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Council PKT 04-02-2013 SpecialCITY OF � Federal Way AGENDA FEDERAL WAY CITY COUNCIL SPECIAL MEETING Council Chambers - City Hati April 2, 2013 5:00 p.m. www. cityoffederalway. com 1. CALL MEETING TO ORDER 2. COMMISSION INTERVIEWS - 5:00 p.m. • Human Services Commission • Diversity Commission 3. SOUNDVIEW MANOR PRELIMINARY PLAT - 5:45 p.m. • Staff Presentation • Public Comment 4. EXECUTIVE SESSION • Potential Litigation pursuant to RCW 42.30.110(1)(i) 5. ADJOURNMENT COUNCIL MEETING DATE: Apri12, 2013 — Special Meeting CITY OF FEDERAL WAY CITY COUNCIL AGENDA BILL SUB.TECi': SOUNDVIEW MANOR PRELIMINARY PLAT APPLICATION 07-103109-SU ITEM #: � POLICY QUESTION: SHALL 7`FIE PROPOSED 21-LOT SOUNDVIEW MANOR PRELIMINARY PLAT APPLICATION BE APPROVED? COMMITTEE: N/A CATEGORY: ❑ Consent ❑ City Council Business � �� Ordinance Resolution MEETTNG DATE: N/A ❑ Public Hearing � Other STAFF REPORT BY: Janet Shull, AICP, Senior Planner DEpr: CED Attachments: Soundview Manor Hearing Examiner Findings of Fact, Conclusions of Law and Recommendation dated March 13, 2013; Preliminary plat staff report dated January 30, 2013, with exhibits including corrections to the staff report dated February 21, 2013; and reduced scale preliminary plat map; Refer to the `Soundview Manor' binder located in City Council office for the full preliminary plat report. Options Considered: N/A MAYOR'S RECOMMENDATION: N/A MAYOR APPROVAL: N/A Committee DIRECTOR APPROVAL: PROPOSED COUNCIL MOTION: N/A (BELOW TO BE COMPLETED BY CITY CLERKS OFFICE) COUNCIL ACTION: ❑ APPROVED COUNCIL BILL # 0 DENIED 1ST reading ❑ TABLED/DEFERRED/NO ACTION ❑ MOVED TO SECOND READING (ordinances only) REVISED — 08/12/20I0 Dot. I.D. Enactment reading ORDINANCE # RESOLUTION # c�nr oF � Federat Way DEPARTMENT OF COMIVI[UNITY AND ECONOlVIIC DEVELOPMENT STAFF REPORT TO THE . FEDERAL WAY HEARING EXAMINER Soundview Manor Preliminary Plat Federal Way File No. 07-103109-00-SU PUBLIC HEARING January 30, 2013 2:00 PM Federal Way City Hall Couacil C6ambers 33325 8t6 Aveaee South Report Prepsrea by: Senior Planner laaet Shull, AICP January 22, 2013 Table of Contents I. Generat Information .................................._......................_..............................................._...1 II. Consulted Deparbments, Agencies, and Public........._ .........................................................2 III. State En�ironmental Policy Act ...........................................................................................2 N. Natural Environtnent ............................................................................................................3 V. Neighborhood Characteristics ..............................................................................................4 VLGeneral Design ..:..................................................................................................................5 VII. Transportation ......................................................................................................................6 VIII. Public Serv�ices .....................................................................................................................7 IX. Utilities ...................................:........... ..............................................................................8 X. Analysis of Decisional Criteria ............................................................................................9 XI. Statement of Facts and Conclusions ................................................................._................10 XII. Recommendation ............................................................................................................... t 3 Listof Exhibits ...............................................................................................................................14 L GENERAL INFORMATION Fe�e Nos: 07-103109-00-SU aBd 07-I03111-SE E�gineer: Lori Harvey, 253-922-i532 CES Northwest 314 29"' Stre�, Suite 101 Puyaliup, WA 98372 Owaer/Appticant: Actio� Requested: Stsff Representative: St�ff Recommendation: Westbrook Investment LLC 437 29`h St NE Ptiyallup, WA 983i2 Preliminary plat approval of a 21-lot resic�tiai subdivision as provided for under Federa! Way Reviseat Code (FWRC) Title 18, "Subdivisions," and requiring approval pursuant to FWRC 18.35. Senior Planner Janet Shull, AICP, 253-835-2644 Preliminary Plat Approvat with Conditions (Refer to Section XIn A. Description of the Proposal— The a�licant proposes to subdivide two vacant pau�cels totaling approumately 9.01 acre.s into 21 separate lots. The subject property is zone� Single-Faznily Residentia19600 (R 5-9600). Each of the proposed lots meets the 4,600 square-foot minimum lot size requirement of the single family zoning district. The prop�d action is depieted in the following doce�ments submitted January 17, 2013: Preliminary PIat Site Plan (PPl ) revised January 17, 2013; Boundary and Topogrdphic Survey (SV i), December 2005; Topo�raphic Stope Exhibit Stopes Greatet than 40'/0 (SV2� Novembec 4, 201 I; Cle�ating attd Gtading Plau (GR1.0), January 17, 2013; Site Cross Section (GRI.I), November 4, 201 I; Site Cross Section (GR1.2), November 4, 201 t; Site Cross Section (GR1.3) November 4, 201 I; Soundview Drive Plan and Profile (C1), November 26, 2012; S�V Dash Point Road Half Street Frontage Improvements (C2), January 1?, 2013; and Conceptual Retention Po� Design Plan and Pr�file (C3), January I7, 2013; Prepac+ed by CES NW, Inc.(Extubit 1). B. Location — T!� site is generatly locatod along the swith side of SW Dash Point road at appz+oximately t� 4400 block. The site also abuts the vuestern boundary of the Twin Lakes subdivision (Fachihit 2, ViciniEy Map). C. Parce! Nos. —1 1 2 1 03-9060 and 11Z103-9119. The site legat description is on the plat map. D. SSizze of Froprrty — The s�bject site l�s a�and area of 392,63Q square feet (9.01 acr�es). E. Land Use and Zoning — Direction Site North South East West Zoning RS-9.6 RS-15.0 RS-9.6 RS-7.2 RS-9.6 Comprehensive Plan SF — High Density SF — Medium Density SF — High Density SF — High Density SF — High Density Eaisting Land Use Vaeant Single Family School' (Twin Lalces ElementarY) Single Famity Residential Vacant F. Background — Tt� Soundview Man� preGminary pIat application was submitted on June 7, 2007 (Exhibit 3). The application was determined complete on Apri128, 2008. IL CONSULTED DEPARTMENTS, AGElYC1ES, AIYD PUBLIC The following departnuents, agencies, and individuals were advised of this application. A. Community Development Review Committee (CDRC}, consisting of the Federal Way Commun'►ty Devetopment Services Planning and Buitding Divisions; Public Works Engineering and Traffic Divisions; Parks, Recreation, and CulEurat Resources Department; Police Department; South King Fire & Rescue; Lakehaven Utility Distrid; and Federal Way Public Schools. CDRC comments have been incorporated into fhis report where app2icabte. B- All property owners within 300 feet of the site were mailed notices of the complete preliminary plat applicatiou on May 1, 2008. The city also conducted other public notice � May t, 2008, in aceordance with city c�de i+equirements. C. The city received numerous comment letters and a petition with over 5� signatures from citiz�ns living near the subject site (Exhibit 4). The subject of the petition was the inclusion of a new roadway connecting the Soundview Manor plat to the existing Twin Lakes Subdivision imme�iately adjaoent to tt� east. The Soundview Ma�r preliuiiaary plat was sul�equently redesi8ned to eliminate this roadway and it is no longer included in the pmposed plat design. D• In accordauce with the State Environmental Policy Act (SEPA) and FWRC Tide 14, "Envu�tal Policy," all property o�mers sad occupauts within 300 feet of the site, and all affected agencies, were notified of the proposed action and the city's environmental de�ision. In addidoq the site was posted and notice placed in the newspaper and on the city's official notice boards. IIL STATE ENVIRONMENTAL POLICY ACT A. The city issuod a M'itigated F.nvironnrenta! I3etermination ofNo�rsign�cance (MDNS, E�chibit 5) for the proposed action on August 3, 2012. TLis detenninati� was based on reviear of information on file, including the environmental checklist (Exhibit 6) and staf�'evaivation of the envirnnmtntal checiciist for the Soundview Maaor pr�osal (Eahibit 6); resulting in the co�lusion that the proposal would not result in pnobable significant adverse'impact on the environment pruvided the applicant complies with the mitigation meas�u�e.s in the NIDNS. ' SFR = singb-6mily re�d�tisl Staff Report w dee Hea�ing Examimr -- Page 2 Soundview Maaoc Pcdiminary Plat �te Nw�er: 07-t03109-00-UP/ Doc. !p. 62759 B. The city received comment ietters on the proposal &om four citizens which were responded to by city staff (Exhibit 7}_ C. No appeals of the enviroamental determination were submitted to the city. IV. NATURAL ENViRONMENT A. Soils —`I1�e applicant provided a Geotechnical Engineering Investigation, May 18, 2006 (Exhibit 8). bY Eaith Consultants, Inc. and a Geotechmcat Engineering Review letter, November 4, 2011 (Exhibit 8), by Associated Earth Sciences, Inc. Earth Consultants, Inc. is no longer in business and Associated Earth Sciences, Inc. revi�wed the Geoi:echnical Engineering Iteview and prepared a Novembcr 4, 2011, response. in general, they agree with tl� recommendations pmvided in the original geotechnical report. The 197I King County soils survey map lists the soils type as at least 85 percent Indianola loamy fine sand (InU). The baIance of the site is made up of small� poitions of Ragnad Indianola (Rd� soils; Alderwood and Kitsap (AkF) soiis; and Alderwood gravelty Sandy loam (AgC) soils. Indianoia series is made up of somewhat excessively drain� soils in sandy, recessional stratified glacial drift. Stopes are 0 to 30%. Ragnar/Indianola association (Rd� is characterized as a moderatety steep series, with slopes 15 to 25%, and convex to concave. B. Topography — the site is generally comprised of a northwest facing slope, which descends approximately 95 feet &om the southern to the northern propelty Iine over a horizontal distance of approximately 600 feet. The siope surface fias been cut by several northwest-trending drainages. The city's critical areas maps depict the northem podion of the snbject site as having steep slopes and soils that are cflnsidered erosion hazands. The geotech�ical repod confirms this characterization. C. Yegetation — The site is moderately to heavily vcgeEated with m�ium Eo large diameter evergreen and deciduous trees, with an undeigrowth of ferns and mixed brnsh, except for the overgrown dirt mad in the center of the site. T� �FPli� P� to clear �td gcade the middle af ti� site and reshape the tand to aacommodate t+�adways, utilities, and buildiag lots. No vegetation wili be retained in this area. The east and west portions of the site will remain undishubed. The west portion of the site is c�omprised of a desigoated wetland buffer (Tract B) and open space buffe� (Tract E�. These two trdcts shalt remain in their natural vegetated state and totat 60,289 square feet in size. The east portion of.the site is comprised of two opea space tracts (Tr�cts F and G) totaling 59,598 square feet. Tracts F and G shall also remain in their nateual vege�ated state. Tract F wili be improved with a wood chip trail and benches to provide for usable on-site open space. This subdivision application is vested to co� provisions that regulate "sigQific�nY' trees,2 and which rreq�uires that 25"/0 of the number of significant trees be n�tained � replaced with project c�vetopmen� The significutt tree retention plan submitted with the ap�lication (Exhtbit 9) depicts 231 trees on the seibject pr+operty that meet the �efinition of a signi6cant tree. Of the 231 signiScant trees, 38 are located witluu future right-of-way and utility easements and are � A significaret tree is definod in t6e Federo! W ay City Code (FWCC) a4 a troe d�at is in good health, not detrimemat w dre oomm�m�tY, aeut at least i 2 inches in diamder 4.5 feet above the grouad, not i�lw6o8 red ald� ��vwood, Popl�, or bi8-leaf �� , Staff Rqio�t to d�e Hc�ing Examiner Pa$e 3 Soundview Manoc Preliminary Plat Filc Nwaba: 07-t03109-00-IFPJ Doc. m. 62799 exempt &om retention requirements. Ttus leaves 193 non-exempt trees, of which a minimum 25% or 49 trees must be retained or are otherwise subject to replacement. Following development �of the center portion of the project site, 57 trees (29.5%) are identified on the significant tree r+etention plan to remain undisturbed in the open space tracts. This number of tc�aes exceeds n�tention standards and tree replacement will only be cequired if fewer than 25% of the significant trees are maintained This will be reviewed during engineering plan review. Site tandscaping will be installed in the form of Type III landscaping in perimeter tandscape Tracts C and D; enhancement of open space Trdct F with wood chip gath and benches connecting an existing trail to the ped�hiat► path located in Tract H; visuat screening of the storm drainage facility in Tcact A; and stnaet trees as required by the public works street standards. Laadscape ptans shall be submitted for teview and approval by the Directors of Commemity and Economic Deveiopment and Public Works during engineexing plan review. The proposed usabte open space tracts will provide approxunately 36.52% of the site in open space areas. These open space tracts will be owned and maintained by the future homeowners of the plat and will be further protected from development or vegetation removal. D. Wetlands — The applicant provided a Wetland and Drainage Corridor report prepareri by Habitat Technologies, March 7, 2006 fExhibit 10). The report identified a stream located west of the �l� PmPertY � charaCterized as an off-site drainage corridor. This stream meets the city's defuution of a minor stream with a SO-foot Ixiffer and drains to the north through private Properties and into Dumas Bay. There is a Type 2 downstream severe erosion issue associated with this stre�e, witii sc�ring and bank washout observed by the city. The stream is associaEed with a wetland (Wetland A) that is located on the parcel immediately west of the subjoct property. This wetland is less t6an one half acre in size based on the city's t 999 wetiand inventory, and meets the classification as a Category II wetland with 100-foot buffers. Wetland buffer intrusions are subject to the provisions of the FWRC; however, no buffec intrusions are proposed with this project. The apglicant has designated Tract B as a wetlaad buffer tt�ct, and in addition an adjacent designated open space tract (Tract E) of 40,025 square feet to remain in a naturaI state. 'The applicant has indicated that in order to maintain wetland hydmlogy to the existing wetland and drainage co�ridor (streann), storm drainage cvaoff �rom the b�k and side yards of tots I 4- 21, and a podion of the roof area, will be allowed to sheet flow into the proposed wetiand buffer before being collected in the existing wetland Open space Tract E witl be left as native, and stormwater from tbis tract will continue to tlow to the buffer and wetland as it does under existing conditions. No changes to the wetland hydrology period will be permitted eu►der the coc�e. V. NEIGNBORHOOD CHARACTEItISTICS A. �cinity — The pm�perty is situated generally in the west-central poition of the city. The site is located along SW Das1i Point Road, at appmximately the 4400 biock. The subject site abuts the Twin Lakes subdivision to the east. The site also abuts Federal Way Schoot District property (Twin Lakes Elementary) Eo the south. B. Priblic Parks =The site is in close prvximity to Dumas Bay Pazk to the east aud Dash Poiut state park to the west. Both are �ces,4ed from SW Dash Point Road, which fronts the subje,ct property. Staff Repoct to the Hearnig Exsminer p�e Q ��C°�' M8O°� ��Y � F�e Nutnba: 0T-i03109-00-UP/ Doc. ID. 62759 VI. GENERA[. DESICN A. Lot Size - The proposed Soundview Manor Iots range in size from 9,603 squar+e feet to 15,327 square feet for single-family use. All proposed lots meet the minimum 9,600 square-foot iot size for single-family residential use required in the RS 9.6 zoning district (FWRC 19-200A10). B. Lot Layout — Most of the proposed lots are of rectangular shape. Pr�eliminary building setback lines {BSBL) are depicted on the preliminary plat map and eaeh lot contains an adequate building ar�ea. C. Open Space — To provide adequate recreational and landscaped open spaccx amenities commensurate with new residential development, FWRC Title 18, "Subdivisions," requices dedication of a minimum of I S% of gross land az�ea for on-site open space, or a fee-i�lieu payment. The subject pr+operty is 9.Ot acres, or 392,630 square feet in size. Fifteen percent of tt� gross land ar�e is 58,895 square fee� As proposed on the preliminary plat map (Exhibit 1, Sheet PPl), the following open space is provided: Open Spsce Percent of Gross Iaad Project Speeific Propoeed Tnct(s) aad Square Ca Area r FWRC uare Feet R uired F S Usable 10`/o minimum 39,263 SF minimum Tracts F and H— 53,1 i4 SF l3.52%) Conservation No maximum or No maximum or Tracts B(w�etland but%r), E minimum minimum amd G(large stands of trees) — 70,710 SF 18.01°/s) Buffer 2°/. maximum 7,853 SF inaximum Tracts C and D— 19,5? I SF 4.98% As currently shown on the preliminary plat site plan, the applicant greatly exceeds the minimum on-site open space requirements of the FWRC. Total open space provided as shown in tl� preiiminary plat site plan is appmximately 143,395 square feet, or 3652 %o. Of this total, I 31,677 square feet (33.53% of gross land area) is creditable toward requir�eed on-site open space. Creditable open space is calculated as follows: 13.52% usable + 18.01 % caonservation + 2'/0 (maximum allowable) buffer = 3353%. D. Subdivision Access and Roadway System - Access to the site will be via SW Dash Point Ro� adjxent to the noith side of the site, from a new access road, "Soundview Driv�" loc�ted at tLe approximate mid-point along the SW Dash Point Road frontage. Section VII of this repo�t provides a detailed description of the proposed roadway system and improvements. PEdestricrn System — Sidewallcs will be provided along all street frontages. Specifically, interior futt str�eet improvements include five-foat wide sidewalks on both sides of atl streets, and eight- foot side�aa�ks on the project frontage along SW Dash Point Road. In accordance with FWRC I8.55.010(4), which requires block perimeters no longer than 1,320 feet for non-motorized trips and 2,644 feet for streets, au east/west strcet connection would be required across the subject property. The city graat�! a right-of-way modification to eliminate a �+ehicular connection to SW 3 i4'� Street. As a SEPA condition, the subdivision is required to include one, 12-foot wide pedestcian and bicycle access tract incorporating an &foot wide p�ved pedestcian path that connects the proposed internal road to the sidewallc on the southern side of SW 3 t 4'� Street, located within the Twin Lakes Subdivision. S�ff Repat w th� Hearing Examiner p� 5 Souadview Manor Prelaninaiy PI� File Number: 0�-t03109-00-UP/ Doc. m 62799 F. Landscape Bu,,�'ers — In accordance with FWRC 18.60.030, a minimum ten-foot wide Type III laadscape strip shall be provided along all arterial strcets to shield new residences from arterial streets. SW Dash Point Road is an arterial street; therefore, tandscape buffering along this street is required. The preliminary plat map provides Iandscape buffers in Tracts C and D, 10.feet in width, abutting SW Dash Point Road. G. Clearing and Grading — ��'`'t 6 -sits. Preiiminary grading plans depict cleaziag the center of the site for infrastructure t��rih installation, i�cluding drainage facilities and easements from individuat lxiilding lots; a public stree� a private pedestrian corridor to the east; and utilities corridors, leaving undisturbed the edges of the site as a vegetative buffer. In conjunction with the cut and fili, the appiicant proposes to grade the building pads in a stepped fashion, which will c+equire retaining walis, rockeries, or other siope transitions between building lots. The resulting buildable area of each lot must remain suitable for residential yard purposes and the resulting homes shall mcet height requirements of FWRC 19.05.080. "Height,"3 and not require oversized basements or be built on stilts. Erosion could occur as a result of clearing, constcuctioq or use at this project site; staff concurs with this statement. The ap�licant will be requir�d to submit a Temporary Erosion and Seditnentation Control (TESC) Plan that is eflnsistent with provisions of the 2009 King County Surface ,Water Design Ma�wa! (KCSWDM) and the FWRC in order to prevent andlor minimize erosioF► impacts during the construction phase of the project. However, due to steep slopes; erosive soils; proximity to the streacn and wetland; proposed onsite in6itration; and a documented downstream er+osion probiem, erosion contro! measures outlined in the 2009 KCSWDM will be enforced to the fullest extent possible and additional wet season restrictions wiil apply as outiined in the SEPA report. Vll. TRANSPOltTATION A. Street Improvements — Per FWRC 19.I35.044, the a�licant is required ta provide improvements to SW Dash Point Road in accordance with the adopted street sectaon type "M" from the Federa! Way Comprehensive Plan (FWCP). As shown on the civil sheets, the a�licant will provid� an eactension of the asphalt roadway with vertical curb and gutter, six- foot planter strips with street tree.c, eight-foot sidewalk, and streetlights. An I 1-foot right-of- way dedication will be necessary to mcet the adopted street section standard. Such c�dic�tion is authorized by FWRC 19. I35.040 and shall be completed prior to Cedificate of Oocupancy. Within the p1at, the proposed new road, "Sovndview Drive," shail be improved to Local Street Section, coaesponding to a city standard roadway Seaion "W." The required stre�t improvements ituciude 28 feet of pavement with vertical curb and gutter, fonr-foot planter strips with st�+eet trees, fiv�-foot sidewalks, and three-foot utility strips with streetlights, within a 52- foot wi� dcdicated right-0f-way. 3 Av�mge bui/ding ele�tioa (ABE)" means the average of the highest and low�est existing or p�npo�ed elevations, whicheva is lovvest, taken at the base of the eataior walls of dte strucxu�e, � it mea�s 6ve f�oet abov�e the bvwest of the existing or pEOposod ekvations, whid�eve,� is lowest. ABE is the elevation &u�rt whid� building height is rt�t+ad. ••Heigl�t of strrrcture" means the vertical distance meagurod from d�e ave�ge bwlding eievation around the buil�a8 segma�t to the highest point of a flat �+oof or w the dedt line of a ma�ard roo� a to th� mid-point betwcen eave and ridge of the lughest princip�i mof of a gable, h'� g�bret, a simil� slopod cooi F� single-faimly resideatia! � wher� the wta! area of dornnas exceeds 35 panalt of the total aoea of the undalying slopod too� height witl be �awued to du ridge of the trighest �� Staff Report bo the Hearing Exmainer Page 6 Soundview M�oe Prdimit�ary Piat �fe Nwnber 07-l03 t09-00-UP/ Doc. � 62'I39 All streets shall be designed and constructed by the applicant per FWRC requirements. In accordance with FWRC standards, all street improvements must be dedicated as city right-of- way and improved to full street standards, unless otherwise noted. Street lighting is required on all strcets, pursuant to FWRC 18.60.I00. B. To facilitate meeting the perimeter block standards of FWRC Chapter 18.55.070, and meet the code standard regarding provision of access for established tr.�ils, a paved pedestrian conneciioa from the new madway "Soundview Drive" to SW 314�' Street will be pmvided by the appGcant. The pedestrian corricior shall consist of an eight-foot wide pave� path with two- foot-wide gravel shoutders on the sides; shall be located within a tra� per the Janiiary 17, 2012, modification letter (Exhibit 14); and shall be maintained by the homeowners association Pedestrian scale lighting shall be provided along the path if both ends acae not intervisible and must meet atl applicable ADA requirements. C. Access — Access to the site will be via SW Dash Point Road adjacent to tt►e south side of the site from a new access point on SW Dash Point Road. This access meets the state highway access management of 250 feet s�cing requirement and FWRC 19.135.280. The applicant's traffic engineer performed Sight Distance Anatysis and Turn Lane Warrant Analysis at the pi+oposed access point to ensure safe and efficient trai�'ic operation (TIA prepared by Heath �i Associates, November 4, 2011). D. Concurrency — As a component of the preliminary plat a�roval application, the applicant was requic+ad to undergo trafi'ic concurrency analysis pursuant to the state Growth Management Act; goals and policies of the Federa! Way Comprehensive Plan; and FWRC Chapter 19.90 Transportation Concurrency Management. The city's Traffic Division reviewed the concurrency application and deternuned all intersections impacted by one or more weekday evening peak hour trips would meet the city's Level of Service staudards with programmed improvements. A Capacity Reserve Cedificate was issued by the City Traffic Engineer November 17, 2011, aud vested 26 PM hour trips to t6is project. E. Tra,�'rc lmpact Fee - The applicant will be subject to the city's transportation impact fee (FWRC Chapter 19.91). Tt� fee will be calculated based on the fee rate in effect at fltie time of plat recordiag. The fee shatt be paid at plat recording. The impact fee may be deferrcd, b�t shall 6e paid no tater than t[� closing of sale of ea�h individua! house. Covenants prepared by the city to enforce payment of the defeired fees shall be recorded at the applicant's expense on each lot at the time of ptat recording for residential land divisions and prior to building permit issuance for un-pIatted single-family residential lots. The fee shall be calculated based on the impact fee schedute in effect on the date of payment of the impact fee. VIII. PUBLIC SERVICES A. Sch�ls — The appiicant pnepared a school access narrative that was reviewed by the Federal Way School District. The site is located in the service areas for Twin Lakes Elementary, Iakota Middle School, and Decatur High Schooi. Twin Lalces Elementary students will use the p�strian corridor to SW 3I4'� Street and wallc along enternal roadways in the Twin Lake subdivision to the elementary schooi, as oudined in the school acxess analysis, wbich meets the minimum c�equirements for a safe watking path to the school. sraff Reporc w the He�iag E�am;ner p� � �� M�a ��»Y P� File Numba: 07-l03109-00-UP/ Doe. ID_ 62759 Lakota Middle School and Decatur H"igh School students would be transported via school bus. The bus stop tocation is on Dash Point Road, and the school district is conceined that this road crossing location is not always safe. It is noted that bus stops are subject to change as student needs increase and roads are developed. Sidewallcs will` be exte,uded along Dash Point Road along the project frontage. The school district is c+equiring that tighting Iughtight this sidewalk area for students wallcing to the intersection of 44'� Avenue SW where they will be requirod to cross the road to meet tt� bus. Since there is no si�walk on the no�th side of Dasb Point Road, students will be instcucted to wait on the south side on the new well-lit sidewallc section a� then cross Dash Point Road when the bus has stopped. The collection of schoot impact fees witl mitigate imp�cts to school service delivery. The school mitigation fee is collected at building permit issuance for a residence. The Federa( Way City Ccxincil adjusts the impact fee anauaily, and the appticable fee would be deteimined at tthe time a complete individaa! single-family building perniit is submitted to the city. B• Public Pa�'ks — The Soundview Manor site is in close proximity to Dash Point State Pazk to the west ami Dumas Bay Pulc to the east, which aze both accessed from SW Dash Point Road. These �blic p�rks provide recreational opportunities for residents in the area. C. Fire Py-otection —The Fire D�partment r�uir�s that a fire hydrant be located within 350 feet of each loG The exact number and location of fire hydrants will be reviewed and approved by the Fire Departmen�. IX. UT[LITIES A. Sewage Disposal — The applicaat proposes to serve the P�Po� P� bY a l�c sewer system managed by Lakehaven U61ity District. The ititarch 1, 2007, Certificate ofSewer Availability (Exhibit 12) indicates the districYs capacity W serve the proposed development through a Developer Extension Agreement (DEA) between the applicant and the district. B. Water SuPP1Y — The appGcant proposes to serve the subdivision with a public water supply and distnbution syste�m managed by the Tacoma Water. A Janaury 26, 2007, Certificate of Water Availability (Fxhibit 13) i�icates Tacoma Water's capacity to serve t� proposed develo�ent C• Drainage Facilities — Development of the site will cneate ad�itiona! n�noff from new impervious surfaces such as str�eets, driveways, and rooftops. Storm dcainage facilities are being designod in accordance with the 2009 KCSWDM and tlie city's addendum to the manuat. The applic�nt's January 7, 20T3, PrelimiaarY stormwater Technical rnformation Report ('T1R) (Exhibit 8) by C.E.S., NW, Inc. was reviewed by the city's Public Works Department for the P�'P� of Pre��azy Plat revie�w. Conservation Flow Control and En6anced Basic Water Qua1�ty t�tment are required for the project, per the 2009 KCSWDM and the City of Federal Way Addendum to the manual, The site [ies within the Lower Puget Sou� D�sinage Basin. It slopes downward in a northwestedy di�cti�t toward a minor sheam and Category 2 wexland that evenh�ally discharge into Puget Sound A�wastream erosion probtem within the minor stream has be�n identified; however, the p�+oje�t will provide detentioa to Conservation Flow Control Sta�ards (aka Level 2), which is designed to prevent d�evelopment-inducod increases in nat�uat erosion ra#es. Staff Repat to the Hearing Examiner � 8 Sou�view Manor Preliminacy Piat F'de Num6er: 0'7-[03 t09-00-UP/ Da. ID 62759 � Based on a geotechnical study and preliminary infiltration testing done by Earth Consultants, Inc. in 2006, the applicant is proposing an infiltration pond tl�at will meet Conservation Flow Control requirements. �ye pond witl be over-sized to compensate for runoff from the project's Dash Point Road 'unpr�vements, which cannot be detained onsite due to slope constraints. Prior to infiltration, the applicant proposes to instalt a Stormfiiter� �ent system to provide water quality treatment for the site. A separate Stormfilter� system is pmposed for Dash Point Road frontaSe improv�nents. In additiou, storm drainage from the yac+ds of lots 1421 will sheet flow into the proposed wetland buffer, heIping to maintain the wedand hydrology of the existing drainage corridor. The pneliminary desiga proposes to collect and convey stormwater through a series of pipes and catch basins into thc water quality treatment facilities Iocated aear the plat entrance road at Dash Point Road. In order to mitigate potential emsion impacts to downstr+eam drainage systems and to ihe proposed infiltcation pond, the applicant shatl provide on-site Temporary Erosion and Sediment Control measures per the reqnirements of the 2009 KCSWDM and the City of Federal Way Addendum to the manuaI. The city will fiuther limit clearing and grading activities for overall site work and for indivicival tots during the wet season (October 1 to .Apri130) pe.r the SEPA mitigation measures. The praposed drainage facilities as preliminariiy designed are adequate to serve the proposed development. Final review and appmval of the storm drainage facilities will occur in conjunction with full drainage review. X. ANALYSIS oF DECIStONAL eRtTER1A The FWRC establishes review procedures and decisional criteria for deciding upon various types of land use apglications. Pursuant to FWRC Tide 18, "Subdivisions," section I835.010, preliminary plat applications are submitted to the Hearing Examiner for a public hearing. The preliminary plat application a� the recommendation of the Hearing Examiner are submitted to the City Council for approvai or disa�rovai. Hearing Exa�niner Prelimi�rary Plat Decisiona[ Criteria — Pursuant to FWRC 18.35.170(3), the Hearing Examiner may recommend approval of the proposed preliminary plat only if the following decisional criteria are met. Ueecisionai cciteria and staff responses are pTOVidod below. i. The pmject is consistent with the comprehensive plan. Staff Co�nn:ent.• The a�iic�tion is subject to the adopted 2007 Federal Way Cornprehensive Ptan (FWCP), which designates the property as single fa�mly — high density. The proposed single-fa�cWy tand use on the subject property is consistent with the underlying comprehensive pian desigoation and is a pertnitted use. 2. The pmject is eonsistent wiEh alt applicable provisions of the chapter, including those adupted by reference from the compreheasive plan. StaJf Comment: The prelimioazy plat a�pIication is rextuirad to eomply with the provisions of the FWRC Tide 14, "Envimnmental Policy," Title 1$, "Subdivisions," �fle 19, "�oning a� Development Code," and al1 other applicable codes and regulations. Future developme,nt of the Staff Report to ehe He�ing Exsminc p� 9 Soundview Ma�wr Pcdimit�y Plat FiEc �a: 0'7-t03 t09-00-UP/ Doc. ID 627� residential subdivision will be required to comply with atl applicable development codes and regnlations. As proposed, and with conditions as cecommended by staff, Ehe preLtntnarY Plat will compiy with all provisions of the title. 3. The project is consistent with the pu6lic healt6, safety, and welfare. Sta�J`'Comment: The prnposed pre]iminary plat would:permit development of the site consisteat with the current Single Family H'igh Densiky land use classific�tion of the FWCP and map- Proposed access and fire hydtant locarions must meet all requirements of the South King Fire and Rescue. Future development of tt� plat and associated improvements i�luding street improvements, and other infi�structure improvements in accordance with applicable codes and regulations will ensure pmtection of the public health, safety, and welfar�e. 4. It is consistent with the criberia listed in FWRC 18.05.020. Sta,�j`'Comrnent: The Propose�dprelimi�arY Plat would promote the purposes identified in FWRC 18.05.020, and the standards and regulations therein, as identified in the staff report, inctuding ef%ctive use of land, promotion of safe and convenient travel on sfrcets, and provision for the housing needs of the community. As proposed, and with conditions as r�ommended by city staff, the preliminary plat application complies with all provisions of the chapter. 5. It is consistent with the development st�dards listed in FWRC 18.SS, and FWRC 18.60.030 through I8.60.12Q. Sta,�`'Conrment: Development of this site is required to comply with the provisions of FWRC Title 14 "Environmental policy," Title 18 "Subdivisions," Title 19 "Zoniug and Development Code," and ali other applicable local and state development codes and regutations. As proposed, the plat is consistent with the FWRC c�quiremencs provided the recommended conditions of approval are adopted XL STATEMENT OF FACTS AND CONCLUSIONS Based on au analysis of the proposed action, environmental c�econl, an,d related decisional crite�ria, the Department of Community Devetopment Services finds that: 1. The proposod action is to subdivide two v�cant paroels tota(ing appmximately 9.1 acres into 2I sepacate I�s. 2. Pursuant to the city's May I, 2008, Notice of Complete Application, tI� ptat is subject to co�s and policies in place on May 1, 2008, including the 2007 Federal Way Comprehensive Plan iFwcP)- 3- The subject pr+opezty is designated Single Family High Density in the FWCP. . 4. The two pa�c.�ls comprising the site are zoned RS9.6. The.Proposed residential subdivision a� density is consistent with applicabte �ning and subdivision regulations. 5. An E►rviro»�rental Mitig�ated l��at�n ofNonsigrrificance (MDNS'� was issix�d for ti►is Prnposed actidn on Augvst 3, 20I2. Tt�e citj► received no apgeals of the 3EPA c�terminaticm, Staff Report to !hc Heacing Examiaer _ �� Soundview Manor Prdiminary Plat F1e Nwoba: 09-t03t09�00-UPfDoc. iD. 62739 and the SEPA appea[ period expired on August 3I, 2012. The fmdings anc! conditions of the SEPA deEermination are incorporated by r�eference and are attached as Exhibit 5 to this staff ��- 6. As proposed, each !ot contains an adequate size and shape buildiug envelope to contain a future single-family residence. 7. To provi� adequate t�ec�+eationa! opportunities commensurate with new residential �velop�nent, FWRC Title 18, "Subdivisions," requires dedicatian of a miuimum of 1 S'/. of gross la�t ar�ea for on site for open s�ce, or a fee-in-lieu paymen� Puisuant to FWRC I8SS.tXiO, t� a�licant has proposed a combination of t 43,395 square feet of conservation open space in Trads B, B, and G; buffer open sp�ce in Tracts C and D; and usabte open sPace in Tr�cts F a�i H. As cunently ProPosed, the PreliminazY Pl� �P inclu�s approximately 13.52'/o usabte open space, gceater than 2`/o buffet open space, aitd approximately 18.01% in conservation open space in order to meet the code requiremen� 8. The applicant p�vided a May 18, 2006, Geotechnic�l Engineering Investigation by Earth Consultants (Exhibit 8, reviewed by Associated Earth Sciences, Inc, on November 4, 2011). The geottechnicai report Pi'�vides infiltration testing and engincering analysis of slopes and soils for design of the roads, wails, lots, and stormwate�r management facilities. The geotechnical enSincering reports are suff�cient for the purposes of preliminary plat review. The applicant shatl �sign and canstnict the proJect in accordance with all recommendations finm the geotechnical engi�er. 9. The p�+eliminazY Sradinb Plan identifies r+etaining walls on and between several of the �opo,sed lots. Retaining wails are aLso proposed � the south side of the st�xmwater facility in Tract A. Tt�e retaining walts within Tr�t A should be designed and constructed in a manner to minimize P�ntiai ae.sthetic impact along SW Dash Point Road. In order to miuimize tiie maintenance for the stormwater tr�nent facility, t.he retaining walis proposed on the south side of Tract A shall be located in a private trac� 10. The subjed pmpetty is wooded with prinnarily second grnwth forest. Signific�nt tree �ea�on and/or replacement silall be provided in accordance with Federal Way City Code (FWCG� Sections 20-179 and 22-1568. The Tree Retention Ptan, by CES I�, identifies a total of 231 significant tre� on the sit�, i 93 of which are subject to tcree re�ntion requiremeats. q total of 57 Uces or 29S% of the total subject to retention will be retained. However, Sl�eet GR1.0 (Exhtbit 1) indicates clearing and �g Iimits extending well into Tracts F, G, and H, which are indicated on the Signifx�ni Tree Retention Plan as aceas where significant tr�es are indicated for retentio� on Sheet T 1 (Extu�it 9). �e applicant shail pr,ovide plans for pmtection of trees to be retained during piat and home construction. These plans shail i�e rcviewed and appt+nved by the Community and Ec:onomic Development Director duriug engineerinS Plan review. I 1. Prior to issuance of constniction permits, a fmai landscape Ptan prepared bY a lieensed landscape arch� sl�ll be sabmitted to tt� city for approval in �uordance with FWRC requueme,nts. The land4cape impr�vements shall be complet0d prior to finat plat approval, ��ss a financiat guarantee is approved by the city for completion of the landscape improvemeats. The fi�! landscape plaa shall inclu�, at a rainimum, the following ele,�neats: smff It�Orc w rhe He�ing E�n;�r r� t 1 So�mdviCw M�or Prdiminary Plat �le Numba: 0�-f03109-00-UP/ Doc. � 62799 a. Arterial buffer landscaping in Tc�acts C and D per FWRC t 8.60.030. In onder to insiue the long-term viability and maintenance of the landscape screen in Tracts C and D, irrigation of these landscape areas is required. b. Tract F shall be improved with a wood clrip trail, bench�, and landscaping to ctearty defi� the pedestrian �rathway activating this open spa�ce tract as usable open space. c. Street trees in right-of-waY lan�pe Plantea strips per Public Wo�ks Department standards. d Tract A shatl be planted with landscaping including tc+e�, shn�bs, and groim�dcover, to provide a visua! separation between the public right-of-way, residential lots, and the proposod stormwater facility. This landscaping shall be located within a sep�c•ate traat and be owned a�i maintained by the homeowners' associatioa If cy�clone feacing is used around the storm drainage pond, tt�e fencing shall be vinyl�oated black br green. e. Significant tr+ee replacement in acvordance with FWCC Sections 24179 and 22-1568 recluirements- 12. Development of the site will create additional nunoff from new impervious surf�s such as Streets. dri�ewaYs, Yards� and rooftogs. Storm drainage facilities are bein� designed in aceordance with the 2009 KCSWDM and: the city's addendum to the manual. The applicanYs Pl'eliminarY storm drainage TIR by CES NW, Inc_, as revised January 2013, was reviewed and preliminarily accepted by the city's Public Works Department. a. The project is required to �movide Conservation Flow Control aud En�anced Basic Water Quality Treatment as outlined in the 2009 KSCWDM. The proposed tlow control and water quality facilities are adequate to secve the proposed developmenk Fiaal review and appt+�val of the storm drainage faciiities will occur in conjunction wit6 full drainage review. b. In order to mitigate potential erosion impacts to downsiream drainage systems and the proposed infiltration pond, tl� applicant shall provide on sitc Teuiporary Erosion and Sodimeatation Conh+ol measures per the requic+ements of the 2009 KCSWDM and the conditions pravided in fhe SEPA d�ermination. 13. Bassd on a review of the applicaat's tr�c impacE anaIysis, aad preliminary plat application as Proposed, the Public Works Director and Tr�c Engineer have reviewed the prc�ject a� co�luded that tl►e ProPosal comPlies with the city cod�es, Policies, and regvlaaons Pertaining to site aocess, s�+eet layout, a�l design. In addition, South King Fire a�d Rescue has reviewed and ac�pted the Preliminary street plans as proposed Internal st�+eet within the plat are designatod is local streetc by the FWCP, and will be oonshvctod with full stre� impmvements as c+equired by the FWRC. SW Dssh Point Road is designated as a principal arterial and will be unprovod to haif sh+eet improvements as measurerl from street centerline. All stc+eets sbatl be designed and c:on�ted by the applicant per FWRC require�ents. In accordance vvith FVVRC standards, all street innprovc�ne,nts must be dedicated as city right-of�vay and improved ta full � standards, unless otherwise noted. Pedestrian tzads, as propos�d, mee� applicable city standards for pec�irian tcacts, including an eight-foot width �ved path with two-foot wid�e gravel shoulders on bot6 sides of the watkway. As noted, Ehis tr�ct must be maintained by the Immo�wners association Stsff R�o�t w We Ekui�eg E�niner Pa�e 12 So�mdv�w M�or Pt�etiminary Plat F�k IV�ae 07-t03E09-00-UP/ Doc. � 62799 14. New sidewalks and pedes�ian facility improvements in conjunction with exi�ing walking areas will pmvide a safe pedestrian route of travei for school children who walk from the Soundview Manor plat to Sherwood Forest Elementary School and Saghalie 3unior High. School chiidren would be provided bus transportation &om Soundview Manor to Decatur High School. 15. The a�licant w�l be subject to the city's t�ans�oitation impact fee (FWRC Chapter I9.194). The Pee will be catculated based on the fee rate in effect at the time of plai c+ecording. The fee shall be gaid at plat recording. 16. Water a� sewer facilities are available from Tacoma Water and Lakehaven Utility District and are adequate to serve the pmposed development It is the appticant's responsibiiity to sec,we a11 necessary water and sewer services from the utility provider. 17. The proposed preliminary Piat is permitted by FWRC �tle 18, "Subdivisions," and Tide 19, "Zoning a� Development Code." 18. The prc�posed subdivision and all attachments have been reviewed for compliance with the FWCP; FWRC Title 14, "Environmentat Policy," Title 18, "Subdivisions," Title t9, "Zoning and Development Code," and all other applicable codes and regutations. As proposed, and recommended by staff, the preliminary plat is consisteat with the FWCP and ail applicable codes and regulations. 19. Prior to final plat approvai and recording, all required and approved 'unprovements will be conshuded, or the improvements appropriately bonded, per city code requirements. XII. RECOMMEIYDATION Basod on review of this aPPlication, environmental record, and pertinent decisional criteria, the Community and Economic Development Department recommends approval of the �x+eliminary plat sabject to the following conditions: 1. Prior to proceediag with plat iafiastructure construction, the applicant shalt �x+ovide a revisod la�scape plaa that i�ludes the following landscaping to be appr+nved by the city: a- Arterial buffer' lamdscapmg shail be requirod in Tr�cts C and D per FWRC 18.60.030. In onder to ins�ue the tong-term viability and maintenance of the landscape � in Tracts C and D, irrigation of these landscape a�eas is required. b. Stoimwater detentioa facility buffer tandscaping shall be required in Tract A, including trees, sl�rubs, and groundcover, to provick a visual segardtion between the public right-of- way a� the prnposed stormwater fxilides. This landscaping shatt be placed in a separate tract that shall be owned and maintai�ed by the homeowners' association. If cyclone fencing is used around the storm drainage ponds, the fencing shail be coatod black or green. c. Street trxs �n right-of-way landscape planter strips pex Public Works Department staadards. d indication of inethods to pr�otect significant tr�s id�entifiod for nKention in Tracts B, E, F, and G duriag plat and hame conshudion in accordance with FWCC Section 22-1568 requirements. StatiRe�t �o the Nearing Examiner Page 13 Sowidview Ma�ar P�diminffiy P� �k N�ba: M-l03t09-00.UP/ Doc. ID 62TS9 2. Prior to final plat approval, all ptat landscaPing imProvements shaIl be completed, inspected, and approved by the Community aad Economia Development Depaztment, unless a finaneial guarantee is approved by the city for completion of the Iandscape impmvements. 3. Design and construction of the project shall comply with all requirements and recommendations of the project geot�chnipl engineer. 4. Pri� to final plat approval, the fmal plat drawing shatt dedicate alI common open space in designated wetland buffer and opea space tracts to be owned in common and maintaiaed by propetty owners of the pis�posed subdivisioa, and shall prohibit removal or disturbance of vegetation and landscaping within the tracts, except as necessary for maintenance or replacement of existing plantings and' as appmved by the city. A note shal! be inclucted on the final plat map that the opea spa�ce tract sha[1 aot be fiuther subdivided; may not be developed with any 1xWdings or other stcuctures except as may be approved by the city for recreationai purposes oaly for the benefit of the homeowners; and may not be used for financial gain. 5. Prior to final plat approval, open rail fenciag and appropriate signage shall be installed to denote the boundary of the designated wetland buffer area: Tract B and open space Tcact E. 6. Prior to fnal plat approvat, the applicant shall pmvide a paved trai! connecting Soundview Drive to the sidewalk on the south side of SW 314m Stceet. The 8-foot wide paved trail with 2- foot gravei shoulders on each side shall be in a dedicated tract to be owned and maintained by the future homeowners association. The plan for the trail connection shall be reviewed and appmved by the Public Works Department in vonjunction with engineerin8 Ptan review. On the final plat map, Tracts A, C, D, and H shall be revised to provide detaiis of any propased retaining walls within the these tracts. The retaining walls, if included in the plat conshuction, shall be owned and maintained by the future homeowners' association. Due to the proximity to SW Dash Point Road and the potential aesthetic impact from large untreated walls, retaining walls visiWe from SW Dash Point Road shail include, but are not limited to, the following design feat�u�es: l�rizoatat and vertical undulatioq teiracing with a minimum vvidth of six feeet between terraces to allow a safe a�+ea for maintenance; landscape sc�xnin� and wall teaturing. 8. ff included in the final engineering de.sign, details for �etaining walts and rockeries on individual lots shall be provic�ed. Retaining walls shall be hatmonious with the residential use of the site and shal! promote resideatia! d�esign themes throe�gh suc6 means as teaacing, orientation, naturat material selection, use of vegetation screening, and textural �eat to be designed by tbe applicant and appro�od by the Community and Economic De�relopmeat Department LTS�r oF Ex�rrs 1. January 17, 2013, Preiiminary Plat Site Plan (PPl); Boundary and Topographic Survey (SVI); Topographic Slope E�ctubit Slo�es Crreater t.hat 4Q��o (SV2); Partial Grading Plan (GR1.0); Site Cross Section (GRI.I); Site Cr+oss Sectia� (GR1.2); Site Cross Section (GR13); Soundvie�w Drive Plan and Prafile (C 1); SW Dash Point Ro� Hatf Stc+eet Frontage Impzoyements (C2}; and Conceptua� Retention P�d Design Plan and Profile (C3); prepared by CES NVK, I�. 2. Soundview Manor Yicinity Map Staff ltepat to We Hearing Examiner Page 14 Somtdview Manor Pidimipan+ Plat File Numba: 07-l03I09-00-(1P/ Doc. ID. 62799 3. Master Land Use Application for Soundview Manor Preliminary Plat 4. Commeut Letters and Petition From Citizens in Response to the Notice of AppIication 5. August 3, 2012, SEPA MDNS 6. SEPA Checklist for Soundview Manor, Revised November 11, 2012, with Staff Evaluation ?_ Citizen Comment Letters on the MDNS 8. Preliminary Storm Drain.age Report for Soundview Manor prepared by CES NW, Inc., Revised June 2010, November 2011, and January 2013 9. November 6, 20t2, Significant Tree Rdention Plan (T i), prepared by CES NW, Inc. 10. March 7, 2006, Wetland and Drainage Comdor Evale�ation and Delineation Report-Sounview Manor Residential Community prepared by Habitat Technologies I 1. November 201 I, Soundview Manor Plat Tra�c Impact Analysis by Heatfi and Associates, Inc. 12. March 1, 2007, Certificate oJSewer Availability by Lakehaven Utitity District 13. Janaury 26, 20Q7, Certificate of T3rater Availability by Tacoma Water 14. January t 7, 2012, Letter From Public Works Deputy Director, Ken Miller to Craig I�aver, CES NW Inc. Note: Copies of exhibits are not attached to all copies of this report. Alt exhibits have been provided to the Hearing Examiner_ TRANSM[TTED TO THE PART[ES LISTED HERF.AFTER: Federal Way Hearing Exazniner Applicant — Westbrook Investrnents, LLC Applicant's Engineer — Lori Harvey, CES Northwest Staff Repoit to the Hearing Examiner Page t5 Somtdview Ma� Preliminary Plat Fi[e Nnmbc b7-103 i49-00-UP/ Doc. ID 62759 CORRECTIONS TO STAFF REPORT TO TI�E FEDERAL WAY HEARING EXAMINER Soundview Manor Preliminary Flat Federal Way File No. 07-103109-00-SU February 21, 2013 Corrections to Hearing Examiner Staff Report dated January 22, 2013 are proposed as follows: (Additions are shown in bold aud underline and deleted text is shown in s#�1Eet�e�.) Page 1, "Generat Information": Engineer: Lori Harvey, 253-848-4282'" °''' ' "'' CES NW. Inc. #e��es� 310 29� Street, Suite 101 Puyallup, WA 98372 Page 4, Third Paragraph: The proposed usable open space tracts will provide approximately 33.03% �� of the site in open space areas. These open space tracts will be owned and maintained by the future homeowners of the plat and will be further protected from development or vegetation removal. Page 5, Item C: A. Open Space — To provide adequate recreational and landscaped open space axnenities commensurate with new residential development, FWRC Title 18, "Subdivisions," requires dedication of a minimum of 15% of gross land area for on-site open space, or a fee-in-lieu payment. The subject property is 9.01 acres, or 392,630 square feet in size. Fifteen percent of the gross land area is 58,895 square feet. As proposed on the preliminary plat map (Exhibit 1, Sheet. PP 1), the following open space is provided: Open Space Percent of Gross Land Project Specific Proposed Tract(s) and Square Cate o Area er FWRC S uare Feet R uired Foota e S Usable 10% minimum 39,263 SF minimum Tracts F and H— 53,114 SF 13.52% Conservation No maximum or No maximum or Tracts B(wetland buffer), E minimum minimum and G(large stands of trees) — 70,710 SF 18.01% Buffer 2% maximum 7,853 SF inaximum Tracts C and D— 5 54 t n� SF 4.9$1.49% As currently shown on the preliminary plat site plan, the applicant greatly exceeds the minimum on-site open space requirements of the FWRC. Total open space provided as shown in the preliminary plat site plan is approximately 129.678 �43;3�9§ square feet, or 33.03% � �o. Of this total, �� 129,678 square feet (3�,6 33.03% of gross land area) is creditable toward required on-site open space. Creditable open space is calculated as follows: 13.52% Corrections to Staff Report to the Hearing Examiner Page 1 Soundview Manor Preliminary Plat File Number. 07-103109-00-UP/ Doc. ID. 63072 usabie + 18.01% conservation +� 1.49% buffer = 33.03% 3��3%. Page 6, Item G, First Paragraph: G. Clearing and Grading — s� Preliminary grading plans depict clearing the center of the site for infrastructure installation, including drainage facilities and easements from individual builaing lots; a public street; a private pedestrian corridor to the east; and utilities corridors, leaving undisturbed the edges of the site as a vegetative buffer. In conjunction with the cut and fill, the applicant proposes to grade the building pads in a stepped fashion, which will require reta.ining walls, rockeries, or . other slope transitions between building lots. The resulting buildable area of each lot must remain suitable for residential yard purposes and the resulting homes sha11 meet height requirements of FWRC 19.Q5.080, "Height,"` and not require oversized basements or be built on stilts. Page 9, First Paragraph: Based on a geotechnical study and preliminary infiltration testing done by Earth Consultants, Inc. in 2006, the applicant is proposing an infiltration pond that will meet Conservation Flow Control requirements. The pond will be over-sized to compensate for runoff from the project's Dash Point Road improvements, which cannot be detained onsite due to slope constraints. Prior to infltration, the applicant proposes to install a�ter�€r�te�� DOE- and Citv- annroved stormwater filtration system to provide water quality treatment for the site. A separate �ta�e�� DOE- and Citv-aunroved stormwater idtration system is proposed for Dash Point Road frontage improvements. In additioq storm drainage from the yards of lots 14- 21 will sheet flow into the proposed wetland buffer, helping to maintain the wetland hydrology of the existing drainage corridor. Page 11, Statement of Facts and Conclusions Numbers 7 and 9: 7. To provide adequa.te recreational opportunities commensurate with new residential development, FWRC Title 18, "Subdivisions," requires dedication of a minimum of IS% of gross land area for on site for open space, or a fee-in-lieu payment. Pursuant to FWRC 18.55.060, the applicant has proposed a combination of �� 129,678 square feet of conservation open space in Tracts B, E, and G; buffer open space in Tracts C and D; and usable open space in Tracts F and H. As currently proposed, the preliminary plat map includes approximately 13.52% usable open space, ° 1.49% buffer open space, and approximately 18.01% in conservation open space in order to meet the code requirement. 9. The preliminary grading plan identifies retaining walls on and between several of the proposed lots. Retainutg walls are also proposed on the south side of the stormwater facility in Tra.ct A. The retaining walls within Tract A should be designed and constructed in a manner to minimize potential aesthetic impact along SW Dash Point Road. In order to minimize the maufenance for the stormwater treatment facility, the retaining walls proposed on the south side of Tract A shall be located �-a-��•�T�^�e�-outside of the fence surroundin� the stormwater facilitv and shalt be urivatelv owned and maintained. Corrections to Staff Report to the Hearing Examiner Page 2 Soundview Manor Preliminary Plat File NumUer. 07-103109-00-UP/ Doc. ID. 63072 Page 13, Condition 1(a): 1. Prior to proceeding with plat infrastructure construction, the applicant shall provide a revised landscape plan that includes the following landscaping to be approved by the city: a�: Arterial buffer landscaping shall be required in Tracts C and D per FWRC 18.60.030. � , - Page 14, Condition Number 5: 3. Prior to final plat approval, e�e��a�€e�e�g-a� appropriate signage shall be installed to denote the boundary of the designated wetland buffer area: Tract B and open space Tract E. Corrections to Staff Report to the Hearing Examiner Page 3 Soundview Manor Preliminary Plat File Number: 07-103109-00-UP/ Doc. 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