Council PKT 05-06-2013 SpecialCITY OF
� Federal Way
AGENDA
FEDERAL WAY CITY COUNCIL
SPECIAL MEETING
Council Chambers - Gity Hall
May 6, 2013
7:00 p.m.
www, cityoffederal wa y. com
1. 'CALL MEETING TO ORDER
2. SOUNDVIEW MANOR PRELIMINARY PLAT
• Staff Presentation
• Public Comment
3. EXECUTIVE SESSION
+ Potential Litigation Pursuan# to RCW 42.30.110(1)(i)
4. Resolution: REGARDING SOUNDVIEW 'MANOR PRELIMINARY PLAT
5. ADJOURNMENT
COUNCIL MEETING DATE: May 6, 2013 — Special Meeting
CITY OF FEDERAL WAY
CITY COUNCIL
AGENDA BILL
SUB.TECT: SOUNDVIEW MANOR PRELIMINARY PLAT APPLICATION 07-103109-SU
ITEM #: �
POLICY QUESTION: SHALL TI-� PROPOSED 21-LOT SOUNDVIEW MANOR PRELIMINARY PLAT APPLICATION BE APPROVED?
COMMITTEE: N/A
CATEGORY:
❑ Consent
❑ City Council Business
■
/1
Ordinance
Resolution
MEETING DATE: N/A
❑ Public Hearing
❑ Other
STAFF REPORT BY: Janet Shult, AICP, Senior Planner DErr: CED
Attachments: Draft City Council Resolution for Soundview Manor Preliminary Plat with exhibit A-Soundview
Manor Hearing Examiner Findings of Fact, Conclusions of Law and Recommendation dated March 13, 2013; letter
from CES NW Inc to the Hearing Examiner dated April 3, 2013 requesting clarification on the Hearing Examiner
Decision; email dated Apri13, 2013 from staff forwarding applicant comment letter to Hearing Examiner; Hearing
Examiner Order on Clarification dated April 5, 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:
1. Adopt the Hearing Examiner Findings of Fact, Conclusions of Law and Recommendation and approve the
Soundview Manor Preliminary Plat Resolution.
2. Reject the Hearing Examiner Recommendation.
3. City Council may adopt its own recommendations and approve the Soundview Manor Preliminary Plat Resolution.
4. City Council may adopt its own recommendations and disapprove the Soundview Manor Preliminary Flat
Resolution.
MAYOR'S RECOMMENDATION: Council approval of the Soundview Manor Preliminary Plat resolution, based on the
Findings of Fact, Conclusions of Law and Recommendation of the Federal Way Hearing Ezam�Option #1)
MAYOR APPROVAL: N/A �ivLS � DIRECTOR APPROVAL:
Committee Council
PROPOSED COUNCIL MOTION: "I move approval of the Mayor's recommendation to adopt the Hearing Examiner's
Findings of Fact, Conclusions of Law and Recommendation, and approve the Soundview Manor Preliminary Plat
Resolution"
(BELOW TO BE COMPLETED BY CITY CLERKS OFFICE)
COUNCIL ACTION:
0 APPROVED
D DE1vIED
❑ TABLED/DEFERRED/NO ACTION
� MOVED TO SECOND READING (ordinances only)
REVISED — 08/12/2010
Doc. I.D.
COUNCIL BILL #
IST reading
Enactment
reading
ORDINANCE #
RESOLUTION #
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
FEDERAL WAY, WASHINGTON, APPROVII�IG SOUNDVIEW
MANOR PRELIMINARY PLAT, FEDERAL WAY FILE NO. 07-
103109-Otl SU.
WHEREAS, the owner, Westbrook Investments LLC, applied to the City of Federal Way for
preliminary plat approval to subdivide certain real property known as Soundview Manor, and consisting
of 9.01 acres into twenty one (21) singte-family residential lots located on the south side of the 4400
block of SW Dash Point Road; and
WxEREAS, on August 3, 2012, a final Environmental Mitigated Determination of Nonsign�cance
(NIDNS) was issued by the Director of Federal Way's Community and Economic Development
Department pursuant to the State Environmental PolicyAct (SEPA), Chapter 43.21C; RCW, and
WHEREAS, the Federal Way Hearing Examiner on January 30, 2013 and February 27, 2013, held
a public hearing concerning Soundview Manor preliminary plat; and
WxExEAS, following the conclusion of said hearing, on March 13, 2013, the Federal Way
Hearing Examiner issued written Findings of Fact, Conclusions of Law and Recommendation containing
fndings and conclusions, and recommending approval of the Soundview Manor preliminary plat subject
to conditions set forth therein; and
WHEREAS, on April 3, 2013, the applicant's agent CES NW Inc, submitted a letter requesting
clarifcation of the Federal Way Hearing Examiner's Decision; and
WHEREAS, on April 5, 2013, the Federal Way Hearing Examiner issued an Order on Clarification
in response to the applicant agent's letter; and
W�1�A5, the Federal Way City Council has jurisdiction and authority pursuant to Section
18.35.180 of the Federal Way Revised Code to approve, deny, or modify a preliminary plat and/or its
conditions; and
WHEREAS, on May 6, 2013, the City Council considered the record and the Hearing Examiner
Resolution No. 13- Page 1 of 4
recommendation on Soundview Manor preliminary plat, pursuant to Title 18 of Federal Way Revised
Code, Chapter 58.17 RCW, and all other applicable City codes.
NOW THEREFORE, THE CITY COUNCIL OF TI� CITY OF FEDERAL WAY, WASHINGTON, DOES
HEREBY RESOLVE AS FOLLOWS:
Section 1. Adoption of Findin�s of Fact and Conclusions of Law.
1'he imdings of fact and conclusions of law of the Hearing Examiner's March 13, 2013
Findings of Fact, Conclusions of Law and Recommendation, attached hereto as Exhibit A and
incorporated by this reference, are hereby adopted as the imdings and conclusions of the Federal Way
City Council. Any finding deemed to be a conclusion, and any conclusion deemed to be a fnding, shall
be treated as such.
2. Based on, inter alia, the analysis and conclusions in the Staff Report and Hearing
Examiner's recommendation, and conditions of approval as established therein, the proposed subdivision
makes appropriate provisions for the public health, safety, and general welfare, and for such open spaces,
drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary
waste, parks and recreation, play grounds, schools and schools grounds, and all other relevant facts as are
required by City code and state law, and provides for sidewalks and other planning features to assure safe
walking conditions for students who walk to and from school.
herein.
3. T'he public use and interest will be served by the preliminary plat approval granted
Section 2. A�plication Ap rp oval. Based upon the recommendation of the Federal Way Hearing
Examiner Findings of Fact and Conclusions of Law contained therein as adopted by the City Council
immediately above, Soundview Manor preliminary plat, Federal Way File No. 07-103109-00 SU, is
hereby approved, subject to conditions as contained in the March 13, 2013 Findings of Fact, Conclusions
of Law and Recommendation of the Federal Way Hearing Examiner (Exhibit A).
Section 3. Conditions of Approval Inte rg�al. The conditions of approval of the preliminary plat are
Resolution No. 13- Page 2 of 4
all integral to each other with respect to the City Council finding that the public use and interest will be
served by the platting or subdivision of the subject property. Should any court having jwisdiction over the
subject matter declare any of the conditions invalid, then, in said event, the proposed preliminary plat
approval granted in this resolution shall be deemed void, and the preliminary plat shall be remanded to the
City of Federal Way Hearing Examiner to review the impacts of the invalidation of any condition or
conditions and conduct such additional proceedings as are necessary to assure that the proposed plat
makes appropriate provisions for the public health, safety, and general welfare and other factors as
��
required by RCW Chapter 58.17 and applicable City ordinances, rules, and regulations, and forward such
recommendation to the City Council for further action.
Section 4. Severabiliri. If any section, sentence, clause, or phrase of this resolution should be held
to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or
unconstitutionality shall not affect the validity or constitutionality of any other section, sentence, clause,
or phrase of this resolution.
Section 5. Corrections. The City Clerk and the codifiers of this resolution are authorized to make
necessary corrections to this resolution including, but not limited to, the correction of scrivener/clerical
errors, references, resolution numbering, section/subsection numbers and any references thereto.
Section 6. Ratification. Any act consistent with the authority and prior to the effective date of the
resolution is hereby ratified and �rmed.
Section 7. Effective Date. This resolution shall be effective immediately upon passage by the
Federal Way City Council.
RESOLVED BY 'THE CITY COUNCIL OF T`HE CITY OF FEDERAL WAY, WASHINGTON, THIS _ DAY
oF , 2013.
CITY OF FEDERAL WAY
MAYOR, SKIP PRIEST
Resolution No. 13- Page 3 of 4
ATTEST:
CITY CLERK, CAROL MCNEILLY
APPROVED AS To FoRM:
CITY ATTORNEY, PATRICIA A. RiCHARnsolv
FILED WITH Tr� CITY CLERK:
PASSED BY TrIE CITY COUNCIL:
RESOLUTION NO.
Resolutian No. 13- Page 4 oj4
BEFORE THE HEARING EXANIINER FOR THE CITY OF FEDERAL WAY
Phil Olbrechts, Hearing Examiner
RE: Sound View Manor Preliminary Plat
07-103109-00-SU
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND RECOMMENDATION
INTRODUCTION
The Applicant requests approval of a preliminary plat to subdivide nine acres into twenty one
residential lots. Approval is recommended with conditions.
This plat was subject to more than 40 letters of concern and a petition opposing the project
signed by 529 people. The primary issue of concern was a connection within the proposed
subdivision to 314�` Street in the adjoining Twin Lakes subdivision, which could have
significantly increased traffic in that neighborhood. The preliminary plat was subsequently re-
designed and only four members of the public spoke at the hearing.
ORAL TESTIMONY
Staff Testimony
Janet Shull, senior planner, stated the subject property is located in the west central portion ofthe
city, on the south side of the 44�-�00 block of SW Dash Point Road. The site is just south of
Dash Point Road. The area includes single-family residences and there is a wetland adjacent to
the site. School district property is located south of the site. The site is zoned single-family
residential (R-9.6) with a minimum lot size of 9600 sq ft. The comprehensive plan designation is
high-density, single-family. The applicant is proposing 21 lots on a 9-acre site. A buffer area for
the wetland is proposed west of the 21 lots, along with another vegetative track on the property.
The only access to the site will be from SW Dash Point Road. The applicant proposes a
pedestrian tract to the east of the property to meet Federal Way's block-perimeter standards.
This pedestrian tract area was the subject of many of the original comment letters from 2008
because, originally, there was going to be a right-of-way for vehicles in this area. An
environmental mitigation review of non-significance was issued on August 3, 2012. The city
received four comment letters from citizens (exhibit 7), but no appeals were filed. In regard to
open space, Federal Way requires a minimum of 15 percent open space for single-family plats.
The applicant is proposing 30 percent of the lot be retained for open space. The open space areas
consist of the wetland buffer area, a green tract adjacent to the buffer area, a pedestrian
connection (usable open space), and a tract to the east of the site. The eastern tract will partially
be used to extend an existing trail to connect with a paved pedestrian path. These open space
areas are steep sloped. The application meets all perimeter landscaping requirements. 1Vlost of
the clearing on site will occur towards the center of the property.
1 Track chanee revisians have; been ac3dcd to tt�is r-ersion of'the decisaon that rc,present correctians to cferical errors
that were made subsequent to the mailin�; af the recacnmendation to hearing }�,�rticipants.
{PA0768757.DOC;IU3041.900000\ }
Preliminary Plat Recommendation p. 1 Findings, Conclusions and Recommendation
In regard to street improvements, Ms. Shull testified that the applicant is proposing frontage
improvements along SW Dash Point Road on the south side. These improvements include
sidewalks, street trees, and additional pavement width. Additionally, the applicant will be
constructing a new right-of-way, Soundview Drive. A new pedestrian tract will connect
Soundview Drive to 314�' Street. In regard to storm drainage facilities, the applicant is
proposing an on-site infiltration retention pond. It will be located in tract A and will be required
to meet level 2 concentration flow standards. The surface water facilities are designed per the
2009 King County Surface Water Design Manual. Additionally, clearing, grading, and utility
line construction will be limited to Apri130-�y �ctober 1. Staff recommends approval of the
preliminary plat (page 9 of staffreport) with 8 conditions (pages 13-14 of staffreport).
Ann Dower, Public Works, noted that Federal Way classifies streams based on particular issues.
The project is mitigating the type 2 stream via an infiltration plan.
Applicant Testimony
Craig Deaver, CES Northwest Inc., stated he is representing the applicant, Westbrook
Investments. The Soundview Manor preliminary plat application was first submitted in June,
2007. The project received all required approvals. There was a SEPA determination of non-
significance issued in August, 2012. T'he applicant agrees with the findings of the stafF report,
with a few minor exceptions. There are 21 single-family lots proposed with an average lot area
of 10,555 sq ft. A public road will serve the plat with a 52 ft right-of-way, 28 ft travel way, and
3 ft planter strip (with a sidewalk). The internal roadway will obtain a maximum grade of 15
percent. There is approximately 15-20,000 yazds of material that will be removed from the site.
The applicant proposes significant frontage improvements to SW Dash Point Road including a
new turn lane, sidewalks, street trees, and a planter strip. The applicant is proposing to place the
sewer connection at the intersection of SW Dash Point Road and the cul-de-sac road. Domestic
water will be supplied by Tacoma Water, and an updated water certificate is included as part of
the application. An off-site wetland to the west exists, thus a 100ft buffer is proposed.
Stormwater will be contained within an infltration pond located in the northwest corner of the
site. The wetland hydrology will be maintained for the rear lots that abut the site to the west.
The project will create approximately 59,000 cubic yards of material to be moved, with 20,000
yards of cut to be removed from the site. A geotechnical study was conducted in May, 2006 and
found the preliminary plans comply with all necessary requirements.
According to Mr. Deaver, on June 6, 2007, CES submitted a plat with 281ots with two roadway
connections, one with 314�' St and one to the school area, and no open space tracts. On
September 28, 2010, CES resubmitted a plat with 281ots with no connection to SW 314�' St and
added open space tracts. The final revised lot included 21 lots, a pedestrian tract to 314�' St, and
2 open tract spaces. In regard to tree retention, the plan retains 29.5 percent, and Federal Way
only requires a 25 percent retention rate. In regard to preservation of native vegetation, the
applicant is proposing 30 percent of open space when Federal Way only requires 15 percent. In
regard to traffic concerns, the plan includes numerous frontage improvements including turn
lanes and increased pavement area. In regard to stormwater, the plan will meet all
NPDf�.S#�� and DOE standards. In regard to the staff report, the applicant asks that the
{PA0768757.DOC;1\13041.900000\ }
Preliminary PIat Recommendation p. 2 Findings, Conclusions and Recommendation
hearing examiner remove the three tracts (F, G, and H) to the east and combine them into one
tract. Having three separate tracts provides no benefit to the neighborhood. Additionally, the
applicant asks that the street tree requirement be made part of the building permit process. As
the building permits are established, the trees requirements would be established. This would
only apply to the internal street-tree requirements, and the trees along SW Dash Point would be
installed during the plat process.
Public Testimony (from January 30, 2013)
Ann Ransom stated her property neighbors the planned development. She is concerned that
clearing the development property will increase erosion in the area because the site is very steep.
Additionally, she wants to ensure construction vehicles are not pazked on 314�' Street because
the road is very narrow and steep.
Graham Evans stated he lives down the road from the proposed development. He believes
several of the new developments in Federal Way already being constructed do not match the
city's rural character, such as the one along Hoyt Road. He fears the Soundview subdivision
does not meet the city's character either. Dash Point Road, which goes past the proposed
development, leads to Dash Point State Park. The proposal will move many of the trees along
this road, thus the new subdivision will be visible from the street.
Mr. Carlson testified that he lives east of the new development. He wants to ensure that the
trees abutting the valley on the east side of the development will be retained.
Janet Shull stated that the proposal does maintain the trees in the eastern valley area.
Martin Smith stated he lives across Dash Point Road from the development. His home is
adjacent to the runofF valley, and he fears that the development will create further runoff. Large
amounts of erosion have occurred over the past years, and the area cannot handle more
stormwater.
Public Testimony (from February 27, 2013)
Martin Smith stated that he has no complaints about building the subdivision; however, he is
concerned about the run-off. He would like verification that no water will be added to the runoff
creek for the other homes in the Twin Lake area. He submitted pictures of the erosion that has
occurred from the creek. Additionally, he does not believe there should be any sidewalks along
Dash Point Road because it will destroy the rural nature of the area. There are no sidewalks
along any other part of the road.
Rod Zaffino stated his property is across the street from the subject site. Twenty years ago, a
similar project was proposed for the applicant's property. He noted that issues raised twenty
years ago included how to avoid contamination of the seasonal creek running behind his own
home, how will the city ensure that the road improvements ensures safety of both drivers and
homeowners (Mr. Zaffino's home is located right across from the egess ingress), and what kind
of buffer where there be on Dash Point Road and the project. In regard to tree retention, he
{PA0768757.DOC;lU3041.900000\ }
Preliminary Plat Recornmendation p. 3 Findings, Conclusions and Recommendation
stated that it is more important to place the trees in appropriate areas, than the actual number of
trees.
Staff Rebuttal
Janet Shull testified that staff has previously considered combining tracts F, G, and H; however,
the city requires two different purposes for the tracts. The pedestrian connection, tract H, is an
access tract with one set of conditions, and then the other two tracts aze open space tracts with a
different set of conditions. The primary concern is protecting the public access tract. Tract H is
bounded by the trail and is 12-R wide (8ft paved). Previously, staff granted a modification to
allow the tract to be 12-ft, instead of the usual required 20ft for pedestrian tracts. In regard to the
street trees being a condition of the building permit, Ms. Shull stated that there is no precedent
for this change. Additionally, the developer may sell lots or take several years to build-out, thus
staff fears tracking tree installation would be very difficult. Aesthetically, this proposal could
also cause problems as trees would be planted at di�'erent times. In regard to Mr. Zaffino's
concerns, there was a proposal approved for the lot in 1990; however, that project did not
materiatize. The city has never turned down a project proposal. In regard to a buffer along SW
Dash Point, there will be required frontage landscaping, l Oft wide, along Dash Point Road. This
landscaping will be type 3 which is a mix of evergreen, deciduous trees, large shrubs, and
groundcover. Over 50 percent of the frontage along the street-side will remain as is today.
Ann Dower, Public Works, noted that there is an eroded channel downstream from the site. This
hazard area is referenced in the staff report on page 4. The applicant is required to retain runoii
amounts totaling up to the 50-year storm, which is a very large storm. Thus, this will keep water
from going downstream, and any water that escapes will move at a slow pace. In regard to the
sidewalk requirement along Dash Point Road, Public Works has always required frontage
improvements with plats. This is standard code requirement. There is a mechanism for
amending frontage requirements, and this decision is made at the staff level.
Saraday Long, Public Works Traffic Division, stated there is a code process that allows sidewalk
requirements to be modified. There are four criteria for this modification. Because of the size of
the plat, the city expects the sidewalks will be used, especially by students. There is potential for
a school bus stop to be added along Dash Point Road. T'he proposed access point to the
preliminary plat is 400ft away (the required spacing is 250ft) from the Hoyt Street intersection.
The proposed separation is sufficient to provide for safe traffic movement. The city requested an
intersection analysis for the site, and the applicant provided one in the proposal. In regard to cars
slipping onto Mr. Zaffino's property, he noted that the gade of the road should not be changed.
Additionally, the internal road will not be long enough for cars to reach great speeds.
Applicant Rebuttal
Craig Deaver testified that the internal roadway grade is 15 percent. The road will flatten out
into a vertical curb as it comes into SW Dash Point Road. There will be a stop sign at the bottom
of the hill, and the speed limit will be 25mph. Additionally, there is a 30ft flat-area transition
before entering SW Dash Point Road. The roadway cross-section of Dash Point Road includes
two 11-ft turn lanes with a center turn lane, thus there is a considerable amount of hard-surface
{PA0768'I57.DOC;1\13041.900000\ }
Preliminary Plat Recommendation p. 4 Findings, Conclusions and Recommendation
distance before crossing the street and entering into Mr. Zaffino's property. In regard to tracts F,
G, and H, the Homeowners Association will be maintaining all three tracts, thus one large tract
makes more sense. It is an issue because of corner-staking, maintenance and operation for the
HOA, and developer driven concerns. In regard to the internal street trees, Mr. Deaver has
worked on previous projects where the street trees were part of the bonding process. In these
past projects, homeowners have argued against the installation of the trees. The process would
be simpler if the street trees were installed during the home development portion of the project.
The applicant is not opposed to planting the street trees; however, there is concern over the
timing of the planting. In regard to storm drainage concerns, a geotechnical engineer has
analyzed the soil to create an appropriate infiltration plan. The property has a type-A, coarse
sand soil which has a high-infiltration rate, thus the only water that will go past the infiltration
pond is the water that will be used to hydrate the wetlands in the west.
� • ,,
EXHIBITS
All exhibits identified at p. 14-15 of the January 30, 2013 staff report were admitted into the
record during the hearing, in addition to the staffreport itself. In addition, the following exhibits
were also admitted:
E�ibit 15 Corrections and friendly amendments to the staffreport
Exhibit 16 Staff Powerpoint Presentation
FINDINGS OF FACT
Procedural:
l. A� lin cant . Westbrook Investment LLC.
2. Hearine. The Hearing Examiner conducted a hearing on the application at 2:00 p.m. at
Federal Way City Hall on January 30, 2013. Due to the fact that some required notices for the
hearing were not mailed out within the time limits required by City code, the hearing was
continued to February 27, 2Q13 and campleted on that date
Substantive:
3. Site/Proposal Description. The applicant proposes to subdivide two vacant parcels
totaling approximately 9.01 acres into 21 separate lots. The site is generally located along the
south side of SW Dash Point road at approximately the 4400 block. The site also abuts the
western boundary of the Twin Lakes subdivision (Exhibit 2, Vicinity Map). The proposed
Soundview Manor lots range in size from 9,6Q3 square feet to 15,327 square feet for single-
family use. Total open space provided as shown in the preliminary plat site plan is
approximately 129,678 square feet, or 33 %.
{PA0768757.DOC;lU3041.9000001 }
Preliminary Plat Recommendation p. 5 Findings, Conclusions and Recommendation
Access to the site will be via SW Dash Point Road adjacent to the north side of the site. An
interior cul de sac road, "Soundview Drive," will be located at the approximate mid-point along
the SW Dash Point Road frontage. Sidewalks will be provided along all street frontages.
Specifcally, interior full street improvements include five-foot wide sidewalks on both sides of
all streets, and eight- foot sidewalks on the project frontage along SW Dash Point Road. A ten
foot landscaping strip will be placed along SW Dash Point Road.
The site is generally comprised of a northwest facing slope, which descends approximately 95
feet from the southern to the northern property line over a horizontal distance of approlcimately
600 feet. T'he site is moderately to heavily vegetated with medium to large diameter evergreen
and deciduous trees, with an undergrowth of ferns and mixed brush, except for the overgrown
dirt road in the center of the site.
4. Characteristics of the Area. T'he property is situated generally in the west-central
portion of the city. The site is located along SW Dash Point Road, at approximately the 4400
block. The subject site abuts the Twin Lakes subdivision to the east. The site also abuts Federal
Way School District property (Twin Lakes Elementary) to the south.
5. Adverse Impacts. No significant adverse impacts are associated with the proposal. The
project has undergone SEPA review and was issued a mitigated determination of
nonsignificance. As noted in the introduction, the project has been subject to extensive adverse
public comment, but this opposition was almost entirely based upon the creation of a road
connection into the Twin Lakes subdivision and this connection has since been removed. The
staff in their analysis of the project identified no signifcant adverse impacts and none were
discernable from the record. The city's critical areas maps depict the northern portion of the
subject site as having steep slopes and soils that are considered erosion hazards. These
geological hazards have been fully assessed in a geotechnical report and the recommendations of
that report have been made a condition of approval. A Class II wetland is located on an
adjoining parcel to the west and part of the �100 foot buffer to this wetland extends onto the
subject property. The proposed subdivision has designated a tract to accommodate the buffer
and no wetland encroachment is proposed. The applicant has indicated that in order to maintain
wetland hydrology to the existing wetland and drainage corridor (stream), storm drainage runoff
from the back and side yards of lots 14- 21, and a portion of the roof area, will be allowed to
sheet flow into the proposed wetland buffer before being collected in the existing wetland.
Comments were received and the staff report acknowledged that an adjoining stream has
experienced severe erosion. As testified by staff during the hearing, the City's stormwater
regulations assure that the proposal will not exacerbate this problem through restrictions that
require the proposal to maintain pre-development flow rates. Concerns were also raised about
parking construction vehicles along 314�' St. because of its steep grade. There is insuf�icient
evidence to conclude that construction parking along this street would constitute a safety hazard.
In regards to comments from Mr. Smith about cars sliding towards his property from the newly
created access road under icy conditions, the City's engineering staff provided adequate
assurance that the grade of the street levels off suf�iciently in conjunction with the low speeds
tikely attained by vehicles in this area to prevent any hazardous situation.
{PA0768757.DOC;lU3041.900000\ }
Preliminary Plat Recommendation p. 6 Findings, Conclusions and Recommendation
A detailed comment letter from Ting-I /Steve Lee noted what he believed to be several technical
problems with the engineering of the proposed subdivision infrastructure. Many of these
concerns were addressed separately in this finding. To the extent that they were not, Mr. Lee did
not present any credentials that would override the conclusions of the City's engineering staff
that the proposal adequately provides for street and stormwater improvements. However, since
Mr. Lee's issues were not expressly addressed by staff during the hearing or in the staff report,
the conditions of approval will require engineering staff to consider his comments and mitigate
accordingly if he raises points that staff have not considered.
6. Adequacv of Infrastructure and Public Services. As mitigated by the conditions of
approval, adequate infrastructure will serve development as follows:
• Draina�e: Storm drainage facilities are being designed in accordance with the
2009 KCSWDM and the city's addendum to the manual. The applicant's January
7, 2013, preliminary stormwater Technical Information Report (TIR) (Elchibit 8)
by C.E.S., NW , Inc. was reviewed by the city's Public Works Department for the
purposes of preliminary plat review.
Conservation Flow Control and Enhanced Basic Water Quality treatment are
required for the project, per the 2009 KCSWDM and the City of Federal Way
Addendum to the manual.
Based on a geotechnical study and preiiminary infiltration testing done by Earth
Consultants, Inc. in 2006, the applicant is proposing an infiltration pond that will
meet Conservation Flow Control requirements. T'he 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 infiltration, the
applicant proposes to install a DOE and City approved stormwater filtration
treatment system to provide water quality treatment for the site. A separate DOE
and City approved stormwater filtration system is proposed for Dash Point Road
frontage improvements. In addition, storm drainage from the yazds of lots 14-21
will sheet flow into the proposed wetland buffer, helping to maintain the wetland
hydrology of the existing drainage corridor.
• Trans rtation: T'he city's Traffic Division reviewed the proposal and determined
all intersections impacted by one or more weekday evening peak hour trips would
meet the city's leve� of service standards with programmed improvements. A
Capacity Reserve Certificate was issued by the City Traffic Engineer November
17, 2011, and vested 26 PM hour trips to this project.
Proportionate share traffic system impacts will be mitigated through the City
traffic impact fee program (FWRC Chapter 19.91). The fee will be calculated
based on the fee rate in effect at the time of plat recording. The fee shall be paid at
ptat recording. The impact fee may be deferred, but shall be paid no later than the
cIosing of sale of each individual house. Covenants prepared by the city to
enforce payment of the deferred fees shall be recorded at the applicant's expense
{PA0768757.DOC;lU3041.9000001 }
Preliminary Plat Recommendation p. 7 Findings, Conclusions and Recommendation
on each lot at the time of plat recording for residential land divisions and prior to
building permit issuance for un-platted single-family residential lots.
Per FWRC 19.135.Q40, the applicant is required to provide improvements to SW
Dash Point Road in accordance with the adopted street section type "M" from the
Federal Way Comprehensive Plan (FWCP). As shown on the civil sheets, the
applicant will provide an extension of the asphalt roadway with vertical curb and
gutter, six- foot planter strips with street trees, eight-foot sidewalk, and
streetlights. An 11-foot right-of- way dedication will be necessary to meet the
adopted street section standard. Such dedication is authorized by FWRC
19.135.040 and shall be completed prior to Certificate of Occupancy.
Within the plat, "Soundview Drive" will be improved to Local Street Section,
corresponding to a city standard roadway Section "W." The required street
improvements include 28 feet of pavement with vertical curb and gutter, four-foot
planter strips with street trees, five-foot sidewalks, and three-foot utility strips
with streetlights, within a 52- foot wide dedicated right-of-way.
To facilitate meeting the perimeter block standards of FWRC Chapter 18.55.070,
and meet the code standard regarding provision of access for established trails, a
paved pedestrian connection from "Soundview Drive" to SW 3141Street will be
provided by the applicant. The pedestrian corridor will consist of an eight-foot-
wide paved path with two- foot-wide gravel shoulders on the sides; shall be
located within a tract per the January 17, 2012, modification letter (Exhibit 14);
and will be maintained by the homeowners association . Pedestrian scale lighting
will be provided along the path.
, s
r
s
South King Fire and Rescue has reviewed and accepted the preliminary street
plans as proposed.
• Onen Space: As required by applicable regulations, the project provides adequate
open space.
FWRC Title 18, "Subdivisions," requires dedication of a minimum of 15% 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, 1.5%
buffer open space, and approximately 18.01 % in conservation open space in order
to meet the code requirement.
{PA0768757.DOC;IU3041.900000\ }
Preliminazy Plat Recommendation p. 8 Findings, Conclusions and Recommendation
Sewer: The applicant proposes to serve the proposed plat by a public sewer
system managed by Lakehaven Utility District. The March 1, 2007, Certificate of
Sewer Availability (E�ibit 12) indicates the district's capacity to serve the
proposed development through a developer extension agreement between the
applicant and the district.
Water: The applicant proposes to serve the subdivision with a public water
supply and distribution system managed by the Tacoma Water. A January 26,
2007, Certificate of Water Availability (Exhibit 13) indicates Tacoma Water's
capacity to serve the proposed development.
Schools: The applicant prepared
the Federal Way School District. '
Lakes Elementary, Lakota Middle
Elementary students will use the �
along internal roadways in the Tw:
outlined in the school access analy
a safe walking path to the school.
Lakota Middle School and Decab
via school bus. The bus stop loc
district is concerned that this road
that bus stops are subject to cha
developed. Sidewalks will be exte
frontage. The school district is rey
for students walking to the inters�
required to cross the road to meet �
side of Dash Point Road, students
the new well-lit sidewalk section
has stopped.
school access narrative that was reviewed by
ie site is located in the service areas for Twin
�chool, and Decatur High School. Twin Lalces
destrian corridor to SW 3141Street and walk
Lake subdivision to the elementary school, as
s, which meets the minimum requirements for
High School students would be transported
on is on Dash Point Road, and the school
►ssing location is not always safe. Staff notes
e as student needs increase and roads aze
ed along Dash Point Road along the project
�ing that lighting highlight this sidewalk area
ion of 44th Avenue SW where they will be
bus. Since there is no sidewalk on the north
ill be instructed to wait on the south side on
� then cross Dash Point Road when the bus
The collection of school impact ees will mitigate impacts to school service
delivery. The school mitigation fee is collected at building permit issuance for a
residence.
CONCLUSIOIVIS OF LAW
Procedural:
1. Authoritv of Hearin,� Examiner: FWRC 1.35.010 (4) and (5) provide the Examiner with
the authority to conduct a hearing and make recommendation to the City Council on
preliminary plat applications.
Substantive:
2. Zoning Desi n�ation: Single-Family
{PA0768757.DOC;IU3041.900000\ }
(RS-9600).
Preliminary Plat Recommendation p. 9 � Findings, Conclusions and Recommendation
i
3. Review Criteria and A�plication. FW�RC 18.35.170(3) governs the criteria for
preliminary plat approval. Those criteria are quoted in italics below and applied to the
application under corresponding Conclusions of Law.
FWCC 18.35.170(3): Decisional Criteria. A Hearing Ezaminer shall use the following criteria
in reviewing the preliminary plat and may recommend approval of the plat to the City Council if.-
(a) It is consistent with the comprehensive plan;
4. The application is subject to the adopted 2007 Federal Way Comprehensive Plan
(FWCP), which designates the property as single family -high density. The proposed single-
family land use on the subject property is consistent with the underlying comprehensive plan
designation and is a permitted use.
FWCC 18.35.170(3}(b): It is consistent with all applicable provisions of the Chapter, including
those adopted by reference from the comprehensive plan:
5. Staff has reviewed the preliminary plat application and determined it to be consistent
with all development standards applicable to preliminary plat review and there is nothing in the
record to reasonably suggest that the proposal has any compliance issues.
FWCC (18.35.170(3)(c): It is consistent with public health, safety, and welfare.
6. The proposal provides for in-fll development as encouraged by the Growth Management
Act while as determined in Findings of Fact No. 5 and 6 also creating no significant adverse
impacts and being fully served by adequate infrastructure. Under these circumstances the
proposal is cansistent with the public health, safety and welfare.
FWCC 18.35.170(3) (d): It is consistent with the criteria listed in FWRC 18.05.020; and
'7. The proposed preliminary piat would promote the purposes identified in FWRC
18.05.020, and the standards and regulations therein, as identified in the staff report, including
effective use of land, promotion of safe and convenient travel on streets, and provision for the
housing needs of the community. As proposed, and with conditions as recommended by city
staff, the preliminary plat application complies with all provisions of the chapter.
FWCC 18.35.170(3) (e): It is consistent with the development standards listed in Chapter 18.55
FWRC, and FWRC 18.60.030 through 18.60.120.
8. Staff has reviewed the preliminary plat application and determined it to be consistent
with all development standards applicable to preliminary plat review and there is nothing in the
record to reasonably suggest that the proposal has any compliance issues.
RECODrIMENDATION
The Examiner recommends that the City Council approve the preliminary plat as described in the
staffreport of Janet Shull, dated January 30, 2013, subject to the following conditions:
{PA0768757.DOC;1\13041.900000\ }
Preliminary Plat Recommendation p. 10 Findings, Conclusions and Recommendation
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 reyuired in Tracts C and D per FWRC
18.60.030.
b. Stormwater detention facility buffer landscaping shall be required in Tract A,
including trees, shrubs, and groundcover, to provide a visual separation between the
public right-of- way and the proposed stormwater facilities. This landscaping shall be
placed in a separate tract that shall be owned and maintained by the homeowners'
association. If cyclone fencing is used around the storm drainage ponds, the fencing shall
be coated black or green.
c. Street trees in right-of-way landscape planter strips per Public Works Department
standards.
d. Indication of inethods to protect significant trees identified for retention in Tracts
B, E, F, and G during plat and home construction in accordance with FWCC Section 22-
1568 requirements.
2. Prior to final plat approval, all plat landscaping improvements shall be completed,
inspected, and approved by the Community and Economic Development Department,
unless a financial guarantee is approved by the city for completion of the landscape
improvements.
3. Design and construction of the project shall comply with all requirements and
recommendations of the project geotechnical engineer.
4. Prior to final plat approval, the final plat drawing shall dedicate all common open
space in designated wetland buffer and open space tracts to be owned in common and
maintained by property owners of the proposed subdivision, 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 approved by the city. A note
shall be included on the final plat map that the open space tract shall not be further
subdivided; may not be developed with any buildings or other structures except as may
be approved by the city for recreational purposes only for the t�enefit of the homeowners;
and may not be used for financial gain.
5. Prior to final plat approval, appropriate signage shall be installed to denote the
boundary of the designated wetland buffer area: Tract Band open space Tract E.
6. Prior to final plat approval, the applicant shall provide a paved trail connecting
Soundview Drive to the sidewalk on the south side of SW 314th Street. The 8-foot wide
paved trail with 2- foot gravel shoulders on each side shall be in a dedicated tract to be
owned and maintained by the future homeowners association. T'he plan for the trail
{PA0768757.DOC;1\13041.9000001 }
Preliminary Plat Recommendation p. 11 Findings, Conclusions and Recommendation
connection shall be reviewed and approved by the Public Works Department in
conjunction with engineering plan review.
7. On the final plat map, Tracts A, C, D, and H shall be revised to provide details of
any proposed retaining walls within the these tracts. The retaining walls, if included in
the plat construction, shall be owned and maintained by the future homeowners'
association. Due to the proxirnity to SW Dash Point Road and the potential aesthetic
impact from large untreated walls, retaining walls visible from SW Dash Point Road shail
include, but are not limited to, the following design features: horizontal and vertical
undulation , terracing with a minimum width of six feet between terraces to allow a safe
area for maintenance; landscape screening; and wall texturing.
8. If included in the final engineering design, details for reta.ining walls and
rockeries on individual lots shall be provided. Retaining walls sha11 be harmonious with
the residential use of the site and shall promote residential design themes through such
means as terracing, orientation, natural material selection, use of vegetation screening,
and textural treatment to be designed by the applicant and approved by the Community
and Economic Development Department.
9. If it hasn't done so already, city engineering staff shall review the comment letter
from Ting-I Steve Lee, dated May 19, 2008, Ex. 4, to ensure that his concerns have been
adequately addressed and do not reveal any issues of noncompliance with City
development standards. City engineering staff may require further design modifications
and conditians as necessary to satisfy City standards.
Dated this 13th day of March, 2013.
� �� t.��.�...;
,e,,,,...:.....
�lu ;�:. U�br�tr� !
�. _. .......... ..._._.... . _..__.._ .�.w......_ ....._..�.�._,
Hearing Exarniner
City of Federal Way
{PA0768757.DOC; I V 3041.900000\ }
Preliminary Plat Recommendation p. 12 Findings, Conclusions and Recommendation
Janet Shull
From: lanet Shull
Sent: Wednesday, April 03, 2013 2:35 PM
To: Carol McNeilly
Cr. Peter Beckwith; Isaac Conlen
Subject: Soundview Manor - Applicant request for clarification of Hearing Examiner Decision
Attachmer�ts: CES letter to HEX.pdf
Dear Carol,
Please find attached a pdf of the letter the applicant is requesting we forward to the Hearing Examiner.
To assist the Hearing Examiner in consideration of the applicant's request, staff is providing the following
information that I would like you to forward along with the letter.
Staffhas reviewed the attached letter and have no objections to the requested clarifications. The
following information is provided to assist in review of the items contained in the attached letter.
Page l, line 2: Reference to block location can be found on page 1, item B of the staff report, dated
January 30. 2013
Page 2, Para.graph 1, Line 9: Reference to dates can be found in SEPA MDNS, Page 3, Conditionl;
(Exhibit 7 to the Staff Report)
Page 2, Para.graph 4, Line 9: item relates to applicant testimony and staff concurs with the applicant
comment
Page 6, Section 5, Line 11: Reference to wetland buffer can be found on page 4, paragraph S, line 3 of
the Staff Report.
Page 8, Paragraph 5: Staff concurs with applicant comment
Here is the applicant's email contact info:
Craig Deaver
cdeaver�cesnwznc.com
Janet Shull, AICP, CSBA, LEED Green Associate
Senior Planner
City of Federal Way
Community and Economic Development
253-835-2644
�• �• �. �Iric.
CirrilEnginee�ing e�i'Srer»eying
Apri13, 2013
Phil Olbxechts; HEaring Exatniner j u�I AP� o� 2013 �
e/� c►ty of Fedezal Way L�..._-.
33325 8t6,Ave Souch c�'tyof ��ekder�fw
�'O Box 9718
Fec�etat Way, WA 48Q63-9718
Proj�ecC Soun�dview Manox 07-10310�-00-SU
Subje� Clat�e�tion of Hearing F.xaminers Decision of March 23, 20l3
Mx Esacniner,
310 29th Street NE, Suite 101
Puyallup,WA 98372
rha.,e: �j eas-�Ze2
r� �sa� 8as-ax�s
In c>ur tc�ierov of the Heating Conditions for � Pneliminaty P1at csf Sovndvaew Mano� we
Yrnted itEms that need corxection ar further c]arificatio�. ihese items ar�
Page 1
► I,.iue 2, Staff Testmnony, shoulc! r�ad 440U block not 4100
Page 2
•��ph 1, Laa� 9 should read Apn13U-Qctober 1
•�arag�pk► �, Liae 9, should tead NP'DES n�t MPDS
r� s
� S�tctiaa 5, Line 11, shouid read ifND foot bu�fcr nat 50
P�ag� 8
• Patagraph 5—�Ve arc uaawaxe of a,ny oEF site w�rk recNited on a� adjou�n$ pat�el
as well as a� comretsadon raking pIace during the heariag, As suc[� we believ�e this
stateencnt is int,�nded for a different project aad should t�e removed from khe xtp4rt
Page.12
i
Condition 9: In our revi�r of M� I.se'� letber o£ 1VIa.y 29, 2008, his primaty
concerns we,re w�th th+e. props>sed canaection to SW 314�` 3tr.eet 'Tl�is cont�ecti�n
has been zemov�ci �d th+exefore wouk� not re.gui=e staff review. A pscliminaty sb�rm
�� �� r�� �ay �a w� �� � ��ea �a ��: by�
C.�ty Staff which we bel�ve adequate�► addxess �4i� Lee's othex issue,g. 1�dditionall�r
�nal desigus a�i teports w�71 be pxo.vided to the city fot r�view and appxc�val. In ovr
oginiaa city approAved plans aud repoxts will provide the necessaty canfitmatiQa
Pkas+s pravide clati�t"ication cm ho�a► c:ity staff is to ens�e revienr of the le�
RECEIVED
���-+� 3 2D13
CITY OF FEDERAL WAY
CDS
BEFORE THE HEARING EXAMINER FOR THE CITY OF FEDERAL WAY
Phil Olbrechts, Hearing Examiner
RE: Sound View Manor Preliminary Plat
ORDER ON CLARTFICATION
07-103109-00-SU
By letter dated Apri13, 2013 the applicant has requested the correction of some clerical errors in
the final decision on this matter. All requested revisions have been incorporated into the
accompanying revised decision by track change. Since the errors have no substantive impact on
the decision and are of no consequence to the conditions imposed for the plat, the track change
revisions are authorized to be included in the recommendation forwarded to council, even though
they weren't included in the mailings to the general public. The track changes will make it clear
to the Council what has been changed since the mailing of the recommendation.
The request for the removal of Condition 9 is denied. That is a substantive change that gces
beyond clarification. Further, any such validly made request would be denied. Engineering staff
are fully capable of assessing what portions, if any, of Mr. Lee's letter are still relevant to
engineering review given the changes in project design subsequent to his letter. Mr. Lee spent
considerable time in putting together his comment letter. Condition 9 simply assures that his
comments have been fully considered by the City.
The Examiner declined a request by the applicant's representative to engage in a phone
conference on the requested changes. Such a conference, in particular on the request to modify
Condition 9, would have constituted an egregious violation of the appearance of fairness M.
doctrine, which prohibits the examiner from engaging in ex parte communications with hearing
participants.
The applicant's representative may also not understand the role and significance of the dif%rent
sections of a final land use decision. A summary of testimony is included as a convenience to
the reader and has no legal significance. The hearing recordings would automatically supersede
any conflicting statement made in the hearing summary. Findings of Fact and Conclusions of
Law only have significance to the extent they provide the legal and evidentiary support for the
approval or denial of the decision and associated conditions and also provide guidance on how to
apply those conditions and how to define the proposal. Whether an adjoining wetland buffer is
50 feet as opposed ta 100 feet would make no difference in assessing the validity of the
conditions for the proposal or how to apply them. It is very unlikely that the Page 8 correction
was necessary, but it is within the realm of possibility that it could cause confusion in the
interpretation of conditions.
Completion of the final decision in this case was exgedited because the examiner received a
voicemail from staff requesting the decision a day before it was due. The decision was completed
during the breaks of a 16 hour hearing instead of afterwards as originally planned with the
assumption that staff was striving to make an agenda packet deadline for Council review. The
Clarification p. 1
opportunity for a final proofing of clerical error was forgone in order to ensure that no delay was
added to that already caused by the incomplete notice of hearing.
Dated this Sth day of April, 2013.
vw ��� ��
�a ;A.+�l�r�
County of Federal Way Hearing Exarriiner
Glarification p. 2
CITY OE �
Federal Way
DEPARTMENT OF COl�ZI�ZUNITY AND
ECONOMIC DEVELOPMENT
STAFF REPORT TO THE �
FEDERAL WAY HEARING E�►AMINER
Soundview Manor Preliminary Plat
Federal Way F�le No. 07-103109-00-SU
PUBLIC HEARING
January 30, 2013
2:00 PM
Federa! Way City Hall Councii Chambers
33325 8"' Avenue South
I _ _ __ _ Report Prepared by: _
_ �enior Planf�ec lanet-ShuN, AI�F
January 22, 2413
Table Qf Contents
I. GenecalInformation .............................................................................................................1
�
_
II. Consulted '
De�artme�ts, A$enci�, and Public.... ..._ ............... ......................................2
....
III. State En�ironmental Policy Act .............................................................
..............................2
IV. Natural Environment ............................................................................................................3
V. Neighborhood �haracteristics ..............................................................................................4
, -Q��,
VI. Ge�neral Desi&�•---. ..,...z ........ ......... ........ ...........................•-•-•----..........................
, ......5
VII. Transporiation ......................................................................................................................6
VIII. Public Se�vice.c ..............................................•-----------•-•-------..........---...............................---..7
IX. Utilities .......................... ....::........... ..... ...................,...............--•--................................8
X. Analysis of Decisional Criteria ............................................................................................9
XI. Statement of Facts and Conclusions ..................................................................................10
XII. Recommendation ...............................................................................................................13
Listof Exhibi#s ...............................................................................................................................14
L GEIYERAL INEORMATION
Fite N�: 07-i03109-00-SU aud 07-I0311 t-SE
Engineer: Lori Harvey, 253-922-i532
CES Northwest
310 29"' Street, Suite l0I
Pttyallup, WA 98372
Owner/Applica�nt:
Aetion
Requested:
Staff
Representative:
Staff
Recommendation:
Westbrook Investment LLC
437 29�' St NE
Puyallup, WA 98372
Preliminary piat approvat of a 2t-lot resid�tial subdivision as provide� for
under Federat Way Reuised Code (FWRC) Title 18, "Subdivisions," and
requiring approval pursuant to FWRC 18.35.
Senior Planner Janet Shull, AICP, 253-835-2644
Preliminary Piat Approvat witti Conditions (Refer to Section XIn
A. Description of the Pro�sal— The �gplic�nt propose.s to sabdivide two vacant parcels totaling
approximately 9.Ot acres ic�o 21 separate lots. The subject pc�perty is zonec� Single-Family
Residential 5�600 (RS-9600). Each of the proposed lots meets the 1,600 square=foot minimum
lot size requirement of the single family zoning district.
The propc�s�d :�c�io� is ��cted in the follawing doc�ments subffiitted January 17,
�Ol �: �re�iminacy Pl�t Siic Flan (PPI } revisect January 17, 2413; �oundary and
Topog�rapluc Stncvey ($V 1); December 2045; Topograghic Slope Ej�hibit Stopes
Greater than 40'/0 (SV2�, PTovember 4, 201 I; Clearing and Grdding Flan (GRI .0),
January 17, 2013; Site Cross Section (GRI.I), November 4, 201 I; Site Cross Section
(GRt.2}, November 4, 201 I; Site Cross Sectic>n (GR13) November 4, 201 I;
Soundview Drive Ptau and Profile (C2), November Z6, 2012; SW Dash FointRoad
Half Street Frontage Improvements (C2), 3anuary 17, 2013; and Conceptual
Reteution Pated Ilesign Plant a� Prnfile (C3� January I'7, 2013, prepare�d by CES
NW, Lic.(Exhtbit 1).
B. Location — The site is.generatly tocateci along the south side of SW I7ash Point road at
approximately ihe 4400 block. The site also ab�s the westem boundary of the Twin L,akes
subdivision (Exhibit 2, Vicinity Map).
C. Parcel Nos. —1 t 2103-9060 and 1 I2103-9119. The site legal description is on the plat map.
D. Size of Propeny — The seibject site has a�and ae�cea of 392,63Q squar+e feet (9.01 acres).
E. Land (!se and Zoning—
DirecNon
Site
North
South
East
West
Zoning
RS-9.6
RS-I5.0
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 Iakes EIementarY)
'Singte Famity Residential
Vacant
F. Background — The Soundview Manor preliminary plat appiication was submitted on June 7,
20(17 (Exhibit 3). The application was detetmined complete oa April 28, 2008.
II. CONSULTED DEPARTMENTS, AGENCIES, AND P[JBLIC `
The foliowing depattments, agencies, and individuals were advised of this application.
A. Commuuity Development Review Coinmittee (CDRC),' coQSisting of the Federat Way
Community fleuetopme�ctt 9enrices Planning and'Buiiding Divisions; Public Worlcs
En�ginseering and Trafft'c:Divisiai�s; Parks, Recreation, and �iilturdl Resources Department;
Police Department; South King Fire & Rescue; Lakehaven Utility District; and Federal Way
Pubtic Schools. CDRC cotnmeIIts have been incorporated itito this report where a��pticable.
fi_ _ .� �.._ �.
B• All property owners within 300 feet of the site wer+e mailed notices of the complete �reliminary
plat appiication o� May 1, 2008. The city also conducted other pubtic notice on 11�y` t, 2008,. in
�cxordanee wit�i Eitty ccyde �re�qutrements. " ' ' .' >
C. The city received numerous comment letters and a petition with over 5� signatu�es &om
citizens living near the subject site (Exhibit .4). The subject of the petition was the inciasion of a
�"'r �dwaY connecti�g the Soundview Mauor plat tb the existing Twin Lake$ Subdivision
immediatety adjaeent t0 the east. The Soundvi�w Manor preliminary plat was subsequently
redesigmeci to elimimat�. this roadway and it is no longer included in the proposed ptat design_
D• In acxordance with ihe State Environmental Policy Act (SEPA) and FWRC Title 14,
"Envi�►nmcntat Policy;"°all �rap�rty ov�er� and oecup�ts virithin 30d feet of the site, and all
affected ag�ncies, were notified of the prop�ised action �nd the ciry's environmeit�tal decision.
In addition, #he site was p�sted antd notic� pl�ced in fhe new§paper anit on the cify's officiai
notice bc�ar�. , � �
IIL STA?E EiYi�Ilt�Ni�E1�ALvPOLICY ACT
A 'Fbe cit�r �ssued�a�'i�rgrtted E�rarimee,:tarlfl�terrn�rrat�on�df�lforr�ig��dirce �NIDNS, Exhibit
5) for the proposed action on August 3; 2012. This determinatrou was based o� ieview of
infonnation on file, includiag t6e en�ironmental checklist (Extubit b) and staffevatuation of the
envico�tutentai.�hec�ktist for the` 3oundview Nta��iri�satl s�Chiliit G); 'r�uitib� i� the
, conctusit�a that.th��p�posal woutd not resecit ict=prdbable sipriific�ci� `'adveiseY"r�%pa�i'on the
environment provided the applicant complies with t�ie mitigation mea:`se�ces m �lie NIDNS.
� SFR = siaglo-farnily resid�tiai
_ �: � �
Staff Repoit to the Hearing Exami�r
Soundview MaMx P�+etmtinary Plat
Page 2
F'de Ptumber 07-t03 [09-00-UP/ Doc. !D. 62759
B. The city received comment letters on the proposal from four citizens which were responded to by
city staff (Exhibit 7)_
C. No appeals of the environmental deEecmination were submitted to the city_
IV. NATURAL ENVIRONMENT
A. Soils - The applicant pro�vided a Geotechnical Engineering Investigation, May 18, 2006
(Exhibit 8), 6y Earth Consuitants, Inc. and a Geotechnical Engineering Review letter,
November 4, 20 t I(Exhibit S), by Associated Earth Sciences, Inc. Eazth Consultants, Inc_ is no
tonger in business and Associated Earth Sciences, Inc_ reviewed the Geotechnical Engineering
Review and prepared a November 4, 2011, response. In general, they agr�ee with the
recommendations provided in the original geotechnical re�port.
The 197I King Coetnty soils surv�y map Iists the soils type as at tea�t 85 percent Indianola
loamy fine sand (InD). The baiaace of the site is made up of smaller poctions of Ragnad
Indianota (Rcl� soils; Alderwood and Kitsap (AkF) soils; and Alderwood graveUy Sandy Ioam
(AgC) soils. Indianoia series is made up of somewhat excessively drained soils in sandy,
recessional stratifie� glacial drift. Slopes are 0 to 30%. Ragnadl�ttdianola association (Rd� is
characterized as a moderatety steep series, with sloges I S to 25%, and convex to concave.
B. Topography — the site is generally eomprised of a northwest facing slope, which descends
approximately 95 f�t &om the southem to the noi#hern property tine over a horizontal distance
of approximately 600 feet. The slope surface i�as been cut by severat notthwest-trending
drainages. The city's critical areas maps depict the northera portion of the subject site as having
steep slopes and soils that aze considered erosion hazar�ds. The geotechnical repoct confums this
characterization.
C. Vegetation — The site is moderately to heavily vege�ate�d with mediam to large ciiameter
evergreen and deciduous tnees, with an undergrowth of ferns and mixed bius6, except for
the overgrown dirt road in the center of the site.
_�e appficant Proposes to elear and gcade �he middte a�fthe siEe and ieshape the land to _
accommodate roadways, utilities, aud beWding lots. No vegetatian ren�l be retained in this area.
'T�e east and west portions of the sit��will remain undistur�red. The west portion of the site is
compriseci of a designated wettand buffer (Tiact B) aud open space buffer (Tract �. These two
tracts sl� remain in their natural vegetaEed state and totat 60,289 sqw�re feet in size. The east
portion of.ihe site is camprised of two c�pen s�ce tracts (Tracts F"and G) tataling 59,598 square
feet. Tracts F aud G shatl aLso remain in their natural vegetated state. Tract F wilt be improved
with a wood chip trai! and benches to provide for usable on site open space.
This subdivision application is vested to code provisions that regutate "sigYUfic�ant" trees,2 and
which requires that 25% of the number of significant trees be retained or replaced with project
developmen� The significant tree retention plan submitted with the appIication (Exhibit 9)
d�epicts 231 trces on the subject prc�perty �hat meet the definition of a significant tree. Of the
231 significant Erees, 38 are located within futvie right-of-way and utility easemeuts and are
2 A significant tree is definod in the Federa! WESy:Cay Code (FWCC) � a Eree d�at is ue good hesith, not d�tai to ihe
c�ommunity, and at teast I2 inches in diamet� 4.5 feet above the ground, not uictud�ag rod atder, cottnnwood, p�lar, or big-kaf
maPk �
Staff Report to the He�irtg E�caminer p� 3
Soundview Manoc Preliminary Plat File Numba: 07-I03t09-00-t1�/ Doc. �. 62759
exempt &om retention req_uirements. This [eaves 193 �on-exesngt ��c, ���,�.h��h ? minim�
25% or 49 trces must be retained or are otherwise subject to replacemeni. Following
development �f the ceQter poction of the pro}ect site, 57 trees (29.5%) are identified on the
significant tree r�eatioui plan Eo remain undisturbed iri the open space tracts: This number of
trees exceeds retention standards and tree replacement will only be required if fewer thau 25%
af the signiftcant trees are maintained. T`his will be reviewed during engineering plan review.
Site landscaping will be instailed in the form of Type III landscaping in perimeter landscape
Tr�cts C and.:D; enhanc�ment of open space Tract F with wood chip path and benches
connecting au exfsting trdil to the pedes[rian path locafed in Tract H; visuat screening of the
storm �rainage facility in Tract A; and street trees as required by the public works street
standai`ds: Landscape plaas shall be submitted fot review and approval by the Directors of
Community and Economi� Devetopment and Pubtic Works during engineenng plan review.
The proposed usable open space tracts will provide approximatety 36.52% of the site in open
space areas. These open space tracts wil! be owned and maintained by the future homeowners
of the plat and will be further protected fmm development or vegetation removat. .
D. Wetlands — The applicani pmvided a` Wetland arni Ihainage Conridor report prepared by Habitat
Technotogies; Marcfi 7, 2U06"�Eachibit l0). The reporE identified a�stream located west of the
subject property auc� ct�aracterized as an off-site drainage corriabr. This s[rr.am' meets the city's
defwition of a minor stream with a 50-foot buffer and drains to the north through private
prop�rties and into Dumas Bay: Th�re is a� `Type 2't%v�►tistreat� severe ec�osian issue associated
with this � with scouring a�td bank washout observed by the city.
The s�rrt is assocsia�ed urith a wetland (�Vetland A) t�iat is iocated on the parcel immediately
west of theasubj�ct.propert�: This wetland is tess ihan ane tialf aci�e in size based on the city's
t 999 wetIand inventory, and meets the c[assification as a Category II wetland wiih 100-foot
bui�ers_ Wetland buffer inttusions are subject to the provisions of the FWRC; however, no
buffer �atcusions are pFOposed with tfii� project. Ttie applicant has desigctated TracE B as a
wetland buffer trect, and in addition' an �cfjacent desiginated open spac� tract (Tract E) of 40,025
square feet to remain in a naturat state.
The appticant has indicated that iA order to.maintain wetland hydrology to the existing wetland
and drait�age eonidor (str�am), storm drainage n�naff from the back ant� side yardfi' of tots 14 -
21, and a portion of-the roof area, witl be allowed to sheet floa► into the proposed wetIand
buffer .befor�e being c,ollected in the exi.sting wet�aad Open space Traet E wilI be teft as native,
and stormwatc3r fram this tr�ct will cont�nue to flow-to the �bnt�er and we,tiand as it doe,s under
existing c:onditions. No ehanges to:the wetland hydrolc�gy periad wilt be permiu.eil trnder the .
coc�e. .
Y. NE[6HSOR'HQQ�FGE�ARA�I'�ItISTiCS . "
A. �cinit� -,The properEy is situated generally in the west-central portion of the city: The site is
Iocated atong S�N Dasi� Poini Road, at app�ximately the 440U block Ttie subject si'te alnits the
TW+in-Lal�es subdivision to �he e�st The site also abuts Federat �Vay Schoot Dist�ict property
(Twin L.atces Etementary) to tite south.
B. ��ic Parks �'he:site.is�in close pro�mity to De�mas Bay Park to the eas[ aad � Poiut state
� - � �� �.�.
park to�the west. Botli are acces.� from SW Dash Point R�d, tivtiich fronts the su6ject P��riY-
Staffltepoct to the Hearing Examiner - . . 1
Soundview Manor PreiirainarY P� Fitc Numba: 0'7-iU3t09-00-UP/ Doc. m.
VI. GEIYERAL DES[GN
A. Lot Size — The proposed Soundview Manor tots range in size &om 9,603 square feet to 15,327
square feet for single-family use. Alt proposed lots meet the minimum 9,600 square-foot lot
size for single-family residential use required in the RS 9.6 zoning district (FWRC I9-200_010).
B. Lot Layout — Most of the proposed lots are of rectangular shape. Preliminary building setback
lines (BSBL) are degicted on the pr�eliminary plat map and each lot contains an adequate
building area.
C. Open Space — To provide adequate recreational and landscaped open space amenities
commensurate with new residential development, FWRC Title 18, "Subdivisions," requires
dcdication of a minimum of 15% of gross land area for on-site open space, or a f�-in lieu
payment_
The subject property is 9.0 t acres, or 392,630 square feet in size. Fifteen percent of the gross
land area is 58,895 square fee� As proposed on the preliminary plat map (Exhibit 1, Sheet
PPl), the following open space is provided:
Open Space Percent of Gross Land Projeet Speeific Proposed Tract(s) and Square
Ca o Area er FWRC S �care Feef R uired Foota e S
Usable 10`�o minimum 39,263 SF mnumum 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 s�nds of tnes) —
70,710 SF 18.0!%
Buffer Z% maximum 7,853 SF inaximum Tracts C and D-19,571 SF
4.98%. �' �
As currently shawn on the preliminary piat site plau, the applicant greatly excceds the
minimum on-site open space rec}uirements of the FWRC. Total open sp�ce provided as shown
in the preliminary plat site plan is approximately 143,395 squaze feeE, or 3652 %. 4f ttus totaI,
I 3I,677 square €eet (33.53% of gross Iand azea) is creditable toward required on site open
spac�. Creditable ope�t space is calculated as foIlows: 13.52% usable + 18.01 % coaservation +
_ __�'lfo_ _ . . _ _ . _..__--- - __--- _ _ _
�m�x�mum�allowabie)liuffer -= 3353°ro. _..._......_. _____ - -
---
D. Subdivision Access and Roadway System — Access to the site wili be via SW Dash Point Road
adjacent ta the north side of the site, from a new accecs road, "Soundview. Driv�," located at the
approximate mid-point along the SW Dash Point Road frontage. Section VII of this report
provides a detailed description of the prnposed roadway system and improvements.
Peatestrian System — Sidewallcs will be'provided along ail.streex &ontages. Specificatly, interior
futt street improvements include five foot wide sidewalks on both sides of,all streets, and eight-
fooi sidewatics on the project frontage along SW Dash Point Road
rn accordance with FWRC I8.55.010(4), which requires btock perimeters no lcx►ger than 1,320
feet for non-motorized trips and 2,64(} feet for stteets, aQ east/wsst street connection would be
required across the subject property. The city gcanted a right-of-way modification to eliminate a
vehicular eannection to SW 314'� Street. As a SEPA condition, the subdivisian is requi�ed to
inctude one, I2-faot wide pedestrian and bicycte access tract incorporating an &foot wide
paved pec�estrian path ttiat connects the proposed intemal road to t6e sidewallc ou the southern
side of SW 3 t 4�` Street, tocated within the Twin Lakes Subdivision.
S�'Report w the Hearirtg Examiner P 5
�
Soundviea► M8no1' Preliminery Ptat Fite Nemba: U7-1o3109-00-UP/ Doc. � 62�59
F
Landscape BuJjers — In accordance with FWRC 18.60.030, a minimum ten-foot wide Type III
landscape strip sball be.provided along a11 artereai streets.to shietd n�w residences from arterial
streets. SW Tl.ask Point Raad is an-arteria� street;-therefare, tandsca}� bui�ering: along this street
is requir�d. The pceiimivary plat map provides landscape buffers in Tracts C and D, 10-feet in
width, abutting SW Dash Point ILoad.
G. Clearing and Grad�g - . . . .
�..Preliminary grading plans depict cleazing the center of the site for'infiastrucUu�e
installation, including drainage facilities and easements &om individual building lots; a public
street; a-privatepedestri�n eorridor to the east; and utilities'co�ridocs, teaving dndist�ubed the
edges of the site as a vegetative buffer. In conjunction witlt° tiie cuE~and fiti, the applicant
proposes to gra�ie the building pads in a stepped iashion, which will requiie retaining walis,
rockeries, or other slope transitions between builcling lots_ The resulting tii�itilable area of each
tot must remain suitable for residential yard purposes and the resulting homes shall meer height
requinements of FWRC '19.05:080, "Height,?'} and twt t�uere oversi2ed basements or be built
on stilts:
Erosion eould oeeur as a result of clearing, construction, or use at ttus project site; staffeoncurs
witfi tlus,statennenf. Theapplicant wi� be r�quired to'subtnit a'f"emporaa�y Etosidn and
Sedi�nen�atiau �ontr�rl (T�SG) F�aa:tfiiat is consisient with pdovisions of"tHe 2009 King County
Sur°faee:�ater Design Mr�rnuat (KCSWDM} and tlie FW`RC in order to prevent ap�d/�or miTM�mi�P
erosioA. impacts during ttte construction phase of the project_ However, due to stcep slo�es;
eros�v�'sails; proximity to the stream and wettand; �o�iised onsite in6ltration; and a
cl+�cut�i�nted downstream erosion pr`ob�em, �rosion control measures outlined in the 2009
KCSWi?1GY wr�I-be enforced �a the fu11e�E extent �b�e anc� additional wet s�ason restrictions
wcll apptj}► as Qutlined in the SEPA report.
VII. �TRANS,POK fATl4N � � � �
A. Street Impt�ore�ents — P�r FWRC �i 9.135.440, ,t�.e. �li�ant is requir�d�to provid� ,
impro�ements-to SW Dash;Foi�t�Roaci.� a�ca�d�tc� v�ittt th�adog�:st�et sec��on type "M"
�from the F'edera! {�Vay Comprehensive PJan (FWCP� A As �biav�+u,ot�. the.c�vil sheets, the
applicant will provide an extension of the asphalt roadway with vertical curb and gutEer, siu-
foot ptant�r stri�s with street trees, eight-fuqt sidewallc,,and �treetiigt;ts. An I 1-faot rig�t-of-
� . , < _ �.
way dedication will be n�essary to m�et �he ado�Eed ��reet=secti�t st�tdarcl. �ichgdediption is
. ,.� �z�.. .
autho dri��d,tiy FVi�RC 19�I�35.�4 and shall �ie t�uAk�. P��t to Certif�cate o��upancy.
W ithin fhe piat, the proposed new road, "Soundview Drive," shatl be unpmved to Local Str�ee�
Section, cocresgondimg to a cit,y standand roac�way �Cti� "�V{" TT�e.c�quu�ed �
unpro�en�.s incIude 28 feet o�:pa�r��nt with- ��c�,L c�;,ac�d� gutter, -fc�c�c ,�c,�►t �lanter strips
wi�Ii`"sfreet trees, hv�-fioc�tfs�deWral�, and �6ree-foQt-utiiity.st�ips �t�h s�lig�►tsy:vrithin a 52-
foot wide dedicated righf-of-way. �
1"Ai�erage �r7ding eievrrtioa (dBE)" cnearis �e average of the hi$hest and lowest ea�stin�,or pcoposed,devatiais, whiche�ver
is iowest, t�ken at`tlie b�e`of tha ait�rio� vratls of ehe structure, oi it means 6�feet above the lowest of the existing or pmposod
etavatiocts; whiche�+er is lowest. ASE is the'elevacion fro� whiclr"building heigitt is �'� � ,.
Hei�►h� gfstr,uc�ure" means the verticaE distance measucec! from-the average bW"ldia�g eic�rationraround the 6uiltCiog segment
to ttie 6�gliesc poimt of a tiat roof a to thrwdecic iine of a mau�aard �aa� or to �m3�-pou�t*b�tweeEt. eave an� ridge of the highest
�xinc�pa�` coof af a gable;`hip gambret, or similar slopad roo� For siitglerfamily resi�e[�qa�;� where� t�e tot�! acea of
�s �oeeJds 35 percent of dietota( aiea ofdie undalying sloped roo� heigi►t W+it� be measu�+ai1 to tlie ridge af the frighest
P��� ��e-
Staff Iteport ta the Nearing Examine� E�a'ge 6
Soundview Mana' Preteminacy P[at �te Numbci::d7-t03t09�40-1lP/ Doc. ID b2759
t.e,rvtvE
G
tnca�iill
All streets shall be designed and constructed by the applicant per FWRC requirements. In
accordance with FWRC standards, ail 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 streets, pursuant to FWRC 1&.60.100.
B. To facilitate meeting the pecimeter block standards of FWRC Chapter 18.SSA70, and meet the
code standazd regarding provision of access for established trails, a gaved pedestri�n
connection from the new roadway "Soundview Drive" to SW 314�` Street will be provided by
the appticant. The pedestrian corridor shall consist of an eight,foot wide paved path with two-
foot-wide gravel shoutders on the sides; shall be located within a tra�ct per the Januazy I'7, 20t2,
modification letter (Exhibit 14); and shall be maintained hy the homeowners association.
Pedestrian scale lighting shall be provided along the path if both ends are not intervisible and
must meet all applicable ADA requirements_
C. Access — Access to the site will be via SW Dash Point Road adjacent to tl�e south side of the
site &om a new access paint on SW Dash Point Road: This access meets the state lughway
acEess management of 250 feet spacing requirement and. FWRC 19.135.280. The applicant's
traffic engineer performed Sight Distance Analysis and Turn Lane Warrant Anal}+sis at Ehe
proposed access point to ensure safe and efficient traffic operation (TTA prepared by Heath &
Associates, November 4, 2011).
D. Concurrency — As a component of the preliminary plat approval application, the applicant was
reqnired to undergo traffic concurrency anaiysis pursuaztt to the state Growth Management Act;
goals and policies of the Federal Way Comprehensive Plan; and FWRC Chapter 19.90
Transportation Concurrency Management. Tlie city's Traffic Division nwiewed the
concurrency application and determined all intersectioas impacted by one or more weekday
evening peaic hour trips would meet the city's Level of Service standards with progrdmmed
improvements. A Capacity Reserve Certificate was issued by the City Traffic Eugineer
November 17, 2011, and vested 26 PM hour trips to this projecG
E. Tra,Q`'ic lmpact Fee — The applicant wiU be subject to the city's ttansportatioa imp�et fee
.
_. _ _(FWRe-Chapter 19:92). The f� wilt be caiculated based on �fie fee cafe in effect at�he time of
plat recording. The fee shall be paid at plat recording. The impact fee may be deferred, but shall
be paid no later than the elosing of sale of each individual house..Covenants pre� by the
city to enforce payment of the deferred fees shall be recorded at thc appIicant's expense on each
lot at the time of ptat recording for residential land divisions and prior to buihding permit
issuance for un-piatted single-family residential lots. The fee shatl be catculaEed based on the
impact fee schedute in effect on the date of payment o€ the impact fee.
VIII. PUBLIC SERVICES
A. Schools — The appticant grepared a school access narrative that was reviewed by the Federai
Way School District The site is Iocated in ihe se�viee areas for Twin Lakes Elemeatary, L,alcota
Middle School, and Decatur High Schooi. Twin Lakes Elemeatary students witl use the
pedestrian corredor to SW 3I4�' Street and wa}k along intemal rr�aadways in the Twin Lake
subdivision to the elementary school, as outlined in the school access analysis, which meets the
minimum Iequirements for a safe walking path to the school.
Staff Report to the Hearing Examiner P e 7
So�mdview Manor Pretimi �
�Y ��t File Number: 07-103104-00-UP/ Doc.1d. 62759
Lakota Middle Schooi and Decatur I-�igh School students would be transported via school bus_
The bus stop location is on Dash Point Road, and the schoot district is concerned that this road
crossing locatiou is not atways safe. It is noted tbat bus stops are suhject to cfiange as student
needs increase and roads are developed. S'tdewallrs wilt t�e ezferided °along Dasb Point Road
along the project &ontage. The school district is requiring that lighting bighlight this sidewallc
area for students waiking to the intersection of44�'Avenue`SW where they will be required to
cross the road to meet the bus. Since the�re is no si�wallc on the north,side of Dash Point Road,
students will be insuu�ted to wait on the south side on the new well-lit�sidewalk section and
then cross Dash Point Rcrad when the bus fias stopped.
The coitection of schaol impaet fees witi mitigate impacts fo school service delivery. The
school mitigation f� is collected at building permit issuauce fo`r a iesidence.,'The Fedeiat Way
City Council adjusts the impact fee annually, and the a�plicabie fee wou�d be determined at the
time a complete individual single-family bnilding peimit is submitted to the city.
B. Public Parkr — The Soundview Manor site is in close proximity to Dash Point State Parlc to the
� west and Dumas Bay Park to the easf, which are both accessed from SW Dash Point Road.
These pubtic parks provide recreational opportunities for r�sidents in the ai�ea.
C. Fire Prateetion The Fire Department re+quires that a fire ttydrant be toeaited wittun 350 feet of
each �lot� The e3cact number and tocation of fire hydrants will [ie reviewed and aPProved bY the
Fire Departmen� .
II�L. UTt�.ITIES � � � � �
A. ,�wvage Disposal— Thc applicant proposes to serve l�he 1�Po� P� bY a P,!�tic sewer system
managed by LakehavenaLTEility"Di`strict. "Fhe�MarcN I, 2U0"i, Certi�ate.of�ewerA�vailability
(Exhibit � I 2) utdicates the cYistrict's capacity ta serve the pri�pbsed deve�opment through a
De�te[oper Extension Agr�ement (DEA) between the appti�cant and the district.
B. Water Supply — The applicaat proposes to serve the subdivision with, a public water supply and
distribution systc�n managed tiy tlie Taconxa Water A�auauryLL26, 2007, Certe,�cate of A�ater
Availability (E�ehibit 13) u�iticates Tac�ma Water's c�pacity fo serve,the Pmposed develogment
C. Drainage Facilitees — Develop�nent of the site will create additional ruiioff &otn nea,
.i�mpervi�us surfac�.s such as streets, dnveways, and maftdps• f,�citities are
. St�t'�t'drauoiage
�
d�s��uuea ��or�nc� wicc� �+� 2oog r�cswnrit � t�e �iry's aditendtem �o �ie manual. The
aPALc�nt's January 7, 20T3, prelim`wary' stormw�ter Teehn�cal I�'ormation'I�epOrt (T'IR)
(Exhibit 8) by ��_S:, NW, Inc was reviewed by the city's Public �orks Departaierit for the
purpc>ses of pretiminazy plat review.
Conservatian Fiow Contro[ and Enbanced Basic Water Quatity treatment� are requiied for Ehe �
P�i� P�' t� 2009 KCSWDM and the City of Federat Way Addendum to the maauai.
The site ties wi�hin ttre Low� Puget 3ound Drainage Basia lt stop�s downward in a
northwesterZy directi4�c toward a minarstream and Ca�Eegor'y 2 wetlaiiil t`f�E���� ��•�,•g;
intQ Puget Sound: A dovu�ns� erosion probiein wit�i tl�e ininoc °`sfi�un has baen �dentified;
hq�w�ver� the.project �ri!! �provide detenEion to Co��ion' F1��v�Couou�hto� S"tanciacds (aka I.evel
2), which is designed to pre°veYtt devetbpment-inetucti�incr`e�ses �'`'� "°;°" erosion �ra#es_
S��eport to the Hearing Examina � � � � � - � P� $ � �
ew. Manor Preliminary PIat �de Nmn6er. 07 t�3i09-OQ-UP/ Doc_ [D 62T99
Based•on a geoteclmical study and preliminary infiltration testing done by Earih Consultants,
Inc. in 2006, the applicant is proposing an infittration pond that will meet Conservation Flow
Control requitements_ The pond witl be over-sized to compensate for runoff from the project's
Dash Point Road improvements, wirich cannot be detained onsite due to slope constraints. Prior
to infiltration, the applicant proposes to install a Stormfilter� treatment system to provide water
quality treatment for the site. A separate Stormfilter� system is piuposed for Dash Point Road
frontage improvements. In addition, storm drdinage from the yards of lots 142I will sheet IIow
into the proposed wetland buffer, heiping to maintain the wettand hydrology of the existing
dcainage corridor.
The preliminary design proposes to coilect. and convey stormwater through a series of pipes and
catch basins into the water quality treatment facilities located near the plat entrance road at
Dash Point Road
In order to mitigate potential erosion impacts to downstream drainage systems and to the
proposed iufillration pond, the applicant shat! provide on-site Temporary Erosion and Sedimeut
Control measures per the c�aquir�ements of the 20(19 KCSWDM and the City of Federal Way
Addendum ta the manuat. The city wiit fiuther limit ctearing and grading acdvities for overail
site work and for individual tots during the wet season (Octolier I to Apri130) p� the SEPA
mitigation measures.
The proposed drainage faeilities as preliminarily designed are adequate to secve t6e proposed
developmen� Final review and appi,oval of the storm drainage facilities wilt occur in
conjunction with fWl drainage review.
X. ANALYSIS OF DECISIONAL eRITERIA
'The FWRC establishes review procedures and decisional criteria for decideng uQon various types of
land use apglications. Pursuant to FWRC Title 18, "Subdivisions," section I8.35.Ot0, preliminary
ptat appiications are submitted to th� Hearing Exanuner for a public hearing. The preliminary piat
apptication and the recommendation of the Hearing Examiner are submiued to the City Council for
_ _ apWnval or d�saPpFOw�- __ _ _ __ _ _ _ _ _
Hearing Examiner Preli»:inary Plat Decisio�ral Criteria — Fursuant to FWRC 18.35: i 70(3), the
Hearing Examiner may recommend a�roval of the proposed pretiminary plat only if the following
decisional criteria are me� I�cisional criteria and staff responses aac+ce pr�vid�ed below.
I. The project is consistent with the comprehensive plan.
StafJCom�nent.• The apptic�ation is subject to the adopted 2007 Federal Way Comprehensive
Plan (FWCP), which designates the property as single family — fiigh density. The proposed
single-family tand use on t6e subject property is consistent with the unclerlying comprehensive
plan designation and is a per�nitted use.
2. The project is consistent wiEh all applicable provisions of the cl�ter, including those adopted
by reference from the comprehensive plan.
Staff Comment: The pre[imi�ary plat appiication es required to comply with the pravisions of
the FWRC Title 14, "Environmentat Policy," Tifle 18, "Subdtvisions," Title 19, "Zoning and
Deveiopment Code," and a!I other appticable codes aud regulations. Future devel�ment of the
Staff Report to dee Hearing Examiner Page 9
Soundview Manor Pcetiminary Plat Fnte Numba: 07-t03109-00-UP/ Doc. ID_ 6n59
residential subdivision will be req_uired to comnly with all applicable c��v�lor���nt codes an�
regulations. As proposed, and.with conditions as recommended by staff, Ehe pretiminary plat
� will comply with,atl prvvi�ians of the. title. �
` 3. The project is consistent with the public health, safety, aud weifare.
Sta�%'Comment: The proposed preliininary plat would permit develapment of the site consist�ent
with the curre�t Single Family High>Density land use classificatioa of the FWCP and map.
Proposed access and fire hydrant locations must meet all requirements of #he 9outh King Fire
and Rescue. Future development of the piat and associated improvements inclu+ding street
improvements, and other in&astructure improvements in accor+dattce<with applicable codes and
re Iations will ensiu�e rotection of-the ublic health, saf
� _ P P : etY, and welfare.
4. It is consistent with the criteria listed in FWRC 18.OS.020. ;
Sta�Comment: .The proposed prelimit�ar� ptat would: promote �he pe�poses identified in FVf�RC
18,OS.02Q anci` the stanc�acds and regul,ations therein, as identified in the`staff rept�d, incLudinS
eff'ective use of land, protn,otion qf safeand coc�venient travet�on sfreets, actdiprovision for the
housing•nee�s,of th� caa�unitY- � P�P�s�; and�with conditions.as recoattmended by city
staff, the pre�iminary plat applicatiou complies wittt alI provisio�s of the chapter.
5. It is:cc�nsiste�t with the deveiogme�t standards list�d in FWRC 18.55, and FWRC 18.60.030
thFOUgh,I8.64.;1�U. . � . � �
StafJ'Comment: Development of this site is required to compIy with the provisions of FWRC
Title 14 "Environmental Policy," Title 18 "Subdivisions," Titie 19 "Zoniiig and Development
Code," and ali other applicable local and state development coiies and regulations: �rs .
proposed, the plat is consistent with the FWRC requirements provided the recommenc�ed
conditions of agpmval ace adopte:d.
XI. STATE�Y[El�l'1' 0� FAGTS AAFD CONCI:USIONS , _
Basod on an analysis of the proposed action, environmental reco�rl, and related decisional crite.��ia,
the Department of Cammunity Develt�pment Services finds tha�
1. The:pr,r�+�sed action 7s to subdivit� Ei�io va�ant � t ` `'
p'arce otaGng approzunateiy 5�.1 acres �nto 21
separate lots.
2. Piusuant to the city's May I, 2008, Notice of Complete Application, the plat is. subject to codes
and policies iii pla�e on May -1.; 20f3&; �nctucliug ihe 2007 F'e��rat Wiry C`ampr�her"tsive Plan
� • w ; ..
4 �
_ ��P). _ � : � . � � � _ � � � � � � � � �
3. The sub,�ect property is designated Single Famii�rI�igh Uerisity in the FWCp.
4. The:�!o parc,�ls aomp�isi�g the site are �on�ci R39 6 The proposed i�esiden�isl =su�icIivision and
density is consistent witb applicable zoning and siibdivision i�egutations.` .�� ,
5 . .;An��rivi!���ntit��litig�a�er�t�`e��r»r�na�%ri df� . " ;`�'ic�t M�� �``` ��cx' this
a arsstgn nc�"� a� "vw�.` �
;Froprose�= a�tiCin on�g�t��,° 2(}�2. �[ie cify i�eceiv� f�o�°ap�3eats Qf"the'SEPA detenui�inatioq
� �, ��s: .�= k�� , . � >__:_ . , . -;r,��. � �
. �. � , > _
StaffRc�port�to�theE[eazing Euaminer � . _.. _. ; ,, - �8
Sovriitview Manor Prelim.in,ary Plat �k Nwobeii 69-t03t09�1i0-111'/ Doc. �D 62"!59
aQd the SEPA appeal period expired on August 3 t, 2012. The fmdings and conditions of the
SEPA determination are incoiporated by reference and are attached as Exhibit 5 to this staff
��-
6• As proposed, each lot contains an adequate size and shape building envelope to contain a future
single-family residence.
7. To provide adequate recrcationa! opportunities commensurate with new residential
development, FWRC� Titte 18, "Subdivisions," requires c�dication of a minimum of 15% of
gross tand area for on site for open sp�ce, or a fee-in lieu payment. Pursuant to FWRC
I 8.55.060, the appticant has proposed a combination of t 43,395 square feet of conservation
open spaee 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
1352`�e usabte open space, greater t%an r�o buffer ape�n space, and approximately 18.OI % in
conservation c�pen space in order to meet the code requirement
8. T6e applicant provided a May 18, 2006, Geotechnical Engineecing Investigation by Earth
Consultants (Exhibit 8, reviewed by Associated Earth Sciences, �nc. on November 4, 2011).
The geotechnicat report provides infiltration testing and engineering analysis of slopes and soils
for design of the roads, watls, lots, and stormwater management facilities. The geotechnical
engineering reports are sufficient for the purposes of preliminary plat review: The applicant
shatl design and constnect the pro�ect in accordance with all recommendations from the
geotechnical engineer.
9. The preli�inarY grading Plan identiFes retaining walls on and between severat of the P�P�
lots. Retaining walis are aiso proposed on the south side of the stormwater facility in Tract A
The retaining walls within Tract A should be designed and constructed in a manner to minimize
Potentrat aesthetic impact along SW Dash Point Road. In order to minimize the ivaintenance for
the stormwater treatment facitity, the retaining walls proposed on the south sick of Tract A shat!
be locatec� in a private tract.
10. The subject property is wooded with prirnarily second growth forest. SigQificant t�+ee �tion
and/or replacement shatl be pmvided in accordance with Federal Way City Code (FWC�
Sections 2fi=t79 and 22-1568. _ _ _
The Tree R�tentic�n Plaq by CES Iuc, icientifies a total of 231 significant trees on the sit�,193
of wlYich are subject to tree retention requi�eme�. q t�ai o�' S7 tr�ees or 29S% of the total
s�bject to retention will be retained However, Sheet GRI'.0 (Extubit I) indicates cleazing and
gradinS Iimits extending well into Tr�tcts F, G, and H, wluch are indicated on the Significant
Tree Re4ention Plan as areas where significant trees are indicated for r�ention on Sheet T 1
(Exlubit 9). The applicant shall provide plaas for protection of trees to be netained during plat
and home construction. These plans shall be reviewed and approved by the Community and
Economic Development Direetor during engineering plan review.
11. Prior to issuance of construction permits, a final tandscape ptan Prepared bY a licensed
landscape arehitect shatl be suhmiited to the city for approval in accordance with FWRC
cequirements. The landscape impmvements shail be completed prior to final plat approval,
untess a financiai guarantee is approved by the city for comptetion of the landscape
�P�����s- �'he final tandscape plan shalt inctude, at a minimum, the following elements:
Staff Repoct to t6e Hearing Euaminer Pa�ge t i .
Soeutdview Manor Prditoinary Ptat File Numbp: Q7-t03I09-00-UP/ poc. ip 627y9
a. Arteaial buffer landseaping in TracEs G and D�ter FWRG 18.60_030: In order to insure the
Iong-term viatiility 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 chip trail, benahe� and'tandscaping to ctearly define
the pedestrian pathway activating this open space tract as ttsablc open space.
c. Street trees in right-of:way landscape plauter strips perPubliG Wo�lcs Department standard.�.
d Tract A s6all;be plamted with landscap�ing. inctuding tre�, shrubs, and gceundcover, to
provide a visual separ�ttion,between the puGlic right-of-way, resid�tiai lots, and the
pc+oposed stormwater faciiity. This landscaping shall be located within a separate tract and
be'owned and maintai�red by the homeowners' associaEion. If eyclone feaai►ig is used
' arouud the storm drainage pond, the fencing shall be vinyt-c�ated .black br green.
e. Significant tree replacement in accordance with FWCC Sections 20-179 and 22-1568
requirements.
12. Development,of the site wil! c�eate addikionai runoff from new impervious sur�aces such as
streets, driyevvays, Yard�, arn� roo�to�rs.. Storm drainage. faciIities are being d�signed in
accordance with the 20Q9 KCSW,I?M and� the city',s addendum�to .the ma�nual: T�e applicanYs
prelir�iin�ry storm drainage.TIIt,t�Y�C�S NW, inc., as �+evisedJanuary 24i3, w�reviewed anct
preliminaiily accepted by the city's Public Works Deparlment
a. The profect is �ec}ui�+d to,p�ovide �anservatic�r� �1Qw Co�tr�nl a�d E�a�d Basic Water
Qua1i`ty'Tr!�eut as out�in�d in the 2009 KSGWDM: The.proposed flnw �atrol and water
qualitY �acili�ies are, �d,equat� tc} serve,th�:Pra'Po�ed d,e�reLc�pmenk �iaai �review and approval
of the s�oim d�aintage.faciliEies �+ill occur in.con;junekion with;full drai�ta�t�itevi�r.
b. In order to mitigate potential erosion impacts to dov�+n.stream drainage systems and the
proposed infiltration pond, the applicant shall provide on site Temporary Erosion and
Sedimentatian Co�np�ol measures per the c equirements of the 2009 KCS'iND11� aod the
conditians provided in fhe SE�A determi�natia� _ ,. ,
I 3. Based on a rcvieav of the a�licant's traffic impact analysis, and preiiminary plat ap�lication as
proposed, the Public Works Director and Tt�ffic Engineer have reviea�ed tite p�ject an,d
cancI�d t6at.Eti� pmpos�t comPi�c.s with the citY �, Po��� ���� P�g �
site ai;cesst �st�aet ;1�Yout, and c�esign. In addi�io�n, �outh Ktag F�ire and Res�ue I�s r+eviewed and
accep#ed t�e prelimi�ary street ,ptans as propo�cl:
�tt�rnal�street within ihe glat a��designated is;lo.c�! streets 6� the FWCP; and �vill be
.
canstructed wtth fuil str�t upp�ovements.�s, re�ui�+ed;by t� FWl�C.�SW Dash�F'�t Road is
desi`��gna�ei[�as a princ�pa%�acterial and wi�l be�ra�ved to 1ia!€�street improv�ea�o �s measu�+ed
from street centerline_ AU st�eefs shall be designed and constructed by the applicant per FWRC
requirements. In accordance with FWRC stand�trcls, all street i�nprovements� musE be dedicated
�s city right=of-way and imgrovec� to full street stans}aFds, unless ottn�wise npit�d:
��` �� .� � �
� � , _ � � _ , ,
p�a���� � Pr�� �� �PP�Ie ci�y ��staudards for_pede�iaa:tracts;='�t�ciuding an
ei�°-foq� wic�tb �av� �ith v�±itt���!afoot�wid� �x►�rel �oulder�on iioth�itl�s of�� wa�kway.
' Asat�o�`eii, �is hact must be mainEaine� by the homeowners association.
__ , .:_
Stati R�t to d�e Hearing E�camin�r , .. . � . ! ` ` ' P`� `i2
Sa,ndview Manor P�diminary Pta� F;t� x�:�o�-ia3ta�o-En+r�oc. ��s9
14. New sidewalks and pedesttian facility improvements in conjunction with existing walking areas
witl provide a safe pedestrian route of travei for school children who wallc from the Soundview
Manor plat to Shecwood Forest Elementary School and Saghalie Junior High. School chiidren
would be provided bus transportation from Soundview Manor to Decahu High School.
15. The appticant will be subject to the city's transportation impact fee (FWRC C6apter I9.194).
The fee will be calculated based on the fee rate in effect at the time of plat recording. The fee
shail be paid at plat recording.
16. Water and sewer facilities are availabte fram Tacoma Water and�Lakehaven Utility District and
are adequate to serve the proposed developmenG It is the apglicanYs responsibiGty to secure all
necessary water and sewer services &om the utility pravider.
17. The proposed Pc+eliminary Plat is permitted by FWRC �tle L 8, "Subdivisions," and Title 19,
"Zoning and Development Code."
I 8. The pr�posed subdivision and alt attachments have been reviewed for compiiance with the
FWCP; FWRC Title 14, "Environmentat Poticy," Title 18, "Subdivisions," Title t9, "Zoning
and Development Code," and all other applicable codes and regulaiions. As proposed, and
recommended by staff, the preliminary plat is consistent with the FWCP and aIl a�pGcabte
codes and regulations.
t9. Prior to finat plat approvat and recording, all required and approved impmvements wiil be
constructed, or the improvements appropriately bonded, per city code c�qniremez�ts.
I�I. RECOMMENDATION
Based on c�eview of this application, environmentat record, and pertinent deeisional criteria, the
Cammunity aud Economic Development Department recommends approval of the pretiminaiy plat
subject to the following conditions:
_ 1. _-- Prior-to-PrQCeediug with plat infiashuctfue construction, the applieanE sh$ll provid�e a revisod
landscape plan that includes the following landscaping to be apprnved by the city:
a- Artetial buffer landscaping shall be requic+ed ia Tracts C and D per FWRC 18.60.030. In
order to insure the Iong-term viabiiity and maintenance of the laadscape � m Tt�cts C
and D, urigation of these tandscape areas is requic+ed.
h. Stormwater detention faaility buffe�r laadscaping shall be required in Tr�ct A, includiag
trees, shrubs, and groundcover, to prnvide a visual se�ration bexween the public right-of-
way and the pr� stocmwater facilities_ This landscaping shalt be plac�ed in a sep�rate
tract that shail be owned and maintained by the homeowners' associatioa ffcyclar�
feacing is used around the storm drainage Ponds, the fencing shall be coated biack or green.
c. Stre� trees in right-0f-way landscape planter strips per Public Works Department standards.
d Indication of inethods to protect significant trees identified for retention in Tra�cts B, E, F,
and G during plat aad home consauction in ac�rdance with FWCC Sectiou 22-1568
requirements
Staff Repo�t to the Hearing Examiner Pag�e i3
Soundview Manor P[�diminacy P[at �te Nusoba: 07-103109-00-CtP/ Doe. !D 62T59
2. Prior to final plat approvai, a(1 glat Iandscaping impravements shatl be completed, inspected,
and approved by. the Community and Economic Development 'Department, untess a finaneial
gaarantee is approved by the eity for completiod of the Iandscape improvements.
3. Design and construction of the project shall comgly with all requirements and recommendations
of the project geotechnical,engineer.
4. Prior to finat plat approval, the final plat drawing s6all de�icate alI eommon open space in
designated wetland buffer and open space tracts to be owned in commoa and maintained by
PmPertY owners af the proposed subdivisibq and shall prohibii removal or disturbance of
vegetation and landseaping within the tracts, exaept as necessary for maintenance or
replacement of existing'plantings and` as approved by the city. A note shall be inciuded on the
final plat map that the ope�n space tract shall not be further subdivided; may not be developed
with any buildings orother shuctures excaept as may'tie approved by the city for recreational
pucposes only for the benefit of the homeownezs; and may not be used for financial gain.
S. Prior to finat plat approval, open rail feneing and appropriate sigvage shall be installect to
denote the bc>undary of the designated wetlaud buffer area: Tract B and open s�ce Tcact E.
6. Preor to finat plat approval, the applicant shaltpravide a paved trail cannect'uig Soundview
Drive to the sidewalk on the south side of SW 314"' Street. The 8-foot wi�e paved trail with 2-
foot graveI shoulders on each side shait be in a dedicated tract to be owned and �ai�,taiuect by
the futu�e'homeowners association. The plan for the �r"ail connec�ion shall be reviewed and
appraved`bythe Public Woi�s Depaitmeiit in conjunction wit6 eugineering p(an review.
7. On the finai plat map, Tracts A, C, D, and H shall be revised to provi� details,a��au�,r;�ro�aosed
retaining wa11s vs►ithin the these tracts. The retaining walls, if included in the plat consttuction,
shall be owned and maintained by the future homeowners' association. Due to the pmximity to
' SW Dash Point Road and`the potentiat �sttietic impact from large untreated. wa�s, retaining
walls visible from SW Dash Poiut Road shall include; but are noi Iimited to, the following
design features: hocizontat and vertical undulation, terracing with a minimum width of six f+e�
betvvcen terraces to altow a safe area for maintenance; landscape screening; and wall texturing.
8. ff included in the final engineering design, details foc retaining�watls aud r`ockeries on
individual lots shall be provided. Retainiag walls shail be harmonious wif.� th� resideniial use
of the site and shall promote residentia! design themes tbrough`such means as tenacing,
orientati�q �at�tu�a! materiai selection; use of vegetation �ing, and texhuat treatment to be
d�esigned by the applicaut and appruvedµby tlie Community'and Economic Developm�t
Depa�tmen�
Lrs•r o� Ea�rrs
1. ]anuary 17, 2013, Preliminary Plat Site Ptan (PP1); Boundary and Topograp6ic Survey (SVl);
Tapog�raphic Slope `Fxfiibit Slopes Greater that 40% (SY2); Partia! tafa�is:g Pla� (�RI .0�; Site
Cross Sechont(�Rl.l�; Site Cross Section (GR1.2j; Site,Crass Section,(GR13}=,1Soundview
Drive Plan ari� P;o e Cl S�W Uash Poini Roaci Hatf S
. : , , �� �. s ), , . . : G , ; . . t , , treet,Fcomtage Improyements (C2); aad
`Con�f'It�etecii�on Pond I)esign F'tan anciYPrc�file (C3); prepac+ed by CES N�,.Inc_
2. Soundview Manor Vicinity Map
Staff Report w t6e H _--
earing Examiner Fp� 14
Soundview Manor Frdiminary Piat F'de Numbar. b?-f03ta9-00-UP/ Doc. ID. 62759
3. Master Land Use Application for Soundview Manor Preliminary Plat
4. Commeut Letters and Petitioa From Citizens in Respoase to the Notice of Application
5. August 3, 2012, SEPA MDNS
6. SEPA Checklist for Soundview Manor, Revised November I 1, 2012, with Staff Evaluation
7. Citizen Comm.ent L.etters on the NIDNS
8. Preliminary Storm Drainage Report for Soundview Manor prepared by CES NW, Inc., Revised
.tune 2010, November 2011, and January 20I3
9. November 6, 20t2, Significant Tree Retention Plan (T-i), prepared by CES NW, Inc.
I0. Manch 7, 2006, Wettand aad Draenage Corridor Evatuation and Delineation Report-Sounview
Manor Residentiat Community prepared by Habitat Technologies
11. November 201 I, Soundview Manor Plat Tra�c Impact Analysis by Heatti and Associates, Inc.
12. Maz+ch !, 2007, Certificate ofSewer Availability by Lakehaven Utility District
I 3. Janatuy 26, 2007, Certificate of T�ater Avai[ability by Tacoma Water
14. 3anuary I 7, 2012, Letter From Public Works Deputy Director, Ken Miller to Craig Deaver, CES
NW Inc.
Note: Copies of exhibits are not attached to all copies of this repod. All exhibits have been
provided to the Hearing Examiner_ .
TRANSMITTED TO THE PART[ES LISTED HEREAFTER:
Federal Way Hearing Examiner
Applicant — Westbrootc Inves�ments, LLC
Applicant's Engiaeer— Lori Haruey, CES Nocthwest
Staff Repoct w the Heari� Examiner Page t5 .
$oundview Maztor Preliminary Piat Fitc Number_ 07-t03l49-00-UP/ Doc. tD 62759
CORRECTIONS TO STAFF REPORT TO THE
FEDERAL WAY HEARING EXAMINER
Soundview Manor Preliminary Plat
Federal Way File No. 07-103109-00-SU
February 21, 2013
Corrections to Hearing Examiner Staff Repart dated 3anuary 22, 2013 are proposed as follows:
(Additions are shown in bold and-underli�e and deleted text is shown in s�l�.)
Page 1, "General Information"s -
Engineer: Lori Harvey, 253-84&4282'" °''' ' `�'
CES NW, Inc. ���
310 29�;' Str��t, Suite 101
Puyallup, W� 98372
Page 4, Third Paragraph:
The proposed usable open space tracts will provide approximately 33.03% ��lQ of the site
in open space azeas. These open space tracts will be owned and maintaixied 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 amenities
commensurate with new residential development, FWRC Title I8, "Subdivisions," requires
dedication of a minimum of I S% 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
Iand area is 58,895 square feet. As proposed on the preliminary plat map (Exhibit l, Sheet.
PP1), the following open space is provided:
Open Space Percent of Gross Land Project Specific Proposed Tract(s) and Square
Cat o Area er FWRC S uare Feet R uired Foota e S
Usable 10% minimum 39,263 SF minimum Tra.cts 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- 5.854 ,°�- ,�- ;�
SF 4.951.49%
As currently showr� an the preliminary ptat site plan, the applicant greatly exceeds the
minimum on-site open space requirements of the FWRC. Total open space provided as shown
in the preliminaxy plat site plan is approximately 129,678 �� square feet, or 33.03% 3b-5�
�o. Of this total, �-3�7� 129.678 square feet (��0 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 Fite Number. 07-103109-00-UP/ Doc. ID. 630`T2
usable + 18.OI% conservation +�o� �m^�;^,,,^� �11^=��� 1.49% buffer = 33.03% 33-53%.
Page 6, Item G, First Paragraph:
G. Clearing and Grading —
s�e: Preliminary grading plans depict clearing the center of the site for infrastructure installation,
including drainage facilities and easements from individual building 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 retaining 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 shall meet height
requirements of FVI�RC 19.05.080, "Height,"1 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 infiltration, the applicant proposes to insta.11 a�e�e�� � DOE- and Citv-
annroved stormwater filtration system to provide water quality treatment for the site. A
separate ��+��e�� DOE- and Citv-apnroved stormwater fittration system is proposed for
Dash Point Road frontage improvements. In addition, 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 e�cisting drainage corridor.
Page 11, Statement of Facts and Conclusions Numbers 7 and 9:
7. To provide adequate recreational opportunities commensurate with new residential
development, FWRC Title 18, "Subdivisions," requires dedication of a minimum of 15% of
- gross land-a.rea-for-oa site €or open space, ora €ee-in-lieu payment. Pursuant-to FWRC - -
18.55.060, the applicant has proposed a combination of �� 129.678 square feet of
consetvation 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% nsable 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. Retaining walls are also proposed on the south side of the stormwater facility in Tract A.
The retaining walts 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 mautenance for
the stormwater treatment facility, the retaining walls proposed on the south side of Tract A shall
be located �••�°°�utside of ihe fence surrounding the stormwater facilitv and
shall be privatelv owned and maintaine_d.
Corrections to Staff Report to the Hearing Examiner page 2
Soundview Manor Preliminary Plat File Number. 07-103109-00-UP/ Doc. ID. 63072
Page 13, Condition 1(a):
1. Prior to proceeding with plat infrastructure construction, the applicant shall pro�ide a revised
landscape plan that includes the following landscaping to be approved by the city:
s: Arterial buffer landscaping shall be required in Tracts C and D per FWRC I8.60.030. �
, .
Page 14, Condition Number 5:
3. Prior to final plat app�oval, ' ' appropriate signage shall be installEd to
denote the boundary of the designated wetland buffer area: Tract B and open space Tract E.
Cortections to Staff Report to the Hearing Examiner
Soundview Manor Preliminary Plat
Page 3
File Number: 07-103109-00-UP/ Doc. ID. 63072
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