layout, to open space, or to the location of the stormwater facility, and it balances cut and fill quantities with roadway installation. The proposed modification is also compliant with the City's significant tree retention requirement that the subdivision application is vested to. The subdivision code required that preservation of significant trees pursuant to FWCC 22-1568 shall apply solely to the development of each single-family lot. The 3.06-acre site is partially wooded with thick shrubbery, and a mixture of conifer and deciduous trees. According to an"Existing Conditions Survey" there are a total of twenty-seven trees on the subject property that meet the FWCC defmition of a significant tree. Under the approved grading plan, seventeen of these trees are to be retained on future building lots and in a landscape buffer based on sheet PP-04 — "Preliminary Clearing, Grading & Utility Plan". The seventeen retained trees exceed the 25% minimum of significant trees that were required to be retained or replaced with a subdivision proposal. As a result, tree replacement was not required with the preliminary plat approval. The proposed grading plan would retain a total of eight significant trees at the rear of lots 5, 9, 10 and 1 l, and retain one significant tree in the required landscape buffer between the plat and Norpoint Way NE. These nine trees are more than 25% of the existing twenty-seven trees on the subject property. Therefore, the modification request maintains compliance with the significant tree retention requirements ofFWCC Section 22-1568. V. FINDINGS OF FACT AND CONCLUSIONS Based on an analysis of the approved preliminary plat, the requested modification, and related decisional criteria, the Community and Economic Development Department concludes as follows: The proposed modification will not increase the residential density of the plat, will not result in the relocation of any access points to an exterior street from the plat, and will not result in any loss of open space or buffering provided in the plat. Z It should be noted that in response to the Heazing Examiner's decision (among other topics), the City's Clearing and Grading code was amended and this issue addressed. 3 Under the FWCC, a significant tree was defined as 12 inches in diameter or 37 inches in circumference measured 4.5 feet above the rootball, in good health and not detrimental to the community. Significant trees did not include red alder, cottonwood, poplar or big leaf maple, no matter the size. Significant trees were regulated until adoption of the Clearing, Grading and Tree and Vegetation Retention ordinance on Apri17, 2009, which replaced significant trees with tree units per acre. Norpoint Heights Preliminary Plat Modification Page 3 Staff Report to the Federal Way City Council File 11-104523-AD/v«. i.n. �svseo 2. The proposed modification will not increase any adverse impacts or undesirable effects of the project, and does not significantly alter the project by: 1) adequately addressing erosion and sedimentation control; 2) reducing construction impacts on surrounding properties and the public roadway; 3) complying with the significant tree retention code; and 4) complying with all other code provisions the preliminary plat is vested to. 3. The proposed modification is limited to replace in sheet PP-04 "Preliminary Clearing, Grading & Utility Plan" in Exhibit A with sheet GR-01 "Clearing, Grading & T.E.S.C." No other part of the preliminary plat approval authorized by Resolution 10-580 is to be altered by the modification request. 4. The proposed modification to the preliminary plat complies with the criteria for a modification as stated in FWCC 20-127(d). VI. RECOMMENDATION Based on Staffls review of this modification request with the preliminary plat application, related code, and pertinent decisional criteria, Staffrecommends that the City Council: 1) �rm that the modification request meets the criteria for a modification pursuant to FWCC 20-127(d); and 2) approve the Norpoint Heights preliminary plat modification to replace sheet PP-04 "Preliminary Clearing, Grading and Utility Plan" in Exhibit A with sheet GR-Ol "Clearing, Grading & T.E.S.C." EXHIBITS (a) Reduced size approved "Preliminary Plat for Norpoint Heights: Exhibit A, pages 1 through 5" (b) Approved Sheet PP-04 "Preliminary Clearing, Grading & Utility Plan" (c) Norpoint Heights preliminary plat resolution #10-580 dated Apri16, 2010 (d) Sheet GR-01 "Clearing, Grading & T.E.S.C." (e) November 8, 2011 modification request letter from Brianne Gastfield, P.E., ESM Consulting Engineers Inc. Norpoint Heights Preliminary Plat Modification Page 4 Staff Report to the Federal Way City Council File 11-104523-AD/n�. i.n. asvaeo PRELIMINARY PLAT for NORPOINT HEICHTS prepared for LANDMARK HOMES P.O. BOX 26116 FEDERAL WAY, WA 98093-3116 prepared by �� rn S �� . � � 33915 1sXWay South #200 O FEDERAL WAY;: WASHINGTON 98003 Phone:;253)838-8/13 � meB �I CITY OF FEDERAL WAY FILE NO. 08-100329-00-SU E8M JOB NO. 1453-002-007 9HEET � OF $ � Sheet Index Cht_ Nn_ j2�gf.CjR�jQ,Q PP-01 COYER PP-02 IXISTiNG CONDffIONS PP-03 PREUMINN7Y PIAT PP-04 PRELIIAINARY CLEARING, GRADING dc LA—Ot LANDSCAPE PLAN ' YH� 4UG fl 5 7009 �� _ i Vicinity Map A PORTION OF THE NW CORNEH OF SECTION 25, TOWNSHIP 21, RANGE 3 EAST, W.M. 11 '. � I i trriieoo-�eo i - �,� � '. soa�aaro�n eoa�aaioo �.��. �e H07D4811D0 80204Bpb I � WA XWWEMOaCS 802F1460080 I I I PROPOSFD �\ ��. 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OR GREA7ER= x o � — z - - 7' i � . � 1 S� p.� � �� , N��txur ■) a� ��canT m�s = 2� I : ` I � � n„��b�� I�I I 1 a 5 � +v � �� 3�48. a \�_ ,� '' S�ale: 1'=30' � . n 3 � 4A � � �7o`�N.wno� 3AJ ALUER iREE ■ 1 OF NON SICNIFlGNT iREES = 7(6 dder, 1 mople) . - i 1 ) � �'e., � I� � � 1 h�fW I�m9ti' �\�\ � �. # CEDAR 1REE ■ � OF 5GNIFlCANT 7REES R€WIRFD TO REYAIN (25�. =7 u.vmo / °�l� i ° `P � , � � �; _ � �% m o I fio I cn tl f�� I �I i �...' _'_. �� . Fl R T R E E �+ O F I R� S 9 i 0� T O R E M A I N = 1 8 ( 5 9 x O F T O T w) � I,ANDSCAP /; � � a / 1 I I I � � / � � MAPLE 7REE xmr: ��uxr �as u+� x�awm m�uux rw ' TRACT(TYPE III) 1 _� � � � � � ,� ff � y �� . e� ,/-, -- ��-- �'t� - 3M i AFaDRONn iREE m a+�oxc �aa�ts j w� . � a / , Co . urb� � No wa � 1p1(IIpSf UE 6J �� PN'NllF ItlM RR11Y�iM11 �J�, `�l/� j- , '.bb'�.l1lY 11. 2008 1 . � �ie o // � 6 � d �� . �y. . REVI40N5 � . � NME M5 �. _ . . . St�E(m � t yu O � TEIUMY B�9M1 • � � . �� ip av ww➢ � � � � z• srcureo uu�a � . a � �`�"• �• � ��X'rliFS:"C m,��.': - ycar� ww °f � � Flm ruxtwo �� PAGE�OF . E e ao. i a.c - sa . . � w � a o� eum�v � � • . � „�a.,�� .,:a,,,F„ ;:� ., ` �':e"° PERMIT N0. '� > � w� �«. �.. .� m� ,.o.� a.d. � •' � �~ ' �� o. .} • B ;�g.� , �°m.a.o"�'"" CITY OF FEDERAL WAY rwu `wnc aa. wurm �� w ie' u�n: f�ox u�eaI rxw w�ms rx� uww ,_ . ____ �� - "`� Su"'� i �, �.. ~� ��L 1 � .1 � � v�mw wan mr� or wrmc a nwmrc em i� �- �—� � �m�w v�O+�''d' 0 I � APPHOVAL DA7E:. Shrub PIar�Hn9 DetaU Shrub & Groundcover SpaGnsl Deta9 Coniferoua Tree PlaMing & Staking Detail � Tree P�aMing 8 Staking DeteB . A HEET 1 OF 1 ... _ _..__.. ._.._...._. .__. .........___..-.�-..-.....- �.--' ' ----�.—.. 602f74�6"b20 50 20 4 6 0 S02D46�iJ�D f f� _ _ � _ _ RAI INE 6 Oqf( lOf 1. 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I � � �' • �---� --y ��---�. � � I , o. „� ; � � � � - - ---------��.:� ----------------- � W A\ � STORMWATER ' I � t � �DETENTIONNIlATER I� I I I �� .�if f ( \a�urr�o �;� I z � � o i� �`�t. �.. ... � �'� � Z I'\ '� \�� 3 �.._��I;I I I I 3 �. 1 �,,��; -- "� �— � I� � I �� '' - '—.__ 3 �392�� J I .- I � 9 � � � '� � —� � � �- �, _ :�:� _ � ; � � , i , A N = � B � � W Z 6 DETENTIONNVATER QUALITY POND � O =� � SCAIE = 7"=20' ' � r � Z . k C � W P 1W�CT t1 G O V - IX RWND � � G � Z �.EV. se.ao O � � w��c srowu� � a a . -'- "--'-'-' -----°--'---- -'-------'--- 3 . � . ELEV.=391. � � ' IBiT � ' WATER '_"" "'_' W -- - P� E� o 44 LF � 12'� S. . ' U . . O 5�70. ' .ae no.: us�-ooz-om �. BOl'f . o�vc. wwE: w-a� i.�. - . , z s ._ ' � omor+�o er• ; .. r n_ uo oa __ __ Fl on�wr� ev: .. SECTION B-B pAGE scn,�.,•a�o �. r=s wx�. CITY # 08-100329-00- E'1;i� ■ i ' RESOLUTION NO. 10-580 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, APPROVING NORPOINT HEIGHTS PRELIMINARY PI.AT, FEDERAL WAY FILE NO. 08-1003Z9-00 SU. V�VHEREAS, the owner, Land Mark Homes, Inc., applied to the City of Federal Way for preliminary piat approvai to subdivide certain real property lrnown as Norpoint Heights, and consisting of 3.0 acres into fourteen (14) single-family residentiat lots located at Norpoint Way NE (Tacoma) & 25� Avenue SW (Federal Way) near SW 353 Street in Fecieral Way WA; and WHEREAS, on August 12, 2009, an Environmental Determination of Norrsign�cance (DNS) was issued by the City's State Environmental Policy Aci (SEPA) official pursuant to Chapter 43.21C; RCW; and WHEREAS, the Federal Way Hearing F.�caminer on January 27, 2010, held a public hearing concerning Norpoint Heights preliminary plat; and Vi�HEREAS, following the conclusion of said hearing, on March 2, 2010, the Federal Way Heazing Exazniner issued a written Report and Recommendation containing findings and conclusions, and recommending approval of Norpoint Heights preliminary plat subjer.t to conditions se� forth theTein; and VVHERBAS, the Federal Way City Councit has jurisdiction and authoritypursuant to Section 20-127 of th� Federal Way City Code to approve, deny, or modify a preliminary plat and/or its conditions; and WI�REAS, on March 15, 201 U, the City Council Land Use and Transportation Committee considered the record and the Hearing Examiner recommendation on Norpoint Heights preliminary plat, pursuant to Chapter 20 of Federal Way City Code, Chapter 58.17 RCW, and all other applicable Resolution No.10-580 Page 1 of 14 �X�� PAGE..,_._,,,0� 1 City codes, and voted to forward a recommendation for approval of the proposed Norpoint Heights preliminary plat to the full City Council, with no changes to the Hearing Examiner recommendation; and WHEREAS, on Aprii 6, 2010, the City Council considered the record and the Hearing Exauliner recommendation on Norpoint Heights preliminary plat, pursuant to Chapte.r 20 ofFederal Way City Code, Chapter 58.17 RCW, and all other applicable City codes. NOW Ti�REFORE, THE CITY COUNCIL OF THE CTTY OF FEDERAL WAY, RESOLVES AS FOLLOWS: Section 1. Adoption of Findings of Fact and Conclusions. 1. The findings of fact and conclusions of the Hearing Examiner's Mazch 2, 2010 Report and R�nendation, attached hereto as Exhibit A and incorporated by this reference, are hereby adopted as the findings and c�nclusions of the Federal Way City Council. Any finding deemed to be a conciusion, and any canclusion deemed to be a finding, shail be treated as such. 2. Based on, inter alia, the analysis and conclusions in the StaffReport aad 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, transii stops, potable water supplies, sazritary waste, � and ��. P�Y ��, �b�� d schools grounds, and all other relevant fa�cts as aze required by City coc�e and state law, and provides for sidewalks and other planning featums to assure safe walking conditions far students who walk to and from school. 3. The publia use and inferest will be served by the preliminary plat approval granted herein. Section 2. Application Approval. Based upon the recommendation of the Fedcral Way Hearing Exarrriner and findings and conclusions contained therein as adopted by the City Council imrnediately above, Resolution No.10-S80 Page 2 of i4 � �� PAG E _.�.,C._0�._l�.._ Norpoint Heights preliminary plat, Federal Way File No. 08-100329-00 SU, is hereby approved, subject to conditions as contained in the March 2, 2010, Report and Recommendation of the Federat Way Hearing Examiner (Exhibit A). Sectian 3. Conditions of Approval Integral. The conditions of approval of the preliminary plat are all integral to each other with re,spect 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 havisig jurisdictian 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 Fxaminer to review the impacts of the invalidation of any condition or conditions �d 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 regularions, and forward such rccommendation to the City Council f� further action. Sectian 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 unconsritutionality shall not affect the validity ar consdtutionality of any other section, sentence, clause, or phrase of this resolution. Secrion 5. Corrections. The City Clerk and the codifiers of this ordinance are authorized to make necessary corrections to this ordinance including, but not limited to, the correctian of scrivener/clerical errors, refcrences, ordinance numbering, sectian/subsectian numbers and any references thereto. Section 6. Ratification. Any act consistent with the authority and priar to the effodive date of the resolution is hereby ratified and affirmed. Sectaan 7. Effective Date. This resolution shall be effective immediately upon passage by the Federal Way City Council. Resolution No.l U-S80 Page 3 oJl4 I T � ��' 9 �.. Pa�E �.o�� RES�LVED BY THE CITY COUNCIL OF THE C[TY OF FEDERAL WAY, ; WASHINGTON this 6�' day of April, 2010. CTTY OF FEDERAL WAY , �� -. OR, LiND KOCHMAR ATTEST: ..� / . � ��►.. � � � _! � • � i, E:�i� y�� APPROVED AS TO FORM: ��.� ,�%l�ti►l,��.or�.. CITY ATTORNEY, PATRICIA A. RICHARDSON FILED WITH THE CTfY CLERK: 3/30/2010 PASSED BY TI� CTTY COUNCIL: 4/6/10 RESOLUTION NO.: 10-580 Resolution NoJ4-S80 Page 4 of 14 E�c��!�i�r G ; PAG��,..._OF_� ____ � EXHIBIT A Resolution No.IQ-S80 - Page S oJ14 i..�� PAGETOF .BEFORE THE FIEARIiVG EXAMII�IER FOR Tf� CITY OF FEDERAL WAY P6il Olb�chts, Hearing Exami�r FINDINGS OF FAGT, CONCLiISlONS OF 08-100329-00-SU LAW AlVD RECObII1�NDATION INTRODUCTION "Ihe applic�nt requests approval of a pceliminary plat to subd'evide 3 acies into 14 singlo-�mily lots. 1�e Fac�iner recomm�ds apPmval, b�rt contin8ent uP�� 8� ��8 public drainage p�d standards_ • 1Le prim�y i�c in dzis applicatian was .the siope of a draiffiS� Po�- T� ProP� � pond satisficd slope s�ards for private poncls btrt �t frn public ponds. Public dedit�tion of �Be Po� �� bY City regulations "as eppropriate." City staff p�vvided very oompelling and vohuninous testimony on du �ed for public dodication of all -resideffiiat draimge Po�ds. Staff rxommended d�aial if the applicant insiatal on mawt�druog P�'ste owaers6ip of the ponds. After the Examiner cloaed the verl�al ta�timony portion of the haaring, staff and the �plic�nt submitted a written aBrced-upoa conceph�al Plan far a drainag� pond tLat at thia stage appears w comply with public slope stan�daids. Tl�e parties also submitbed some recommeaded can�tions of approval to covea p�ivate ownership should it �t be poa�'61e to cwnfam the coacepual draina8e Poad to the standards for pubfic drainege ponds. 1�e was.no �Y�B �anatioa as w why private ownership for du ponds woutd ba appropci�e in this cs�e. Unforduiabely, thc s�s evidtnce for public ow�ip was so compelting th�t fbe fixaminer hes no evidmtiary besis to coaclude th�t a Pn�ate owned d�inage Ponci wili Provid� f� adeqaate �te or be consistent with public health, safety a� vv�lfare as roquired by the City's sutxiivi�� standsrds. ORAL TESTIMONY David Lee — Associate Planner for Fedtral Way Staff Mr. Lee began by giving a brief description of the projed pvpasal. Sta� find� tl� fo� of the 5ve criteria for subdivision approva! have �t beea md due to the extreme slope of t6e stormwater facilities. St,oanwater tequire�wts require the dedication of the stomnwatea facility to the City. Tlu City is uawilling to ac;cept d�dication d� w We steep slopes. 1Lc slapes �iwte a maiateoance hazard. Staff rccommends dwial of the plat as desig�d dtae to the sbtmwater facility. How�,wer, Staff is willing to oonsid� conditioning for approval of the preliminary plat utwn the applicant mecting stoimwa�er facility roquireoneMs. Staff ackn�wledged that conditioning approval an a facility that meets stormwater � eoald resutt in a redesign of the plat t6at vwould require additionat pub6c review. R��t�3ati.�e000w } Prel�io�y Pl� Rceommmdation p. l Findings Conclusions and Re�dation Resolution No.10.S80 Page 6 of 74 EXI� �!� IT G PAGE�,Q._OF aLvo areai within the FWCC wlric6 state that somc facilifies should be aisintained ptivately aud Wat dedication is oniy necessary where aPP�Pn�- 'Ihe property cannot accommodate a 3-to-1(3:1 } stope. The road is pushed as far sout� as c�n be pushed, and the roed is plannod at its minim�n permitUed width. Forcing 3:1 side slc�es in this pond would essentially mean that the bottom of the p�d wouid c�me to a point �d t� vohm�e requu+erae�s cannot be met. Because of this, tl� pond was desigued with a 2-to-1 (2:1) side slope- Private owneiship is being �dvocated be�suae We pcoperty ownas cannat �et the �gn � for a City-maintained pond for that ana. Additionaliy, tha applicxnts are designing the paad in conformsnce with the 1998 Sucfaoe W�u Manuat. 'I'he diffeteace ffiises in desi� due to differing roquirtnttnts betvveen pqtblicly �d P�tY o�� P�- Where the requiremwts that the City pointod out for publicty owoe� P�� e. P�Y o� P�� have much less stringent standards, Per the ManueL In regards to contentions by staff that ma�dmi�ation of lots on site are the ddving fomce, thet is simp2y �t tme, because eve.n with the removal of lots 13 and 14, the pond raryirenne�a sWl oou(d nat be md. Also, the applicaut believes that ihece are instsaces when the m�agat�ent a�d msiatenance of s�h sites is a�re app�+apriat� in piiva�e hands. Private landsc�e � of a 7,500-squaro-foot poad can likely be done more efficieatty. aad PmbablY lu�t be�r, t� ihe City. Safety co�eros are l�cely to only rdate to p�of�aioffiI mainteneace worlcea�, ba� a 6-foot fence is atso requiced. Nothing in the Fedaal Way regulatians ma�ata publicly awned ponds and it is common in other jurisdictions to allow private ownership. . Upoa trb�ttal: .�Mr. LeBrie woutd argne that ti�e site in questiat wauW have aimilar con�raiu� as a commerciel �erty and that water nmoff would be similar as wetl. Feffi of a HOA not �ag in ihe fimue should aot be a reason for denial. In regards to whetder a chsuge wovM be minor or �t, a reduction of lots would re�lt in a simply administrative aiteratioa E?L�TFS Sce list of exh�'bits at p. 12 of the Jaauary 19, ZO10, staff rtport p�eparod by David Lea Ia addition, t� following exiu'bits were pa�esenbed aud eatered into tl�e rxord dwing tbe public �8� L: PowerF'oint by David Lee • M: 1J3110 Memo from David Lee regaiding co�ditions of approval. N. 2/3/l0 ldter fram Brianne Gastfidd to D�ave Lee regarding stormwater desigo. O. 113/10 "Storm Ihainage Pond Alternative". P. 2/10/10 M� fr�m David La regarding conditions of appraval. FINDINGS� OF FACT I:Z!.f, � �. David Litowitz on behalf of Landmffik Homes. Inc. {PA076t7S7.DOL,1113W1.900000� ) rr�i�y �t Re�mmdana, g 3 Findings, Conctusions and Rocommead�io�n Resolntion No_ 10�-580 Page 8 of !4 EXi��.�l�' C PAGE��F� William Applaon — Surface Water Manager for City of Faderal Way Mr. Applaton be8an bY addressing why the proposal does not meet four of the five subdivision criteria. F,ss�ially the pond does mt mtet the side slope stsudards �cessary for City ownership aad is therefore �t consistent with the public health, safety, and w�elfare. The City fnds that it vrould bc appropriate and neoessary fbr ffie f�ility to be dedicated W the City, and u�der t�e ciurcnt slope desiga, it dces not me�t ihe requireme� a�r smndards of �ceptance. Under the c�a�ent davgn, one of d�e side slopes in the pond is approximatelY �Y P�� than is gaierally allowed; which � safdy aad maintenaace problea►s. In regatds to why die City de.sires w have these types of facilities �mder City co�trol, r�tioan ponds serve many importaot services that die City can best m�age. AdditionaUy, the poads impact otha City s�rface water facili�es, snd thus if not maintai� proper2y, can bave nega�ve impsct on City and eventually State waters. If these fecilities ane private, the.y are roquired to be maintaiaed and operated at City standards. In additioq responsi'bilities for facilities, for which the p�nperty owners are responsibie, must be shown � the plat documGOtatia�. Eye�nalty, this means that homeowners in the development would themselves be respons�'ble for � of tbe fac�lity and would also be respansible Eor oosts of improper fimction. Past expeximce Les shown that private ownersbip of such faciliti� hes failed to xncet City sfandards and has caused diff culties for tl� City and hom�cowners. City o�ip also eas�aes quietc sad � respon�ee to sny spill or other concern. In the pasE 20 years, Mr. AppteOon cannot thinlc of a faciliip which the City hes � ao�pbed for mai�oa�e. Although other cities take other meaffi of msoagemeat of stozmyv�s' �, Mr. Applaon believes that mkiag on the facilides inifially, rath�r tban waidng fa uon�mpliance of private ownership, avoids � coats aad damages ia dLe lang tam:' Noc oniy the fscility, but aiso the eatire plat, would likely neod to be redesigned in or3er to mxt ihe slope reqnirement necessary for City �oceptance. In response to the statemeat4 by the applicaat: 1Lere are private stormwater reteation areas in the Citq, bnt these were facilities acceptod by Kiag County prior to tl� incorporatiaa of Fedeisl Way. Commercial dcvelopments ac+e peimitted to have privately owned ponds, which � is essentislly allowod because only a siagle eatity is m charge of maintaining the facility which provides gi�eater assurance of appropriate maiutea�snce as well as simplcr enforcemeat. The stormwater design proposed by the applicant meets the 1998 Manual stao�+ds but does nat mxt the City's mainteaance stsndards. Lendscapiag, or maintenance of laudsc�ping, is only � aspect of the mainteaance nocessary far upkeep of the pond faciGty. Eric LeBrie — ESM ConsultiaB Engitieets Mr. LeBrie, and ESM Consulting, is genaglly in agroement with the majarity of Staffs conclu�ons within the staff report, cxcept for the stormwater slope ra�ireme�s. He poW�ed oirt tbat paivate own�ership of stormwater facilities is permissible imder the FWCC and tha� tl�re ate plenty of pzivstely own� facilities. Additionalty, if this p�oje�t were for oomm�cial developnnetrt, the pond would not be at issue, bccause �e may be privaLely owned md maintained, thus allowing for fifty percent slopes in the pond, or even vertical slopes_ There are ��st.no�n�3oai.90000a } Pre�y Plat R�meadation Resolution No. l aS80 p. 2 Findings, Co�lusions and Page 7 oj14 I �� I PAGE.��F 2. �ppg. The Hearing Examiner cwnducted a heazing on the application at 2:00 p.� at Foderal Way City Hatl on January 27, 2010. He left the racord open through Febn�ary 3, 2010 in omder to pa�ovide staff ffi appommity to provide conditions of approval should the applicant paovide a stoimwattr deteation facility with 3:1 slopes. 1'he Exami�r exuaded the rabrrd to Febcuary 1�0, 2010, in otder to provide staff aad du applicant with additiona! time to agrce upon a stormvvater fncility design. SubstaNivr. 3. SiteJPmnosa! De�crip�ion. The applicant proposas w subdivide an �proximate t�co- acre parcei of la4d into 14 tots for establishment of single-famity residences. Stroet impmveanents, watea, sev�ner, uqlities, stocm dtaimge coutrol improvemeM.s, and ot�r rel�ed infras�xxnre improvements will be installe� to service tl� plat. Curnndy the site is wdcveloped and p�rtially wooded, with 27 si�uficant h+ees and tvick shivbbery. Of the 27 t�+ee,s, 91 wili be removed. 4. �cs of t� Area. Tiu propaty is s�uated 'm the soathwesban portio� of Federal Way and just aotth of Tacoma. The area is gwaslly developod wiW t�idea�al �a�sing of diffcring varidies. The land to the east is mdti-famil}' devdopments, and to the math, west, aad soum ais singlo-family zoning dishicts with singto-fa�nily homes. 5. Adverse imaacts. The proje�ct has �m�gone a SEPA review and was issued a DNS. Staff rec�ived � comm�ts � appeals. The s�aff in their anatysis of the proja,t id�tified � ffignificant advacse.impacts and none were discemable from the rawrd excc� that the initielly pcopoeed strnmwater deteation faeility constituted a safety and rn�nenoe ha�d, as fiether � discussed i�ow. s. of Insastrucam ana Public services. �,s mitig� by sta$ adequa�e � will sexve develapment as follows: � Stormwater des�n wa4 the m�t corn�4ovs issue of this application. 'ILe applitcaa�s 2:1 slopes for their storm drainage pond. Staff tes�Sed that a maximum of 3:1 slopes was suthori�ed for publicly dedicated detenti� facilities. Slopes tl�t are 3:1 are consis?ent with the 1998 King County S�aface Water Desi� Manual (KCSWD1Vn, but �t with the requiremeat4 for dedication to the City. Staff te�ified that since Federal Way �s been i�oiporated, all stozmwater dete�tio� facllities are publicly dedicated. The Exanoine�r finds dmt, as t�stified by sta� Publia dedic�tion is necessary t� ensnre sst'e �d proper ma�t�an�. As tes�fied by ata$ home ownea associaRions an oRen um�eliable and it bxomes diff cult for City smff to compeI maintenance. Covenants c� be added to allow staff w maintain the pond � the pcpcnse of the homeowner as�ciation, but theso coveomitg c�n be vdy d'�eult to eoface siace uhia�ate nsponsibility is ultimately divided amongst the pmperiy owners of the s�bdivisioa 1n this case, after tt� verbal te�imany portion of the hearing was ck�sed, the � �d Staff were abie to negotiate a concept�ml design that appeaus to cwanply with tbe 2:1 slope requirement of public det�tion f$cilities. This in part was aceonnplislkd by 1tA0766757.DOL;1U3M190pOpp► } Pre�Y PM Reoommm�ioa p. 4 Find'mgs, Ca�lusions aod R�da�ion Resolution No.10-S80 Page 9 of 14 fx��!�o�r PAGE_�...t3� displacing a 2:1 slope into aa adjoining tract to be ownod and maintained by a l�omeow�r's association. In c�se the stormwatec facility uitimately coold not aueet public facility requirements, the staff agttod to allow the facility to stay in private ownership. There was no explanation in the post vea�bai hearing written mataials as to hov�r staff couid conclwde that p�ivate owneiship was safe aad appropriate aRa havm8 s�aR considerable time tastifying that it was not. In short, staff providod very c�mpe11in8 aud somewhat vol�ina�s te.sWmonY .I�fY�B �' P�� dedicati� of residentiat �otmwat�x facili6es, and tlien agrad to private dedication with no explanation or evidence as to why t6is w�ould be �cxxptable in tlris pmticut� case. Tl�er� is substantial evidence snppor6ag a requiremmt f� public dedication and no�e f� �xivate dedic�tion. (iiven the cvidcace, the Facaminer cannot Snd Wat private dedication wili provide for suScient aad safe maintemnce. The design of the stormwater facility wi21 have to be publicly dedicated aad meet public facility requircmarts. If the facility cannot mcet �blic dedication requirements, it will not satisfy du co�itians of approval recommeaded by t�e Examiner. Otlux thaa the siope iss�e for t6e dcainage pond, the stormwater � of the p�oject moet the rcquirements of the 1998 King Coimty Surfacx Wata Design Marn�al (KCSWDII� as malified by the City. The facili�s are adequate if the�y c� be publicly dedicatod. Tr�anortati�: As proposed a� as req�ed by the FWCC, the s�bdiviszon will be acc�sed d�roug6 SW 353'� Street, wlnch co� to Nwpoint Way NE. AIl bts s�e then acce� directly by SW 353`� Stceet. The City's tra�'ic � has review�ed t}�e pc�oject and concluded that the �uopc►sed sbre�t layont is «wnsisbe� with the FVVCC and comprehensive plan in place at tl�e time of the c�nplde appGc�ion. In addition, SW 353'� St�ect will be ooas�uctod to City Standatd madway soc�ion "W" re4wr�ents i�niding a 2S-foot pavea madvvay wiw cufi ana g►�r, a four-foa planter strip with stroet tras, st�tlights, and utility strip. Strcet lig�ing is also requirod. The Public Works Dipa�imcnt and South Kiug Camty Fire aad Rescue Lave aL4o approved preliminary madway �sign and curve radii as p�. � • Vehi�xilar Accass a� Circutation: Concurrcncy anaiysis was perfom�ed to �ine whether t�re is adequate madway �p�ity to xoummodau tha devdopcnent aod al� to ideatify hs�c mitigation 1'he report identifies eight Trao�on improvement Plan �ojects impact�d by tbe proposat and �tts in a 524,723 pm-rarta mitigation PBYmmt to � the pmblems (Exlubii A, PaSe 5-6�. 17re applicaffi may esther make this payanent or complete the idartiSed improv��tc. • P�ian Svstem: As proposed sad required, the plat compiies with the FWCC subdivision code requirements for an- aad off-site p�ian cinv�tio�: a�d as snch a sidewalk will be provided along t� lcngth of SW 353'� Smet Futl sha�t i�ovcmatts include a fo►a foot-wide platrter ship, five-foot-wide �devvalk, aod t�+eo-foot wide atility scrip. The Fe�ral Way School Distria has revicaAed die pian an�d did not have any comments ngarding school access or c�figucartio�n. {PAOT6t757.D(X ;11T30�f9000061 } AEl�iouy PLt RecummmdatiOD p. S �1D�111$S, COIIC�USIOnS 811� �O�II Resolution No.10-S80 Page 10 of l4 �X� � � o-� C PAGE _1�...OF • Qpe�pace: The applicant has proposed W o� in favor of t6e permiibed foe in lieu opti� rather than provide on-site open space. The fee in lieu of open space shall be calculated at I S percent of tlu avsessod vatne of the propaty, based oa King Cotmty �t, at the t5me of final plat approval. • w� : 1be appGcant proposes to serve the subdivision with a public vvater s�iy and dis�iMation system maaaged by We I.akehaven Utility Districti. The January 22, 2008, C�tiScate of Water Availability indicates Lalcehaven's c�acity to serve the proposod devtlopment. If additiot�al hydrants or othec fire protection systems aoe indicatod, a Developer Extension ABt�eemtnt (DEA) may be requind. • w�: Tlu applicant proposes to serve t� proposed plat by a public aew�r syabem managed by Lalcehaven Utility Districx.. A January 22, 2008, Certificate of Sea�er Avsilability indicates the dis�icYs c�p�city to sern tl�e pivposod devdo�nt through a Developer Extension Agoeement (DEA) between the applicsat and t�e diatricx. •�is: Aa part of the Cityrs review of t�e P�� I��Y P� � was referred.to tbe Federal Way Sclwol Di.4crict f� review. A scliool sccess analysis aubwitbed by the applicam indicate.s that du sete is located in tbe service areas of Sherwood Forest Elementary, Illahae hmior High School, and To� Beamer Seoiar H'igh School. School service areas are c+eviaw� aonually sud may be adjus6ed to �odabe enrotltnent growth a� �evv �velc�mcnt All � will be se�ed bY 1ws acass, and bus stope are aG 2T Avemu SW 8t 351� Plsa for the ekme�ry m�d j�mior higl�, and at SW 349 Placx dt Camonado Park for tbe lrigh ac�aoL Bns stops eu+e subject W change, as sh�nt n�eeds ia�xease a� tosds are devdoped. School impact fxs will be collecbed at the time of building permit i�oe. �y those fas amount to 54,218.00 per sioglo-family housing �mit. Scbool imnp�cx fees are determined on the basis of the DistricYs Capital Facilities Plan and are subject to ann�st adjusm�ent aad update. Tbe �plicanYs Schooi Access Aaalysis conch�cs t6at withwtt pe�trisa improvemeats betw�een Narpoi� Way and the end of 27 Ave. S.W., "there is no oth�x realistic sccess to the existing school bus stops" from t� proposed developnnwt The Project will be co�nditioned to easv�e that this issue is a�. • Fire Prataxi�: South King Fire �d Rascue roquires that a fice hydrant be b�ted wit6in 350 feet of eac6 lok The CeatiScete of Wata Availabiliry hom I.akahaven Ut�iiy Dis�ict indicates that water wiil available to the site in sufficieat qu�tity m sati�y fire flow standards for the proposai det+elopmeat. T� exact mimber m�d ]ocallon of 5re hydrants w71 be review�ad aad approved by South King F'm and R�. trnm�rmm�tu3aa�a000a � P�ioary Pmt Reoommmdma� p. 6 Findings, Co�lnsions and Resolution No.l�S80 Page 11 oj14 �X1��T C' PAGE _ �. � ..OF CONCLUSIONS OF LAW Proc�daral: 1. Authoritv of HearinQ Exa�niner: FWCC 20-110 (4) and (5) provide tine Faraminer with the surhority to conduct a hearing and malc� a mcomme�ndation to the City Cou�il on " preliminary Plat appiicatioas. Sa6staotive: 2. Zoning Desigoation: Single-Family - High Density, RS7.2 and Singlo-Family - I�igh DeasitY, RSS.O 3. $s_riew Criteria snd Apolication. Fwcc Zaiu�� rt� �u� fa � plat approvai. Those critaia are quoted in italics below and applied to the applic�ti� undar Gorr�pa�ing Concl�ions of Law. FWCC 20-126(e): Drcisfonal Criteria A Heartng Exmni� sliall use tlre jollowing crita�a in reviewing the pralbniirary plat arrd may rernmnrend approval of the plat to the City Co:occfl if.� ' _- (lj h is corrsittent w�Ult tlre coraprel�rsive plmr, . - 4. Tha applieati� is subject to t6e adopted Fedaal Way C;ompre�ive Plan (FWCP� w}rich de�g�es We property as Singie-Family - High Density. The proposed la�d nae of a Siaglo-Famt�y housing developme�t is permitted witbin the RS 7.2 m►d RS 5.0 �onea and is ooasi� with deosity allow�ces and policies applicable to tlus la� nse as establi�red in du FWCP. FWCC 2�-126(ex2): It ts conarstem with a11 appliaable pravlstons ojthe Chapter, indu�htg tf�se adopted by reference from the rnm�elrens►ve p1an: 5. As diacussed in the staffreport, the pmject complies with all s�licable criteria in FWCC CLa�rtet 20 excxpt for stomnwatcr detention reqtri�ts ibat apply to public fac:ilities. FWCC 20-183(a) pavvidas that sba�mwater �cilities must mcet tbe reqirirements of tl� KCSWDM Section 53.1(c) of the KCSWDM, which aPP��Y �Y aPPlies to public fecilitias (the ataff cepozt dces not make this distinetion and the F.xaminer cbes aot have access to the KCSWDIvn, r�s that at least 259�0 of tlu pond peiimeter will be a vegetated soil slope � sDeeper than 3H:1V. FWCC 20-t83(c) provides that stotmwater facilities will be �blicly �"� appropriata" As peviously determined, all c+esideatisl stormarater deteation facilities are P��Y �dicated and public dedication is nocessmy ia order to ens�rce consistent, sa8e � adoquate mainowance. Conseqveaciy, P�ublic dedicahoa is "appropriate" and lx.nce required �mde� FWCC ?A-183(a). As a publicly d�edic�ted facility, ifie facility must satisfy t� slope req�rir� of KCSWDM Section 5.3.1(c). The projcct is conditio�d accordingly. � lo'WCC ZO-iZ6(e�: h is consistent wilh public Itealtft sc�i'eh: m�d weljare. 6. The Pro�d Preliminary Plat would pe�mit development of the site consisbeffi with dye cinrent Singlo-Family High Density land use classification of tlie FWCP and map. Pm�pOaed tP+�76t737D0(.,1V3041.4000001 } Preiimimry P� Re�n p. 7 Fimdings, Conclusio� aad Recommeaclation Reso�ution No.10-S8U Page 12 of l4 � fXi��'�. PAGEJ�,C_0�.1� access and fin hydrant locations must mcet sii requirements of Sourth King F"u�e a� R�ue, and atl fudae �ue,s are required to be sp:inklered. Fut�m develo�me�nt of the plat ia ac�e with �pticable code.a and regulations. Mitigafion aae�utes require paymaKs andJa impmvementt far adeq�ate infrasauct�u�e. As previouslY discus�ed, the Proloct wiU aL4o be conditio�d to provide for public dedication of its stormwater facility sad in so doing will have to meet th� siope nequirem�ts for public fac�7ities. Om issue related bo }wblic health, safety and welfare t6si is cmia�sly missiag fi�om the City's �nditions of approval are pede�ian improvements for safe wallcing conditions to sci�ooi bus stops. The appiicant's own �alysis indicates ti�at there is m aaxss to school bus stops withont ped�ian imptovements betvveeu Norpoi� Way aod t1u end of 27 Ave SW, see Ex. I, p. 8. 'Ihe projed vv�l be c�tion� tfl provide aeeessarY P� �P�'o��- As recomm� with conditions, the project is consistdrt with pubtic he�tL, safietY, �d ��. FR+CC 2A-126(ex4):. It is coruiste�rt with the design criteria listed in FWCC 2P-2: 7. 'I1ie proposed P�Y P� would promote the p�apo�s id�tifiod 'm FWCC Secti� 20-2 aad the standards a�d regulations therein, as ida�fied in the steff reP�. �6 effective use of la�t, promoti� of safe and conveniemt travel on sh+eets, �d provisiott fac the bousing needs of the community. - Ume exception is the desi�standards for the stamwater p�nd. As disct�ssod elsevvhere, pt►blic dadication is neoea�y, conso9�Y �PLance �vith the �sign standards of publicly owaed facilities is required. The pmject is con�tioatd axotdingly. 8. FWCC 20-125(cx5j: It is consislent with the development sta�dmrls Nsted Jn Fi�CC 20.1 SI through 20-157, mrd 20-178 dvough 2a187. 9. Development of this site is requirod to comply with the provisioss of FWCC C�pta Z0, "subdiv��s,° Cha�tr ls, "Bnvironmenmt Protechon," Ch� 22, "Zomng,' ama su o4ha applicable local a�d state developme� codes and regulations. As prnposed, aad as recommeaded by tl� Heering Examiner, the preliminsry plat spplication complies with all applicabie sta�rtes, codes, and regulati�s, with t}u accepflon of the pond reomtio� fa�ity. However, as conditioned. the application will be ia �rompliance. RECOMNIENDATION 'llie Examiner rxommends thad the City Caime7 egpmve �e prelimmary plat as set forth in d�e �aff report of David I.ee, datod January 19, 2010, snbjcct to the following conditio�: Public Worka Condfd�ton�: i. Po�ian im�ovemeeuts to ass�ue safe walking conditions to school Mn sbaps as detailed ia the School Access Ax�lysis. F'mal location and d�sign of the school axess path shall be approved by the F�etal Way School District end the Fedael Way Public Works Depmimeat prior to issuence of constrnction peimits for u�ras�ucNre impovements. te�mssas�.noC�a�u.�0000a � Praliminary Plec Raammmd�ion p. 8 Findings, Conclusions aid Recommendadian Resolution No.10-S80 Page 13 oJl4 .. G ' EXI�!� a'�' i PAGE�,��F..L---� 2. Design of tlu stormwater drainage pond shati be consist�t with the comcopd�at design � in Fadubit O. In additi� the sto�mwater �age pond shall be subject to � following: • It must be demonsaatod tlmo�gh the finat � desi� acrd review pmoess tha� the design meets all desi� criteria fo� Public poads, per the 1998 King c.o�my s� w�n�� t �xcswn�. • The City will acuept the poad for opetation4 aad meintenance, after Fisel Piat �g �d upon svocessfW completion of the City Code requind post �on two-yeaz main� period. � Appin�val/s�ra from the pmpcRy aarner(s) o� th�e �orth side of the po�d, f� a wall to be c�soiucted on that adj�t p�npecly, a�i any walls built oa P��P�P�Y other tban within ti�e po�xl tract will be owned and maintsined by tl�ooe adjac�at property ownas. • Third-pacty shucdual r�viiew/approval of all walls associated with the pond. • Walls to m�t design criteria set forth by a Licrosed Profe.ssional C�o-Txhnirsl Engincer � third party revit�v will be required. Pla�niag Condieio�i. 1. Prior to app�oval of the fmal plat, the applicant mnst submit w the City of Federal Way �• fee in-lieu-of open sp�x, calculated on l5 perceat of ihe most rooeiu sss� value of the pa�pertq at the time of Snal plat. 2. . A c�py of the Home Owt►ps Association (HOA)/Coven�t Agreement must be reooided prior bo ra:ording of tl� plat. The HOAlCove.nant Agreement � co�ain langusge which govems the responsibility of ownit�g/maiataining common land4caping h�cts along Norpoirn Way NE and the no�-public landsc�ing tract in and around the stormwata dete�tion facility. 3. T!� powrcr easemeat for Puget So�md F�+ Wat runs northJsouth along the eastem porti� of the P�P� P��'Y Piat must be shown � the final recordod plat. Additi�ally, the buildabie areas of each lot shall be shown outside of the � Dated this 28'" day ofFebruary, 2U10. / P� Olb:+ccht4 �8 �a City of Federal way �rwm6smnoc:�u�i.�0000a t Pceiimroary Plat Reoommmda�i� p. 9 Findings, Conclusions and Recommmda�ion Resolurion No.10.584 Page 14 of 14 � � . �� !�'� . �.�... PAGE OF�r Y � �\ \ \ . � f - �— I _ _--,_ i . � ( i( -��.`�� I� E , � ,� , ` l j , �. j / � `/ `�� \ ` \� , ` '` � �� I I I � ; 1 A��ITIOWAL iREE PROTECTION PER NOTE THIS SMEET: (7Yi') � � SCALE: 1" = 20' 20 10 O 20 b CONTOUR INTERVAL a z �r a�rrm. W�M uoro �rd. m✓+V�+ n�m ee+nut to�m/n �j' � ��# � � � g� �� ,� T� �� — � � s � . AROUND "SAVE� TREES. UwiTS OF �� 99 , PROiEC710N SHALL BE�NO�CIOSER TFNN THE DPoP UNE OF THE TREES, dc �- DESIGNATED 8Y EITHER A TEMPORARY � . � 5-F06T HK:hI CHNN INtK- FFJJCE, OR � r� � .. HI-VI51&LfiY PIASfiC ORANGE� 4 2S ` CONSTRUCf10N NETfING, OR A LINE OF b°w g � � 3-FOOT HIGH ORANCE PAINTID 2'%4' � pg< �� SfAKES..PLACEO NO MORE TFIAN 10 � �� FEEf APART k COPBiECTED 8Y FNGHLY m w O� wSIBIE SuRVEVORS R�BBON. �ci3 0 0� . o�� •� 9n� . 4 V _— ..-- � . m m� � W O v CONCRETE WALL HEIGHT ; �.� � = 397.00 TOE = 396.94 �3 ��TOP � 397_00 TOE = 395.52 �- : o � . QC TOP = 398.43 TOE = 394.04 . - � 8n' - DO TOP = 399.70 TOE = 391.10 EQ TOP = 399.48 �. TOE = 391.48 ��. ; . Q TOP. = 397.50 TOE = 389.50 ! GQ TOP = 397.50 TOE = 389.50 ?� � � � TOP = 398.09 TOE = 390.09 � QI TQP = 403.94 TOE = 395.99 �' 3 . i - QJ TOP = 405.00 TOE s 404.00 I L V! r W V 4t 0 � � _ � i � I � Z I � � � � � � �' O Z . J � � U c�i s w6orifrp nqrs edor. vw olp 1-800-424-5555 0 � �� 3 awrr.w�twN � NOTE: � � COPlfOURS SH01MN ON LOtS ARE STRUCRIRAL � O PAD ELEVATIONS. AN ADDRIONAL t' OF � ' - TOPSOIL A1AY BE PL/&m FOLLOWING V . STRUC7URAL GRADING. CONTWRS SHOWN WITHM RN;HT-OF-WAY AND POND ARE ACTUAL ..ae rw.: t4s3-oax-am .. FlWSHm GRADE. � oivc. ruue: cn-ot � omcr.m er. exe PE —00— � B" � - - - - - - - cr�aceo era SN�lATURE : 5 0� 13 s�s i - � - - ._.__- � _ A PO_RTI F THE NW CORNER OF SECTION. 25, TOWNSHIP 21 N., RANGE 3 E., W.M. r i � __. � i �� r �-� --� � a�t-�(�- � o4��z� ,. � .� November 8, 2011 Ms. Deb Barker Associate Planner Ciry of Federal Way - Ciry Hall P.O. Box 9718 Federal Way, WA 98063-9718 RE: File # 08-100329-00-SU Norpoint Heights Preliminary Piat Dear Ms. Barker: Job .No. i 453-002-007 On behalf of Landmark Homes, ESM Consulting Engineers requests a minor modification to the approved preliminary plat for Norpoint Heights. We are requesting permission to clear and grade both the proposed right-of-way and the proposed lots at one time as oppose to just grading the right-of-way. Please see the enclosed proposed Clearing and Grading Plan for the projecL The foilowing describes the reasons why clearing and grading the site at one time is the most viable approach to the Norpoint Heights project and meets the requirements of Ciry of Federal Way Code i 8.35.180(4). COFW Code 18.35.180(4) As part of the final revrew, the ciry counci! may require or approve minor modification to the preliminary plat if (a) The change will not have the effect of increasing the residential density of the plat; (b) The change will not resu/t in the relocation of any access point fo an exterior street from the plat; (c) The change will not result in any loss of open space area or buffering provided in the plat; and, With this minor modification request, the site layout will not be changed, therefore the residential density, access points, and open space will remain the same as on the approved preliminary plat RESUBMITfED EXt-��!�I�' +�ov i o 20» PAGE � OF � CITY OF FEDERAL WAY , �os ESM Fede�al Way ESM Everet! Crv�l £nqineerirg Lar.d Ptanning 181 5 333rd 5l. 8ldg C. SIe 218 1010 SE Everet� Mall Way. Ste 210 Federa/ Way. WA 98003 EvereU. WA 98208 Land S�rveying �andscape Arch�tectare � 253_838.di13 tel b25.297.9900le1 3D �aser ScaaMng Gi5 800.3i5.5b9i tall free 866.615.6166 toU free �,vww.esmc�rii.com 253.838.7104 Fax 425199.9901 fax Ms. Deb Barker November 8, 201 � Page 2 of 2 (d) The ciry determines that the change will not increase any adverse impacts or undesirable effects of the project and that the change does not significantly alter the project. The following describes the benefits of grading the entire site at one time as oppose to clearing and g�ading the lots and roadway separately. • Reduces overali impact to the public roadways by relocating and importing soii material at one time rather than 15 times (one for roadway and pond construction and once for each lo#). • Ciearing and grading the entire site will have minimal impact to the public. The majoriry of the site sits approximately 30' above Norpoint Way and due to the angle of the site compared to Norpoint Way only a small portion of the site will be visible. • Grading the lots during construction of the roadway is an effective way of controlling erosion. The lot pads will be relatively flat tfierefore reducing erosive velocities of storm water. !n addition, mass grading allows sto�m drainage to be easily di�ected to the temporary erosion control pond. This proposed minor modificafion is� consistent wi#h the City of Federal Way codes regarding minor modifications and we request that the City accept the ctearing and grading concept proposed on the attached exhibit If you have any questions or comments regarding this request, please let me know at (253) 838-6113 or by e-mail (brianne.gastfield@esmcivil.com). Sincerely, ESM CONSULTING ENGINEERS, LLC. .� � -, - �' � � � BRIANNE GASTFIELD, P. LEED' AP Associate Enclosure Proposed Clearing and Grading Plan cc: lsaac Conlen. City of Federal Way David Litowitz, Landmark Homes RESUBMITTED 11esm81engrlesm-jobs11453100210071documenttletier-022.doc NOV 10 201 � CITY OF FEDEftA� yyqy �XI� ! � IT `�S PAGE.�._OF._.�_ �,,,