Res 00-324
RESOLUTION NO. 00-324
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
FEDERAL WAY, WASHINGTON, APPROVING WITH
CONDITIONS THE PRELIMINARY PLAT OF KELLER,
FEDERAL WAY FILE NO. SUB98-0008 (98-103945-00-SU).
WHEREAS, the 'applicant Dick Schroeder, applied to the City of Federal Way for
preliminary plat approval to subdivide certain real property known as Keller, consisting of 14,03
acres, into forty-four (44) single family residential lots located on the east side of the 34600 block
of 21st Avenue SW; and
WHEREAS, on April 15, 2000, a Mitigated Determination of Nonsignificance
(MDNS) was issued for the proposal by the Director of Federal Way's Department of Community
Development Services pursuant to the State Environmental Policy Act, RCW 43,21C, and no appeals
of the MDNS were filed; and
WHEREAS, the Federal Way Hearing Examiner held a public hearing on August 29,
2000, concerning the preliminary plat of Keller; and
WHEREAS, following the conclusion of said hearing, on September 12, 2000, the
Federal Way Hearing Examiner issued a written Report and Recommendation containing findings,
conclusions and recommending approval of the preliminary plat of Keller, subject to conditions set
forth therein; and
Res, i;()0-32~ Page I
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WHEREAS, the Federal Way City Council has jurisdiction and authority pursuant
to Section 20-127 of the Federal Way City Code to approve, deny or modify a preliminary plat and/or
its conditions; and
WHEREAS, on October 17,2000, the City Council considered the written record and
the Recommendation of the Hearing Examiner, pursuant to Chapter 20 of Federal Way City Code,
Chapter 58.17 RCW, and all other applicable City Codes;
NOW THEREFQRE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,
WASHINGTON, DOES HEREBY RESOLVE AS FOLLOWS:
Section 1. Adoption ofFindim!s of Fact and Conclusions.
1.
The findings of fact and conclusions of the Hearing Examiner's Recommendation,
attached hereto as Exhibit A and incorporated by reference, are hereby adopted as the findings and
conclusions of the Federal Way City Council. Any finding deem~d to be a conclusion, and any
conclusion deemed to be a finding shall be treated as such.
2.
Based on, inter alia, the analysis and conclusions in the Staff Report and Hearing
Examiner's recommendation, and conditions of approval as established therein, the proposed
subdivision makes appropriate provisions for the public health, safety, and general welfare, and for
such open spaces, drainage ways, streets or roads, alleys, other public ways, potable water supplies,
sanitary waste, parks and recreation, play grounds, and schools and school grounds and all other
relevant facts, as are required by City Code and state law or are necessary and appropriate, and
provides for sidewalks and other planning features to assure safe walking conditions for students
who walk to and trom school.
Res. #OO-32~Page 2
3.
The public use and interest will be served by the preliminary plat approval granted
herein.
Section 2. Application Approval. Based upon the recommendation of the City of Federal
Way Hearing Examiner and findings and conclusions contained therein as adopted by the City
Council immediately above, the preliminary plat of Keller, Federal Way File No. SUB98-0008 (98-
103945-00-SU), is hereby approved, subject to conditions as contained in the Recommendation of
the Federal Way Hearing Examiner dated September 12,2000 (Exhibit A).
Section 3. Conditions of Approval Integral. The conditions of approval of the preliminary
plat are all integral to each other with respect to the City Council finding that the public use and
interest will be served by the platting or subdivision of the subject property. Should any court having
jurisdiction over the subject matter declare any of the conditions invalid, then, in said event, the
proposed preliminary plat approval granted in this resolution shall be deemed void, and the
preliminary plat shall be remanded to the City of Federal Way Hearing Examiner to review the
impacts of the invalidation of any condition or conditions and conduct such additional proceedings
as are necessary to assure that the proposed plat makes appropriate provisions for the public health,
safety and general welfare and other factors as required by RCW Chapter 58.17 and applicable City
ordinances, rules and regulations, and forward such recommendation to the City Council for further
action.
Section 4. Severability. If any section, sentence, clause or phrase of this resolution should
be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or
unconstitutionality shall not affect the validity or constitutionality of any other section, sentence,
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clause or phrase of this resolution.
Res. #OO-32~Page 3
Section 5. Ratification. Any act consistent with the authority and prior to the effective date
of the resolution is hereby ratified and affirmed.
Section 6. Effective Date. This resolution shall be effective immediately upon passage by
the Federal Way City Council.
RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,
WASHINGTON, THIS-.!ZDAYOF
October
,2000.
CITY OF FEDERAL WAY
~<~~
< MAYOR,MI - PARK
]SÍ14~
CI CLERK, N. CHRISTINE GREEN, CMC
APPROVED AS TO FORM:
---ß;t C~
INTERlM CITY AITORNEY, ROBERT S. STERBANK
FILED WITH THE CITY CLERK: 10/09/00
PASSED BY THE CITY COUNCIL: 10/17/00
RESOLUTION NO. 00-324
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Res. #00-32,4I>age 4
CITY OF FEDERAL WAY
OFFICE OF THE HEARING EXAMINER
IN THE MATTER OF:
PRELIMINARY PLAT OF KELLER
PROCESS IV
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FWHE# 00-22
SUB98-0008 (98-103945-00-SU)
I.. SUMMARY OF APPLICATION
The applicant is requesting preliminary plat approval for a 44 lot single family
residential subdivision as provided for under Federal Way City Code (FWCC) Chapter 20,
.Subdivisions., and requiring approval pursuant to FWCC Section 20-110.
II. PROCEDURAL INFORMATION
Hearing Date:
Decision Date:
August 29, 2000
September 12, 2000
At the hearing the following presented testimony and evidence:
1.
Tim McHarg, City Consultant, Madrona Planning and Development Services
2.
Stuart Scheuerman, ESM Consulting Engineers, 720 South 348th St., Federal
ð}Vay, WA 98003
3.
Don Bowditch, 2019 SW 347111 Place, Federal Way, WA 98023
4.
Chris Kraft, 2022 SW 347th Place, Federal Way, WA 98023
Barbara Collins, 34707 18'" Ave. SW, Federal Way, WA 98023
5.
6.
Terry Gibson, Traffic Engineer for Applicant, Gibson Traffic Consultants, P.O.
Box 330, Olalla, WA 98359
7.
Richard Perez, City Traffic Engineer
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EXHIBIT II IJ /í
At the hearing the following exhibits were admitted as part of the official record of these
proceedings:
1.
Staff Report with all attachments
2.
Letter from Tomich
3.
Petition from Don Bowditch
III. FINDINGS
1.
The Hearing Examiner. has heard testimony, admitted documentary evidence into
the record, and taken this matter under advisement.
2.
The Community Development Staff Report sets forth general findings, applicable
policies and provisions in this matter and is hereby marked as Exhibit "1" and
incorporated in its entirety by this reference.
3.
All appropriate notices were delivered in accordance with the requirements of the
Federal Way City Code (FWCC).
4.
The applicant has a possessory ownership interest in a rectangular, 14.03 acre
parcel of property abutting the east side of 21st Ave. SW approximately half way
between its intersections with SW 336th St. and S. 356'" St. within the City of Federal
Way. The north property line abuts the proposed preliminary plat of Belle Meadow,
the east property line abuts the Parklane Estates subdivision, and the south
property line abuts the Rosella Lane subdivision. The applicant requests preliminary
plat approval to allow subdivision of the site into 44 single family residential lots with
a minimum lot size of 7,200 square feet, a maximum lot size of 9,741 square feet,
and an average lot size of 8,124 square feet.
5.
Development of the parcel as proposed complies with the Federal Way
Comprehensive Plan which designates the site and abutting parcels as Single
Family - High Density. The proposed development also complies with the Single
Family Residential (RS-7.2) zone classification which authorizes single family
residential homes on minimum 7,200 square foot lot sizes. Abutting properties in all
directions are also located within the RS-7.2 zone classification, and parcels to the
north, south, and east are presently or will be improved with single family residential
homes.
6.
The City deemed the preliminary plat application complete on December 1, 1998.
The initial application proposed a 47 lot subdivision, but on June 9, 2000, the
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applicant modified the proposal to the present 44 lot subdivision with two open
space tracts and a storm water tract.
7.
The plat map shows that the south 130 feet of the site are encumbered by
Bonneville Power Administration and Puget Sound Energy easementS. The
applicant will improve the south 75 feet of the parcel subject to the easements with
an eight foot wide, asphalt, pedestrian/bike path extending from the 21st Ave. right-
of-way to the east property line. The map also shows Tract B, located north of the
trail area and adjacent to 21st Ave. SW, improved with a community park including
a play equipment area, a picnic table, and bench. A 26,882 square foot detention
pond designated as Tract A and located in the northcentral portion of the site will
be dedicated to the City which will assume responsibility for its maintenance.
Access to 21st Ave. wiU initially be provided by SW 346th Place which will extend
west to east through the center of the plat and will turn north to connect with SW
345111 Place approximately 115 feet west of the east property line. The applicant will
construct half street improvements on SW 345'" Place located along the north
property line. This road will eventually provide a permanent connection to 21st Ave.
SWat a four legged intersection with the existing SW 345th St. The applicant will
extend 18th Ave. SW south from Belle Meadow to SW 346111 Place, and will also
extend 18th Ave. SW north from its present terminus at the north property line of the
Rosella Lane subdivision to SW 346th Place. The road system will allow residents
to exit the plat in four different directions.
8.
The applicant must construct all storm drainage improvements in compliance with
the requirements of the 1990 King County Surface Water Design Manual and
applicable recommendations of the Executive Proposed Basin Plan for Hylebos
Creek and Lower Puget Sound. These standards include surface water detention,
biofiltration, and oillwater separation. The applicant proposes to collect storm water
runoffd'rom impervious surfaces and landscaped areas and convey said water
through a pipe system to a biofiltration swale and oillwater separator. The water will
infiltrate into the ground in the Tract A detention pond.
9.
Although the site has rolling topography, average slopes are less than 10% with the
exception of an old, artificial, road cut which has a slope of approximately 50%.
Vegetation includes domestic shrubs and grasses, fir, spruce, maple, cedar,
madrona, and fruit trees. The applicant will retain all natural vegetation on site
except in graded areas. 86 significant trees as defined by Section 20-179 of the
Federal Way City Code (FWCC) are present on the site, and 61 will remain following
construction. Small birds and animals likely inhabit the site, but none are threatened
01 endangered species. Significant tree replacement as well as the provision of
buffer open space and the infiltration pon<¡!.will help mitigate the impacts on wildlife
habitat. No sensitive areas such as landsRde hazardous areas, wetlands, streams,
or a 100 year floodplain exist on the site.
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14.
15.
As previously found, the applicant will make half street improvements on the south
side of SW 345'" Place which will be extended west from its present terminus at the
property line of Parklane Estates to a temporary cul-de-sac at the northeast comer
of the site. At such time as the property to the west which abuts 21st Ave. SW
develops, the temporary cul-de-sac will be eliminated and the road extended across
said parcel to 21 st Ave. SW to create a four-legged intersection with the present SW
345'" Place. As previously found, the applicant will also extend 18th Ave. SW from
the north property line to SW 346th Place, and from the south property line to SW
346th Place. SW 346th Place will also serve as a temporary access onto 21st Ave.
SW, and at such time as SW 345th Place is extended, the applicant will close the
SW 346th Place access and install a permanent cul-de-sac.
The applicant will construct sidewalks on both sides of all streets within the
subdivision, and the half street improvements on SW 345th Place will include a five
foot wide sidewalk. Internal plat sidewalks will connect to existing sidewalks on 21st
Ave. SW., SW 345th Place, and 18th Ave. SW.
Public school students residing in the plat will attend Sherwood Forest Elementary,
Iliahee Junior High School, and Federal Way High School. Since the Sherwood
Forest Elementary School is within a one mile radius, elementary school children
residing in the plat will walk to school. The school district has approved an access
route for students residing within the subdivision utilizing existing sidewalks. The
school district will provide bus transportation to junior high and high school students.
Existing sidewalks also provide safe walking conditions for students to school bus
stops at SW 348th St. and 19'" Ct. SW, and at SW349th St. and 14th Ave. Sw. The
applicant must pay school impact fees effective at the time of building permit
issuance to offset the impacts to the district of school children residing in the plat.
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In accordance with Section 20-155(b) FWCC the applicant must provide open space
in the amount of 15% of the gross land area of the subdivision which in this case
equals 91,363 square feet. The applicant proposes 91,698 square feet of open
space in two tracts and will improve such open space with a hardscape entry
plaza/picnic area, play equipment area, eight foot wide pedestrian and bike trail,
and landscaping. The City Parks, Recreation, and Cultural Services Department
has approved the proposed open space area development plan.
The .Lakehaven Utility District will provide both domestic water and fire flow to the
site, and will also provide sanitary sewer service to each lot.
The Examiner's file contained copies of nur;nerous letters from residents of Parklane
Estates expressing concerns regarding increased traffic with the opening of SW
345th Place. The City and the applicant responded to such concerns by conducting
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a neighborhood meeting wherein the applicant agreed to install traffic calming
devices to include speed humps both within the Keller subdivision and the Parklane
Estates subdivision. The file contained no letters of concern from residents of
Rosella Lane subdivision to the south. However, Rosella Lane residents appeared
at the hearing and expressed similar concerns to those expressed in writing by
Parklane Estates residents. Concerns include increased traffic and crime caused
by replacing the present cul-de-sac with a "through" street which will allow traffic to
enter and exit the subdivision at different locations. Residents of Rosella Lane
unanimously oppose opening 18'" Ave. SW. as they can find no good reason to
open the street. They also assert that opening it will jeopardize the safety of their
children, diminish property values, and make self-policing their neighborhood more
difficult. Residents also expressed concern that the new roads will provide an
alternative route to the Fred Meyer shopping area to the north.
The City and the applicant responded by stating that they performed a
comprehensive traffic study for the area to include a travel time survey. They
evaluated Rosella Lane and the effect of opening the 18'" St. stub, and both the
City's and the applicant's traffic engineers support the opening. Both traffic
engineers assert that Rosella Lane roads will experience very little traffic from either
the Keller or Belle Meadow subdivisions, but that Rosella Lane homeowners will
likely use Keller, Belle Meadow, and Parklane Estates roads. The left turn lane on
21 st at the intersection of SW 346'" Place will provide a safer access for Rosella
Lane residents, who will also have access to the new traffic light at the intersection
of SW 344th and 21st Ave. Sw. Connecting 18'" Ave. SW is also consistent with the
comprehensive plan which states that the City does not have sufficient through
streets, and that the lack thereof is one cause for congestion at major intersections.
With more local street connections, arterial intersections will not be as congested.
Furthermore, if Rosella Lane were developed today it could not use one access for
25 homes, and would have to provide at least a second emergency vehicle access.
The City and the applicant also offered to install traffic calming devices on 18th Ave.
SW and a condition of approval has been added requiring such. The Examiner
agrees with the engineers that providing additional through streets within residential
areas will not significantly increase traffic flows, and that residential roads have
sufficient capacity to safely accomodate the increased traffic. A street grid system
provides better traffic circulation as well as alternative emergency vehicle access
routes which improves the overall health, safety, and welfare.
Prior to, obtaining preliminary plat approval the applicant must establish that the
request satisfies the criteria set forth in Section 20-126(c) FWCC. Findings on each
criteria are hereby made as follows:
A.
As previously found, the proposed'preliminary plat complies with the Single
Family - High Density designation of the Federal Way Comprehensive Plan.
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B.
The project is consistent with all applicable provisions of the FWCC including
those adopted by reference from the comprehensive plan. The FWCC and
conditions of approval require compliance with the Environmental Policy,
Subdivisions, and Zoning Chapters of the FWCC.
C.
The proposed preliminary plat is consistent with the public health, safety, and
welfare.
D.
The plat complies with the design criteria set forth in Section 20-2 FWCC.
E.
The plat complies with all development standards set forth in Sections 20-
151 through 20-157, and Section 20-158 through 20-187 FWCC.
IV. CONCLUSIONS
From the foregoing findings the Hearing Examiner makes the following conclusions:
4.
1.
The Hearing Examiner has jurisdiction to consider and make recommendations
regarding the issues presented by this request.
2.
The proposed preliminary plat of Keller complies with the Single Family - High
Density designation of the Federal Way Compreheosive Plan and satisfies all
technical criteria of the RS-7.2 zone classification of the FWCC.
3.
The proposed preliminary plat makes appropriate provision for the public health,
safety, and general welfare for open spaces, drainage ways, streets, alleys, other
public ways, water supplies, sanitary waste, parks, playgrounds, schools, and
schoot,grounds, fire protection, and safe walking conditions.
The proposed preliminary plat will serve the public use and interest by providing an
attractive location for a single family residential subdivision convenient to schools,
recreational opportunities, and shopping areas, and therefore should be approved
subject to the following conditions:
1.
Prior to issuance of construction permits, a landscape plan prepared by a
licensed landscape architect, shall be submitted to the City for approval, and
shall include the following elements:
a.
Required ten foot Type III arterial street landscape buffers along the
21st Avenue SWfrontage; I'
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Open space area landscaping;
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b.
c.
Street trees in planter strip inside plat boundaries along the 21st
Avenue SW frontage;
d.
Significant tree replacement plan; and
e.
Visual screening of the stormwater infiltration tract from the right-of-
way with landscaping and/or fencing.
2.
Prior to final plat approval, the existing structures on Lots 42, 43, and 44,
must be removed or relocated to conform to building setbacks requirement
as established by the FWCC, or lot lines must be adjusted accordingly.
3.
Prior to issuance of construction permits, the applicant shall submit as
easement for the temporary cul-de-sac at the western terminus of SW 345th
Place located on Lots 36 and 36 for the review and approval of the Public
Works Director. The approved easement shall be noted on the face of the
plat and recorded by the applicant. The easement shall include provisions for
extinguishment of the easement when SW 345th Place is extended.
4.
Prior to issuance of construction permits, a note shall be added to the face
of the plat the required setbacks for structures or improvements on Lots 35
and 36 shall be measured from the edge of the recorded easement for the
temporary cul-de-sac at the terminus of SW 345111 Place until such time as the
easement is extinguished.
5.
Prior to issuance of construction permits, the applicant shall revise the plat
to locate future permanent cul-de-sac bulb at the terminus of SW 346th Place
,~at the intersection with 21st Avenue SW within a separate tract. The
applicant shall label the future permanent cul-de-sac bulb tract as "Tract X:
Tract X shall include the entire portion of the future permanent cul-de-sac
bulb outside of the required 50-foot SW 346'" right-of-way that is required for
the cul-de-sac to meet City street improvements standards. Tract X shall be
dedicated to the City of Federal Way at such future time that SW 345'" Place
is extended to 21st Avenue SW, or at such future time that the City deems
necessary for the construction of the permanent cul-de-sac and requests
dedication. A note shall be added to the face of plat indicating the purpose,
dedication requirement, and dedication timing of Tract X.
6.
Prior to final plat approval, the applicant shall provide a financial guarantee
in a form and substance accepta~le to the City to guarantee the following:
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a. Design and construction of the permanent cul-de-sac at the
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intersection of SW 346111 Place and 21st Avenue SW, including all
improvements required for the cul-de-sac to meet City street
improvements standards;
b.
Design and removal of the improvements within the to be closed
intersection of SW 346th Place and 21st Avenue SW;
c.
Design and construction of all frontage improvements on 21st Avenue
SW in the area of the to be closed intersection required to meet City
street improvements standards;
d.
Restoration of any disturbed areas outside the permanent cul-de-sac,
including Open Space Tract B and Lots 42, 43, and 44;
e.
Design and removal of the temporary cul-de-sac at the western
terminus of SW 345th Place at the property line of tax lot 242103
9085;
f.
Design and construction of all frontage improvements required to
meet City street improvements standards for the frontages of Lots 35
and 36 on SW 345th Place;
g.
Restoration of any disturbed areas on Lots 35 and 36 resulting from
the removal of the temporary cul-de-sac and the construction of
required frontage improvements; and,
h.
Design and construction of half-street improvements for the extension
of SW 345111 Place to the shared property line with tax lot 242103
9085.
The form and substance of the financial guarantee shall be based on
implementation of the above projects in ten years, and current cost
estimates for the above projects shall be inflated by a factor of 3.5
percent, compounded annually for the ten year period.
Prior to issuance of construction permits, the applicant shall revise the plat
to correctly label SW 346'" Street to the west of 21st Avenue SW, which is
currently incorrectly labeled as "SW 345th Street." Street names shall be
added for 16th Avenue SW.
Prior to issuance of construction permits, the applicant shall submit design
and construction plans for a speed! hump on SW 345th Place, for the review
and approval of the Public Works Director. The speed hump shall be
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designed and located to discourage potential cut-through traffic into adjoining
neighborhoods.
9.
Prior to issuance of construction permits, the applicant shall submit design
and construction plans for a raised pedestrian crosswalk at the regional BPA
trail crossing on SW 344th Place, for the review and approval of the Public
Works Director.
10.
Prior to issuance of construction permits, the applicant shall submit design
and construction plans for street lighting at the intersection of SW 345'" Place
with 15th Place SW in the vicinity of the Parklane Neighborhood, for the
review and approval of the Public Works Director. The street lighting shall
be designed andJocated to enhance overall pedestrian and vehicular safety
by increasing visibility.
11.
Prior to issuance of construction permit, the applicant shall submit design and
construction plans for raised pavement markers along the roadway centerline
in the vicinity of SW 346'" Place and 16th Avenue SW, for the review and
approval of the Public Works Director. The raised pavement markers shall
be located in areas where there is the potential for vehicular traffic to "drift"
across the centerline while traversing curves in the roadway.
12.
The final plat drawing must establish the required open space areas and
arterial street landscape buffers along the 21st Avenue SW frontage, in
separate tracts to be owned in common and maintained by property owners
of the residential subdivision, and prohibiting removal or disturbance of
landscaping within the tracts, except as necessary for maintenance or
replacement of existing plantings and as approved by the City. The open
~~pace and arterial street landscape buffers along the 21st Avenue SW
frontage shall be maintained in a condition consistent with the approved
landscape plan pursuant to Recommended Condition No.1. above.
13.
Stormwater conveyance, water quality, and infiltration facilities used to
control stormwater runoff from the site shall be located in a stormwater tract
dedicated to the City at the time of fincil plat approval, unless located with
improved public rights-of-way.
14.
All streets shall have a minimum pavement section of three inches Class B
over six inches of crushed surfacing to support the traffic loads.
15.
Clearing for the construction of the plat improvements, including roads,
stormwater improvements, and utilit~s, shall be generally consistent with the
clearing limits depicted on the Preliminary Grading and Utility Plan that was
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prepared by the applicant for the preliminary plat process. The clearing limits
referenced above are the approximate clearing limits necessary for road,
stormwater improvements, and utility grading, and may be modified with the
approval of the Community Development Services and Public Works
Departments during final engineering review as required to reflect changes
in road, stormwater improvements, and utility designs, if any. The remaining
clearing beyond these limits necessary for development of the residential lots
shall not be performed until approved permits are issued for development of
the residential lots.
Prior to final plat approval, all required improvements must be completed or
the improvements appropriately bonded, per City code requirements. Design
and constructio ] of plat improvements shall conform to the FWC, 1990
KCSWDM, Hylebos Creek and Lower Puget Sound Basin Plan, and all other
applicable codes and regulations.
The applicant and the City shall include the Rosella Lane neighborhood in
rnitigating measure no. 3 of the Mitigated Determination of Nonsignificance
issued on April 15, 2000. The applicant shall design and construct all
necessary traffic calming devices to mitigate neighborhood traffic impacts
within Rosella Lane in coordination with Rosella Lane residents and with City
requirements. These devices may include speed humps, traffic circles,
chicanes, curb extensions, signs, pavement markings, or other devices
proposed by the applicant and/or neighborhood residents, but finally
approved by the Public Works Director. Before issuance of final plat
approval, the applicant shall construct the traffic calming devices consistent
with the approved plans.
RECOMMENDATION:
It is hereby recommended to the Federal Way City Council that the preliminary plat
of Keller be approved subject to the conditions contained in the conclusions above.
DATED THIS [2 ~A;;;rf? ?:~
~USSEAUX, .
Hearing Examiner
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TRANSMITTED THIS \ð'\-- DAY OF September, 2000, to the following:
APPLICANT:
Dick Schroeder
Happy Valley Land Company
P.O. Box 1324
Issaquah, WA 98027
AGENT/ENGINEER: ESM Consulting Engineers
Stuart 1.. Scheuerman
720 South 348'" Street
Federal Way, WA 98003
OWNER:
Dick Schroeder
Happy Valley Land Company
P.O. Box 1324
Issaquah, WA 98027
Chris Kraft
Don Bowditch
Terry Gibson
Barbara Collins
2022 SW 347th Place
2019 SW 347th Place
P.O. Box 330
34707 18'" Ave. SW
Federal Way, WA 98023
Federal Way, WA 9802,3
Olalla, WA 98359
Federal Way, WA 98023
City of Federal Way
c/o Chris Green
33530 1st Way S.
Federal Way, WA 98003
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PROCESS IV
Rights to Appeal
Decisions of the hearing Examiner may be appealed by any person who is to receive a copy of
that decision under FWCC Section 22-443.
The appeal, in the form of a letter of appeal, must be delivered to the Department of Community
Development Services within fourteen (14) calendar davs after the issuance of the Hearing
Examiner's decision. The letter of appeal must contain:
1.
A statement identifying the decision being appealed, along with a copy of the
decision;
2.
A statement of the alleged errors in the Hearing Examiner's decision, including
specific factual finds and conclusions of the Hearing Examiner disputed by the
person filing the appeal; and
3.
The appellant's name, address, telephone number and fax number, and any other
information to facilitate communications with the appellant.
The person filing the appeal shall include, with the letter of appeal, the fee established by the
City of the costs of preparing a written transcript of the hearing (or in the alternative, the
appellant may prepare the transcript at his or her sole costs from tapes of the hearing provided by
the City).The appeal will not be accepted unless it is accompanied by the required fee and cost
(or agreement of the appellant to prepare the transcript).
Appeals from the decision of the Hearing Examiner will be heard by The City Council. The
decision of City Council is the final decision of the City.
The action of the City in granting or denying an application under this article may be reviewed
pursuant to RCW 36.70C in the King County Superior Court. The Land Use Petition must be
filed within twenty-one (21) calendar days after the final land use decision of the City.
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CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
MEMORANDUM
DATE:
TO:
September 26, 2000
Land Use and Transportation Committee (LUTC)
Phil Watkins, Chair
FROM: Kathy McClung, Director of Community Development Services
Greg Fewins, Principal Planner
Tim McHarg, AICP, Contract Senior Planner
VIA:
SUBJECT:
II.
III
David Moseley, City Manager
Preliminary Plat of Keller
SUMMARY OF APPLICATION
The applicant proposes to subdivide approximately 14.03 acres into 44 single family
residential lots, each having a minimum area of 7,200 square feet. The proposal includes
construction of a road system, utilities, stormwater facilities, street frontage
improvements, and other related infrastructure to serve the proposed residential lots. The
existing single family residence and associated structures located on Lots 42, 43, and 44
of the proposed subdivision will be demolished. The application is vested and subject to
the codes, policies, and regulations in place on the date of complete application, or
December 1, 1998.
REASON FOR COUNCIL ACTION
Pursuant to FWCC Chapter 20, Subdivisions, the City Council issues a final decision at a
public meeting, after review of the Hearing Examiner's recommendation. Consistent
with city procedures, preliminary plat applications are brought to the Land Use and
Transportation Committee (LUTC) for review and recommendation prior to review by the
full Council.
HEARING EXAMINER'S RECOMMENDATION
City of Federal Way LUTC Report September 26, 2000
Preliminary Plat of Keller Page 1
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On September 12, 2000, the Federal Way Hearing Examiner issued a report and
recommendation (Exhibit A) to approve the proposed preliminary plat, as recommended
by staff; after consideration of a staff report (Exhibit B) and testimony presented at an
August 29, 2000, public hearing; subject to the following conditions:
1. Prior to issuance of construction permits, a landscape plan, prepared by a licensed
landscape architect, shall be submitted to the City for approval, and shall include the
following elements:
a. Required ten (10) foot Type III arterial street landscape buffers along the
21 St Avenue S W frontage;
b. Open space area landscaping;
c. Street trees in planter strips inside plat boundaries along the 21 St Avenue
S W frontage;
d. Significant tree replacement plan; and
e. Visual screening of the stormwater infiltration tract from the right-of-way
with landscaping and/or fencing.
2. Prior to final plat approval, the existing structures on Lots 42, 43, and 44, must be
removed or relocated to conform to building setbacks requirements as established by
Federal Way City Code (FWCC); or lot lines must be adjusted accardingly.
3. Prior to issuance of construction permits, the applicant shall submit an easement
for the temporary cul-de-sac at the western terminus of SW 345th Place located on
Lots 35 and 36 for the review and approval of the Public Works Director. The
approved easement shall be noted on the face of the plat and recorded by the
applicant. The easement shall include provisions for extinguishment of the
easement when SW 345th Place is extended to 21st Avenue SW.
4. Prior to issuance of construction permits, a note shall be added to the face of the
plat that required setbacks for structures or improvements on Lots 35 and 36 shall
be measured from the edge of the recorded easement for the temporary cul-de-sac
at the terminus of SW 345�` Place until such time as the easement is extinguished.
5. Prior to issuance of construction permits, the applicant shall revise the plat to
locate future permanent cul-de-sac bulb at the terminus of SW 346th Place at the
intersection with 21 Avenue SW within a separate tract. The applicant shall
label the future permanent cul-de-sac bulb tract as "Tract X." Tract X shall
include the entire portion of the future permanent cul-de-sac bulb outside of the
required fifty (50) foot SW 346 right-of-way that is required for the cul-de-sac to
meet City street improvements standards. Tract X shall be dedicated to the City
of Federal Way at such future time that SW 345�' Place is extended to 21 Avenue
City of Federal Way LUTC Report September 26, 2000
Preliminary Plat of Keller Page 2
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SW, or at such future time that the City deems necessary for the construction of
the permanent cul-de-sac and requests dedication. A note shall be added to the
face of plat indicating the purpose, dedication requirement, and dedication timing
of Tract X.
6. Prior to final plat approval, the applicant shall provide a financial guarantee in a
form and substance acceptable to the City to guarantee the following:
a. Design and construction of the permanent cul-de-sac at the intersection of
SW 346 Place and 21 Avenue SW, including all improvements required
for the cul-de-sac to meet City street improvements standards;
b. Design and removal of the improvements within the to be closed
intersection of S W 346 Place and 21 St Avenue S W;
c. Design and construction of all frontage improvements on 21 Avenue SW
in the area of the to be closed intersection required to meet City street
improvements standards;
d. Restoration of any disturbed areas outside the permanent cul-de-sac,
including Open Space Tract B and Lots 42, 43, and 44;
e. Design and removal of the temporary cul-de-sac at the western terminus of
SW 345 Place at the property line of tax lot 242103 9085;
f. Design and construction of all frontage improvements required to meet
City street improvements standards for the frontages of Lots 35 and 36 on
SW 345�' Place;
g. Restoration of any disturbed areas on Lots 35 and 36 resulting from the
removal of the temporary cul-de-sac and the construction of required
fronta.ge improvements; and,
h. Design and construction of half-street improvements for the extension of
SW 345th Place to the shared property line with ta.x lot 242103 9085.
The form and substance of the financial guarantee shall be based on
implementation of the above projects in ten (10) years, and current cost estimates
for the above projects shall be inflated by a factor of three and one-half percent
(3.5%), compounded annually for the ten year period.
7. Prior to issuance of construction permits, the applicant shall revise the plat to
correctly label SW 346 Street to the west of 21 Avenue SW, which is currently
incorrectly labeled as "SW 345�' Street." Street names sha11 be added for 16
Avenue SW.
8. Prior to issuance of construction permits, the applicant shall submit design and
construction plans for a speed hump on S W 345�' Place, for the review and
approval of the Public Works Director. The speed hump shall be designed and
City of Federal Way LUTC Report September 26, 2000
Preliminary Plat of Keller Page 3
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located to discowage potential cut-through traffic into adjoining neighborhoods.
9. Priar to issuance of construction permits, the applicant shall submit design and
construction plans for a raised pedestrian crosswalk at the regional BPA trail
crossing on SW 344 Place, for the review and approval of the Public Works
Director.
10. Prior to issuance of construction permits, the applicant shall submit design and
construction plans for street lighting at the intersection of SW 345 Place with
15�" Place Southwest in the vicinity of the Park Lane Neighborhood, for the
review and approval of the Public Works Director. The street lighting shall be
designed and located to enhance overall pedestrian and vehicular safety by
increasing visibility.
11. Prior to issuance of construction permits, the applicant shall submit design and
construction plans for raised pavement markers along the roadway centerline in
the vicinity of SW 346�` Place and 16�' Avenue SW, for the review and approval
of the Public Works Director. The raised pavement markers shall be located in
areas where there is the potential for vehicular traffic to "drift" across the
centerline while traversing curves in the roadway.
12. The final plat drawing must establish the required open space areas and arterial street
landscape buffers along the 21 S Avenue S W frontage in separate tracts to be owned
in common and maintained by property owners of the residential subdivision, and
prohibiting removal or disturbance of landscaping within the tracts, except as
necessary for maintenance or replacement of existing plantings and as approved by
the City. The open space and arterial street landscape buffers along the 21 S ` Avenue
SW frontage shall be maintained in a condition consistent with the approved
landscape plan pursuant to Recommended Condition No. 1, above.
13. Stormwater conveyance, water quality and infiltration facilities used to control
stormwater runoff from the site shall be located in a stormwater tract dedicated to
the City at the time of final plat approval, unless located within improved public
rights-of-way.
14. All streets shall have a minimum pavement section of three (3) inches Class B
asphalt over six (6) inches of crushed surfacing to support the traffic loads.
15. Clearing for the construction of the plat improvements, including roads,
stormwater improvements, and utilities, shall be generally consistent with the
clearing limits depicted on the Preliminary Grading and Utility Plan that was
prepared by the applicant for the preliminary plat process. The clearing limits
City of Federal Way LUTC Report September 26, 2000
Preliminary Plat of Keller Page 4
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referenced above are the approximate clearing limits necessary for road,
stormwater improvements, and utility grading, and may be modified with the
approval of the Community Development and Public Works Departments during
final engineering review as required to reflect changes in road, stormwater
improvements, and utility designs, if any. The remaining clearing beyond these
limits necessary for development of the residential lots shall not be performed
until such time as approved permits are issued for development of the residential
lots.
IV.
16. Prior to final plat approval, all required improvements must be completed or the
improvements appropriately bonded, per City code requirements. Design and
construction of plat improvements shall conform to Federal Way City Code, the
1990 King County Surface Water Design Manual, the Hylebos Creek and Lower
Puget Sound Basin Plan, and all other applicable codes and regulations.
17. The applicant and the City shall include the Rosella Lane neighborhood in
mitigating measure No. 3 of the Mitigated Determination of Nonsignificance
issued on April 15, 2000. The applicant shall design and construct all necessary
traffic calming devices to mitigate neighborhood traffic impacts within Rosella
Lane in coordination with Rosella Lane residents and with City requirements.
These devices may include speed humps, traffic circles, chicanes, curb extensions,
signs, pavement markings, or other devices proposed by the applicant and/or
neighborhood residents, but finally approved by the Public Works Director.
Before issuance of final plat approval, the applicant shall construct the traffic
calming devices consistent with the approved plans.
PROCEDURAL SUMMARY
December 1, 1998:
April 15, 2000:
August 11, 2000:
August 29, 2000:
September 12, 2000:
Application determined complete.
Environmental determination issued.
Notice of Public Hearing issued.
Hearing Examiner public hearing.
Hearing Examiner's report and recommendation issued
(Exhibit A).
' Note: No challenge to the Hearing Examiner's recommendation has been submitted as of the date of this
memorandum.
City of Federal Way LUTC Report September 26, 2000
Preliminary Plat of Keller Page 5
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October 2, 2000:
October 17, 2000:
COUNCIL ACTION
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(Pursuant to FWCC Section 22-126, the Hearing Examiner
issues a recommendation to the City Council.)
City Council Land Use and Transportation Committee (LUTC)
meeting.
(The LUTC forwards a recommendation to the full Council for
a decision at a public meeting.)
City Council public meeting.
(Pursuant to FWCC Section 22-127, the City Council shall
consider the application at a scheduled meeting following
receipt of the report and recommendation by the Hearing
Examiner.
By action approved by a majority of the total City Council, and pursuant to FWCC Sec.
20-127, the City Council may, after considering the record of the hearing before the
Hearing Examiner, oral comments received at the City Council public meeting (so long as
those comments do not raise new issues or information not contained in the examiner's
record), and the Hearing Examiner's written report, adopt, modify, or deny the
application, based on the following decisional criteria, established at FWCC Sec. 20-
126(c):
(1) It is consistent with the Federal Way Comprehensive Plan;
(2) It is consistent with all applicable provisions of the Federal Way City Code
(FWCC) Subdivision Chapter, including those adopted by reference from the
comprehensive plan;
(3) It is consistent with the public health, safety, and welfare;
(4) It is consistent with design criteria listed in FWCC Sec. 20-2; and,
(5) It is consistent with the development standards listed in FWCC Sec. 20-151
through 20-157, and 20-178 through 20-187.
Findings for determining that the application is consistent with these decisional criteria
are set forth in Section III, pages 2-6, of the Hearing Examiner's report and
recommendation.
A draft resolution recommending approval of the proposed application as recommended
by the Hearing Examiner is attached for your consideration. Subject to a
City of Federal Way LUTC Report
Preliminary Plat of Keller
September 26, 2000
Page 6
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recommendation by the Land Use and Transportation Committee, this resolution will be
included in the October 17, 2000, City Council agenda packet.
List of Exhibits
Exhibit A: Hearing Examiner Report and Recommendation, dated September 12, 2000
Exhibit B: Staff Report to Hearing Examiner, dated August 17, 2000
Exhibit C: Draft Resolution Recommending Approval of the Keller Preliminary Plat
Application
City of Federal Way LUTC Report September 26, 2000
Preliminary Plat of Keller Page 7
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� CITY OF C�
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`,�\ (253) 661-4000
Y�/ � 33530 1 ST WAY SOUTH �ECEIVED BY �^ ^ � N' FEDERAL WAY, WA 98003-6210
l'.(�6AAA( INITY DF�JELOPMENT D_Pr.RTA ._
' SEP � � 2000
September 12, 2000
Dick Schroeder
Happy Valley Land Company
P.O. Box 1324
Issaquah, WA 98027
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SEP � 4 :�:::,,� �
Ciry o��ffWay
RE: PRELIMINARY PLAT OF KELLER, FWHE#00-22
SUB98-0008 (98-103945-00-SU)
Dear Applicant:
Enclosed please find the Report and Decision �elating to the above-entitled case.
Very truly yours,
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STEPHEN K. CAUSSEAUX, JR.
HEARING EXAMINER
S KC/ca
cc: All parties of record
City of Federai Way
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CITY OF FEDERAL WAY
OFFICE OF THE HEARING EXAMINER
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SEp � 4 '
��tY Clerk� ��
IN THE MATTER OF: ) ��
) FWHE# 00-22
PRELIMINARY PLAT OF KELLER ) SUB98-0008 (98-103945-00-SU)
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PROCESSIV )
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I. SUMMARY OF APPLICATION
The applicant is requesting preliminary plat approval for a 44 lot single family
residential subdivision as provided for under Federal Way City Code (FWCC) Chapter 20,
"Subdivisions", and requiring approval pursuant to FWCC Section 20-110.
II. PROCEDURAL INFORMATION
Hearing Date: August 29, 2000
Decision Date: September 12, 2000
At the hearing the following presented testimony and evidence:
1.
2.
3.
4.
5.
6.
7.
Tim McHarg, City Consultant, Madrona Planning and Development Services
Stuart Scheuerman, ESM Consulting Engineers, 720 South 348�' St., Fede�al
Way, WA 98003
Don Bowditch, 2019 SW 347 Place, Federal Way, WA 98023
Chris Kraft, 2022 SW 347 Place, Federal Way, WA 98023
Barbara Collins, 34707 18�' Ave. SW, Federa! Way, WA 98023
Terry Gibson, Traffic Engineer for Applicant, Gibson Traffic Consultants, P.O.
Box 330, Olalla, WA 98359
Richard Perez, City Traffic Engineer
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At the hearing the following exhibits we�e admitted as part of the official record of these
proceedings:
Staff Report with all attachments
2. Letter from Tomich
3. Petition from Don Bowditch
111. FINDINGS
The Hearing Examiner has heard testimony, admitted documentary evidence into
the record, and taken this matter under advisement.
2. The Community Development Staff Repo�t sets forth general findings, applicable
policies and provisions in this matter and is hereby marked as Exhibit "1" and
incorporated in its entirety by this reference.
3. All appropriate notices were delivered in accordance with the requi�ements of the
Federal Way City Code (FWCC).
4. The applicant has a possessory ownership interest in a rectangular, 14.03 acre
parcel of property abutting the east side of 21S` Ave. SW approximately half way
between its intersections with SW 336�' St. and S. 356"' St. within the City of Federal
Way. The north property line abuts the proposed preliminary plat of Belle Meadow,
the east property line abuts the Parklane Estates subdivision, and the south
property line abuts the Rosella Lane subdivision. The applicant requests preliminary
plat approval to allow subdivision of the site into 44 single family residential lots with
a minimum lot size of 7,200 square feet, a maximum lot size of 9,741 square feet,
and an average lot size of 8,124 square feet.
5. Development of the parcel as proposed complies with the Federal Way
Comp�ehensive Plan which designates the site and abutting parcels as Single
Family — High Density. The proposed development also complies with the Single
Family Residential (RS-7.2) zone classification which authorizes single family
residential homes on minimum 7,200 square foot lot sizes. Abutting properties in all
directions are also located within the RS-7.2 zone classification, and parcels to the
north, south, and east are presently or witl be improved with single family residential
homes.
6. The City deemed the preliminary plat application complete on December 1, 1998.
The initial application proposed a 47 lot subdivision, but on June 9, 2000, the
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applicant modified the proposal to the present 44 lot subdivision with two open
space tracts and a storm water tract.
7. The plat map shows that the south 130 feet of the site are encumbered by
Bonneville Power Administration and Puget Sound Energy easementS. The
applicant will improve the south 75 feet of the parcel subject to the easements with
an eight foot wide, asphalt, pedestrian/bike path extending from the 21S` Ave. right-
of-way to the east property line. The map also shows Tract B, located north of the
trail area and adjacent to 21S' Ave. SW, improved with a community park including
a play equipment area, a picnic table, and bench. A 26,882 square foot detention
pond designated as Tract A and located in the no�thcentral portion of the site will
be dedicated to the City which will assume responsibility for its maintenance.
Access to 21 S' Ave. will initially be provided by SW 346` Place which will extend
west to east through the center of the plat and will turn north to connect with SW
345�' Place approximately 115 feet west of the east property line. The applicant will
construct half street improvements on SW 345` Place located along the north
property line. This road will eventually provide a permanent connection to 21S Ave.
SW at a four legged intersection with the existing SW 345` St. The applicant will
extend 18�' Ave. SW south from Belle Meadow to SW 346�' Place, and will also
extend 18�' Ave. SW north from its present terminus at the north property line of the
Rosella Lane subdivision to SW 346�' Place. The road system will allow residents
to exit the plat in four different directions.
- 8. The applicant must construct all storm drainage improvements in compliance with
the requirements of the 1990 King County Surface Water Design Manual and
applicable recommendations of the Executive Proposed Basin Plan for Hylebos
Creek and Lower Puget Sound. These standa�ds include surFace water detention,
biofiltration, and oil/water separation. The applicant proposes to collect storm water
runoff from impervious surfaces and landscaped areas and convey said water
through a pipe system to a biofiltration swale and oil/water separator. The water will
infiltrate into the ground in the Tract A detention pond.
9. Although the site has rolling topography, average slopes are less than 10% with the
exception of an old, artificial, road cut which has a slope of approximately 50%.
Vegetation includes domestic shrubs and grasses, fir, spruce, maple, cedar,
madrona, and fruit trees. The applicant will retain all natural vegetation on site
except in graded areas. 86 significant trees as defined by Section 20-179 of the
Federal Way City Code (FWCC) are present on the site, and 61 will remain following
construction. Small birds and animals likely inhabit the site, but none are threatened
or endangered species. Significant tree replacement as well as the provision of
buffer open space and the infiltration pond will help mitigate the impacts on wildlife
habitat. No sensitive areas such as landslide hazardous areas, wetlands, streams,
or a 100 year floodptain exist on the site.
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10. As previously found, the applicant will make half street improvements on the south
side of SW 345�' Place which will be extended west from its present te�minus at the
property line of Parklane Estates to a temporary cul-de-sac at the northeast corner
of the site. At such time as the prope�ty to the west which abuts 21 Ave. SW
develops, the temporary cul-de-sac will be eliminated and the road extended across
said parcel to 21 S' Ave. SW to create a four-legged intersection with the present SW
345�' Place. As previously found, the applicant will also extend 18�' Ave. SW from
the no�th property line to SW 346�' Place, and from the south property line to SW
346` Place. SW 346` Place will also serve as a temporary access onto 21S` Ave.
SW, and at such time as SW 345 Place is extended, the applicant will close the
SW 346' Place access and install a permanent cul-de-sac.
11. The applicant will construct sidewalks on both sides of all streets within the
subdivision, and the half street imp�ovements on SW 345�' Place will include a five
foot wide sidewalk. Internal plat sidewalks will connect to existing sidewalks on 21
Ave. SW., SW 345` Place, and 18` Ave. SW.
12. Public school students residing in the plat will attend Sherwood Forest Elementary,
Illahee Junior High School, and Federal Way High School. Since the Sherwood
Forest Elementary School is within a one mile radius, elementary school child�en
residing in the plat will walk to school. The school district has approved an access
route for students residing within the subdivision utitizing existing sidewalks. The
school district will provide bus transpottation to junior high and high school students.
Existing sidewalks also provide safe walking conditions for students to school bus
stops at SW 348` St. and 19"' Ct. SW, and at SW 349` St. and 14` Ave. SW. The
applicant must pay school impact fees effective at the time of building permit
issuance to offset the impacts to the district of school children residing in the plat.
13. In accordance with Section 20-155(b) FWCC the applicant must provide open space
in the amount of 15% of the gross land area of the subdivision which in this case
equals 91,363 square feet. The applicant proposes 91,698 square feet of open
space in two tracts and will improve such open space with a hardscape entry
plaza/picnic area, play equipment area, eight foot wide pedestrian and bike trail,
and landscaping. The City Parks, Recreation, and Cultural Services Depa�tment
has approved the proposed open space area development plan.
14. The Lakehaven Utility District will provide both domestic water and fire flow to the
site, and will also provide sanitary sewer service to each lot.
15. The Examiner's file contained copies of numerous letters from residents of Parklane
Estates expressing concerns regarding increased traffic with the opening of SW
345�' Place. The City and the applicant responded to such concerns by conducting
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a neighborhood meeting wherein the applicant agreed to install traffic calming
devices to include speed humps both within the Keller subdivision and the Parklane
Estates subdivision. The file contained no letters of concern from residents of
Rosella Lane subdivision to the south. However, Rosella Lane residents appea�ed
at the hearing and expressed similar concerns to those expressed in writing by
Parklane Estates residents. Concerns include increased traffic and crime caused
by replacing the present cul-de-sac with a"th�ough" street which will allow traffic to
enter and exit the subdivision at different locations. Residents of Rosella Lane
unanimously oppose opening 18�' Ave. SW. as they can find no good reason to
open the street. They also assert that opening it will jeopardize the safety of their
children, diminish property values, and make self-policing their neighborhood more
difficult. Residents also expressed concern that the new roads will provide an
alternative route to the Fred Meyer shopping area to the north.
16. The City and the applicant responded by stating that they performed a
comprehensive traffic study for the area to include a travel time survey. They
evaluated Rose�la Lane and the effect of opening the 18` St. stub, and both the
City's and the applicant's traffic engineers support the opening. Both traffic
engineers assert that Rosella Lane roads will experience very little traffic from either
the Keller or Belle Meadow subdivisions, but that Rosella Lane homeowners will
likely use Keller, Belle Meadow, and Parklane Estates roads. The left turn lane on
21 S` at the intersection of SW 346�' Place will provide a safer access for Rosella
Lane residents, who will also have access to the new traffic light at the intersection
of SW 344�' and 21 S Ave. SW. Connecting 18�' Ave. SW is also consistent with the
comprehensive plan which states that the City does not have sufficient th�ough
streets, and that the lack thereof is one cause for congestion at major intersections.
With more local street connections, arterial intersections will not be as congested.
Furthermore, if Rosella Lane were developed today it could not use one access fo�
25 homes, and would have to p�ovide at least a second emergency vehicle access.
The City and the applicant also offered to install traffic calming devices on 18�' Ave.
SW and a condition of approval has been added requiring such. The Examiner
agrees with the engineers that providing additional through streets within residential
areas will not significantly increase traffic flows, and that residential roads have
sufficient capacity to safely accomodate the increased t�affic. A street grid system
provides better t�affic circulation as well as alternative emergency vehicle access
routes which improves the overall health, safery, and welfare.
17. Prior to obtaining preliminary plat approval the applicant must establish that the
request satisfies the criteria set forth in Section 20-126(c) FWCC. Findings on each
criteria are hereby made as follows:
A. As previously found, the proposed preliminary plat complies with the Single
Family — High Density designation of the Federal Way Comprehensive Plan.
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B. The project is consistent with all applicable provisions of the FWCC including
those adopted by reference from the comprehensive plan. The FWCC and
conditions of approval require compliance with the Environmental Policy,
Subdivisions, and Zoning Chapters of the FWCC.
C. The proposed preliminary plat is consistent with the public health, safety, and
welfare.
D. The plat complies with the design criteria set forth in Section 20-2 FWCC.
E. The plat complies with all development standards set forth in Sections 20-
151 through 20-157, and Section 20-158 through 20-187 FWCC.
IV. CONCLUSIONS
From the foregoing findings the Hearing Examiner makes the following conclusions:
1. The Hearing Examiner has jurisdiction to consider and make recommendations
regarding the issues presented by this request.
2. The proposed preliminary plat of Keller complies with the Single Family — High
Density designation of the Federal Way Comprehensive Plan and satisfies all
technical criteria of the RS-7.2 zone classification of the FWCC. �
3. The proposed preliminary plat makes appropriate provision for the public health,
safety, and general welfare for open spaces, drainage ways, streets, alleys, other
public ways, water supplies, sanitary waste, parks, playgrounds, schools, and
school grounds, fire protection, and safe walking conditions.
4. The proposed preliminary plat will serve the public use and interest by providing an
attractive location for a single family residential subdivision convenient to schools,
recreational oppo�tunities, and shopping areas, and therefore should be approved
subject to the following conditions:
1. Prior to issuance of construction permits, a landscape plan prepared by a
licensed landscape architect, shall be submitted to the City for approval, and
shall include the following elements:
a. Required ten foot Type III arterial street landscape buffers along the
21 S` Avenue SW frontage;
b. Open space area landscaping;
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c. Street trees in planter strip inside plat boundaries along the 21
Avenue SW frontage;
d. Significant tree replacement plan; and
e. Visual screening of the stormwater infiltration tract from the right-of-
way with landscaping and/or fencing.
2. Prior to final plat approval, the existing structures on Lots 42, 43, and 44,
must be removed or relocated to conform to building setbacks requirement
as established by the FWCC, or lot lines must be adjusted accordingly.
3. Prior to issuance of construction permits, the applicant shall submit as
easement for the temporary cul-de-sac at the western terminus of SW 345�'
Place located on Lots 36 and 36 for the �eview and approval of the Public
Works Director. The approved easement shall be noted on the face of the
plat and recorded by the applicant. The easement shall include provisions for
extinguishment of the easement when SW 345"' Place is extended.
4. Prior to issuance of construction permits, a note shall be added to the face
of the plat the required setbacks for structures or improvements on Lots 35
and 36 shall be measured from the edge of the recorded easement for the
temporary cul-de-sac at the terminus of SW 345"' Place until such time as the
easement is extinguished.
5. Prior to issuance of construction permits, the applicant shall revise the plat
to locate future permanent cul-de-sac bulb at the terminus of SW 346�' Place
at the intersection with 21S` Avenue SW within a separate tract. The
applicant shall label the future permanent cul-de-sac bulb tract as "Tract X."
Tract X shall include the entire portion of the future permanent cul-de-sac
bulb outside of the required 50-foot SW 346"' right-of-way that is required for
the cul-de-sac to meet City street improvements standards. Tract X sha11 be
dedicated to the City of Federal Way at such future time that SW 345"' Place
is extended to 21S Avenue SW, or at such future time that the City deems
necessary for the construction of the permanent cul-de-sac and requests
dedication. A note shall be added to the face of plat indicating the purpose,
dedication requirement, and dedication timing of Tract X.
6. Prior to final plat approval, the applicant shall provide a financial guarantee
in a form and substance acceptable to the City to guarantee the following:
a. Design and construction of the permanent cul-de-sac at the
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intersection of SW 346"' Place and 21S` Avenue SW, including ail
improvements required for the cul-de-sac to meet City street
improvements standards;
b. Design and removal of the improvements within the to be closed
intersection of SW 346�' Place and 21 S` Avenue SW;
c. Design and construction of all frontage improvements on 21S` Avenue
SW in the area of the to be closed intersection required to meet City
street improvements standards;
d. Restoration of any disturbed areas outside the permanent cul-de-sac,
including Open Space T�act B and Lots 42, 43, and 44;
e. Design and removal of the tempo�ary cul-de-sac at the westem
terminus of SW 345�' Place at the property line of tax lot 242103
9085;
f. Design and construction of all frontage improvements required to
meet City street improvements standards for the frontages of Lots 35
and 36 on SW 345"' Place;
g. Restoration of any disturbed areas on Lots 35 and 36 resulting from
the removal of the temporary cul-de-sac and the construction of �
required frontage improvements; and,
h. Design and construction of half-street improvements for the extension
of SW 345` Place to the shared p�operty line with tax lot 242103
9085.
The form and substance of the financial guarantee shall be based on
implementation of the above projects in ten years, and current cost
estimates for the above projects shall be inflated by a factor of 3.5
percent, compounded annually for the ten year period.
7. Prior to issuance of construction permits, the applicant shall revise the plat
to correctly label SW 346 Street to the west of 21S` Avenue SW, which is
currently incorrectly labeled as "SW 345�' Street." Street names shall be
added for 16 Avenue SW.
8. Prio� to issuance of construction permits, the applicant shall submit design
and construction plans for a speed hump on SW 345�' Place, for the review
and approval of the Public Works Director. The speed hump shall be
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designed and located to discourage potential cut-through traffic into adjoining
neighborhoods.
9. Prior to issuance of construction permits, the applicant shall submit design
and construction plans for a raised pedestrian crosswalk at the regional BPA
trail crossing on SW 344` Place, for the review and approval of the Public
Works Di�ector.
10. Prior to issuance of construction permits, the applicant shal( submit design
and construction plans for street lighting at the inte�section of SW 345"' Place
with 15` Place SW in the vicinity of the Parklane Neighborhood, for the
review and approval of the Public Works Director. The street lighting shall
be designed and located to enhance overall pedestrian and vehicular safety
by increasing visibility.
11. Prior to issuance of construction permit, the applicant shall submit design and
construction plans for raised pavement markers along the roadway centerline
in the vicinity of SW 346 Place and 16' Avenue SW, for the review and
approval of the Public Works Director. The raised pavement markers shall
be located in areas where there is the potential for vehicular traffic to "drift"
across the centerline while traversing curves in the roadway.
12. The final plat drawing must establish the required open space areas and
arterial street landscape buffers along the 21 S Avenue SW frontage, in
sepa�ate tracts to be owned in common and maintained by property owners
of the residential subdivision, and prohibiting removal or disturbance of
landscaping within the tracts, except as necessary for maintenance or
replacement of existing plantings and as approved by the City. The open
space and arterial street landscape buffers along the 21S` Avenue SW
frontage shall be maintained in a condition consistent with the approved
landscape plan pursuant to Recommended Condition No. 1. above.
13. Stormwater conveyance, water quality, and infiltration facilities used to
control stormwater runoff from the site shall be located in a stormwater tract
dedicated to the City at the time of final plat approval, unless located with
improved public rights-of-way.
14. All streets shall have a minimum pavement section of three inches Class B
over six inches of crushed surfacing to support the traffic loads.
15. Clearing for the construction of the plat improvements, including roads,
stoRnwater improvements, and utilities, shall be generally consistent with the
clearing limits depicted on the Preliminary Grading and Utility Plan that was
9
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prepared by the applicant fo� the preliminary piat process. The ciearing limits
referenced above are the approximate clearing limits necessary for road,
stormwater improvements, and utility grading, and may be modified with the
approval of the Community Development Services and Public Works
Departments during final engineering review as required to reflect changes
in road, stormwater improvements, and utility designs, if any. The remaining
clearing beyond these limits necessary for development of the residential lots
shall not be performed until approved permits are issued for development of
the residential lots.
16. Prior to final plat approval, all required improvements must be completed or
the improvements appropriately bonded, per City code requirements. Design
and construction of plat improvements shall conform to the FWC, 1990
KCSWDM, Hy/ebos Creek and LowerPuget Sound Basin Plan, and afl other
applicable codes and regulations.
17. The applicant and the City shall include the Rosella Lane neighborhood in
mitigating measure no. 3 of the Mitigated Determination of Nonsignificance
issued on April 15, 2000. The applicant shall d�sign and construct all
necessary traffic calming devices to mitigate neighborhood traffic impacts
within Rosella Lane in coordination with Rosella Lane residents and with City
requirements. These devices may include speed humps, traffic circles,
chicanes, curb extensions, signs, pavement markings, or other devices
proposed by the applicant and/or neighborhood residents, but finally
approved by the Public Works Director. Before issuance of final plat
approval, the applicant shall construct the t�affic calming devices consistent
with the approved plans.
RECOMMENDATION
It is hereby recommended to the Federal Way City Council that the preliminary plat
of Keller be approved subject to the conditions contained in the conclusions above.
DATED THIS ��DAY OF September, 2000
ST EN K. CAUSSEAUX, .
Hearing Examiner
lo
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n
LJ
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TRANSMITTED THIS �� DAY OF September, 2000, to the following:
APPLICANT: Dick Schroeder
Happy Valley Land Company
P.O. Box 1324
Issaquah, WA 98027
AGENT/ENGINEER: ESM Consulting Engineers
Stuart L. Scheuerman
720 South 348 Street
Federal Way, WA 98003
OWNER: Dick Schroeder
Happy Valley Land Company
P.O. Box 1324
Issaquah, WA 98027
Chris Kraft
Don Bowditch
Terry Gibson
Barbara Collins
City of Federal Way
c/o Chris Green
33530 1 S Way S.
Federal Way, WA 98003
2022 SW 347�' Place
2019 SW 347"' Place
P.O. Box 330
34707 18"' Ave. SW
Federal Way, WA 98023
Federal Way, WA 98023
Olalla, WA 98359
Federal Way, WA 98023
11
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PROCESS IV
Rights to Appeal
n
U
Decisions of the heazing Examiner may be appealed by any person who is to receive a copy of
that decision under FWCC Section 22-443.
The appeal, in the form of a letter of appeal, must be delivered to the Department of Community
Development Services within fourteen 14) calendar days after the issuance of the Hearing
Examiner's decision. The letter of appeal must contain:
1. A statement identifying the decision being appealed, along with a copy of the
decision;
2. A statement of the alleged errors in the Hearing Examiner's decision, including
specific factual finds and conclusions of the Hearing Examiner disputed by the
person filing the appeal; and
3. The appellant's name, address, telephone number and fax number, and any other
information to facilitate communications with the appellant.
The person filing the appeal shall include, with the letter of appeal, the fee established by the
City of the costs of preparing a written transcript of the hearing (or in the alternative; the
appellant may prepaze the transcript at his or her sole costs from tapes of the hearing provided by
the City).The appeal will not be accepted unless it is accompanied by the required fee and cost
(or agreement of the appellant to prepare the transcript).
Appeals from the decision of the Hearing Examiner will be heard by The City Council. The
decision of City Council is the final decision of the City.
The action of the City in granting or denying an application under this article may be reviewed
pursuant to RCW 36.70C in the King County Superior Court. The Land Use Petition must be
filed within twen -one (21) calendar days after the final land use deCision of the City.
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CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT SERVICES DEPARTMENT
STAFF REPORT TO THE
FEDERAL WAY HEARING EXAMINEI7
PRELIMINARY PLAT OF KELLER
FEDERAL WAY FILE NO SUB98-0008 (98-103945-00-Si�
PUBLIC HEARING
2:00 p.m., August 29, 2000
City Council Chambers
Federal Way City Hall
33530 First Way South
TABLE OF CONTENTS
I.
II.
III.
IV.
V.
VI.
VII.
VIII.
IX.
X.
XI.
XII.
XIII.
GeneralInformation ...... ................................... ..................................... ...............................2
Consulted Departments and Agencies .................................................................................3
State Environmental Policy Act ...........................................................................................3
Natural Environment ............................................................................................................4
Neighborhood Characteristics ..............................................................................................6
General Design .....................................................................................................................6
Transportation ......................................................................................................................8
Public Services ...................................................................................................................10
Utilities ............................................................................................................................... l l
Analysis of Decisional Criteria ..........................................................................................12
Findings of Fact and Conclusion .......................................................................................14
Recommendations .............................................................................................................. 15
Listof Exhibits ...................................................................................................................
Report Prepared by:
Tim McHarg, AICP, Contract Senior Planner
August 17, 2000
•
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CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT SERVICES
STAFF REPORT FOR THE PUBLIC HEARING
OF AUGUST 29, 2000
PRELIMINARY PLAT OF KELLER �
File No:
SUB98-0008 (98-103945-00-SU)
Applicant: Dick Schroeder
Happy Valley Land Company
PO Box 1324
Issaquah, WA 98027
Phone: 425392.2742
Agent/Engineer:
ESM Consulting Engineers
Stuart L. Scheuerman
720 South 348`� Street
Federal Way, WA 98003
Phone: 253.838.6113
Owner: Dick Schroeder
Happy Valley Land Company
PO Box 1324
Issaquah, WA 98027
Action
Requested:
Staff
Representative:
Staff
Recommendation:
Preliminary plat approval of a 44-lot single-family residential
subdivision as provided for under Federal Way City Code (FWCC)
Chapter 20, "Subdivisions," and requiring approval pursuant to FWCC
Section 20-110.
Tim McHarg, AICP, Contract Senior Planner
Phone: 206.297.2106
Preliminary Plat Approval with Conditions
•
I.
GENERAL INFORMATION
A. Description of the Proposal
•
The applicant proposes to subdivide approximately 14.03 acres into 44 single-family
residential lots, each having a minimum area of 7,200 square feet (Exhibit A). The proposal
includes construction of a road system, utilities, stormwater facilities, street frontage
improvements, and other related infrastructure to serve the proposed residential lots. The
existing single family residence and associated structures located on Lots 42, 43, and 44 of
the proposed subdivision will be demolished.
B. Location
The subject property is located in the City of Federal Way, on the east side of the 34600
block of 21S` Avenue SW (Ezhibit B).
C. Legal Description
See Exhibit C.
D. Size of Property
E.
F
The subject site has a land area of 609,086 square feet (13.98 acres).
Land Use and Zoning
Background
The application for the preliminary p(at of Keller was submitted on October 17, 1997, as a
47-lot subdivision, with two open space tracts and a stormwater facility tract. The
application was determined complete on December 1, 1998. On June 9, 2000, the applicant
modified the preliminary plat application to propose a 44-lot subdivision with two open
space tracts and a stormwater facility tract.
� RS-7.2 = Single-family residential, 7,200 SF minimum lot size.
2 SFR = Single-family residential.
Hearing Examiner Staff Report Page 2
Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU)
•
II . CONSULTED DEPARTMENTS AND AGENCIES
��
The following departments, agencies, and individuals were advised of this application.
A. Community Development Review Committee (CDRC), consisting of the Federal Way
Community Development Services Planning and Building Divisions; Public Works
Engineering and Traffic Divisions; Parks Recreation and Cultural Resour�es Department;
Federal Way Department of Public Safety (Police); Federal Way Fire Department;
Lakehaven Utility District; and Federal Way Public Schools. CDRC comments have been
incorporated into this report where applicable.
B. All property owners and occupants within 300 feet of the site were mailed a notice of the
application and a notice of the August 29, 2000, public hearing. The site and the City's
official notice boards were posted, and notice was published in the newspaper. On
December 14, 1998, a request for public record was submitted for the City file for the
application. Two public comment letters were received regarding the notice of application
(Exhibits D.1-2). As of the date of this report, no comments were received in response to
the notice of public hearing.
C. In accordance with the State Environmental Policy Act (SEPA) and FWCC Chapter 18,
"Environmental Protection," all property owners and occupants within 300 feet of the site,
and all affected agencies, were notified of the proposed action and the City's environmental
determination. In addition, the site and the City's official notice boards were posted and
notice was published in the newspaper. No comments or appeals were received before the
established deadline of May 15, 2000. No changes or corrections were made to the City's
initial environmental determination. One comment letter was received on May 23, 2000,
after the comment and appeal periods had ended and the environmental determination had
become final (Exhibit E).
III. STATE ENVIRONMENTAL POLICY ACT
A. A Mitigated Environmental Determination of Nonsignificance (MDNS) was issued for the
proposed action on April 15, 2000 (Exhibit F). This determination was based on review of
information in the project file, including the environmental checklist, resulting in the
conclusion that the proposal would not result in probable significant adverse impacts on the
environment provided the following measures are complied with:
The applicant shall either:
a. Construct the following impacted Transportation Improvement Plan (TIP) project
as required by the Public Works Department, before building occupancy; or,
b. Contribute the project's pro-rata share of the construction cost of the following
TIP project before issuance of building permits:
Hearing Examiner Staff Report Page 3
Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU)
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2. The applicant shall design and construct a southbound left turn storage bay to provide
the required channelization and storage for the intersection of 21 Avenue SW and SW
346�` Place. Before civil plan approval, the applicant shall submit calculations and
design for the left tum storage bay for the review and approval of the Public Works
Traffic Division. Channelization, striping, and construction notes addressing the new
channelization plans shall include existing stripe removal and the terminus/extent of
construction as required by City standards. Such modifications shall be prepared and
stamped by a licensed civil engineer registered in the State of Washington. The
applicant shall dedicate the right-of-way required for construction of the southbound
left turn storage bay. Before issuance of Final Plat Approval, the applicant shall
construct the southbound left turn storage bay consistent with the approved
channelization plans.
The applicant shall design and construct all necessary traffic calming devices to
mitigate neighborhood traffic impacts in coordination with neighborhood groups and
in compliance with City requirements. These devices may include speed humps, traffic
circles, chicanes, curb extensions, signs, pavement markings, or any other device
proposed by the applicant and/or neighborhood residents and approved by the Public
Works Director. Before issuance of Preliminary Plat Approval, the applicant shall
submit plans for the traffic calming devices for the review and approval of the Public
Works Traffic Division. The plans shall be prepared and stamped by a licensed civil
engineer registered in the State of Washington. Before issuance of Final Plat Approval,
the applicant shall construct the traffic calming devices consistent with the approved
plans.
IV.
B. No comments or appeals were received before the established deadline of May 15, 2000.
No changes or corrections were made to the City's initial environmental determination.
NATURAL ENVIRONMENT
A. Storm Water Runoff
The applicant will be required to provide storm drainage improvements to comply with all
applicable Core and Special Requirements outlined in the 1990 King County Surface Water
Design Manual (KCSWDM), as well as applicable recommendations of the Executive
Proposed Basin Plan for Hylebos Creek and Lower Puget Sound, including surface water
detention, biofiltration, and oil/water separation. A Preliminary Technical Information
Report, prepared by ESM Consulting Engineers, revised November 1999 (Exhibit G), was
Hearing Examiner Staff Repor[ Page 4
Preliminary Piat of Keller SUB98-0008 (98-10394-00-SU)
� •
submitted to the Department of Community Development Services and reviewed by the
Public Works Department. The preliminary plat is designed to co(lect stormwater run-off
from the buildings, streets, and landscaped areas; to convey the stormwater through a pipe
system; to release the stormwater to a water quality biofiltration swale and oil-water
separator; and to infiltrate the stormwater via an engineered pond. See Section IX.c. of this
report for a detailed description of proposed storm drainage facilities.
B. Soils
The 1973 USDA Soil Conservation Service (SCS) soil survey for King County classifies site
soils as Alderwood Gravelly Sandy Loam. The Alderwood Series is characterized as
moderately well drained soils, capable of adequate compaction, runoff is slow, and erosion
hazard is slight. Alderwood soils are not included on the list of hydric soils prepared by the
National Technical Committee on Hydric Soils.
C. Topography
The subject property is rolling, with an average slope of less than ten percent. A small area
of approximately 1,500 square feet is sloped at approximately 50 percent from an old man-
made road cut.
D. Vegetation
On site vegetation consists primarily of domestic shrubs and grasses; fir, spruce, maple,
cedar, Madrona, and fruit trees; blackberry; and other native species. All natural vegetation
shall be retained on the site, except that which will be removed for improvements or
grading as approved in the preliminary plat (FWCC Section 20-179) and significant trees
shall be retained or replaced pursuant to FWCC Chapter 22, "Zoning." The applicant has
identified 86 significant trees on site, 25 of which will be removed to construct the required
infrastructure and utilities improvements. Before issuance of construction permits, an
approved landscape plan is required pursuant to Recommended Condition No. 1 of
preliminary plat approval.
E. Wildlife
Small birds and animals (squirrels, field mice, etc.) are likely to inhabit the site. No
threatened or endangered species are known or suspected to inhabit the site. Replacement of
significant trees, as well as incorporation of street trees, buffer open space, and infiltration
pond landscaping into the subdivision design, as proposed and as required, wil( help
mitigate the introduction of human activities on wildlife habitat.
F. Sensitive Areas
King County and City of Federa( Way Sensitive Areas Maps do not reveal the site to be in a
problem area re(ative to landslides, seismic hazards, erosion, wetlands, streams, or 100-year
floodplains. B-twelve Associates performed a site reconnaissance for the site and the
adjacent proposed Belle Meadow Preliminary Plat to the north of the site. The conc(usion of
this reconnaissance was that there are no regulated wetlands or streams on the site (Exhibit
I�. The City confirmed the reconnaissance and accepted this conclusion.
Hearing Examiner Staff Report Page 5
Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU)
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V.
VI.
NEIGHBORHOOD CHARACTERISTICS
.
The property is situated in the southwest portion of the City, in a single-family residential area.
All adjacent properties are either vacant or developed with single-family residences on lots with
7,200 square feet or more per dwelling unit. The site is currently developed with an existing
single-family residence and associated outbuildings located in the westerly portion of the site on
Lots 42, 43, and 44 of the proposed subdivision. These existing structures are proposed to be
demolished. Before final plat approval these structures must be removed or relocated to conform
to required building setbacks, or lot lines must be adjusted accordingly. This requirement is
addressed as Recommended Condition No. 2 of preliminary plat approval.
GENERAL DESIGN
A. Subdivision Access and Roadway System
Vehicular access to the proposed subdivision will be provided as follows:
A half street extension of SW 345` Place to and through the site from the current
terminus at the boundary of the adjacent Parklane Estates, Division Two plat will be
developed along the northerly properly line of the site. The SW 345`'' Place half street
extension will terminate in a temporary cul-de-sac at the northwest corner of the site
on Lots 35 and 36. The temporary cul-de-sac will terminate at the property line of
adjacent tax lot 242103 9085, since the subject property does not have frontage on 21
Avenue SW at this location. When this tax lot redevelops, SW 345"' Place will be
extended through to 21S` Avenue SW. The temporary cul-de-sac on SW 345` Place will
be an easement on Lots 35 and 36, not a public right-of-way. When others extend SW
345th Place to 21st Avenue SW, the easement will be extinguished. The applicant will
be required to provide a financial guarantee for the cost of removing the temporary
cul-de-sac on SW 345"' Place, installing frontage improvements on Lots 35 and 36,
restoring disturbed areas on Lots 35 and 36, and installing half-street improvements
for the extension of SW 345"' Place to the shared property line with tax lot 242103
9085. The requirements for the temporary cul-de-sac and the financial guarantee for its
removal are addressed as Recommended Conditions Nos. 3, 4, and 6 of preliminary
plat approval.
2. A full-street extension of 18` Avenue SW to and through the site from the adjacent
Rosella Lane plat will be developed. 18`'' Avenue SW will be extended through the site
to SW 345`'' Place.
A full street extension of SW 346` Place from 21 Avenue SW to and through the site
will be developed. SW 346` Place will turn north in the eastern portion of the site and
extend to SW 345` Place. This access to the site from 21 Avenue SW at SW 346`
place is a temporary access. When SW 345` Place is extended to 21 Avenue SW as
discussed above, the SW 346`'' Place connection to 21S` Avenue SW will be closed and
a permanent cul-de-sac will be developed at the former intersection. The future '
permanent cul-de-sac bulb at the terminus of SW 346 Place at the intersection with
21 Avenue SW will be required to be tocated within a separate tract. The tract will be
dedicated to the City of Federal Way at such future time that SW 345` Place is
Hearing Examiner Staff Report Page 6
Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU)
• �
extended to 21s Avenue SW, or at such future time that the City deems necessary for
the construction of the permanent cul-de-sac and requests dedication. The applicant
will be required to provide a financial guarantee for the cost of construction of the
permanent cul-de-sac at the intersection of SW 346`'' Place and 21 Avenue SW,
removal of the improvements within the to be closed intersection, construction of
frontage improvements on 21S` Avenue SW in the area of the to be closed intersection,
and restoration of any disturbed areas. The requirements related to the permanent cul-
de-sac are addressed as Recommended Conditions Nos. 5 and 6.
The configuration of the temporary access from SW 346`�' Place and the temporary cul-
de-sac on SW 345`�' Place has been designed in order to allow for future establishment
of a regular street grid system in this area of the City. Currently, SW 346`� Street
terminates on the western side of 21 Avenue SW. (Please note that the current
terminus of SW 346`" Street on the western side of 21S' Avenue SW is incorrectly
labeled on the preliminary plat drawing as SW 345'" Street. The applicant shall be
required to correct this labeling as Recommended Condition No. 7.) However, SW
346` Street cannot be extended to the east of 21 Avenue SW as a component of this
subdivision proposal because the site does not include frontage on 21 Avenue SW at
the point where extension could occur at a regular intersection. The location that
would allow the extension of SW 346`�' Street to the east of 21 Avenue SW via a
regular intersection is occupied by tax lot 242103 9085, which is under separate
ownership than the Ketler subdivision site.
Therefore, at such time as tax lot 242103 9085 redevelops, SW 345''' Place will be
extended to 21S` Avenue SW. The extension will be designed to align SW 345`�' Place
with SW 346�' Street in a regular intersection at 21 Avenue SW. The location and
design of SW 345"' Place within the proposed subdivision, including the temporary
cul-de-sac on, is intended to facilitate this future extension.
When SW 345"' Place is extended to align with SW 346"' Street in a regular
intersection at 21S` Avenue SW, the temporary access to the site from 21 Avenue SW
at SW 346`'' Place will be closed. A permanent cul-de-sac will be developed at the
location of the temporary access in order to ensure adequate spacing between
intersections to minimize potential traffic conflicts.
The public streets serving the proposed subdivision will be improved to full-street and
half-street standards, as approved by the City. The street improvements will include
two traffic calming speed humps and raised pavement markers designed to mitigate
potential traffic impacts. The City's Public Works Department and the Federal Way
Fire Department have approved the subdivision access and roadway system. See
Section VII.a. of this report for a detailed description of proposed street improvements.
B. Pedestrian System
Sidewalks will be provided along all lot frontages within the proposed subdivision except
along the temporary cul-de-sac located in Lots 35 and 36. Specifically, full street
improvements include five-foot wide sidewalks on both sides of all streets proposed within
the subdivision. Half street improvements will include a five-foot wide sidewalk on the
developed side of the street on the site.
Hearing Examiner Staff Report Page 7
Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU)
• •
Currently, sidewalks are located on both sides of SW 345''' Place, 21 Avenue SW, and 18"'
Avenue SW. The sidewalks within the proposed subdivision will connect to these existing
pedestrian facilities.
C. Landscape Buffers and Open Space
In accordance with FWCC Chapter 20, "Subdivisions," landscaped buffers are specified
only when the plat is adjacent to an incompatible zoning district or adjacent to an arterial
street. The proposed subdivision is bordered on the north, east, and south sides by single-
family residential zoning; therefore, no landscape buffers are required along these property
lines. Since 21 Avenue SW to the west of the site is an arterial street, a ten-foot Type III
landscape buffer is required along the site frontage pursuant to FWCC Section 20-178(a).
Recommended Condition No. 12 addresses provision of the required ten-foot Type III
landscape buffer along the 21 Avenue SW frontage in separate tracts. Additional
landscaping will be provided by street trees and screening of the infiltration pond, which
will contribute to visual buffering. Street tree requirements are described in VII.a; open
space requirements are described in VIII.b., and detention tract screening in IX.c.; below.
An easement granted to Puget Sound Energy (PSE) for ingress, egress, and utility
transmission is located along the southern 30 feet of the site. An easement granted to the
Bonneville Power Administration (BPA) for electrical transmission line right-of-way is
located along the 100 feet to the north of the PSE easement. These agencies have been
notified of the proposed subdivision pursuant to FWCC requirements for affected agencies.
The applicant is responsible for obtaining all required approvals from these agencies for any
proposed development within their respective easement areas.
VII. TRANSPORTATION
A. Street Improvements
In accordance with the FWCC, all street improvements must be dedicated to the City as
public right-of-way and improved to applicable street standards. Specifically, full street
improvements are required for 18``' Avenue SW and SW 346"' Place, which will include 28
feet of pavement, vertical curb, gutters, streetlights, four-foot landscape strips with street
trees, and five-foot sidewalks, within a 50-foot right-of-way width.
Half street improvements are required for SW 345�' Place, which will include 20 feet of
pavement, vertical curb, gutters, streetlights, a four-foot landscape strip with street trees,
and a five-foot sidewalk on the southern developed side of the street, within a 30-foot right-
of-way width. Sidewalks will not be provided along the temporary cul-de-sac of SW 345�'
P(ace located in Lots 35 and 36. Upon removal of the temporary cul-de-sac, sidewalks will
.� be required to be installed along the SW 345`� Place frontages of Lots 35 and 36.
Requirements re(ated to the temporary cul-de-sac of SW 345`'' Place are addressed as
Recommended Conditions Nos. 3, 4, and 6 of preliminary plat approval.
The applicant will construct a southbound left turn lane on 21 Avenue SW at the
intersection with SW 346`� Place. Additionally, the frontage ofthe site on 21 Avenue SW
will be improved to city standards, including 29 feet of pavement, vertical curb, gutter, a
Hearing Examiner Staff Report Page 8
Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU)
• •
six-foot landscape strip with street trees, streetlights, an eight-foot sidewalk, and a three-
foot utility strip. Sixteen feet of frontage will be dedicated along 21s Avenue SW to
accommodate the southbound left turn lane and the frontage improvements.
The applicant sponsored a neighborhood meeting with surrounding property owners on
March 29, 2000, regarding traffic safety and potential cut-through traffic impacts resulting
from the proposed residential subdivision. The meeting also addressed the traffic impacts of
the proposed Belle Meadow residential subdivision to the north of the site. A representative
from the City's Public Works Traffic Division attended the neighborhood meeting. Based
on the meeting, the applicant has designed and will construct traffic calming devices to
mitigate neighborhood traffic impacts in compliance with current City practices.
The Public Works Department and Federal Way Fire Department have approved roadway
improvements, curve radii, cul-de-sac configuration, and traffic calming measures as
proposed. Striping, signage, and street lighting plans shall be submitted for review and
approval of the City before issuance of construction permits.
B. Adequacy of Arterial Roads
This proposal has been reviewed under the State Environmental PolicyAct (SEPA). Based
on the FWCC and the Mitigated Environmental Determination ofNonsignificance (MDNS)
issued for the proposed action on April 15, 2000, the additional traffic to be generated by
this development requires off-site roadway improvements for vehicles and pro rata share
contributions for projects identified in the City's Transportation Improvement Plan (TIP)
impacted by the proposed subdivision.
To mitigate traffic impacts, the project includes design, right-of-way dedication, and
construction of a southbound left-turn lane on 21s Avenue SW at SW 346�' Place.
Additionally, the applicant shall be required either to:
a. Construct the following impacted Transportation Improvement Plan (TIP) project
as required by the Public Works Department, before building occupancy; or,
b. Contribute the project's pro-rata share of the construction cost of the following
TIP project before issuance of building permits:
Heazing Examiner Staff Report Page 9
Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU)
� •
Additionally, the applicant will construct a southbound left turn lane on 21 Avenue SW at
the intersection with SW 346`� Place to mitigate impacts to this arterial. The frontage of the
site on 21 Avenue SW, an arterial street, will be improved to city standards. The frontage
improvements include 29 feet of pavement, vertical curb, gutter, a six-foot landscape strip
with street trees, streetlights, an eight-foot sidewalk, and a three-foot utility strip. Sixteen
feet of frontage will be dedicated along 21 Avenue SW to accommodate the southbound
left turn lane and the frontage improvements. _
As proposed and conditioned, the subdivision will adequately mitigate impacts to arterial
streets.
VIII PUBLIC SERVICES
A. Schools
As part of the City's review of the proposal, the preliminary plat application was referred to
the Federal Way School District for comments. Comments received included the following
information.
The proposed subdivision will be served by Sherwood Forest Elementary, Illahee Junior
High, and Federal Way High Schools.
Federal Way School District has indicated that Sherwood Forest Elementary School
students residing in this subdivision will walk to school because it is within a one-mile
radius. An access route for these students to the school from the proposed subdivision
utilizing existing sidewalks has been approved by the School District.
Federal Way School District has indicated that bus transportation will be provided to Illahee
Junior High School and Federal Way High School students residing in this subdivision. The
bus stop for Illahee Junior High School is located at SW 348`'' Street at 19`'' Court SW. An
access route for these students to this bus stop from the proposed subdivision utilizing
existing sidewalks has been approved by the School District.
The bus stop for Federal Way High School is located at SW 349"' Street at 14�' Avenue SW.
An access route for these students to this bus stop from the proposed subdivision utilizing
existing sidewalks has been approved by the School District.
Routine adjustments to bus stop locations may be made based on student transportation
needs and school bus routes. The street network of the proposed subdivision has been
designed to allow a school bus route to loop through the neighborhood on 18"' Avenue SW.
School impact fees, as authorized by City ordinance and collected at the time of building
permit issuance, are currently $2,882.00 per single-family housing unit. School impact fees
are determined on the basis of the District's Capital Facilities Plan and are subject to
annual adjustment and update.
Hearing Examiner Staff Report Page 10
Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU)
� •
B. Open Space
The nearest city park is Saghalie Park, to the north of the subject site. Other public parks in
the vicinity include Saghalie Junior High School Park to the north of the site and Sherwood
Forest Elementary School Park to the east of the site.
To provide adequate recreational opportunities commensurate with new residential
development, FWCC Chapter 20 requires dedication of land on site for open space, or a fee-
in-lieu-of payment. Specifically, FWCC Section 20-155(b) requires all residential
subdivisions to provide open space in the amount of 15 percent of the gross land area of the
subdivision site, or pay a fee in-lieu-of payment for all or portions of the open space area
required.
Total open space required for this plat is 91,363 square feet (15 percent of the 609,086 square
foot site). Pursuant to FWCC Section 20-155, the applicant proposes to provide the required
open space on site. The applicant proposes to provide a total of 91,698 square feet of open
space. The open space is located in two open space tracts: Tract B is 57,157 square feet and
Tract C is 34,815 square feet. The two open space tracts are located within access, egress, and
utility transmission easements on the subject property granted to the BPA and PSE.
The applicant has proposed to develop the on-site open space with a hardscape entry plaza/
picnic area, a play equipment area, an eight-foot pedestrian and bike trail, and landscaping.
The pedestrian and bike trail is designed to provide connection to the existing BPA Trail.
The Parks, Recreational, and Cultural Services Department has approved the proposed open
space area development plan as proposed.
When SW 345`'' Place is extended to 21S` Avenue SW, as discussed above in Section VI.A, a
permanent cul-de-sac will be developed for SW 346`'' Place to terminate at 21 Avenue SW.
The right-of-way required for the permanent cul-de-sac at this location that is indicated on
the preliminary plat is not included in the area calculation for Open Space Tract B.
Therefore, development of the permanent cul-de-sac will not result in the proposed
subdivision becoming nonconforming with open space requirements.
C. Fire Protection
The King County Certifrcate of Water Availability from the Lakehaven Utility District
indicates that water will be available to the site in sufficient quantity to satisfy fire flow
standards for the proposed development. The Federal Way Fire Department requires that a
fire hydrant be located within 350 feet of each lot. The exact location of these hydrants
must be approved by the Fire Department before construction approval is issued.
IX. UTILITIES
A. Sewage Disposal
The applicant proposes to serve the proposed plat by a public sewer system managed by
Lakehaven Utility District. A July 2, 1998, Certificate of Sewer Availability (Exhibit �
indicates the District's capacity to serve the proposed development through a Developer
Hearing Examiner Staff Report Page 1 l
Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU)
• .
Extension Agreement (DEA) between the applicant and the District. An extension of the
existing sanitary, sewer main in 21 Avenue SW will serve the site. The applicant will need
to renew the expired� certificate and DEA before issuance of construction approval.
B. Water Supply
The applicant proposes to serve the subdivision with a public water supply and distribution
system managed by the Lakehaven Utility District. A July 2, 1998, Certifrcate of Water
Availabiliry (Exhibit.� indicates the District's capacity to serve the proposed development
through a Developer Eztension Agreement (DEA). An extension of the water mains in 21
Avenue SW and 18`�' Avenue SW will serve the proposed subdivision. The applicant will
need to renew the expired DEA and certificate before issuance of construction approval.
C. Drainage Facilities
The site is located in the West Branch Hylebos Creek Basin, in an area identified by the
Executive Proposed Basin Plan: Hylebos Creek and Lower Puget Sound, as having
downstream conveyance, flooding, erosion, and habitat problems associated with stormwater
runof£ The applicant is proposing to provide mitigation as recommended in the Basin Plan,
specifically, Basin Plan Recommendation BW-2 that calls for the use of a seven-day storm
event in sizing on-site detention facilities.
Development of the site will create additional runoff from new impervious area. As with all
paved, developed areas, the site will contribute some pollutants to ground and surface
waters, as these will be washed off the site by stormwater into the drainage system.
A Preliminary Technical Information Report, revised December 1999, including onsite
basin comparisons, offsite analysis, and core and special requirements under the
KCSWDM, was prepared by ESM Consulting Engineers. The City's Public Works
Department reviewed and concurred with the conclusions of the report.
Storm drainage facilities are to be designed in accordance with all applicable core and
special requirements outlined in the KCSWDM, as well as applicable recommendations of
the 1990 Executive Proposed Basin Plan for Hylebos Creek and Lower Puget Sound. A
collection and conveyance system, biofiltration swale, oil-water separator, and an
infiltration pond are proposed to provide runoff control for the site. The infiltration pond is
proposed to be screened with landscaping. The approved storm drainage facilities must be
constructed per FWCC requirements before final plat approval and recording of the
subdivision.
X. ANALYSIS OF HEARING EXAMINER PRELIMINARY PLAT DECISIONAL CRITERIA
The FWCC establishes review procedures and decisional criteria for deciding upon various types
of land use applications. Pursuant to FWCC Chapter 20, "Subdivisions," Section 20-110,
preliminary plat applications are submitted to the Hearing Examiner for public hearing. The
preliminary plat application and the recommendation of the Hearing Examiner are submitted to
the City Council for approval or disapproval.
Hearing Examiner Staff Report Page 12
Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU)
�
�
U
Pursuant to FWCC Section 20-126(c), the Hearing Examiner may recommend approval of the
proposed preliminary plat only if the following decisional criteria are met. Decisional criteria
and staff responses are provided below.
The project is consistent with the comprehensive plan.
2
3
4
Staff Comment: The preliminary plat application is subject to the adopted FWCP, which
designates the property as Single Family - High Density. The proposed land use, Single
Family Residential, with 7,200 square foot minimum lot size (RS-7.2), is consistent with
density allowances and policies applicable to this land use as established in the FWCP.
The project is consistent with all applicable provisions of the chapter, including those
adopted by reference from the comprehensive plan.
Staff Comment: The preliminary plat application is required to comply with the
provisions of the FWCC, Chapter 18, "Environmental Policy"; Chapter 20, "Subdivisions";
Chapter 22, "Zoning"; and all other applicable codes and regulations. Future development
of the residential subdivision will be required to comply with all applicable development
codes and regulations. As proposed, and with conditions as recommended by staff, the
preliminary plat will comply with all provisions of the chapter.
The project is consistent with the public health, safety, and welfare.
Staff Comment: The proposed preliminary plat would permit development of the site
consistent with the current Single Family High Density land use classification of the FWCP
and Comprehensive Plan Designations map. Proposed access and fire hydrant locations
shall meet all requirements of the Federal Way Fire Department. Future development of the
plat in accordance with applicable codes and regulations will ensure protection of the public
health, safety, and welfare.
It is consistent with the design criteria listed in section 20-2.
Staff Comment: The proposed preliminary plat would promote the purposes identified in
FWCC Section 20-2, and the standards and regulations therein, as identified in the staff
report, including effective use of land; provision of water, sewage, drainage, and
recreational areas; promotion of safe and convenient travel on streets; provision of proper
ingress and egress; and, provision for the housing needs of the community. As proposed,
and with conditions as recommended by staff, the preliminary plat application complies
with all provisions of the chapter.
5. It is consistent with the development standards listed in Sections 20-151 through 157, and 20-
158 through 187.
Staff Comment: Development of this site is required to comply with the provisions of
FWCC Chapter 18, "Environmental Protection"; Chapter 20, "Subdivisions"; Chapter 22,
"Zoning"; and all other applicable local and state development codes and regulations. As
proposed, and with conditions as recommended by staff, the preliminary plat application
complies with all applicable statutes, codes, and regu(ations.
Hearing Examiner Staff RepoR Page t 3
Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU)
.
XI. FINDINGS OF FACT AND CONCLUSIONS
�
Based on an analysis of the proposed action, the environmental record, and related decisional
criteria, the Department of Community Development Services finds that:
The proposed action is to subdivide a 13.98-acre parcel into 44 single-family lots. Adjacent
(and uses include single-family residential and vacant parcels. There are no identified
environmentally sensitive areas on the site.
2. Zoning for the site and adjacent parcels is RS-7.2. The proposed residential subdivision and
density is consistent with existing adjacent land uses and zoning.
A Mitigated Environmental Determination of Nonsignificance (MDNS) was issued for this
proposed action on April 15, 2000. No comments or appeals were received before the
established deadline of May 15, 2000. No changes or corrections were made to the City's
initial environmental determination. The environmental determination is incorporated by
reference as though set forth in full.
4. Water and sewer facilities are available from the Lakehaven Utility District and are
adequate to serve the proposed development. The expired availability certificates must be
renewed with Lakehaven Utility District. It is the applicant's responsibility to secure all
necessary water and sewer services from the utility provider.
The site is located in the West Branch Hylebos Creek drainage basin. Surface water
facilities will be designed in accordarice with the KCSWDM, as well as applicable
recommendations of the Executive Proposed Basin Plan for Hylebos Creek and Lower
Puget Sound.
6. Public access wi(1 be provided by the extension of SW 345�' Place from the eastern property
line to the western property line where it will terminate in a temporary cul-de-sac. The
temporary cul-de-sac will be located within an easement and will not be public right-of-
way. 18�' Avenue SW will be extended from the southern property line to SW 345"' Place.
SW 346`�' Place will be extended from 21S` Avenue SW to the eastern portion ofthe site,
where it will turn north and terminate at SW 345`'' Place.
7. Sidewa(ks will be provided along all lot frontages, except along the temporary cul-de-sac
located in Lots 35 and 36. Sidewalks serving adjacent development are located on both
sides of SW 345"' Place, 21S` Avenue SW, and 18` Avenue SW. The sidewalks within the
proposed residential subdivision will connect to these existing pedestrian facilities. The
app(icant has provided for safe pedestrian corridors from the subject site to public school
facilities and bus stops.
18`'' Avenue SW, SW 345"' Place, and SW 346"' Place are currently designated as local
streets by the FWCP. 21S` Avenue is currently designated as an arterial street by the FWCP.
Street improvements and right-of-way widths consistent with applicable City standards are
required for all internal roadways and street frontages. Public right of way and the
stormwater detention tracts will be dedicated to the City.
Hearing Examiner Staff Report Page 14
Pre(iminary Plat of Keller SUB98-0008 (98-10394-00-SU)
� •
A geotechnical report contains specific recommendations and conclusions for the proposed
development, including site preparation and grading of the subject site. Supplemental
geotechnical analysis and recommendations may be required by the Public Works Director
or Building Official, as allowed by the FWCC, during development of the site in
conformance with FWCC Section 22-1286.
10. The subject site contains 86 significant trees. There are 25 trees proposed to be removed
with the grading of the subject site for the installation of roadways and utilities.
11. Pursuant to FWCC Section 20-155, the applicant proposes to provide the required open
space on-site. The on-site open space will be delineated as separate tracts, and owned and
maintained by the subdivision property owners.
12. Prior to issuance of construction permits, the applicant will be required to submit a
landscape plan addressing open space, detention tract screening, street trees, tree
conservation, and the replacement of significant trees. Required landscape buffers will be
delineated as separate tracts, and owned and maintained by the subdivision property
owners.
13. The proposed preliminary plat is permitted by FWCC Chapter 20, "Subdivisions," and
Chapter 22, "Zoning."
14. The proposed subdivision and all attachments have been reviewed for compliance with the
FWCP; FWCC Chapter 18, `Bnvironmental Protection"; Chapter 20, "Subdivisions";
Chapter 22, "Zoning"; and all other applicable codes and regulations. As proposed, and
recommended by staff, the preliminary plat is consistent with the FWCP and all applicable
codes and regulations.
15. Prior to final plat approval and recording, all required and approved improvements will be
constructed, or the improvements appropriately bonded, per City code requirements.
XII. RECOMMENDATION
Based on review of this application, the environmental record, and pertinent decisional criteria,
the Department of Community Development Services recommends approval of the preliminary
plat subject to the following conditions:
Prior to issuance of construction permits, a(andscape plan prepared by a licensed landscape
architect, shall be submitted to the City for approval, and shall include the following
elements:
a. Required ten foot Type III arterial street landscape buffers along the 21 Avenue SW
frontage;
b. Open space area landscaping;
c. Street trees in planter strips inside plat boundaries along the 21 Avenue SW frontage;
d. Significant tree replacement plan; and
e. Visua( screening of the stormwater infiltration tract from the right with
landscaping and/or fencing.
Hearing Examiner Staff Report Page 15
Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU)
• •
2. Prior to final plat approval, the existing structures on Lots 42, 43, and 44, must be removed
or relocated to conform to building setbacks requirements as estab(ished by the FWCC, or
lot lines must be adjusted accordingly.
Prior to issuance of construction permits, the applicant shall submit an easement for the
temporary cul-de-sac at the western terminus of SW 345"' Place located on Lots 35 and 36
for the review and approval of the Public Works Director. The approved easement shall be
noted on the face of the plat and recorded by the applicant. The easement shall include
provisions for extinguishment of the easement when SW 345�' Place is extended.
4. Prior to issuance of construction permits, a note shall be added to the face of the plat that
required setbacks for structures or improvements on Lots 35 and 36 shall be measured from
the edge of the recorded easement for the temporary cul-de-sac at the terminus of SW 345`''
Place until such time as the easement is extinguished.
Prior to issuance of construction permits, the applicant shall revise the plat to locate future
permanent cul-de-sac bulb at the terminus of SW 346"' Place at the intersection with 21
Avenue SW within a separate tract. The applicant shall label the future permanent cul-de-
sac bulb tract as "Tract X." Tract X shall include the entire portion of the future permanent
cul-de-sac bulb outside of the required 50-foot SW 346`� right-of-way that is required for
the cul-de-sac to meet City street improvements standards. Tract X shall be dedicated to the
City of Federal Way at such future time that SW 345''' Place is extended to 21 Avenue SW,
or at such future time that the City deems necessary for the construction of the permanent
cul-de-sac and requests dedication. A note shall be added to the face of plat indicating the
purpose, dedication requirement, and dedication timing of Tract X.
Prior to final plat approval, the applicant shall provide a financial guarantee in a form and
substance acceptable to the City to guarantee the following:
a. Design and construction of the permanent cul-de-sac at the intersection of SW 346`''
Place and 21S` Avenue SW, including all improvements required for the cul-de-sac to
meet City street improvements standards;
b. Design and removal of the improvements within the to be closed intersection of SW
346"' Place and 21 Avenue SW;
c. Design and construction of all frontage improvements on 21 Avenue SW in the area
of the to be closed intersection required to meet City street improvements standards;
d. Restoration of any disturbed areas outside the permanent cul-de-sac, including Open
Space Tract B and Lots 42, 43, and 44;
e. Design and removal of the temporary cul-de-sac at the western terminus of SW 345"'
Place at the property line of tax lot 242103 9085;
f. Design and construction of all frontage improvements required to meet City street
improvements standards for the frontages of Lots 35 and 36 on SW 345`'' Place;
g. Restoration of any disturbed areas on Lots 35 and 36 resulting from the removal of the
temporary cul-de-sac and the construction of required frontage improvements; and,
h. Design and construction of half-street improvements for the extension of SW 345th
Place to the shared property line with tax lot 242103 9085.
Hearing Examiner Staff Report Page 16
Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU)
• •
The form and substance of the financial guarantee shall be based on implementation of the
above projects in ten years, and current cost estimates for the above projects shall be
inflated by a factor of 3.5 percent, compounded annually for the ten year period.
7. Prior to issuance of construction permits, the applicant shall revise the plat to correctly label
SW 346"' Street to the west of 21 Avenue SW, which is currently incorrectly labeled as
"SW 345` Street." Street names shall be added for 16�' Avenue SW. _
Prior to issuance of construction permits, the applicant shall submit design and construction
plans for a speed hump on SW 345` Place, for the review and approval of the Public Works
Director. The speed hump shall be designed and located to discourage potential cut-through
traffic into adjoining neighborhoods.
9. Prior to issuance of construction permits, the applicant shall submit design and construction
plans for a raised pedestrian crosswalk at the regional BPA trail crossing on SW 344`� Place,
for the review and approval of the Public Works Director.
10. Prior to issuance of construction permits, the applicant shall submit design and construction
plans for street lighting at the intersection of SW 345`�' Place with 15`� Place SW in the
vicinity of the Parklane Neighborhood, for the review and approval of the Public Works
Director. The street lighting shall be designed and located to enhance overall pedestrian and
vehicular safety by increasing visibility.
11. Prior to issuance of construction permit, the applicant shall submit design and construction
plans for raised pavement markers along the roadway centerline in the vicinity of SW 346'�
Place and 16"' Avenue SW, for the review and approval of the Public Works Director. The
raised pavement markers shall be located in areas where there is the potential for vehicular
traffic to "drift" across the centerline while traversing curves in the roadway.
12. The final plat drawing must establish the required open space areas and arterial street
landscape buffers along the 21 Avenue SW frontage, in separate tracts to be owned in
common and maintained by property owners of the residential subdivision, and prohibiting
removal or disturbance of landscaping within the tracts, except as necessary for
maintenance or replacement of existing plantings and as approved by the City. The open
space and arterial street landscape buffers along the 21S` Avenue SW frontage shatl be
maintained in a condition consistent with the approved landscape plan pursuant to
Recommended Condition No. 1, above.
Stormwater conveyance, water quality, and infiltration facilities used to control stormwater
runoff from the site shall be located in a stormwater tract dedicated to the City at the time of
final plat approval, unless located within improved public rights-of-way.
14. All streets shall have a minimum pavement section of three inches Class B asphalt over six
inches of crushed surfacing to support the traffic loads.
15. Clearing for the construction of the plat improvements, including roads, stormwater
improvements, and utilities, shall be generally consistent with the clearing (imits depicted
on the Preliminary Grading and Uti(ity Plan that was prepared by the applicant for the
preliminary plat process. The clearing limits referenced above are the approximate clearing
Hearing Examiner Staff Report Page 17
Preliminary Plat of Kel(er SUB98-0008 (98-10394-00-SU)
•
•
limits necessary for road, stormwater improvements, and utility grading, and may be
modified with the approval of the Community Development Services and Public Works
Departments during final engineering review as required to reflect changes in road,
stormwater improvements, and utility designs, if any. The remaining c(earing beyond these
limits necessary for development of the residential lots shall not be performed until
approved permits are issued for development of the residential lots.
16. Prior to final plat approval, all required improvements must be completed or the
improvements appropriately bonded, per City code requirements. Design and construction
of plat improvements shall conform to the FWC, 1990 KCSWDM, Hylebos Creek and
Lower Puget Sound Basin Plan, and all other applicable codes and regulations.
XIII LIST OF �+ XHIBITS
A. Reduced Scale Preliminary Plat of Keller (Full Size Preliminary Plat to Hearing
Exam iner)
B. Vicinity Map
C. Legal Description
D.1-2. Public Comment Letters in Response to Notice of Application
E. Public Comment Letter Received After End of SEPA Comment and Appeal Period
F. April 15, 2000, Mitigated Determination of Nonsignificance (MDNS)
G. Preliminary Technical Information Report, prepared by ESM Consulting
Engineers, Revised November 1999
H. Wetland and Stream Determination, prepared by B-twelve Associates, December
2, 1999 (Note: Although titled for the adjacent proposed Belle Meadow
Preliminary Plat, this report includes the proposed Keller Preliminary Plat site.)
I. King County Certificate of Sewer Availability from Lakehaven Utility District,
July 2, 1998
J. King County Certificate of,Water Availability from Lakehaven Utility District,
July 2, 1998
TRANSMITTED TO THE PARTIES LISTED HEREAFTER:
1. Federal Way Hearing Examiner
2. Applicant: Dick Schroeder, Happy Valley Land Company
3. Agent/Project Engineer: Stuart Scheuerman, ESM Consulting Engineers
DocumentlD k11478
Hearing Examiner Staff Report Page 18
Preliminary Plat of Keller SUB98-0008 (98-10394-00-SU)
U
Exhibit A:
.
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(Full Size Preliminary Plat to Hearing Examiner)
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LEOAL DE3CRPTION
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TOCCIHER WIiM NI CASEIIfNT fOP MG11E55. EGRE54 Ni0 UtM1ES
OKN, u1q[R IND KPO55 ME NORlw JD iEEI K 1HE WEST TOS
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TOWNSHW 21 IqPiH. MMGE S FISI. WNIAYElfE YF1110NN. W RINO
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TnE WE51 HVf OI THE NOMn MNi pi M[ SpIM WLi OF TNE
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TOTAL M. 9.300 h' • rw ra[ (sac es sFO.n) SCALE f� 60'
ssWl Po5I - • PMWa5e0 51pb OM�ua[ ME � rw�wl TOTK iRl . 6.069 A COIlTOUA MERVAL . 2
K� ��u� OATIM CRY OF FEDERAL WAV
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PLANT MATERIAL LI�
sr ouur eor�w�cu rw.� c oM�+oN r w.� s�moor sTOac sv�cwc
TREES ...--
ARRS 8 Acer rubrum ReC Sunset 'Re0 Sunsel' Netl Mople 3'4a1 BkB 30�oc
gp 5 Betulo aloo Europeon Whits Birch �2 j stem dump per pb�
CD 26 Calocedrus dewrrens incense Cedar 7' Full BdaB per pbn
d
Fp 104 Froxinus Volmore Patmore Ash 1—i/2�cal 40�oc
pp 2 Prun�a AkeDOno Akebono flo. C�erry 1-1/2 cal Pe� Wa�
$� 7 SeQuaaOerWron qiqanleum Sequo�o B' dense, BkB De� 0�a�
sHnues a oaouNOCOVens
MC 57 Myrico cali/ornico Poci�ic Wox My�le 24" 5'ot
SGF L6 Spuea Go10 Flome Go10 Flome Spireo 30' 2.S�oc
SMC 65 Spirto Moyic Corpel Moqic Carpel Spireo lqol Yoc
HSIN] 16 Heme�ocallh Stetlo D'Oro Stella D'Oro Daylily lqot Z�a
SRPA 12 SomWCUS rocernoso P�umoso A�reo Golden Europeon ElderEerry 36` 12�oc
SfpnMunt SN� Trees
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RrtGMSi SEEDN6 M1C�10 PpwiUS KII
OOC Sf. 4uiCM�YICOD fIBER 1hRLN
SYSICY idl Trt PNb[ N1FA Nlp � IEYPOMR'/ SYS�fY fOP TC
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Exhibit B :
�
Vicinity Map
VICINITY MAP
Not To Scale
.,: < <
.,� ��
.. �
aN �n�err,o
72o soum 3asm saeec �.,w s„ve,�,a
Federal Way. WasMrptot� 98003 Projsct �epermsnt
(253) 838-6i13 P�� WO�a
Land Plamino
JOB N0.
DRP,WING NAME :
DATE :
DRAWN :
770-01-970
VICINITY
10-15-98
SL$
2
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Exhibit C:
L_J
Legal Description
• •
LEGAL DESCRIP
TAX LOT N0.(S) 242103-9021, 242103-9022; 242103-9056
PARCEL A:
THE SOUTH HALF OF THE SOUTH HALF OF THE NORTH HALF OF THE
NORTHEAST QUARTER OF THE SOUTH E4ST QUARTER OF SECTION 24�
TOWNSHIP 21 NORTH, RANGE 3 EAST, WILLAMEITE MERIDIAN, IN KING
COUNTY, WASHINGTON:
EXCEPT THE WEST 205 FEET T't;Ei�EOF;
TOGETHER WITH AN EASEMENT rU�i INGRESS, EGRESS AND UTIUTIES
OVER, UNDER AND ACROSS THE i•JGiiTH 30 FEET OF THE WEST 205
FEET OF THE SOUTH HALF OF 7NE SOUTH HALF OF THE NORTH HALF
OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID
SECTION 24;
EXCEPT THE WEST 30 FEEi' FOR ROAD.
PARCEL 8:
THE EAST HALF OF THE ►vUi�TN i-ta�F OF THE SOUTH HALF OF THE
NORTHEAST QUARTER OF THE �vUTHEi�ST QUARTER OF SECTION 24,
TOWNSHIP 21 NORTN, RANGE 3��ST, WILLAMETTE MERIDIAN, IN KING
COUNTY, WASHINGTON.
PARCEL C:
THE WEST HALF OF THE NORTH HALF OF THE SOUTH HALF OF THE
NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 24.
TOWNSHIP 21 NORTH, RAr�;GE ?�,ST, WILLAMETTE MERIOIAN, IN KING
COUNTY, WASHINGTON:
EXCEPT THE WEST 30 FE�T �Uti «0�0.
�
Exhibits D.1-2:
r�
u
Public Comment Letters in Response to Notice of Application
�11Y UF FEDtKHL WHY
1ll�15J
�-.
City o� Fedecal iNay
33534 - lst Way South
Fedccat Way, VIIA 98003
Attention: Carey Koe fircg Manre
Rick Perez I'�l�eg's �.: �
Trent Ward
DeU Barker
HUb 15"VU
i
�1:5� No.uul r.�t
� � a���
/-/�- `J �l
CC.: o.�2-Q
�Ct��1VEQ
1AN 21 i9�9
FEDE�iAL`iUAYptJBLLC WQFtK9
ADMINISrBATI4N L�IVtS:ON
To Whom It May Concern: ln reference to proposed preliminary plat
(File # SUB98 0008} File �fSep 98-OU45.
My husband and I are homcowncrs on kot #18 in Parklane Pstetes Division II.
The thought of any added traf�ic to our nsrrow streets is unthinkable. tf you park
two Cats opposite each other �n the street you can'� gct auything but a Volksv+ragen bug
between th�m: provided they park haif on the sidewa�k.
We wauld like ta suggest. you cxtcnd cithcr l8th Ave. SW or l9th Ave. SW
tbrough to the devela�nnent cn they aan take advantagc af the nc�t tr�ffia light at �44th
Ptaoe SW goin� in soor� ax► � l st Ave.
We woeild also like to lecep a buffcr behitxt our homes be#woen the greenbelt,
under the power tines, to the park and ride. Tlus could be a multiomodel bike trail,
watking, jogging, for the citiz�ens in our entirc arca. �an`t you just sce us doing our dai(y
exarcisc to �nd from the Park & Ride? Even to shopping clase by.
We also have na streetlights in �ur neighborhood. Wc have many yourig children
playing in our streets and ma�y schoolchiidrert� especially gaing to Slierwood Forest
Elementar�r aL the top of our hill.
The BPA trail in aur tract is t�nmarkcd and ver�c ci�engarous. for peapte crossiag an
I4th Wa}�.
We doa't tike to seem un-neighborty, but aur streets are ille�rally �arrow and
unlighted and physically uaahlc ta handic any added traiff'ic. It's just too daaga�ous.
Thank you for your considerations and please tet us know whon the ncxt public
hearing is in advance. �
SinCerely,
---• �� ���° Robort & Connie Winebrenaer
POSt-it" b�nd fa�e tt8rnsmittai mers�o T67t'r oc �e.s •
��
f;c�IlrtitAt IAltiv [}F� t� ( p�FN't ( �t�114�FN'F
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CITY OF FEDERRL WAY
�. ��
... .
Ill�253-661
P�LAN� ESTATES DIVISI� __
HOME OWNERS ASSiJCIATION
345Q7 - i�t PLACE &Vli
�a,A� WA►� VIIA 88023
FED .
�
aty ofr�a� wsy
33530 - lst Way South
Federat Way, WA 980a3
Attention Marioa Hess
Rick Pete�
Tre+►t Werd
Deb Barker
la cefera�c� to propos�ad pre�iminary pi�E (Fila # St1��-� (Sepa) Fil� #Sep 98-0045
The fo rt y-two home owners of g�cktane Fstates Diviston II, sad n:�resentccl bx tha hame o+Knexs
A,ssociation of Partcldru 6states Divisio� li witt� addrssses knawn aa 14th V1►ag 5 W,
SW 344th Pt, lSth Ct SW, lSth PI SW, tund 345th P1, 98023 e�c�e t�y roqussting cons�d�
to nevise ihe abovc proposed swhdivision. {yur r�qnest is as fo�iows:
(plens� ace copy of rre,wwision iactuded.)
1. Per our request, you �riU not� that SW 345th Fa does not b�come a thraug,h etreet �nto
Pat�klaae �aus Divisiva II from propo� plat• .
2. Per aur roqaest, SW 34�6th Pl bect�mes a petmanent aocess to 21st Ave SW.
3. Per our request, s mmimum oC a 15 foot wide open spaca, gte� area, or c�shion betti'�►ee�► lota,
16,17 2Q of �oposat plat and ivts 20, 2I, 22 of tlw homea in Parkla�u Sstates
Division II.
4. 1'er ouir reQvest, a sct�att �d}ustment (pac cop�y) ae ta t�ow these !u� c�ld 1� r�oged tind
yet meitetein tt� satne e�ttwunE of lames.
O�u concera is that ttie reality of opening up 5W 345th P! as a�hart a�t ta 21st A�a SV�I witt,
infact, ct�te a safety hazard a�d immeasurabie traQic flow through ��ttte �tate� Uiv�ion Ii: ��
Vehi�le� w�st Qf 21 et Ave SW will uss us as d short cut. Vehic�es frarn Campue H�ghtaads and
Parricttene.�statea� Di`rision I wilt. usv us As � ehQrt ou� Our meaa�rable aetual driving �sphaU is
only 28 feet wide �t its wide�t polnt, and 1Q f�t ttarcawGt th�n the streets through C�mpua
Hi,ghlends. Quite ffaakl�, auf' at�aets are not wide a►ough to aocept tlts s�a$ tr� Sc�r the�
this wt'11 create. Also c�onsider tht att�ount af he�srdous tr�Q'ic tlow pa�st Sherwood F�
Etem�nt�ry Schoot.
� - R�C�fVEb BY
��cuntmc Q�v��ap��.T t��pAa�+�r
.IAN 14 1999
�11T Uf ttlltKHL WHY lU�L�J HVb l� UV 11•JJ IvU.UVl r.VJ
� • 1 •
• � • • e� _
�
By opening up SW 3.45th Pl into Parklane Estat�s Div�sion ii atu� onto 15th Pl SW, ptcasc
considcc. tho creation of thc,followiqg hazards. �
1. Chitdccn walking to and from school.
2. The B.P.A. Trail thal ctassea 14th Way SW wi�h no d�ignated crosswalk, which has recently
resu{�ec� in a tnajor accident and alrcady in a haxardaua location. Nlcaso se� lhis For yaurself. �
3, BnormOUS increasc in short cutting speeding trail'ic on our narrvw stcccts. -
4. The difficutty and h�tzerd of backing out af our dRVewsys.
�, j�e�,jaave no sY.r� . li htR, '�'his witl becomo an enotmous hazard on tbc cunrod d�wn hil!
section af 344th P! a��d at the s�uth cnd of 1 Sth Pl SW. .
6. The environmental im�act otnoisc creatod by na less than an edded 250 or more cars per day.
7. Added tcaffic - shoR cutting past Sherwvod Foresl f:lemcntary Seliool.
8. Added trat�'ic flow thcough Campus I�tighlands, and we all know they already have a major
traffc prablem. � �
Along with wat'iaus otl�cr conccrns, tkuit atc would like lQ �xpress at the Public Hearing,. wc
e�peet ta have notiae a£
Another cancem is narrowing aov�m SW 345th PI from Parklanc Estat�s Aivis+on fi iato tho
propos� subdivision. If our streets ace only 28 feet widc and by narcawing it down by half, t[ds
leav$s.14 faot of driving asphatt. Isn't code 20 feot7
The tatutian would �e ta kcep. S�l 345th Pl �to�, open SW ��6th PI of propoaed plat to
pcnmanent e�ccess to 2t st A�e SW. Mr. l�lazcm E1-Assa� stated that this idea wautd c�r�ate a.
sefety haaard. Tik a4laEiaTM wauld be � Erafffic iight.
We astc, if yau aro tculy concerned about safety� plcasc cansider ou� pro{tosal. Think about
Shawood Forsst Elementary Schaoi snd �t1 other concarns expresaed. Vl{e are sunpty not gb}a ta
safelX absorh this inccease ot'tra�c tlow throu�h our neighborhoad. �
Please a1sQ cansid�r th� cctntictuance of a f�ut�'er.cushion-or apen space aces hetween the homes ot'
t5th PI SW and tlie novu� devdapment. �
LIiY Ut htlltKHL �HY
1U�1�S
�'.
HUb 1�"UU
•
li�5s No.�u� r.uu
' Thie proposal wilt not only servc to be an enviranmentelly sound idea�by you, but wiU also prove
to kcep both neighboYhoods untgue� safc and boautiit�t.
We thank you in advanco for yaur consideration.
Sincoraty _
3�a � C'l Sth SW
Federal Wsy, VIiA 98423
Parkiane Estatcs Diviaion II /�rchitectural Cansrol Cammittec
and the Home 4wners of Parklane Estates Divieian II
� c: 7ohsti F�tigh
President of Parkl�na Estates Div�sion T[
� Hamc Uwncrs Asaociation
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Exhibit E.
•
Public Comment Letter Received After End of SEPA Comment and
Appeal Period
� •
Dear City of Federal way,
My name Is Katarina Andress, I'm 13 years old. I live In Federal way
WA. Where I live is somewhere I never lived before. It's the trees. Your
probably thinking why would a 13 year old care about trees. Well I do care!
Those trees are what makes our neighborhood so special.
Thos� �r��s will b� cut down and turned into 42 houses on that
property. Not only that they are making a road that goes right between where
I live and where my next door neighbor lives. That road will be going
through the most busiest street ever, 21 st street.
Not only that we have so many little kids I hate to see one of them get
hit by a car. How, where, are they going to play? Surely I don't know! .
What I'm hying to say is don't cut down the trees. When your cutting
down th� ��es �t's �e� ��c t�ie be�er- it's for the worst.
I could go around my neighborhood and get signatures but I won't
because it won't matter to you.
Also there are many ways that you can build those houses and still save
the trees, and give people the privacy that they want. Because I know
everyone likes there own privacy. I like privacy, and I know you do to. I
don't want people looking at me in the kitchen or when I sit in our back
porch.
I came up with an example: We have a green belt with power lines and
we have a nice walk path. Why don't you finish that path and put it along the
fence line. There should be a place that people can walk and enjoy the forest
behind us and look at the many animals. We have so many birds, squires,
and owls. Even coyotes and hawks. I know it's progress and I also know it's
money. But what I don't know is where are the animals going to go?
Animals and humans have feelings. Those feelings should be heard. And
something should happen. That's what I'm doing.
Thank you for your tune.
Sincerely,
Kat�ina t�ndress
34507 15th PL SW
Federal way WA 98023
�Fr,FniF� eY
_,..._......._ "�r_�r
fr� �4';` "% �� 7gQf,�
c�;�Z�I���//f �`�
•
Exhibit F:
•
April 15, 2000, Mitigated Determination of Nonsignificance (MDNS)
�
c�nr oF/�
•
-'- �- = F_�� E
`` (253) 661-4000
�/� �y 33530 1 ST WAY SOUTH FEDERAL WAY, WA 98003-6210
MITIGATED ENVIRONMENTAL -
DETERMINATION OF NONSIGNIFICANCE
KELLER SUBDIVISION
Application No: SEP98-0045 (98-103944)
Description
of Proposal:
Propoaent:
Location:
Lcad Agency:
City Contacts:
The applicant proposes to subdivide approximately 14.03 acres into 47 single-family
residential lots. The proposal includes construction of a road system, utilities,
stormwater facilities, street frontage improvements, and other related infrastructure to
serve the proposed residential tots. Vehieular access will be provided from 21�
Avenue SW, 18�' Avenue SW, and SW 345'� Place.
Dick Schroeder, Happy Valley Land Company, Applicant
Stuart L. Scheuerman, ESM Consulting Engineers, Agent
The subject property is located in the City of Federal Way. The subject property is
located on the east side of the 34600 block of 21�` Avenue SW.
City of Federal Way
Tim McHarg, Contract Planner, 206-297-2106
Greg Fewins, Principal Planner, 253-661-4108
The responsible Official of the City of Federal Way hereby makes the fo(lowing decisions based upon
impacts identified in the environmenta( checklist, the Federal Way Comprehensive Plan, and other
municipal policies, p(ans, ru(es, and regu(ations designated as a basis for exercise of substantive
authority under the Washington State Environmental Policy Act Rules pursuant to the Revised Code of
Washington (RCV� 43.21 C.060:
The lead agency for this proposat has determined that the proposed action does not have probable
significant adverse impact on the environment and ac� Environmental Impact Statemen[ (EIS) is not
required under RCW 43.21C.032(2xc), on(y if the following conditions are met. This decision was made
after review of a comp(eted environmental check(ist and odtec infotmation on fi(e with the lead agency.
This information is avai(able to the public on request.
�
FI[YD[NGS OF FACT
•
The applicant proposes to subdivide approximately 14.03 acres into 47 single-famity residential
(ots. The proposat includes construction of a road system, utilities, stormwater facilities, street
frontage improvements, and other related infrastructure to secve the proposed.residential lots.
2. Vehicular access to the site is proposed to be provided from 21�` Avenue SW, 18"-' Avenue SW, and
SW 345'� P(ace.
A September 1998 Tra�c Impact Analysis (TIA), was prepared by Heath and Associates for the
proposed development. The TIA was supplemented by a December 7, 1999, traffic letter prepared
by Gibson Traffic Consultants, and August 19, 1999, and January 1 l, 2000, traffic letters prepared
by Heath & Associates. The study and supplemental information identifies transportation impacts
and recommends rnitigation measures associated with the development. The proposed development
will generate approximately 517 average weekday daily trips, with an estimated 55 PM peak hour
trips. Traffic generated from the proposed development will impact two Transportation
Improvement Plan (TIP) projects with more than 10 PM peak hour trips. The project proponent will
be required to either construct the planned TIP projects, or provide pro-rata share contributions
toward the proposed improvements to mitigate traffic-generated impacts from the proposed ��
development.
4. The city's Public Works Department reviewed and concurred with the conclusions of the TIA and
supplemental information. The traffic impacts identified in the analysis wil( be appropriately
mitigated by implementation of mitigation measures proposed by the applicant and the required
mitigation measures.
5. 'I�e Final Staff Evaluation for Environmental Checklist, File No. SEP98-0045, is hereby
incorporated by reference as though set fotth in futl.
COI�ICLUSIOIYS OF LAW
1. Provide a safe, e�cient, convenient, and economic street system with su�cient capac�ty to move
people, goods, and services at an appropriate level of service.
The City shall develop and adopt policies for the construction, reconstruction, maintenance, and
preservation of new and existing facilities, such crs gravel and substandard streets. (TG2, Federa(
Way Comprehensive Plan [FWCP])
2. Ident� and implemenl changes to the iransportation system which reduce reliance on the single
occupant vehicle. Support stale, regional, and local visions and policies. (TP9, FWCP)
3. Establish a Level of Service (LOS) standard based on a planning methodology using vehicle miles
traveled (VMT) congested to measure the LOS citywide, and an operation methodology for
development impact, naitigalion corridors, and intersections based on a LOS equa! to E or v/c less
than or equal to 0.9. TP16, FWCP)
MDNS Page 2 Keller Subdivision/SEP98-0045 (98-103944)
•
•
4. S[ruciure the City s improvement program to stralegically place incren:ents of public and private
investmen! that complement the multimodal vision of Ihe plan. This should include "matching"
improvemenls lo supplement the efforts by other agencies to provide HOV and transit facilities.
(TP32, EWCP)
5. Arterial HO[� improvements wi11-be construcled along key corridors lo improve flow and encourage
use of these more e�cient modes. (TP41, FWCP) -
6. Ensure lhat City facilities and amenities are ADA compatible. (TP51, FWCP)
7. Work to extend the existing system of sidewalks, bikeways, and equestrian ways in the City to
provide safe access to public transit, neighborhood and business centers, parks, schools, public
facililies, and other recreational atiractions. (TP52, FWCP)
8. IJallowed by applicable law, development inside and outside the City should be required to provide
their fair share of onsite and offsite improvements. (HP7, FWCP)
eo�vniT�oHs
1. The applicant sha(( either:
a. Construct the following impacted Transportation Improvement P(an project as required by the
Pub(ic Works Department, prior to building occupancy; or;
b. Contribute the project's pro-rata share of the construction cost of the following TIP project
prior to issuance of building permits:
TIP Project Description Pro,ject Tota( PM Pro-Rata TIP Mitigative
� Impact Peak Hour Share Project Fee
Volume Cost
l. S 356`� Street - 1�` Avenue S 17 trips 1562 trips 1.09% $7,245,000 $78,4U0
to SR99: Widen to five lanes
2. 21" Avenue SW/SW 357"' 33 trips 2279 trips 1.44°/a 5750,000 510,900
Street: S W 356�' Street - 22�
Avenue SW: Extend two lane .
connector
TOTAL � �
2. The appticant sha(( design and constcuct a southbound left turn storage bay to pcovide the required
channetization and storage for the intersection of 21st Avenue SW and SW346th-P(ace. Before civi(
plan approval, the applicant shall submit calcu(ations and design for the left turn stocage bay for the
review and approval of the Public Works Traffic Division. Channelization, striping, and
construction notes addressing the new channelization plans shall include existing stripe removal and
the terminus/extent of construction as required by city standards. Such modiftcations shall be
prepared and stamped by a licensed civil engineer registered in the State of Washington. The
app(icant shall dedicate the right-of-way required for construction of the southbound left turn
storage bay. Before issuance of Final P(at Approva(, the app(icant sha(1 construct the southbound
left turn storage bay consistent with the approved channelization plans.
MDNS Page 3 Ke(lec SubdivisiocJSEP98-0045 (98-103944)
�
•
The applicant sha(( design and construct all necessary traffic calming devices to mitigate
neighborhood traffic impacts in coordination with neighborhood groups and in compliance with city
requirements. These devices may include speed humps, traffic circles, chicanes, curb extensions,
signs, pavement markings, or any other device proposed by the app(icant and/or rieighborhood
residents and approved by the Pub(ic Works Director. Before issuance of Preliminary Plat
Approva(, the app(icant shal! submit plans for the tra�c calming devices for the review and
approval of the Public Works Traffic Division. The p(ans shal( be prepared and stamped by a
(icensed civil engineer registered in the State of Washington. Before issuance of Final Plat
Approval, the app(icant shalt construct the traffic calming devices consistent with the approved
plans. �
This MDNS is issued under the K'ashington Administrative Code (WAC) 197-11-355. Ttte lead agency
wi(l not act on this proposal for 14. days from the date of issuance, pending a public comment period.
Comments must be submitted by 5:00 p.m. on May 1, 2004._
Untess modified by the ciry, this determination wil( become final following the above comment dead(ine.
Any person aggcieved of the city's finat determination may file an appeal with the city within 14 days of
the above comment deadline. Appeals must be submitted by 5:00 p.m. on May I5, 2000.
Responsib(e Off'icial: Stephen Clifton, AICP
PositioNTit(e: Director of Community Development Services
Address: 33530 First Way South, Federa( Way, WA 98003
Signature: Date Issued: April 15, 2000
L��CSDC�DOCSLSA V6117898229.DOC
MDNS Page 4 Keller Subdivision/SGP98-0045 (98-(03944)
�
Exhibit G:
�
Preliminary Technical Information Report, prepared by ESM Consulting
Engineers, revised November, 1999
�
C�
PRELIMINARY
TECIiNICAL INFORMATION REPORT
for
KELLER
SUBDIVISION
Prepared for
Happy Valley Land Company, L.L.C.
P.O. Box 1324
Issaquah, WA. 98027
Federat Way PRE98-0017
ESM, Consulting Engineers, L.L.C.
No. 770-01-970-006
October 1998
Revised November 1999
Vesm jobs/770/O1/documentsl770-0Lr2.doc
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EXP1R- 3/�ih�
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TABLE OF CONTENTS
I. Project Overview
Vicinity Map - Figure la
Project Overview
Review of 7 Core Requirements and
12 Special Requirements of 1990 KCSWDM
Summary
II. Preliminary Conditions Summary
III.Off-Site Analysis
Level One Downstream Analysis
IV. Retention / Detention Analysis and Design
Onsite Drainage Basins
V. Special Reports and Studies
VI. Erosion / Sedimentation Control Design
•
PAGE
1
2
3
- 4-6
6
7-11
12-14
15-23
24-25
26-27
Appendix Waterworks Upstream Drainage flows
Wallet : Overall Drainage Map
•
i
SECTION I
PROJECT OVERVIEW
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VICINlTY MAP
Not To Scale
JOB N0. 770-01-970
DRAWING NAME : VICINITY
DATE : 10-15-98
ORAWN : SLS
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SECTION I
PROJECT OVERVIEW
The proposed project Keller Subdivision, is located east of 21 Ave. SW, north of SW
347`� Street and west of 15`�' Place SW (see vicinity map Figure 1-A), containing
approximately 13.9 acres. The north side of the site abuts undeveloped land, the south
and east sides abuts residential subdivisions, and the west side abuts 21 St Ave S W and
than an apartment complex. -
The majority of the site is under 10% slopes. There is a small area, about 1,500 s.f. that is
about 50% (this area appears to be an old "man-made" road-cut). The area immediately
around this slope, which does not appeaz to be disturbed, has slopes azound 25%.
The site is covered with mostly young conifer and deciduous trees. There are a few
existing buildings, some will be demolished during initial road and utility construction
but the residential house will stay until the resident moves.
This site is in the WH-15 drainage basin of the Panther Lake Drainage Basins. (See
Surface Water Management Plan, Phase I). Although this site is within the Panther Lake
Regional Detention Facility Basin, it is too far away to utilize it. So the project will
pr.ovide an on-site infiltration facility using the BW-2 West Branch Hylebos Basin design
requirements. The site will provide water quality treatment utilization a biofiltration
swale.
The off-site flows coming onto the site from a drainage line from the south will be
collected and piped through the site and connected to the proposed 48" stormline under
the new 344�' St. S. being built with the Park & Ride Project.
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Review of 7 Core Requirements and 12 Special Requirements of 1990 KCSWDM
We have reviewed the Core and Special Requirements in Chapter No. 1 of the
King County Surface Water Design Manual (KCSWDM), and offer the following
comments:
Core Requirement No. 1- Dischar�e at the Natural Location
Currently the majority of the site drains to the northwesterly portion of the
site. From this point flows continue north in a large undefined drainage
swale.
The proposed project will continue to discharge at this northwesterly
section of the site.
Core Requirement No. 2- Offsite Analysis
An offsite analysis is required for this site because more than 5,000 square
feet of impervious area is being proposed. Please refer to the Level One
Drainage Analysis in this report for a more descriptive narrative of the
downstream conditions.
Core Requirement No. 3- Runoff Control
The proposed design contains more than 5,000 square feet of impervious
area that is subject to vehicular use; therefore, on-site biofiltration is
required. The on-site facility shall be designed to conform to the King
County Surface Water Design Manual 1990 and the City of Federal Way
worksheet.
The geotechnical report indicated that infiltration is possible on this site.
This method of runoff control will be utilized as much as possible.
Core Requirement No. 4- Conveyance Svstem
As part of the final engineering design for this project, it will be required
to demonstrate that the runoff form the 100-year/24-hour storm can be
conveyed downstream per Core Requirement No. 2.
Core Requirement No 5(Erosion / Sedimentation Control), No. 6
(Maintenance and Operation), and No. 7(Bonds and Liability)
Will apply during the final design review.
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Special Requirement No. l- Critical Draina�e Area
This project does lie within the Hylebos Creek and Lower Puget Sound
Basin Plan, the "West Branch". This project shall conform to the
recommendations of this plan and the City of Federal Way's
recommendations.
Special Requirement No. 2-Compliance with an Existin� Master
Draina�e Plan
Does not apply.
Special Requirement No. 3- Conditions Requirin� a Master Draina�e
Plan
Does not apply.
Special Requirement No. 4- Adopted Basin or Community Plans
The project does lie within the Hylebos Creek and Lower Puget Sound
Basin Plan. This project shall conform to the recommendations of this plan
and the City of Federal Way's recommendations.
Special Requirement No. 5- Special Water Qualitv Controls
The site will collect runoff from more than one acre of impervious surface
that will be subject to vehicular use so a wet pond, wet vault or water
quality swale will be required.
Special Requirement No 6- Coalescin� Plate/Oil Water Separators
The site has less than 5 acres which is subject to vehicular use therefore
this requirement does not apply.
Special Requirement No. 7- Ctosed Depression
Does not apply.
Special Requirement No. 8- Use of Lakes, Wetlands, or Closed_
Depressions for Peak Runoff Control
Does not apply.
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Snecial R�puirement No. 9- Delineation of 100-Year Floodplain
The 100-year floodplain does not enter this site.
Special Requirement No. 10 - Flood Protection Facilities for Tvpe i
and 2 Streams _
Does not apply.
Special Requirement No. 11- Geotechnical Analysis and Report
A geotechnical review of the site will be required in the design phase.
Special Requirement No. 12 - Soils Analysis and Report
A Soils Analysis and Report will be part of the overall submittal to the
City of Federal Way.
Summarv
The storm water runoff will be collected from the buildings,�streets and
landscaped areas, and conveyed through a pipe system to an storm water quality
biofiltration faciliiy than onto an infiltration facility. This site will have an
infiltration facility sized to the Hylebos Creek and Lower Puget Sound "BW-2"
recommendations.
The onsite soils are the Alderwood Series, which are normally poor soils for
infiltration. However the Geotechnical Report indicates that under a thin till lense
there is a sufficient sand and gravel layer for i�ltration.
The standazds to be followed aze per the 1990 King County Surface Water
Management Design Manual, along with recommendations by the City of Federal
Way.
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SECTION II
PRELIMINARY CONDITIONS SUMMARY
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� SECTION II
PRELINIINARY CONDITIONS SUMMARY
The King County Soils Survey by the US Soils Conservation Services (1973) generalizes
the soils in the vicinity of this project as being Alderwood Series, AgB and AgC.
These soils are made up of moderately well drained soils that have a weakly consolidated
to strongly consolidated substratum at a depth of 24 to 40 inches. These soils are on
uplands.
Figure IIA shows the soil mapping, which comes from the King County Area Soils
Survey by the US Soils Conservation Service.
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.SOIL MAP
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Some areas are up to 30 percent included soils
that are similar to this soil material, but either
shallower or deeper over the compact substratum;
and some areas are S to 10 percent very gravelly
Everett soils and sandy Indianola soils.
Runoff is medium, and the erosion hazard is
moderate to severe.
This soil is used for urban development. Ca-
pability unit IVe-2; woodland group 3d2.
Arents, Everett material (An).--'Ihis is a level
to gently sloping, dark-brown gravelly or very
gravelly sandy loam. It is very similar to Everett
graveliy sandy loam (see Everett series), but it
has been disturbed and altered through urban de-
velopment. Multicolored very gravelly coarse sand
is at a depth of 8 to 40 inches. Areas are common-
ly rectangular in shape, and range from 1 to 120
acres in size.
Representative pr�file of Arents, Everett mate-
rial, in a homesite, 440 feet west and 100 feet
north of the center of sec. 11, T. 24 N., R. 6 E.:
0 to 8 inches, dark-brown (7.SYR 3/4) gravelly
sandy loam, brown (7.SYR 5/4) dry; massive;
soft, very friable, nonsticky, nonplastic;
few roots; 30 percent gravel content;
slightly acid; clear, smooth boundary. 8 to
14 inches thick.
8 to 60 inches, grayish-brown and light olive-brown
(2.SY S/2 and S/4) very gravelly coarse
sand, light gray and light yell'owish brown
(2.SY 7/2 and 6/4) dry; single grain; loose,
nonsticky, nonplastic; few roots; SS percent
gravel and 10 percent cobblestone content;
medium acid.
The upper part of the soil ranges from dark
brown to olive brown and from gravelly sandy ioam
to very gravelly loamy sand. The substratum ranges
from black to olive brown.
This soil is somewhat excessively drained. The
effective rooting depth is 60 inches or more.
Permeability is rapid, and available water capacity
is low. Runoff is slow, and the erosion hazard
is slight.
This soil is used for urban development. Ca-
pability unit IVs-1; woodland group 3f3.
Beausiie Series
The Beausite series is made up of well-drained
soils that are underlain by sandstone at a depth
of 20 to 40 inches. These soils formed in glacial
deposits. They are rolling to very steep. Slopes
are 6 to 75 percent. 'Ihe vegetation is alder, fir,
cedar, and associated brush and shrubs. The annual
precipitation is 40 to 60 inches, and the mean
annual temperature is about SO F. The frost-free
season ranges from 160 to 190 days. Elevation is
600 to 2,000 feet.
In a representative profile, the surface layer
and the upper part of the subsoil are dark-brown
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to dark yellowish-brown gravelly sandy loam that
extends to a depth of about 19 inches. 'Ihe lower
part of the subsoil is olive-brown very gravelly
sandy loam. Fractured sandstone is at a depth of
about 38 inches.
Beausite soils are used for timber and pasture.
Some areas have been used for urban development.
Beausite gravelly sandy loam, 6 to 15 percent
slopes (BeC).--Areas.of this soil are 20 acres or
more in size. Slopes are long and convex.
Representative pro€ile of Beausite gravelly
sandy loam, 6 to 15 percent slopes, in woodland,
570 feet south and 800 feet east of the northwest
corner�.of sec. 29, T. 24 N., R. 6 E.:
01--2 inches to 1/2 inch, undecomposed leaf litter.
02--1/2 inch to 0, black (lOYR 2/1) decomposed
leaf litter.
A1--0 to 6 inches, dark-brown (lOYR 3/3) gravelly
sandy loam, brown (lOYR S/3) dry; weak, fine,
granular structure; soft, very friable,
nonsticky, nonplastic; many roots; slightly
acid; clear, wavy boundary. S to 7 inches
thick .
B21--6 to 19 inches, dark yellowish-brown (lOYR 4/4
gravelly sandy loam, light yellowish brown
(lOYR S/4) dry; massive; soft, very friable,
nonsticky, nonplastic; many roots; slightly
acid; clear, irregular boundary. 10 to 15
inches thick.
B22--19 to 38 inches, olive-brown (2.SY 4/4) very
gravelly sandy loam, light yellowish brown
(2.SY 6/4) dry; massive; soft, very friable,
nonsticky, nonplastic; coimnon roots; medium
acid; abrupt, irregular boundary.
IIR--38 inches, fractured sandstone; mediwn acid.
The A horizon ranges from yery dark grayish
brown to very dark brown and dark brown. 7he B
horizon ranges from dark grayish brown to dark
yellowish brown and oiive brown. It is gravelly
and very gravelly sandy loam and gravelly loam. i�
Depth to sandstone ranges from 20 to 40 inches. '
Some areas are up to 20 percent included Alder-
wood soils, which have a consolidated substratum,
and Ovall soils, which are underlain by andesite;
some are up to S percent the wet Norma and Seattle
soils; some are up to 5 percent Beausite soils tha�
have a gravelly loam surface layer and subsoil; an�
some are up to 10 percent soils that are similar t�
Beausite soils, but are more than 40 inches deep
over sandstone.
Roots penetrate easily to bedrock and enter a
few cracks in the bedrock. Permeability is
moderately rapid. Available water capacity is low
Runoff is medium, and the hazard of erosion is
moderate.
'Ihis soil is used for timber and pasture and fo
urban development. Capability unit IVe-2; woodlan
group 3d2.
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� Permeability is moderately rapid in the surface
layer and subsoil and very slow in the substratum.
Roots penetrate easily to the consolidated substra-
tum where they tend to mat on the surface. Some
roots enter the substratwn through cracks. Water
moves on top of the substratum in winter. Available
water capacity is low. Rlm off is slow to medium,
and the hazard of erosion is moderate.
This soil is used for timber, pasture, berries,
and row crops, and for urban development. Capability
unit IVe-2; woodland group 3d1. �
Aldenaood gravelly sandy loam, 0 to 6 percent
slopes (AgB).--This soil is nearly level and
undulating. It is similar to Aldeiwood gravelly
sandy loam, 6 to 15 percent slopes, but in places
its surface layer is 2 to 3 inches thicker. Areas
are irregular in shape and range from 10 acres to
slightly more than 600 acres in size.
Some areas are as much as 15 percent included
Norma, Bellingham, Tukwila, and Shalcar soils, all
of which are poorly drained; and some areas in the
vicinity of Enumclaw are as much as 10 percent
Buckley soils.
Runoff is slow, and the erosion hazard is
slight.
This Alderwood soil is used for timber, pasture,
berries, and row crops, and for urban development.
Capability unit IVe-2; woodland group 3d2.
Alderwood gravelly sandy loam, 15 to 30 percent
slopes (AgD).--Depth to the substratum in this soil
varies within short distances, but is cpmmonly
about 40 inches. Areas are elongated and range
from 7 to about 250 acres in size.
Soils included with this soil in mapping make
up no more than 30 percent of the total acreage.
Some areas are up to 25 percent Everett soils that
have slopes of 15 to 30 percent, and some areas are
up to 2 percent Bellingham, Norma, and Seattle soils,
which are in depressions. Some areas, especially
on Squak Mountain, in Newcastle Hills, and north of
Tiger Mountain, are 25 percent Beausite and Qvall
soils. Beausite soils are underlain by sandstone,
and Ovall soils by andesite.
Runoff is medium, and the erosion hazard is
severe. The slippage potential is moderate.
This Alderwood soil is used mostly for timber.
Some areas on the lower parts of slopes are used
for pasture. Capability unit VIe-2; woodland group
3d1.
Alderwood and Kitsap soils, very steep (AkF).--
This mapping unit is about SO percent Alderwood
gravelly sandy loam and 25 percent Kitsap silt
loam: Slopes are 25 to 70 percent. Distribution
of the soils varies greatly within short distances.
About 15 percent of some mapped areas is an
included, unnamed, very deep, moderately coarse
textured soil; and about 10 percent of some areas
is a very deep, coarse-textured Indianola soil.
Drainage and permeability vary. Runoff is rapid
to very rapid, and the erosion hazard is severe to
very severe. The slippage potential is severe.
These soils are used for timber. Capability
unit VIie-1; woodland group 2d1.
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Arents, Alderwood Material
Arents, AldeYwood material consists of AldeYwood
soils that have been so disturbed through urban-
ization that they no longer can be classified with
the Alderwood series, These so.ils, however, have
many similar features. The upper part of the soil,
to a depth of 20 to 40 inches, is brown to dark-
brown gravelly sandy loam. Below this is a grayish-
brown, consolidated and impervious substratwn.
Slopes generally range from 0 to 15 percent.
These soils are used for urban development.
Arents, Alderwood material. 0 to 6 percent slo es
(AmB).--In many areas this soil is level, as a I
result of shaping during construction for urban I
facilities. Areas are rectangular in shape and �
range from S acres to about 400 acres in size.
Representative profile of Arents, Alderwood I
material, 0 to 6 percent slopes, in an urban area, ;
1,300 feet west and 350 feet south of the northeast 'I
corner of sec. 23, T. 25 N., R. 5 E.: 'i
0 to
26 to
26 inches, dark-brown (lOYR 4/3) gravelly '
sandy loam, pale brown (lOYR 6/3) dry;
massive; slightly hard, very friable, non-
sticky, nonplastic; many roots; medium acid;
abrupt, smooth boundary. 23 to 29 inches
thick_
60 inches, grayish-brown (2.SY S/2) weakly
consolidated to strongly consolidated glacial
till, light brownish gray (2.SY 6/2) dry;
common, medium, prominent mottles of yellowish
brown (lOYR 5/6) moist; massive; no roots;
mediiun acid. Many feet thick.
The upper, very friable part of the soil extends
to a depth of 20 to 40 inches and ranges from dark
grayish brown to dark yellowish brown.
Some areas are up to 30 percent included soils
that are similar to this soil material, but either
shallower or deeper over the compact substratum;
and some areas are S to 10 percent very gravelly
Everett soils and sandy Indianola soils.
This Arents, Alderwood soil is moderately well
drained. Permeability in the upper, disturbed soil
material is moderately rapid to moderately slow,
depending on its compaction during construction.
The substratum is very slowly permeable. Roots
penetrate to and tend to mat on the surface of the
consolidated substratum. Some roots enter the
substratum through cracks. Water moves on top of
the substratum in winter. Available water capacity
is low. Runoff is slow, and the erosion hazard is
slight.
This soil is used for urban development. Ca-
pability unit IVe-2; woodland group 3d2.
Arents, Aldeiwood material, 6 to 15 percent
siopes (AmC).--This soil has convex slopes. Areas
are rectangular in siiape and range from 10 acres to
about 450 acres in size.
�
•
C�
SECTION III
OFF-SITE ANALYSIS
12
•
SECTION III
OFF-SITE ANALYSIS
•
This project is within the Hylebos Creek and Lower Puget Sound adopted basin plan.
The following is a Preliminary Level I Downstream Analysis which looks at the drainage
system'/< mile downstream of the site along with the five tasks outlined under the Level 1
Downstream Analysis within the 1990 KCSWM. (See Overall Drainage Map in
Appendix).
The five Tasks are: Task 1- Study Area Definitions and Maps
Task 2 - Resource Review
Task 3 - Field Inspection
Task 4- Drainage System Description and Problem Screening
Task 5 — Mitigation
Task 1- Study Area Definitions and Maps
Within this report there is an overall drainage map showing the project site and the
downstream path. Along with the review of this overall map, a closer review of the Pazk
& Ride Site and Fred Meyer construction drawings was conducted.
Task 2 - Resource Review
A review of Federal Way's Comprehensive Surface Water Management Plan, Phase I,
Chapter 6, Panther Lake was conducted. Within this report there is a problem area
identified (Problem Area 4) south of the Fred Meyer store. This report predicts that
Structure WH15T0040 that drains WH15 will overflow, causing minor flooding during
the 25 - year event with existing development conditions. (See page 6-4 in Appendix).
Task 3 - Field Inspection
A site inspection was done in 1998 and June 30, 1999. When the original field inspection
was completed in 1998, there was only a drainage swale between this site and Fred Meyer
site (almost 2,000 feet north) along with one 12" driveway culvert. See Task 4 below for
current conditions.
Task 4- Drainage System Description and Problem Screening
Upstream:
The majority of the �pstream off-site flows discharging onto this site come from an
existing 36" storm line near the middle of the south property line. The flows to this
storm line drain most of the upstream drainage basin (see overall drainage map). There
are about 220 acres in the overall basin. Of this, about 90 acres drains to this
13
� �
line. However within the upstream area there aze at least three detention ponds that
control some flow (see overall drainage map). The preliminary flow calculations below
conservatively disregard the detention systems. The upstream azea contains about 46%
impervious surfaces (or 41 acres) and about 49 acres of pervious surfaces flowing to this
36" line. This results in a calculated flow of 11.2 cfs for a 2 year 7day storm, 17.3 cfs for
a 10 year /7 day storm, 20.4 cfs for a 25 year/7day storm and 34.3 cfs for a 100/7day
storm. The 36" line appears to have capacity to contain these flows
Downstream:
The majority of the on-site stormwater flows drain.to a central swale in the middle of the
project site. From this swale, flows originally continue north almost 2,000 feet at a slope
of 1 to 2% to a low azea behind the Fred Meyer building between 19`" Ave. S W and 21 Sc
Ave. SW. This drainage path appears to go through two potential wetlands. There was
one 12" driveway culvert along this path. However, the new Park & Ride Facility under
construction, about S00 feet downstream, has altered the natural drainage path. The
future flows will be directed through a 48" culvert (at S.W. 344`�' St) and on to a ripraped
swale and into a detention facility or a ripraped overflow and a bypass swale. All flows
are eventually directed to a new 18" CPEP culvert under a driveway east of S.W. 342
St.. Flows continue in a more natural drainage path until it gets to a low area behind the
Fred Meyer site. There does not appear to be any substantial overtopping, excessive
scouring, bank sloughing or sedimentation.
From this low area behind Fred Meyer, stormwater enters a 30" conveyance system which
directs flows to 19 Ave. S W and eventually to the main Panther Lake Trunlc system to
Panther Lake. Note: the above mentioned TIR on the Park and Ride indicates that there is
an 18" line behind Fred Meyer. However, based upon our field investigation it is a 30"
storm line.
Task S — Mitigation
To prevent this project from creating or aggravating existing downstream problems, the
proposal will be to infiltrate increased stormwater flows, as is naturally occurring. The
proposal is to create individual on-site infiltration systems for each lot where it is feasible
(individual lot testing will be done during final design). The primary facility will be an
infiltration pond for the roads and any lots that will not infiltrate individual lot
stormwater flows. As stated within the Geotechnical Report, "... in the north central
portion of the site should have adequate permeability and storage capacity to infiltrate
storm water from the site" (see the geotechnical report).
To mitigate for the stormwater coming onto this site from the existing 36" storm line
along the south boundary, a bypass line is proposed to cany the stormwater through this
site and connect to the 48" culvert within the proposed 344`�' St. under construction. Any
up-stream 8ows would then directly connect to the existing drainage path at this point.
14
•
•
11/30/99 7:42:21 am ESM Inc. page 1
� UPSTREAM FLOWS TO KELLER
BASIN SUMMARY
BASIN ID: UP-10
SBUH METHODOLOGY
TOTAL AREA........
RAINFALL TYPE....:
PRECIPITATION....:
TIME INTERVAL....:
NAME: UPSTREAM BASIN - 10
90.00 Acres
KC7
5.80 inches
60.00 min
BASEFLOWS:
AREA...
CN.....
TC.....
0.00 cfs
PERV
49.00 Acres
86.00
24.87 min
IMP
41.00 Acres
98.00
6.30 min
ABSTRACTION COEFF: 0.20
TcReach - Sheet L: 100.00 ns:0.2400 p2yr: 4.20 s:0.0155
TcReach - Channel L:3350.00 kc:42.00 s:0.0144
PEAK RATE: 17.25 cfs VOL: 31.57 Ac-ft TI•ME: 3300 min
BASIN ID: UP-100
SBUH METHODOLOGY
TOTAL AREA........
RAINFALL TYPE....:
PRECIPITATION....:
TIME INTERVAL....:
NAME: UPSTREAM BASIN - 100
90.00 Acres
KC7
10.10 inches
60.00 min
BASEFLOWS:
AREA...
CN.....
TC.....
0.00 cfs
PERV
49.00 Acres
86.00
24.87 min
IMP
41.00 Acres
98.00
6.30 min
ABSTRACTION COEFF: 0.20
TcReach - Sheet L: 100.00 ns:0.2400 p2yr: 4.20 s:0.0155
TcReach - Channel L:3350.00 kc:42.00 s:0.0144
PEAK RATE: 34.33 cfs VOL: 62.17 Ac-ft TIME: 3300 min
BASIN ID: UP-2
SBUH METHODOLOGY
TOTAL AREA........
RAINFALL TYPE....:
PRECIPITATION....:
TIME INTERVAL....:
NAME: UPSTREAM BASIN - 2
90.00 Acres
KC7
4.20 inches
60.00 min
BASEFLOWS:
AREA...
CN.....
TC.....
0.00 cfs
PERV
49.00 Acres
86.00
24.87 min
IMP
41.00 Acres
98.00
6.30 min
ABSTRACTION COEFF: 0.20
TcReach - Sheet L: 100.00 ns:0.2400 p2yr: 4.20 s:0.0155
TcReach - Channel L:3350.00 kc:42.00 s:0.0144
PEAK RATE: 11.17 cfs VOL: 20.73 Ac-ft TIME: 3300 min
BASIN ID: UP-25
SBUH METHODOLOGY
TOTAL AREA........
RAINFALL TYPE....:
PRECIPITATION....:
TIME INTERVAL....:
NAME: UPSTREAM BASIN - 25
90.00 Acres
KC7
6.60 inches
60.00 min
BASEFLOWS:
AREA...
CN.....
TC.....
0 . 00 cfs
PERV
49.00 Acres
86.00
24.87 min
IMP
41.00 Acres
98.00
6.30 min
ABSTRACTION COEFF: 0.20
TcReach - Sheet L: 100.00 ns:0.2400 p2yr: 4.20 s:0.0155
TcReach - Channel L:3350.00 kc:42.00 s:0.0144
PEAK RATE: 20.38 cfs VOL: 37.14 Ac-ft TIME: 3300 min
��
•
SECTION IV
RETENTION / DETENTION ANALYSIS AND DESIGN
15
•
SECTION IV
•
RETENTION / DETENTION ANALYSIS AND DESIGN
This project will provide an onsite infiltration system since the Panther Lake Regional
Stormwater Detention Facility is to far away to utilize. .
This section will look at existing and developed flows from this site. The dev�loped
conditions will incorporate the future conditions of the project site.
This project lies within one overall drainage basin. (See Overall Drainage Map in
Appendix) The requirements of the BW-2 - 7 day storm events will be used
The following parameters were used in the development of the existing and developed
flows:
* Methodolog,y / Precipitation:
KCSWDM 7-day (Barker) Hydrograph Methodology
7 day Precipitation 2 year = 4.4 inches, 10 year = 5.95 inches, 100 year = 7.8
inches
* Basin SiZe:
Site is about 13.85 acres.
* CN
The curve numbers (CI� comes from the soil type and land use. The soils around
this site and surrounding land are mostly Alderwood gravelly sandy loam soils,
These soils for the most part are moderately well drained soils that have a weakly
consolidated to strongly consolidated substratum at a depth of 24 to 40 inches.
Existing Conditions:
The majority of this site is covered with young trees with a thick undercover of
vegetation. So using a land use description of " Wood or forest land, young
second growth or brush with cover crop" and a soil group of "C" (Alderwood), the
CN for existing conditions will be "81".
Future Conditions:
There will be two CN numbers for the developed conditions. The grassed or
landscape areas in good condition will utilize a CN of 86. The impervious azeas
will utilize a CN of 98. This analysis assumes about 2.2 acres of impervious
roadway surfacing and with an assumed 2,000 s.f. of impervious surface per lot, a
total of 4.4 acres of improved area (this assumes no individual lot infiltration
systems).
16
�
•
Time of Concentration (Tc)
Existing:
The existing basin flow travel path starts at the Southeast corner of the project and
continue to the northwesterly corner of the site. The first 300' drops 13', for a
slope of 4.3 %. The next 740' drops 17' for a slope of 2.3 %.
Proposed: _
The developed site's travel path will still start at the southeast corner and continue
to the northwesterly corner of the site. The first 250' will still flov� overland on
grass on about a 4% slope. It will continue 690' on the new road or in a
conveyance system to the detention pond dropping 18', for a slope of 2.6 %.
Infiltration rate
Per the Geotechnical Report, the soils would support an infiltration rate of 16
inches per hour. Adding a safety factor of 2 would bring this down to 8 inches per
hour for calculation purposes.
Preliminary Discharge Volumes
Peak flow (in cubic feet per second) at events:
Event Existing Developed
2 year /7 day
10 year /7 day
100 year /7 day
CFS CFS
0.52 1.43
1.13 2.28
3.09 4.71
The proposed infiltration pond will have the following elevation at the above events:
Note the infiltration pond has an overflow weir at elevation 351.00, no overflow is
expected.
2 year /7 day
10 year /7 day
100 year /7 day
Elevation Infiltration rate
348.10 135 cfs
348.10 1.13 cfs
350.30 2.26 cfs
Overflow is at 351.00
The following pages are from the computer-modeling program called "Waterworks",
which is a computer aided hydraulic modeling program.
17
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11/11/99 3:55:7 pm ESM Inc. page 1
INFILTRATION POND AT KELLER
' BASIN SUMMARY
BASIN ID: DEV-10
SBUH METHODOLOGY
TOTAL AREA........
RAINFALL TYPE....:
PRECIPITATION....:
TIME INTERVAL....:
NAME: DEVELOPED 10 YEAR
13.85 Acres
KC7
5.80 inches
60.00 min
BASEFLOWS:
AREA...
CN.....
TC.....
0 . 00 cfs
PERV
9.45 Acres
86.00
45.29 min
IMP
4.40 Acres
98.00
5.00 min
ABSTRACTION COEFF: 0.20
TcReach - Sheet L: 250.00 ns:0.4100 p2yr: 2.10 s:0.0400
TcReach - Shallow L: 690.00 ks:27.00 s:0.0260
PEAK R.ATE: 2.28 cfs VOL: 4.52 Ac-ft TIME: 3300 min
BASIN ID: DEV-100
SBUH METHODOLOGY
TOTAL AREA........
RAINFALL TYPE....:
PRECIPITATION....:
TIME INTERVAL....:
NAME: DEVELOPED 100 YEAR
13.85 Acres
KC7
10.10 inches
60.00 min
BASEFLOWS:
AREA...
CN.....
TC.....
0.00 cfs
PERV
9.45 Acres
86.00
45.29 min
IMP
4.40 Acres
98.00
5.00 min
ABSTR.ACTION COEFF: 0.20
TcReach - Sheet L: 250.00 ns:0.4100 p2yr: 2.10 s:0.0400
TcReach - Shallow L: 690.00 ks:27.00 s:0.0260
PEAK RATE: 4.71 cfs VOL: 9.16 Ac-ft TIME: 3300 min
BASIN ID: DEV-2
SBUH METHODOLOGY
TOTAL AREA........
RAINFALL TYPE....:
PRECIPITATION....:
TIME INTERVAL....:
- NAME: DEVELOPED 2 YEAR
13.85 Acres
KC7
4.20 inches
60.00 min
BASEFLOWS:
AREA...
CN.....
TC.....
0.00 cfs
PERV
9.45 Acres
86.00
45.29 min
IMP
4.40 Acres
98.00
5.00 min
ABSTRACTION COEFF: 0.20
TcReach - Sheet L: 250.00 ns:0.4100 p2yr: 2.10 s:0.0400
TcReach - Shallow L: 690.00 ks:27.00 s:0.0260
PEAK RATE: 1.43 cfs VOL: 2.89 Ac-ft TIME: 3300 min
BASIN ID: EX-10
SBUH METHODOLOGY
TOTAL AREA---.....
RAINFALL TYPE....:
PRECIPITATION....:
TIME INTERVAL....:
NAME: EXISTING 10 YEAR
13.85 Acres
KC7
5.80 inches
60.00 min
BASEFLOWS:
AREA...
CN.....
TC.....
0.00 cfs
PERV
13.85 Acres
81.00
74.11 min
IMP
0.00 Acres
0.00,
0.00 min
ABSTRACTION COEFF: 0.20
TcReach - Sheet L: 300.00 ns:0.4000 p2yr: 2.10 s:0.0430
TcReach - Shallow L: 740.00 ks:3.00 s:0.0230
PEAK R.ATE: 1.13 cfs VOL: 2.94 Ac-ft TIME: 3360 min
, n
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11/11/99 3:55:7 pm ESM Inc. page 2
INFILTRATION POND AT KELLER
-----------
BASIN SUMMARY
BASIN ID: EX-100
SBUH METHODOLOGY
TOTAL AREA........
R.AINFALL TYPE....:
PRECIPITATION....:
TIME INTERVAL....:
NAME: EXISTING 100 YEAR
13.85 Acres
KC7
10.10 inches
60.00 min
BASEFLOWS:
AREA...
CN.....
TC.....
0.00 cfs
PERV
13.85 Acres
81.00
74.11 min
IMP
0.00 Acres
0.00
0.00 min
ABSTRACTION COEFF: 0.20
TcReach - Sheet L: 300.00 ns:0.4000 p2yr: 2.10 s:0.0430
TcReach - Shallow L: 740.00 ks:3.00 s:0.0230
PEAK RATE: 3.09 cfs VOL: 7.12 Ac-ft TIME: 3360 min
BASIN ID: EX-2
SBUH METHODOLOGY
TOTAL AREA......--
RAINFALL TYPE....:
PRECIPITATION....:
TIME INTERVAL....:
NAME: EXISTING 2 YEAR
13.85 Acres
KC7
4.20 inches
60.00 min
BASEFLOWS:
AREA...
CN.....
TC.....
0.00 cfs
PERV
13.85 Acres
81.00
74.11 min
IMP
0.00 Acres
0.00
0.00 min
ABSTRACTION COEFF: 0.20
TcReach - Sheet L: 300.00 ns:0.4000 p2yr: 2.10 s:0.0430
TcReach - Shallow L: 740.00 ks:3.00 s:0.0230
PEAK RATE: 0.52 cfs VOL: 1.60 Ac-ft TIME: 3360 min
�
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•
11/11/99 3:55:7 pm ESM Inc p age 3
INFILTRATION POND AT KELLER
--------------------
STAGE STORAGE TABLE
TRAPEZOIDAL BASIN
Description: BASIN
Length: 175.00 ft.
Side Slope l: 3
Side Slope 2: 3
Infiltration Rate:
ID No. POND-1
Width: 50.00 ft.
Side Slope 3: 3
Side Slope 4: 3
7.50 min/inch
STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <
(ft) ---cf--- --AC-Ft- (ft) ---cf--- --AC-Ft- (ft) ---cf--- --AC-Ft- (ft) ---Cf--- --AC-Ft-
�
348.00 0.0000 0.0000 349.10 10458 0.2401 350.20 22645 0.5199 351.30 36657, 0.8415
348.10 881.76 0.0202 349.20 11493 0.2638 350.30 23842 0.5473 351.40 38025 0.8�29
348.20 1777 0.0408 349_30 12542 0.2879 350.40 25054 0.5752 351.50 39408 0.9047
348.30 2686 0.0617 349.40 13606 0.3123 350.50 26281 0.6033 351.60 40808 0.9368
348.40 3609 0.0828 349.50 14684 0.3371 350.60 27524 0.6319 351.70 42224 0.9693
348.50 4545 0.1043 349.60 15777 0.3622 350.70 28782 0.6607 351.80 43655 1.0022
348.60 5496 0.1262 349.70 16885 0.3876 350.80 30055 0.6900 351.90 45104 1.0354
348.70 6460 0.1483 349.80 18007 0.4134 350.90 31344 0.7196 352.00 46568 1.0691
348.80 7438 0.1708 349.90 19144 0.4395 351.00 32649 0.7495
348.90 8430 0.1935 350.00 20296 0.4659 351.10 33969 0.7798
349.00 9437 0.2166 350_10 21463 0.4927 351.20 35305 0.8105
7 �
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1_..J
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11/11/99 3:55:8 pm ESM Inc. page 4
INFILTRATION POND AT KELLER
STAGE STORAGE TABLE
Infiltration Rating Curve for Storage Struct POND-1
STAGE <-INFILTRATION-> STAGE <-INFILTRATION-> STAGE <-INFILTRATION-> STAGE <-INFILTRATION->
(ft) ---cfs-- ------- (ft) ---cfs-- ------- (ft) ---cfs-- ------- (ft) ---cfs-- -------
.�� «����������a������������e����.��a���������.�����._���������.�.����.��������«�������.......���������
348.00 1.6204 349.10 1.9187 350.20 2.2341 351.30 2.5665
348.10 1.6468 349.20 1.9467 350.30 2.2636 351.40 2.5976
348.20 1.6734 349.30 1.9748 350.40 2.2933 351.50 2.6288
348.30 1.7001 349.40 2.0031 350.50 2.3231 351.60 2.6601
348.40 1.7269 349.50 2.0315 350.60 2.3530 351.70 2.6916
348.50 1.7539 349.60 2.0600 350.70 2.3831 351.80 2.7232
348.60 1.7810 349.70 2.0887 350.80 2.4133 351.90 2.7550
348.70 1.8083 349.80 2.1175 350.90 2.4437 352.00 2.7869
348.80 1:8357 349.90 2.1464 351.00 2.4742
348.90 1.8632 350.00 2.1755 351.10 2.5048
349.00 1.8909 350.10 2.2048 351.20 2.5356
2�
•
•
11/11/99 3:55:8 pm ESM Inc. page 5
INFILTRATION POND AT KELLER
, _____________________________________________________________________
STAGE DISCHARGE TABLE
NOTCH WEIR ID No
Description: OVERFLOW WEIR
Weir Length: 5.0000 ft.
Elevation : 351.00 ft.
WEIR-1
Weir height (p) : 1.0000_ ft.
Weir Increm: 0.10
STAGE <--DISCFtAI2GE---> STAGE <--DISCHARGE---> STAGE <--DISCHAFtGE---> STAGE <--DISCftARGE--->
(ft) ---cfs-- ------- (ft) ---cfs-- ------- (ft) ---cfs- ------- (ft) ---cfs-- -------
�s���z=s==�==�a:a����as������a:s=mzaaa��a��=��___�===�=a���������__'_•'____�����a�===as=====a===��s��a��
351.00 0.0000 . 351.00 0.0000 351.00 0.0000 351.00 0.0000
� �
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•
11/11/99 3:55:11 pm ESM Inc. page 6
INFILTRATION POND AT KELLER
LEVEL POOL TABLE SUMMARY
MATCH INFLOW -STO- -DIS- <-PEAK-> 0()TFIAW STORAGE
<--------DESCRIPTION---------> (cfs) (cfs) --id- --id- <-STAGE> id (cfs) VOL (cf)
�::a:�::::a:»�:���::��:����:::�:::::.::`:::::'::���.:::�:::�`_:�.���.����_��:�::::�:
2 YEAR ....................... 0.52 1.43 POND-1 WEIR-1 348.10 i 1.35 881.76 cf
10 YEAR ...................... 1.13 1.13 POND-1 WEIR-1 348.10 5 1.13 881.76 cf
100 YEAR ..................... 3.09 4.71 POND-1 WEIR-1 350.30 6 2.26 23795.27 Cf ^
�
�3
•
•
SECTION V
SPECIAL REPORTS AND STUDIES
24
• •
- SECTION V
SPECIAL REPORTS AND STUDIES
A Traff'ic Report is included in the Preliminary Plat Submittal. Other reports may be
included in the Final Technical Report. -
25
•
•
SECTION VI
EROSION / SEDIMENTATION CONTROL PLAN
26
•
�
� SECTION VI
EROSION / SEDIMENTATION CONTROL PLAN
The erosion control plan will be part of the final construction drawings. They will
conform to the City of Federal Way's requirements.
27
�
Culvert Caiculator Report
48" park and ride culvert
Solve Fo� Discharge
�
U
Cutvert Summary
Allowable HW ElevaGon 343.53 ft Headwater Depth/ Height 0.85
Computed Headwater Elevatio� 343.53 ft Discharge 50.17 cfs
Inlet Control HW Elev 34325 ft Taiiwater Elevation 339.56 ft
Outlet Control HV1l Elev 343.53 ft Control Type OuUet Co
Grades
Upstream Inve�t 340.13 ft Downstream invert 339.56 R
Le�gth 115.00 ft Const Slope 0.004957 ft/ft
Hydraulic Profile
Profile S2 Depth, Downstream 1.99 ft
Slope Type Steep NoRna� Depth 1.99 ft
Flow Regime Supercri6cal Critical Depth 2.13 ft
Velodty Downstream 8.03 ff/s CriGcal Slope 0.003980 fUft
Section
Section Shape Circular Mannings Coefficient 0.013
Section Material Co�cxete Span 4.00 ft
Section Size 48 inch Rise 4.00 ft
Numbe� Sectio�s 1
OuUet Co�trol Properties
Outlet Control FIW Elev 343.53 ft Upstr�eam Velocity Head 0.85 ft
Ke .0.50 Entrance Loss 0.42 ft
Inlet Controt Properties
Inlet Co�trol HW Elev 343.25 ft Flow Control Unsubmerc,�ed
Inlet Type Square edge w/headwall Area Full 12.6 ft
K 0.00980 HDS 5 Cha�t 1
M 2.00000 HDS 5 Scale 1
C 0.03980 Equation Form 1
Y 0.67000
Projed Engineer. Stuart Scheue�nan
i:�esm-jobs\770\01k1ocumentUcelle�.cvm ESM, Inc. CulvertMaster v1.0
11/16/99 02:36:08 PM 0 Haestad Methods, Inc. 37 Brookside Road Waterbury, CT 06708 (203) 755-1666 Page 1 of 1
Comprehensive Surface Wate �lify Plan—Phase I... •
� Problem Area 4(Existing and Future Land Llse)—Near the Fred Meyer store, east of 21st
Avenue SW
Structure WH15T0040 is a catchbasin in the lower reach of the main trunk draining
subbasin WH15 into the western drainage corridor to Panther Lake. The trunk pipe
diameter is 48 inches downstream of WH15T0040 to the catchbasin north of SW 336th St.
Further downstream, the pipe size is 66 inches. The model predicts that WH15T0040 will
overflow, causing minor flooding (less than 0.1 acre-feet) during the 25-year event with
existing development conditions. During the 25 storm with future conditions and 100-
year storm with existing conditions, flooding at WH15T0040 is predicted ta be a nuisance
(0.65 to 0.75 acre-feet), and minor flooding {less than 0.1 acre-feet) is expected at the
catchbasin north of SW 336th St. Flooding from WH15T0040 would likely flow north along
21st Avenue SW to a catchbasin that is not flooding.
Problem Area 5(Existing and Future Land LIse)—Trunk system along 21st Avenue SW
between SW 354th Sfireet and SW 356th Street •
Structure WH15T0165 is a catchbasin in the upper reach of the main trunk that drains
subbasin WH15 to the western drainage corridor to Panther Lake. The trunk pipe diameter
is 24 inches downstream of WH15T0165 to catchbasin WH15T0150 and 30 inches from there
to catchbasin WH15T0130. It is predicted that trace flooding will be experienced in the
vicinity of WH15T0150 and WH15T0165 during the 10-year event for future conditions and
the 100-year event for existing conditions. Flooding would likely flow north along 21st
Avenue SW to a catchbasin that is not flooding.
Problem Area 6(Existing and Future Land Use)—Surface Flooding in Springwood Park No.
2 Residential Subdivision
Approximately 0.6 acre-feet of flooding for the 100-year storm and 0.3 acre-feet of flooding
for the 25-year storm are predicted under future conditions along 6th Avenue S, in the
. Springwood Park No. 2 residential subdivision, and in the vicinity of 6th Avenue South
and South 320th Street. The flooding is predicted along a 24-inch diameter portion of the
trunk system. The problem can be attributed to an inadequate pipe size in addition to
excessive upstream flow rates.
Problem Area 7(Existing and Future Land t,Ise)—Surface flooding in Quiet Forest #3
Subdivision
Approximately 0.9 acre-feet of flooding for the 100-year storm and 0.3 acre-feet of flooding
for the 25-year storm are predicted under future conditions in the vicinity of the most
downstream segment of the trunk system that passes through the Quiet Forest #3
subdivision. This problem can be attributed to an undersized portion of trunk. The
conveyance system in the problem area consists of 30-inch diameter CMP; the conveyance
system immediately downstream is made up of 36-inch diameter CMI'.
Other Areas of Concern
Other areas within this trunk system warrant close observation, particularly during stornis.
Although these areas did not meet the definition of a problem area, the potential for
6-4
.
Exhibit H:
•
Wetland and Stream Determination, prepared by B-twelve Associates,
dated December 2, 1999
Note: Although titled for the adjacent proposed Belle Meadow Preliminary Plat, this report
includes the proposed Keller Preliminary Plat site.)
•
B-twelve Associates, Inc.
1103 W. Meeker St.
Suite C
Kent, WA 98032-5751
December 2, 1999
Mr. Dick Schroeder
Happy Valley Land Company
P.O. Box 1324
Issaquah, WA 98027
RE: Wetland and Stream Deternunation
Belle Meadow, Federal Way/ Job #99-223
Dear Nir. Schroeder,
(v) 253-859-0515
(� 253-852-4732
(e) info@bl2assoc.com
��������'
�A� � � ZC�c��;;
c' Bu° oEPra "�
Per your request, we have completed the stream and wetland determination on your
property in Federal Way. We have also inspected the Keller property that is adjacent to
the Belle Meadow site.
On October 8, 1999 Ed Sewa11 and I inspected the Belle Meadow site to identify any
jurisdictional wetlands and/or streams that may exist. On November 16, 1999, Ed Sewall
inspected the Keller property in order to deternune whether a stream exists onsite. On
November 19, 1999, Ed and I looked again at the Keller properly. The purpose of our
multiple site visits was to confirni the status of a potential wetland area and a potential
stream onsite.
METHODOLOGY
A combination of field indicators, including vegetation, soils, and hydrology were used to
determine whether there were any wetlands onsite. The potential wet area on site was
reviewed using methodology described in the Washington State Wetlands Identification
Manual (WADOE, March 1997). This is the methodology currently recognized by the
City of Federal Way and the State of Washington for wetland determinations and
delineations. The wet area identified was also reviewed using the methodology described
in the Corps of Engineers Wetlands Delineation 1t�anual(Environmental Laboratory,
1987), as required by the US Army Corps of Engineers.
Both the Washington State Wetlands Identification Manual and the 1987 Federal Manual
require the use of the three-parameter approach in identifying and delineating wetlands.
A wetland should support a predominance of hydrophytic vegetation, have hydric soils,
and display wetland hydrology. To be considered hydrophytic vegetation, over 50% of
the dominant species in an area must have an indicator status of facultative (FAC),
facultative wetland (FACV�, or obligate wetland (OBL), according to the National List
•
C�
RE: Belle Meadow/ Job �99-223
B-twelve Associates
December 2, 1999
Page 2
•
of Plant Species That Occur in Wellands: Northwest (Region 9) (Reed, 1988). A hydric
soil is "a soil that is saturated, flooded, or ponded long enough during the growing season
to develop anaerobic conditions in the upper part" (WADOE, March 1997). Anaerobic
conditions are indicated in the field by soils with low chromas (2 or less), as deternuned
by using the Munsell Soil Color Charts; iron oxide mottles; hydrogen sulfide 9dor, and
other indicators. Generally, wetland hydrology is defined by inundation or saturation to
the surface for a consecutive period of 12.5% or greater of the growing season. Areas
that contain indicators of wetland hydrology between 5%-12.5°/a of the growing season
may or may not be wetlands depending upon other indicators. Field indicators include
visual observation of soil inunda.tion, saturation, oxidized rhizospheres, water marks on
trees or other fixed objects, drift lines, etc. Under normal circumstances, indicators of all
three parameters will be present in wetland areas.
OBSERVATIONS
Existing Site Documentation
Prior to visiting the site, a review of several natural resource inventory maps was
conducted. Resources reviewed include the National Wetlands Tnventory Map, the King
County Area Soil Survey (Snyder et al. 1973), and the King County Sensitive Areas
Folio.
The National Wetlands Inventory Map showed no wetlands on or within 100 feet of the
site.
According to the Soil Survey for the King County area, (Snyder et al: 1973) the site is
mapped as having two types of Alderwood soils. Alderwood soils aze not considered to
be hydric soils, according to the publication Hydric Soils of the United States (LTSDA �
NTCHS Pub No.1491, 1991).
The King County Sensitive Areas Folio showed neither wetlands nor streams on or
within 100 feet of the site.
Field Observations
A. Wetland
B-twelve found an area of approximately 1,000-2,000 square feet on the southwest side
of the property that meets some criteria for wetlands (see E7chibit A; labeled as"septic
system"). Plants in this area include bent grass (Agrostis alba), curly dock (Rumex
crispus), and willow herb (Epilobium ciliatum). The soils are mottled and muced, and
water began filling our test hole after ten minutes. Although the area appeared to meet
wetland criteria, our reseazch indicates that it is in fact the septic dra.infield for the house
at 34440 21 Avenue SW (see Exhibit B, from the King County Health Department).
•
RE: Belle Meadow/ Job t199-223
B-twelve Associates
December 2, 1999
Page 3
�
Because the wet area is being created by this septic system, and is therefore an artificial
wetland, the area will not be regulated as a wetland by the City of Federal Way.
B. Stream
During our October 8, 1999 site visit, an apparent small stream channel oriented in a
north-south direction was observed near the center of the Belle Meadow properly (see
Exhibit A). In some areas, the channel resembles a ditch; in other areas, it is a shallow
swale. The soil at the south end of the channel is lOYR 4/4, which does not indicate
hydric conditions. The plants at this data point are dominated by bentgrass (Agrostis sp.),
thistle (Cirsium arvense), and tansy (Senecio jacobaea). The soil at a data point in the
upland area is also 10 YR 4/4. The point was located in a pasture that has primarily
agrostis, thistle, willow herb, and tansy, as well as small patches of blackberry (Rubus
discolor), and scattered patches of red alder (Alnus rubra) and Douglas fir (Pseudotsuga
menzieseii). .
Visiting the Keller property (immediately south of Belle 1Vleadow) on November 16,
1999, Ed Sewall observed water running through this channel, beginning at a culvert on
the south side of the Keller property. At this time, it had been raining heavily for several
days. When we visited the site again on November 19, there was no runxiing water,
therefore, we concluded that water fills this drainage swale only after heavy
rainfalUstorms. For this reason, we believe the swale on the Keller and Belle Meadow
properties is a storm conveyance channel and should not be considered a stream.
This opinion is supported by the technical information report (TIR) for the Federal Way
Park & Ride Lot #2 (the property just north of the Belle Meadow property), dated April
29 1998. This report contains a storm drainage basin analysis that describes most of the
drainage feature flowing north from Rosella Lake Plat to 19�' Avenue SW as a"natural
grassy swale" (page 1-2). The water flowing north from the Keller property begins at the
Rosella Lake Plat detention pond outfall, according to the -TIR (see Exhibit A). This
runoff then follows the grassy swale that meanders north, through the southeast corner of
the Park & Ride property, and continues until it reaches an 18-inch inlet pipe located at
the south side of Fred Meyer. According to the report, "This 18-inch pipe connects to a
closed system on 19 Avenue SW...that flows north into the west tributary to Panther
Lake" (page 1). B-twelve believes that the water flowing through the drainage swale on
the Keller and Belle Meadow properties can be picked up in a culvert.
CONCLUSIONS
After three site visits to the Belle Meadow site and/or adjacent properties, we conclude
that there are no regulated wetlands on the site. We also conclude that the channel
crossing the site functions as a storm conveyance system and should not be regulated as a
stream.
�
RE: Belle Meadow/ Job f/99-223
B-twelve Associates
December 2, 1999
Page 4
�
If you have any questions in regards to this report or need additional information, please
feel free to contact our office at (253) 859-0515. Thank you:
Sincerely,
B-twelve Associates, Inc.
� �
G �����
Darcey B. Miller
Assistant Wetland Scientist
Cc: Stuart Scheuertnan/ ESM
File: dm/99223�et02.doc
BELLE MEADOW
CITY OF FEDERAL WAY
FRED MEYER
PARK AND RIDE
. EXHIBIT B
EXISTING HOUSE
DRIVEWAY
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•
Exhibit I:
•
King County Certificate of Sewer Availability from Lakehaven Utility
District, dated July 2, 1998
G� (.tc�( �iY %"��,v y �
Tljrs cerfilica:o provides !ho
DapaRmanf o! Haallh and fhe
Dopartmenl of Development and
Environmenfal Servicos wi(h
informa(ion necessary �o evaluate
devalopmenf proposals.
�. , <.-
. Pleasc rvlurn fo: . � a
� ; KING COUNTY
; Department of Developmeut and
RECEIVED � Environmentat Services
COMMUNIiYDEVELOPMENTDEPARTMENT� ���e Avcnue Southwcst
Renton, WA 98055-1219
� . ..._.__---- - � -- .. .. ... _ .
Of,� i a f99E
KING COUP�TY CERTIFICATE OF SEWER AVAILP.BILITY
no wrl e ln is ox
numbet name
❑ Butlding Permit � Preliminaru Plat or PUD
❑ Short Subdivision Rezone or other
I�PPL7C:,t7T'S NAME NA1�1 UAU-F�( 1_AtJ� f+r,. LLG
PADPOSED USE '"R�-Gt hF�JTIhL
LOCATION �l�J ��4�n ST �t- '�IST .r`�tJ� � ,J '
`i�� �o �s �� . �� �- S� � �4- ai-"�
(Attach map z leqal description i: nncessary)
A k ii N 9 q N N N N N N R N R N
SEWER AGENCY INFORMBTION
�.
N �
ta�
a�
m n. �
t m �
U �
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c� � ti
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0
n �� �
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p � ...
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�n � O
<v V �
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� ,� �
c�
�QY
cAN
1. a.� Sewer sarvice wi}-k-ba providad by sido sewer connection only to
an existinq size sewer feet from thn sitc
and tha saxer system has the capacity to serve the proposed use.
OR
b. � Sewer servica will require an improvemcnC to the sewer system of:
l,'7 S� -!-
'�(1)�faet of sower trunk or latteral to reach the siter
and/or
�(2) tba construction of a collection system on tha siter
and/or
Q ('3) other (describe)
F�
a• � The sawer syste�n improvement is in conformance with a County aoproved sewer
comprehensive plan.
0R
b. � Thn sewer systam improvament will requirc a sowcr comprehensivn
plan• amendmant.
7. a. �[ The proposed project is Within the corporate limits of the district,
y or has been qrantod Boundary Review SoArd approval for extension
of service outsida the district or city.
OR
b. � Annexation or BRD approval will bo necessary to provide service.
4. Service is subject to the foll.owinq:
a. Conaection charqes--Tn p,� ('Alr��-1 A�E�
b. Easement (s) s �� �E(�� �� ���
c. Othazs 11��J�(�aPEIL F.'�'(�EIJSIDI .. 1•i '
* The DistYict, at its sole�ic iscne�ion� x�esenies ri o or y ewns sen
based upcxi capacity limitati.on.s in District acyd Other Purveyor ciliti,es..
I hereby certiYy t:�at the above sewer a�ency intormation is truc. Th1s
certifi.cation shxll be valid for one year from date of signature.
Lakehaven Utility District
Aqency Name
�.1.\C I tJ �� 21 }�- TE C'_411J 1� 1 ft 1�1, ..1-
' Titlo "
F279
1��N1��� `(Z �a�Wr,.�
Siqnatory Namc
C8'
SiqnaCUrc Date
�Z/-� 7/� / 9 �
n
U
Exhibit J:
•
King County Certificate of Water Availability from Lakehaven Utility
District, dated July 2, 1998
�?����`�� ����
EIVED BY �ase recurn co: ' a
.. This certi/icale provides the �MUNI�IOPMEhIf OEPA - -- — •-�— - - �-
� KING COUNTl'
� De�adment of Heallh and the Dcpactment of Developmcnt and • T
Deparlment of Developmenl and �CT 1 5 199$ � ' En��ironmcntal Scrvices L�
Environmental Services wifh � gpp p��dale Avenue Southwcsc -r a; �°
inlormafion necessary (o evalua(e ! Renton, WA 98055-1219 L��
development proposals. i, . _ _ w1
M U `
C U �
O � 'O '
� � LL
KING COUNTY CERTIFICATE OF WATER AVAI(ABILITY �,
�- o
N • 3
o no wra e an is ox �
O. � (�
� � m
number name � � Y
C •~- �-
Q Build�ng Permit � Preliminary Plat or PUD N U Q
❑ Short Subdtvtsion ❑ Rezone or other � +`�!`
� Y 3
APPL7CANT'S NAME L C� �� U
O �° �
PROPOS£D USE S �-
tC
IACAT ION 'S l�-� 3� C`rN ST °�' o��ST �� �C�..�. J Q �
T�� � a i � � �- sC� � a�- - � i - �
(Attach aiap & leqal description if necessary) � � p #
$ � # � # N # # # N 8 �
WATER PURVEYOR aIFORMATION
GifiY
l. a. � Water ��-be provided by service connection only to an existing size
water main feet from the site.
OR
b, Q Watez service will require an improvement to the water system o:
��1� feet of water main to reach the site� and/or
QJ'(2) the construction of a distribution system on the site� and/or
❑ (3) other (describe)
2, a. � The water system is in conformance with a County approved water comprehensive pinn.
OR
b. � The water systesn impzovement will require a water comprehensive plan amendment.
3. a. � The proposed project is within the corporate li.tnits of the district, or has been
qranted Boundary Review Board approval for extension of service outside the district
or city, or is within the Cotu�ty approved service area of a private water purveyor.
OR
b, � Annexation or SRB approval will be necessary to provide service.
Q.. a. � Water is/or will ba available at the rate of flow and duration indicated below at
no less than 20 psi measured at•the nearest fire hydrant 1-�,- �. feet from the
.bu ' property (or as marked on the attached map):�� ��� m
InS�$ ure 7.o�e: Highest Elevati,on of Propest�,' �-: Min3mi Pressure # i
Rate of Flow Cv�SG>� �..._-a--ti°n � , � 2 �
❑ less than S00 gpm (approx. gpm) ❑ less than 1 hour
❑ 500 to 999 gpm ❑ 1 hour to 2 houra
Q 1000 qpm or more FOA � 2 hours or more
Q flaw test of gpm , ❑ other
�. calculation of 1(�bD 9Pm (Coa+mercial Building Pezmits requize flow
OR {{`lp�Auuc- nnoD6L test or calculntion)
b, ❑ Water system is not capable of providing fire flow.
. , , . . . , . � - _� . _ u - -_ _�a
* The District, at its sole discreti�on, reseLV�es the ri t to de or den wat �
upon cagaci tatwns an District and Other.P�veYor'facilities-
certificationishallabetvalid forwoneryearVfrom dateroitsignatureue. This
LFF.) 'Q ��lJl-'
Lakehaven LJtility District A S gnatory Name
Agency Name
�'�
�.NCsl1 - rFcF(ti1l�rrtl - � T �gnature Da °
Title - �/�� 9 �
F 278 �� �l /�
1�����
�
�
LP►KEHAVEN UTILITY DISTRICT
RECEIVED BY
COMMUN(TY D£VELOPMENT DEPARTMENT
Hydraulic Model Fire Flow Estimate
Request/Reporting Form _ �C � f � 1�9�
-�---- �
John Bowm � �
Condit
Static
Fire Flow
NOTE:
p���02/gg 95LUDSFF.INP FF#80
Pressure (psi) Flow (gpm)
8
The fire flow analysis was �erformed at a valve cluster
located at SW 346 St & 21 Ave SW. On-site fire flow
estimates would have to be determined during design of the
water system improvements.
This fire flow rate will cause velocities in excess of 10 f/s
within the water distribution system. A fire flow rate less
than 1600 gpm will maintain flow velocities below 10 f/s.
A maximum fire flow rate of 1000 gpm is available for
residential development.
There is no guarantee that the Hydraulic Model results will
represent actual system performance. Model results depict
the theoretical performance of the system under high demand
conditions. Field measurements should always be obtained for
design purposes.
� �
�� S.E. 24-21-3
F —'i 1
i .a. a i �
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