Res 00-311
RESOLUTION NO.
00-311
A RESOLUTION OF TIlE CITY COUNCIL OF TIlE CITY
OF FEDERAL WAY, WASHINGTON, APPROVING WITH
CONDITIONS TIlE PRELIMINARY PLAT OF SOUTH
CAMPUS BmLE SCHOOL SUBDIVISION, FEDERAL
WAY FILE NO SUB-98-0007.
WHEREAS, the applicants, Happy Valley Land Company, applied to the City
of Federal Way for preliminary plat approval to subdivide certain real property consisting of
4.79 acres into twenty-one (21) single family residential lots located between 21" Avenue SW
and 19th Avenue SW, at SW 352"" Street, as extended; and
WHEREAS, the Federal Way Land Use Hearing Examiner held a public
hearing on January 26, 2000 concerning the preliminary plat of South Campus Bible School
Subdivision; and
WHEREAS, at the conclusion of said hearing the Federal Way Land Use
Hearing Examiner issued his Recommendation on February 8, 2000 containing findings,
conditions and conclusions; and
WHEREAS, the City Council of the City of Federal Way is the governmental
body now having jurisdiction and authority to pass upon the approval, denial or modification of
the application and the conditions of said preliminary plat pursuant to Section 20-127 of the
Federal Way City Code; and
Res. #00-31,lPage 1
WHEREAS, the City Council having considered the written record and
Recommendation of the Hearing Examiner, pursuant to Chapter 20 of Federal Way City Code,
Chapter 58.17 RCW and all other applicable City Codes; NOW THEREFORE,
THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON,
DOES HEREBY RESOLVE AS FOLLOWS:
Section 1.
Findings of Facts. Conditions and Conclusions.
The
Recommendation of the Federal Way Land Use Hearing Examiner issued on February 8,
2000, containing the Hearing Examiner's findings, conditions and conclusions, following a
public hearing on January 26, 2000, to approve the preliminary plat of South Campus Bible
School Subdivision subject to certain conditions, is hereby adopted as the findings, conclusions
and conditions of the City Council.
Section 2. Application Approval. Based upon the Recommendation of the
Federal Way Land Use Hearing Examiner and the findings, conditions and conclusions
contained therein, as adopted by reference by the City Council set forth above, the preliminary
plat of South Campus Bible School Subdivision, Federal Way File No. SUB-98-OOO7 is hereby
approved subject to the conditions contained in the Recommendation of the Federal Way Land
Use Hearing Examiner dated February 8, 2000 attached hereto as Exhibit A and incorporated
by this reference.
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
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
Res. # 0O-3\1Page 2
invalid, then, in said event, the proposed preliminary plat approval granted in this resolution
shall be deemed void, and the preliminary plat shall be remanded to the City of Federal Way
Hearing Examiner to review the impacts of the invalidation of any condition or conditions and
conduct such additional proceedings as are necessary to assure that the proposed plat makes
appropriate provisions for the public health, safety and general welfare and other factors as
required by RCW Chapter 58.17 and applicable City ordinances, rules and regulations and
forward such recommendation to the City Council for further action.
Section 4. Severability. If any section, sentence, clause or phrase of this
resolution should be held to be invalid or unconstitutional by a court of competent jurisdiction,
such invalidity or unconstitutionality shall not affect the validity or constitutionality of any
other section, sentence, clause or phrase of this resolution.
,;
Section 5. Ratification. Any act consistent with the authority and prior to the
effective date of the resolution is hereby ratified and affirmed.
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~DAYOF
MARCH
,2000.
CITY OF FEDERAL WAY
ATTEST:
~~/~
YOR, MIC ARK
Res. # 0O-3¡JPage 3
):¡E~~t.~
APPROVED AS TO FORM:
~ C. ;/;tz::lt~~, Jð¡.
CITY ATTORNEY, LONDIK. Uk;ELL
FILED WITH THE CITY CLERK: 03/21/00
PASSED BY THE CITY COUNCIL: 03/21/00
RESOLUTION NO. 00-311
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Res. /IOO-3q Page 4
Page - I
CITY OF FEDERAL WAY
OFFICE OF THE HEARING EXAMINER
IN THE MATTER OF:
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SUB98-0007
FWHE #00-04
PRELIMINARY PLAT SOUTH CAMPUS
BIBLE SCHOOL SUBDIVISION
I. SUMMARY OF APPLICATION
The applicant proposes to subdivide a 4.79 acre lot into 21 residential single family
lots, ranging in size from 7,200 to 7,944 square feet.
",.
II. PROCEDURAL INFORMATION
Hearing Date:
Decision Date:
January 26, 2000
February 8, 2000
At the hearing the following presented testimony and evidence:
1.
Marion B. Hess, Senior Planner, City of Federal Way
2.
Larry Peterson, Engineer, ESM Consulting Engineers, 720 South 348th
Street, Federal Way, WA 98003
At the hearing the following exhibits were admitted as part of the official record of these
proceedings:
1.
Staff Report with all attachments
}t;XHIWT *-
Page - 2
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
hereby 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, 4.79 acre parcel
of partially improved property located in the southwestern portion of the City at SW
352"d Street between 21st Avenue SWand 19th Avenue SW.
5.
The applicant is requesting Preliminary Plat approval to subdivide the site into 21
single-family residential lots. All existing structures on the site are to be removed
before approval of the final plat.
6.
An environmental Determination of Nonsignificance was issued for this proposed
action on September 4, 1999. One letter was submitted before the comment
deadline period. No appeals were received and the SEPA determination has not
been modified as of the date of this decision.
7.
Zoning for the site and the property to the north, east and south is RS7.2. There are
apartments located to the west, across the street from 21st Avenue SW which are
zoned RM1800. The proposed density appears to be consistent with adjacent land
uses and zoning.
8.
The site is slightly sloping from the southwest and southeast corners to the center
of the plat near the property line. The plat is located within a very shallow drainage
channel of a large basin. A grading utilities map submitted with the application
depicts the site with 0-4 percent slopes. The westerly one-third of the site is
developed residentially and the easterly two-thirds is used as pasture for large farm
animals. No significant wildlife exist on the site. The site has been cleared for
residential and pasture use and is surrounded by single-family residences. The plat
will be subject to approval of a landscape plan pursuant to Federal Way City Code
Section 20-158. During the final plat design and review staff will work with the
applicant to identify trees that shall be retained on site. There are 27 existing
Page - 3
9.
10.
11.
'<,'"
12.
significant trees on the subject site according to a landscape architect survey. The
applicant is proposing to preserve 8 significant trees, plant street trees and provide
landscaping as required by Federal Way City Code.
The lots will range in size from 7,200 square feet to 7,900 square feet. Proposed
lots are generally rectangular in shape. Six of the lots are flag lots and are in
conformance with Federal Way standards. Tract C is designated a storm water
tract and tract "An is designated as street right-of-way improvement tract. Both of
these tracts will be dedicated to the City. Tract B will be designated as an open
space tract and Tract D will be designated as a landscape easement. Both of these
will be owned and maintained by the homeowners association.
No geological hazards or sensitive areas exist on the site. A wetland determination
prepared by 8-12 associates concludes that there are no wetlands present on the
site.
A review of the Preliminary Plat reveals that access will be provided by the westward
extension of 352"d Street SW from 19th Avenue Sw. Full street improvements
within a 50-foot right-of-way will be required for 35200 Street. A public pedestrian
access tract will be located between the proposed cul-de-sac at the end of 35200
Street SW and 21st Avenue Sw. It will be dedicated to and maintained by the
homeowners association. Pedestrian connections from the subject site to
Sherwood Forest Elementary School are currently substandard and unsafe. The
applicant has agreed to design and construct a pedestrian corridor/sidewalk from
the subject site to the existing sidewalk located within the southern portion of 351st
Street east of 19th Avenue Sw.
Sidewalks will be provided along all lot frontages. A 5-foot wide concrete sidewalk
will be provided on the east side of 21st Avenue SW. The applicant's proposed
pathway from the end of the cul-de-sac on 35200 Street to 21st Avenue shall be 8-
foot in width and landscaped on either side. The applicant will provide full street
improvements along SW 356'" Street which will include 28-feet of pavement, vertical
curbs, gutters, sidewalks, street lights and street trees within a 50-foot right-of-way
width as shown on the applicant's plat. In addition, 21st Avenue arterial will be
widened and improved, including tapers, with paving, a 6-foot wide landscaping strip
with trees, street lighting and 8-foot wide sidewalk, a 3-foot wide utility strip and 10-
foot wide landscape easement buffer as demonstrated on the plat. This
improvement will require a right-of-way dedication of approximately 16 feet. The
19th Avenue street will be widened and improved with paving, curb and gutter,
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13.
14.
15.
16.
17.
18.
19.
20.
landscape strip with trees and a 5-foot wide concrete sidewalk, which will include
a right-of-way dedication of 30 feet.
A 10-foot wide landscape buffer easement is being provided for arterial buffering.
The FWCC does not require buffers on the north and south side of the
development.
The City Public Works Director or building official as allowed by Federal Way City
Code during development of the site and in conformance of Federal Way Code
Section 22-126 may require a geotechnical report which contains specific
recommendations and conclusions for the proposed development including site
preparation and grading of the site.
Water and sewer facilities are available from the Lake Haven Utility District and are
adequate to serve the proposed development according to district representatives.
It is the applicant's responsibility to secure all necessary water and sewer services
and permit approvals from the utility providers.
Surface water facilities shall be designed in accordance with KCSWDM. A storm
water detention must be dedicated to the City of Federal Way and downstream
facilities must be provided where necessary.
The applicant does not plan on providing open space pursuant to Federal Way City
Code 20-155. However, the applicant will pay a fee in lieu of providing open space
to the City pursuant to City Code 20-155.
The proposed subdivision will be served by Sherwood Forest Elementary, IIlahee
Junior High and Federal Way Senior High schools. The elementary school is within
one-mile of the subject site and children of residences of the site will walk to the
school the school site. Students attending Iliahee Junior High and Federal Way
Senior High school would receive bus transportation from the site. The applicant
will pay school impact fees as controlled by City Ordinance. These fees will be
collected at the time a resident's building permit is issued.
Gas will be furnished by Puget Sound Energy, telephone will be furnished by U. S.
West and power will be furnished by Puget Power.
Lake Haven Utility district will furnish sewage disposal and a public water and
Page - 5
distribution system. Surface water runoff will be controlled by a system of curbs,
berms, drainage, swales and/or catch basins conveyed to the detention pond and
then to an appropriate discharge point. All in conformance with the Executive
Proposed Basin Plan: West Branch Hylebos Creek Sub-Basin Recommendation
BW2.
21.
Section 20-126(c) contains the decisional criteria the Hearing Examiner must
consider in reviewing a Preliminary Plat. It provides in pertinent part: the hearing
examiner. . . may recommend approval of a plat to the City Counsel if:
(1 )
It is consistent with the Comprehensive Plan;
The site and location are subject to the adopted 1995 Federal Way
Comprehensive Plan, which designates the property as appropriate
for single-family, high-density development. As the previous findings
indicate, this proposed land use and plat design for single-family
residential development with 7,200 square feet minimurn lot size is
consistent with the goals, density allowances and policies applicable
to residential use as established in Federal Way Cornprehensive
Plan.
(2)
The project is consistent with all applicable provisions of the chapter,
including those adopted by reference from the comprehensive plan;
Staff indicates that the application is in compliance with FWCC
Chapter 18, Environmental Policy; Chapter 20, Subdivisions;
chapter 22, Zoning; and all other applicable codes and regulations
of the city. With conditions of approval as expressed here as
contained herein the South Campus Bible School's Preliminary Plat
will be consistent with and comply with all provisions of Federal
Way City Code according to Staff.
(3)
The project is consistent with the public health safety and welfare;
The proposed preliminary plat is located with an existing
predominately single-family residential area and would permit
development of the site consistent with the current single family
residential/and use classification of FWCP and RS7.2 zoning.
Proposed public streets, street improvements, street lights,
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(4)
0/(
(5)
sidewalks, surface water drainage improvements, buffers, fire
hydrant locations, and other public improvements will be designed
and constructed to be consistent with all city and other agency
requirements.
Future development of the plat, in accordance with applicable city
codes and regulations will therefore be consistent with the
protection of public health, safety and welfare.
The project is consistent with the design criteria listed in FWCC Section
20-2;
The proposed preliminary plat, according to staff, will promote and
be consistent with the purposes identified in FWCC Section 20-2,
and the design criteria and regulations contained therein for
preliminary plat, including the effective use of land, promotion of
safe and convenient travel on streets, provision for housing needs
of the community and protection of environmentally sensitive areas.
As proposed and with the recommendations of the staff contained
within this report, the preliminary plat application is consistent with
the design criteria and complies with all provisions of FWCC
Chapter 20, Subdivisions, according to staff.
The project is consistent with the development standards listed in FWCC
Sections 20-151 through 157 and 20-158 through 20-187;
A condition of this condition of approval is that the development of
this site will comply with the provisions of FWCC Chapter 20,
Subdivisions, Chapter 18, Environmental Protection, Chapter 22,
Zoning and all other applicable local and state development codes
and regulations.
As proposed, according to staff, with the inclusion of findings and
conclusions as recommended in the staff report, the preliminary
plat application, as presented by the applicant, is consistent with
development standards of the FWCC and complies with all
applicable statutes, codes and regulations.
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IV.
CONCLUSIONS
From the foregoing findings the Hearing Examiner makes the following conclusions:
4.
5.
1.
2.
3.
C.
The Hearing Examiner has jurisdiction to consider and decide the issues presented
by this request.
The proposed preliminary plat of South Campus Bible School subdivision is
consistent with the goals and policies of the Federal Way Comprehensive Plan and
satisfies all criteria of the Federal Way Subdivision Code and zoning regulations.
The proposed preliminary plat makes appropriate provisions for the public health,
safety and welfare for open spaces, drainage ways, buffers, streets, roads, alleys,
other public ways, water supply, sanitary waste, fire protection, parks, playgrounds,
sites for schools and school grounds and safe walking conditions for students.
The proposed preliminary plat satisfies all criteria set forth in Section 20-126(c), 20-
151 through 20-157 and 20-158 through 20-187 FWCC.
The proposed preliminary plat will serve the public use and interest by providing an
attractive location for a single-family residential subdivision consistent with existing
development in the area and therefore should be approved subject to the following
conditions:
A.
Prior to the final plat approval, the applicant shall be required to construct
surface water detention improvements necessary to mitigate all identified
conveyance problems, whether existing or resulting from the plat's
development, as identified during engineering plan review, and as required
by the Public Works Director. Engineering approval shall not be granted if
it is determined that proposed surface water mitigation is not adequate to
address the impacts of the project.
B.
Retention/detention facilities used to control runoff from the site to off-site
drainage courses shall be located in a detention tract dedicated to the city
at the time of final plat approval. Vegetative screening of the hcilities shall
be provided as delineated in a landscape plan approved by the city.
The final plat drawing shall establish a pedestrian access tract, from the cul-
de-sac at the end of SW 35200 Street to 21st Avenue SW, to be owned in
common and maintained by a homeowners' association of the proposed
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E.
F.
G.
subdivision, and prohibiting removal or disturbance of landscaping within the
tract, except as necessary for maintenance or replacement of existing
landscaping, and as approved by the city.
D.
Prior to issuance of construction permits, a landscape plan, prepared by a
licensed landscape architect, shall be submitted approval by the Department
of Community Development Services, and shall include the following
elements:
1 )
Pedestrian sidewalk landscaping for the pedestrian access Tract B
from the SW 352"d Street cul-de-sac to 21st Avenue SW.
2)
Visual screening of all property boundaries of the detention Tract C
from adjacent properties and the right-of-way with fencing and/or
landscaping. Chain link fencing, if used, shall be black vinyl coated
six-feet high Type 1, and shall be surrounded by vegetation.
3)
Buffer landscaping for Tract D.
4)
The type of trees and landscaping to be provided in all street right-of-
ways.
5)
Protection measures for all retained significant trees.
To provide a safe route of travel for school children, the applicant shall install
a concrete sidewalk from the subject site, north along the eastern side of 19th
Avenue SW to the existing sidewalk located within the south right-of-way of
SW 351st Street east of 19th Avenue, subject to review and approval by the
Public works Director.
Compliance with all provisions of the Federal Way City Code regulating this
preliminary plat as well as all provisions of the Comprehensive Plan.
The provision of storm water drainage improvements, which comply with all
applicable core and special requirements outlined in the King County Surface
Water Detention Manual, including surface water quantity and quality control.
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DECISION:
It is recommended to the Federal Way City Counsel that the preliminary plat for
South Campus Bible School Subdivision be approved subject to the conditions
contained in the conclusions above.
M
DATED THIS ð DAY OF F
TRANSMITTED THIS ~ DAY OF FEBRUARY, 2000, to the following:
APPLICANT:
Dick Schroeder
Happy Valley Land Company, LLC
P.O. Box 1324
Issaquah, WA 98027
ESM Consulting Engineers
Larry Peterson, Engineer
720 South 348th Street
Federal Way, WA 98003
City of Federal Way c/o Chris Green
33530 1st Way S.
Federal Way, WA 98003
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CITY OF FEDER.AL WAY -
COMMUNITY DEVELOPMENT SERVICES DEPARTMENT
STAFF REPORT TO THE
FEDERAL WAY HEARING E�:AMINER
PRELIlVIINA,RY PLAT OF
SOUTH CAMPUS BIBLE SCHOOL SUBDIVISION
Federal Way File No: SUB98-0007
PUBLIC HEARING
JANUARY 26, 2000 - 2:00 p.m.
FEDERAL WAY CITY HALL CITY COUNCIL CHAMBERS
33530 FIRST WAY SOUTH
REPORT PREPARED BY:
Marion B. Hess, Senior Ptanner
January 12, 2000
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TABLE OF CONTENTS
•
I. APPLICATION INFORMATION .................................................................................................1
II. GENERAL INFORMATION .......................................................................................................1
III. CONSULTED DEPARTMENTS AND AGENC[ES ............................................:............................2
IV. STATE ENVIRONMENTAL POLICY ACT ..................................................................................3
V. NATURAL ENVIRONMENT .....................................................................................................3
VI. GENERAL DESIGN .................................................................................................................4
VII. TRANSPORTATION ..........................................................:........•-•-.......••----.............................fi
VIII. PUBLIC SERVICES ........................................................................... . ....................................6
IX. UTILITIES ..............................................................................................................................g
X. ANALYSIS OF DECISIONAL CRITERIA ....................................................................................9
XI. FINDINGS OF FACT AND CONCLUSION .................................................................................11
XII. RECOMMENDATIONS & CONDITIONS ..................................................................................13
XIII. LISTOFEXHIBITS ................................................................................................................14
0
i
I.
II.
APPLICATION INFORMATION
File No: SUB98-0007
s
Applicant: Dick Schroeder
Happy Valley Land Company, LLC
PO Box 1324
Issaquah, WA 98027
Phone: (425) 392-2742
Engineer: ESM Consulting Engineers
Stuart L. Scheuerman, Project Engineer
� 720 South 348` Street
Federal Way, WA 98003
Phone: (253) 838-6113
Owner: Happy Valiey Land Company, L.L.C.
PO. Box 1324
Issaquah, WA 98027
Action
Requested:
Staff
Representative:
Staff
Recommendation:
Preliminary plat approval for a 21 lot single family residential
subdivision as provided for under "Federal Way City Code"
(FWCC) Chapter 20, Subdivisions; and requiring approval from
the Hearing Examiner and City Council pursuant to FWCC Section
20-110.
Marion Hess, Senior PlanneX, (253) 661-4120
Preliminary Plat Approval with Conditions (See page 13.)
GENERAL INFORMATION
A. Description of the Proposal — The applicant proposes to subdivide a 4.79 acre lot into
21 resideritial single family lots, ranging in size from 7,200 to 7,944 square feet
(Exhibit A & W-1).
B. Location - The site is located in the southwestern portion of the city at SW 352" Street,
between 21�` �venue SW and 19 Avenue SW (Farhibit B).
C. Legal Description — See Exhibit C-1.
Hearing Examiner Staff Report Page 1 S Campus Bibie School Pretiminary P1adSU698-0007
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D. Size of Properry — The subject site has a land area of 208,652 square feet (4.79 acres).
E. Land Use and Zoning —
Direction Zonin�
Site RS-7.2�
North RS-7.2
South RS-7.2
East RS-7.2
West RS-1800
Comprehensive Plan
SF - High Density
Same
Same
Same
Multi-Family
(Refer to Exhibit D- Zoning Map)
(Refer to Exhibit E- Comprehensive Plan Map)
Existin� Land Use
Residential & pasture
Single Family Residential
Single Family Residential
Single Family Residential
West Pointe Apartments
F. Background — The preliminary plat of South Campus Bible School was submitted on
October 15, 1998, as a proposed 21-lot subdivision, with no open space tracts. The
formal "application" was determined incomplete on November 12, 1998, and complete
on December 7, 1998. Additional information was requested in a March 5, 1999, letter.
On May 25, 1999, the developer and his engineer met with city staff to review the
Mazch 5, 1999, letter requesting additional information for the proposed subdivision. A
revised preliminary plat drawing and additional information, including a revised State
Environmental Protection Act (SEPA) checklist, were submitted on August 4, 1999
(Exhibit F).
III. CONSULTED DEPARTMENTS AND AGENCIES
The following departments, agencies, and individuals were advised of this application.
A. "The 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 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
Land Use Application. The site was also posted and notice published in the newspaper
and on the city's official notice boazds. No comment letters were submitted in response
to the notice of application (Exhibit G�.
�RS-7.2 = single family residential, 7,200 SF minimum lot size.
2 RM-1800 = multi-family residential, 1,800 SF minimum lot size.
Hearing Examiner Staf�' Report Page 2 S Campus Bible School Preliminary Plat/SUB98-0007
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C. In accordance with SEPA and FWCC Chapter 18, Environmental Protection, al!
property owners and occupants within 300 feet of the site, and all affected agencies,
were notified of the proposed action and the city's environmenta( determination. In
addition, the site was posted and notice placed in the newspaper and on the city's
official notice boards (Exhibit H).
IV.
STATE ENVIRONMENTAL POLICY ACT
A. An Environmental Determination of Nonsignificance (DNS) was issued for the
proposed action on September 4, 1999 (Exhibit �.
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.
V.
B. One comment letter was received from Mr. Robert White during the 14-day SEPA
comment period. The letter requested fencing to be installed by the applicant to
maintain privacy and expressed concern about new traff`ic on 353� Place SW. No
changes or corrections were made to the city's initial determination (Exhibit J).
NATURAL ENV[RONMENT
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 King County Surface Water Design Manual (KCS WDM), including surface
water quantity and quality control. ESM Consulting Engineers prepared and
submitted a Preliminary Technical Information Report on November 30, 1998, to
the Department of Community Development Services for review by the Public
Works Department (Exhibit K).
The preliminary plat depicts storm water collected in a detention pond at the
northeast corner of the site, with release to a downstream channel (See Ezhibits A&
L). See Section IX-C (page 8) of this report for a detailed description of the proposed
drainage facilities.
B. Soils — The 1973 King County soils survey map lists the soils type as Alderwood
Gravelly Sandy Loam (AgB) and Arents, Alderwood material (AmB). AgB soils are
characterized as moderately well drained to poorly drained soils over a weak to
strong consolidated substratum at a depth of 24 to 40 inches. These soils aze
described as capable of adequate compaction, runoff is slow, and erosion hazard is
slight with slopes at 6 to 15 percent. AmB soils are characterized as relatively level
with 0 to 6 percent slopes and moderately well drained. Runoff is slow, and the
erosion hazard is slight.
Hearing Examiner Staff Report Page 3 S Campus Bibte School Preliminary PIadSUB98-0007
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Typical soils excavation will occur with the street construction, at the site of the
detention pond, and for utility installation. The preliminary clearing and grading plan
depicts clearing limits in compliance with city standards for street right-of-way,
surface water detention tracts, and utility easement development only.
It is anticipated that all excavated material can be used on site, and that no import fill
will be required if mass grading is approved. The July 25, 1999, Geotechnical
Report, prepazed by GeoResources, contains 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 during development of the site (Exhibit
L).
C. Topography - The site is slightly sloping from the southwest and southeast corners
to the center of the plat near the north property line. The plat is located within a very
shallow drainage channel of a large basin. A grading and utilities map submitted
with the application depicts the site with 0-4 percent slopes (Exhibit M& W-3).
D. Vegetation - The westerly one-third of the site is developed residentially and the
easterly two-thirds is used as pasture for large farm animals. The plat is subject to
the approval of a landscape plan pursuant to FWCC Section 20-158. During final
plat design and review, staff will continue to work with the applicant to identify trees
that can be retained on the site. Retained significant trees outside of open space areas
would be regulated under FWCC Section 22-1568, Significant Trees (Exhibit N&
W-2).
E. Wildlife - No significant wildlife exists on the site as the site has been cleared for
residential and pasture use and is surrounded by existing single family residences.
F. Mapped Sensitive Areas - The Federal Way Sensitive Areas Map indicates no
geological hazardous or sensitive areas on the site (Exhibit O).
A wetland determination was prepared by B-twelve Associates, Inc. to study the site
for potential wetlands. The study concluded there are no wetlands present on the site
(Exhibir P).
VI. GENERAL DES[GN
A. Subdivision Access and Roadway System - Access to the property will be provided
by the westward extension of SW 352" Street from 19th Avenue SW. Refer to
Exhibits A& W-3, the preliminary roadway and utility plans.
SW 352" Street and 19�' Avenue SW aze classified by the FWCC as local streets,
providing access to residences and connecting neighborhood streets to the collector
system. Pursuant to FWCC street improvement standards, the minimutn right-of-way
Hearing Examiner Staff Repoct ' Page 4 S Campus Bible Schoot Preliminary Plat/SU698-0007
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width for local streets is 52 feet. The frontage on 21st Avenue SW must be widened,
including tapers, as approved by the Public Works Director and improved with a
planter strip, sidewalk, and a utility easement.
B. Pedestrian System — Sidewalks will be provided along all lot frontages. Specifically,
street improvements include five-foot wide sidewalks on both sides of SW 352
Street. Half street improvements on 19` Avenue S W will include a five-foot wide
sidewalk on the west side of the street. A five-foot wide concrete sidewalk will be
provided on the east side of 21�` Avenue SW. The applicant will be required to
provide an eight-foot wide paved walking path, with landscaping on each side, from
the west end of the cul-de-sac westwacd to 21 S ` Avenue S W.
In addition, according to the "School Access Analysis Report" prepared by ESM, a
four-foot wide sidewalk (the city requires a five-foot wide sidewalk) will be
extended from the project site to the existing sidewalk on SW 351�` Street, between
19�' Avenue SW and 18�' Avenue SW on the east side of 19'� and on the south side
of SW 351 Street (Exhibit Q�.
C. Local Streets shall have a minimum pavement section of three inches Class B
asphalt over 2 x 6 inches of crushed surfacing.
D. Landscape Buffers and Open Space — In accordance with FWCC Chapter 20,
Subdivisions, landscaped buffers are required when the plat is adjacent to an
incompatible zoning district or arterial stree� The proposed plat is bordered on three
sides by single family residential zoning, therefore, no formal buffers are required on
the north, east, and south property lines. However, a ten-foot wide landscape buf�er
easement is identified on the preliminary plat for arterial buffering (Tract D) (Exhibit
W-1).
Street tree requirements are described in section VII-A, open space requirements are
described in section VIII B, and deterition tract requirements are described in section
IX C of this report. `
E. Lot Layout — The lots range in size from 7,200 square feet to 7,900 square feet. The
proposed lots are generally rectangular. Six of the 21 lots are "flag" lots and are in
conformance with FWCC standards. (Flag lots are described as lots with 30 feet of
frontage, or less, on a public street serving as a driveway access to a larger area of
the lot where a home meeting all yard setbacks may be constructed.)
One azea is designated as a"Storm Water Tract" (Tract C) and another area is
designated as street right-of-way improvements (Tract A). Both tracts will be
dedicated to the City of Federal Way.
One area is designated as"Open Space Tract" (Tract B) and another area is
designated as a"Landscape Easement" (Tract D). These two tracts are to be owned
and maintained by a Home Owners' Association (Exhibit W-1).
Heac'ing Examiner Staff Repoct Page S S CamQus Bible School Preliminary PIadSUB98-OOU7
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F. Exisling Conditions — The site is currently developed with two single family homes,
accessory buildings, and pasture for farm animals. The single family homes and
accessory buildings will be removed at the time the plat is developed. Single family
homes on platted lots exist to the north, east, and south. West Pointe Apartments
exist to the west across 21 Avenue SW (Exhibit R). -
These conditions and comments are based on the plans submitted for preliminary plat
review and are not intended to be or constitute a detailed review of the engineering
drawings. The detailed engineeririg review will occur following preliminary plat
approval.
VII. TRANSPORTATION
A. Street Improvements — In accordance with the FWCC, all street improvements must
be dedicated as city right-of-way and im�roved. Specifically, full street
improvements are required for SW 352" Street and will include: 28 feet of
pavement, vertical curbs, gutters, sidewalks, street lights, and street trees within a
50-foot right-of-way width as shown on the plat.
The 21 S ` Avenue S W arterial street is to be widened and improved (including tapers)
with paving, a six-foot wide landscaping strip with trees, street lighting, an eight-
foot wide sidewalk, a three-foot wide utility strip, and a ten-foot wide landscape
easement buffer as shown on the plat. This will require a right-of-way dedication of
approximately 16 feet.
The 19` Avenue S W local street is to be widened and improved with paving, curb
and gutter, landscape strip with trees, and a five-foot wide concrete sidewalk. This
will require a right-of-way dedication of 30 feet (Exhibit W-1).
Heath & Associates, Inc., prepazed a June 17, 1999, "Left Turn Warrants Study" at
the request of the city's Assistant Traffic Engineer. In an August 24, 1999,
memorandum, the Assistant Traff'ic Engineer stated that off-site left-turn
improvements to 21st Avenue SW were not warranted (Exhibits S-1 & 2).
B. Adequacy ofArterial Roads — This proposal has been reviewed under SEPA. Based
on the FWCC, the additional traffic to be generated by this development does not
require any major roadway improvements for vehicles or pro rata share payments,
according to the city's Assistant Traffic Engineer.
VIII. PUQLIC SERV[CES
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.
Hearing Examiner Staff Repon Page 6 S Campus Bible School Pre(iminary PIadSUB98-0007
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Comments received from the School District on November 4, 1998, and November
13, 1998, included the following information:
The proposed subdivision will be served by Sherwood Forest Elementary, Illahee
Junior High, and Federal Way Senior High schools. As the elementary school is
within one mile of the subject site, students would walk to school from the site.
Students attending Illahee Junior Highand Federal Way High schools would
receive school bus transportation from the site. The current bus stop that would
serve Illahee Junior High students is located at 19`�' Avenue SW at 35228. The bus
stop for Federal Way High School students is located at 19` Avenue SW and SW
353` School service areas are reviewed annually and may be adjusted to
accommodate enrollment growth and new development.
The existing route of travel from the proposed subdivision to Sherwood Forest
Elementary School is via a roadway with gravel shoulders and ditches. FWCC
Section 20-156(a) requires the applicant to install an impro�ed pedestrian corridor
and sidewalk from the subject site to Sherwood Forest Elementary School along
the eastern side of 19`" Avenue SW and south side of SW 351 Street, providing a
safe route of travel for school age children. The sidewalks are to be a raised, five-
foot wide concrete sidewalks located in the easterly portion of 19` Avenue SW
and the southerly portion of SW 351 Street. Refer to condition #5 of the
preliminary plat approval (page 14). The new sidewalk is to provide safe student
pedestrian access along 19th Avenue SW and SW 351 Street for elementary
school students (Exhibit Q).
School impact fees, as authorized by city ordinance, will be collected at the time of
the residence building permit issuance. School impact fees aze determined based on
the school district's Capital Facilities Plan and are subject to annual adjustment.
B. Open Space — According to the City of Federal Way Facilities Map, the nearest city
park is Saghale located next to Saghale Junior High School on SW Campus Drive
approximately one mile north of the plat site. Other public parks in the vicinity
include Panther Lake, Lakota, Dumas Bay, and West Hylebos Wetlands State Park
(Exhibit T).
To provide adequate recreational opportunities commensurate with new residential
development, FWCC Chapter 20, Subdivisions, requires set-aside of land on site for
open space, or a fee-in-lieu-payment for the open space. 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 31,298 square feet (15 percent of the
208,652 square foot parcel). Pursuant to FWCC Section 20-155, the applicant
proposes to not provide the required open space, but rather make an open space fee
payment. The fee would be based on the assessed value of the land according to the
Hearing Examiner Staff Report Page 7 S Campus Bible School Preliminary P1adSUB98-0007
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King County Assessors Office valuation of the subject site at the time the final plat
is reviewed.
The city's Parks and Recreation Department staff has reviewed the proposed fee-in-
lieu of open space requirement for the preliminary plat and supports the applicant's
proposal.. This fee must be paid to the city before the final plat is-approved.
The applicant proposes to provide no open space for the plat. The open space
obligation will be provided through fee-in-lieu of open space, due prior to final plat
approval per FWCC Section 20-155.
IX.
C. Fire Protection - The Certificate of Water Availability from the Lakehaven Utility
District indicates that water will be available to the site in suf�icient 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
preliminary grading and utility plan does not depict the location of fire hydrants
within the plat. The Federal Way Fire Department must approve the location of these
hydrants.
UTILITIES
A. Sewage Disposal — The applicant proposes to serve the proposed plat by a public
sewer system managed by the Lakehaven Utility District. A July 2, 1998, Certificate
of Sewer Availability indicates the district's capacity to serve the proposed
development through a Developer Extension Agreement (DEA) between the
applicant and the district. According to the preliminary plat, an extension of the
existing sanitary sewer main west of 21 Si Avenue S W will serve the site. The
applicant will need to renew the expired DEA and certificate before the engineering
approval is granted (Exhibit U-1 to 3),
B. Water Supply — The applicant proposes to serve the subdivision with a public water
and distribution system managed by the Lakehaven Utility District A July 2, 1998,
Cert�cate of Water Availability indicates district's capacity to serve the proposed
development through a DEA. The applicant must renew the expired DEA before the
engineering approval is granted (Exhibit V-1 to 3).
C. Drainage Facilities — The site is located in the South Lower Puget Sound Sub-Basin,
in an area identified by the Executive Proposed Basin Plan: West Branch Hylebos
Creek Sub-Basin, as having downstream conveyance, flooding, erosion, and habitat
problems associated with stormwater runoff. The applicant is proposing to provide
mitigation as recommended in the Basin Plan specifically, Recommendation #BW-2
which calls for the use of a seven-day storm event in sizing on-site detention
facilities. Surface water runoff will be controlled by a system of curbs, berms,
drainage swales, anrl/or catch-basins, conveyed to the detention pond, and then to an
appropriate discharge point.
Hearing Examiner Staff Report Page 8 S Campus Bible School Preiiminary PIadSUB98-0007
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u
A Level 1 Downstream Analysis, including onsite basin comparisons, offsite
conveyance capacity checks, and core and special requirements under the 1992
KCSWDM is required by the Public Works Department.
The applicant is required to construct improvements necessary to mitigate all
identified conveyance problems, whether existing or resulting frem the plat's
development, as identified during engineering plan review. Engineering approval
will not be granted if it is determined� that the applicant's proposed mitigation is not
adequate to address the impacts of the project.
Storm drainage facilities are to be designed in accordance with a11 applicable core
and special requirements outlined in the KCSWDM, and per the basin complex
variance request approval. A detention pond and biofiltration swale aze proposed to
provide runoff control for the site. The approved storm drainage facilities must be
constructed per city code requirements, prior to final plat approval and recording of
the subdivision condition. The detention facilities shall be screened with vegetation
from the plat and surrounding properties. Refer to recommended approval condition
numbers 1, 2, and 3 of the preliminary plat.
X. ANALYSIS OF 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.
A. Hearing Examiner Preliminary Plat Decisional Criteria — Pursuant to FWCC
Section 20-126(c), the hearing examiner may recommend approval of the proposed
preliminary plat only if the following decisional criteria are met. Decisional criteria
and staff responses are provided below.
1. The project is consistent with the comprehensive plan.
Staff Comment: The site and application are subject to the adopted "1995
Federal Way Comprehensive Plan" (FWCP), which designates the property as
appropriate for single family-high density development.
The proposed land use and plat design for single family residential (with 7,200
square foot minimum lot size) is consistent with density allowances and policies
applicable to this land use as established in the FWCP (Exhibit E& Federal
Way Compreherrsive Plan, pages II-12 through II-14).
2. The project is consistent w�th all applicable provisions of the chapter, including
those adopted by reference from the comprehensive plan.
Hearing Examiner StaffReport Page 9 S Campus Bible School Preliminary PIadSUB98-0007
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Staff Comment: The preliminary p(at 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
of the city. As proposed, the South Campus Bible School preliminary plat
project is consistent with and will comply with all provisions of the FWCC,
subject to conditions as recommended by staff in this report.
Future development of the residential subdivision, including the final plat, will
be required to comply with all applicable local and state development codes and
regulations.
3. The project is consistent with the public health, safery, and welfare.
Staff Comment: The proposed preliminary plat, located uvithin an existing
predominately single-family residential area, would pennit development of the
site consistent with the current single family-high density land use classification
of the FWCP and RS72 zoning.
Proposed public street access, street improvements, street lights, sidewalks,
surface water drainage improvements, fire hydrant locations, and other public
improvements must be designed and constructed to be consistent with all city
and other agency requirements.
Future development of the plat, in accordance with applicable city codes and
regulations, will ensure consistency with and protection of the public health,
safety, and welfare.
4. It is consistent with the design criteria listed in FWCC Section 20-2.
Staff Comment: The proposed preliminary plat will promote and be consistent
with the purposes identified in FWCC Section 20-2, and the design criteria and
regulations contained therein for preliminary plats, including effective use of
land, promotion of safe and convenient travel on streets, provision for housing
needs of the community, and protection of environmentally sensitive areas.
As proposed, and with the staff report including findings and conditions
recommended therein, the preliminary plat application is found to be consistent
with the design criteria and complies with all provisions of FWCC Chapter 20,
Subdivisions.
5. It is consistent with the development standards lisled in FWCC Section(s) 20-
1 SI through 157, and Sections 20-158 through 187.
Hearing Examiner Staf�'Report Page 10 S Campus Bib(e School Preliminary PIadSUB98-0007
LJ
•
Staff Comment: Development of this site is required to comply with the
provisions of FWCC Chapter 20, Subdivisions; Chapter 18, Environmental
Protection; Chapter 22, Zoning; and all other applicable local and state
development codes and regulations.
As proposed, and including the findings and conditions as recommended in the
staff report, the preliminary plat application, as presented by the applicant, is
consistent with development standards of the FWCC, and complies with all
applicable statutes, codes, and regulations.
XI. FINDINGS OF FACT
Based on an analysis of the proposed action, the environmental record, and related
decisional criteria, the Department of Community Development Services finds that:
1. The proposed action is to subdivide a partially developed 4.79 acre parcel into 21
single family lots of 7200 square feet, or greater. Existing land uses on three sides of
the site are single family residences on platted lots. An apaztment complex is located
across 21 S ` Avenue S W to the west of the site.
2. All existing structures on the site are to be removed before approval of the final plat.
3. Zoning for the site and adjacent lots to the north, eas#, and south is RS-7.2. The
apartments to the west across 21 Avenue SW aze zoned RM-1800. The proposed
residential subdivision density is consistent with existing adjacent land uses and
zoning.
4. An Environmental Determination of IVonsignifrcance (DNS) was issued for this
proposed action by the city's Responsible Official on September 4, 1999. One letter
was submitted before the comment deadline date.
No appeals were received and the SEPA determination has not been modified as of
the date of this report. This environmental determination is incorporated by reference
as though set forth in full.
5. Water and sewer facilities are available from the Lakehaven Utility District and are
adequate to serve the proposed development, according to district representatives.
The expired certificates must be renewed. It is the applicant's responsibility to
secure all necessary water and sewer services and permit approvals from the utility
provider.
6. Surface water facilities will be designed in accordance with the KCSWDM. A
stormwater detention tract must be dedicated to -the City of Federal Way and down
stream facilities must be provided where necessary.
Hearing Examiner Staf�' Repoct Page 11 S Campus Bibie School Preliminary P1adSUB98-0007
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7. Public right-of-way access for the plat wiil be provided by the westward extension of
352nd Street SW from 19` Avenue SW. The proposed plat is provided access to 21st
Avenue SW via SW 351 Street and SW 353` Street. Twenty-First Avenue SW is to
be widened and improved act;ording to current arterial street standards.
8. Nineteenth Avenue SW, SW 353` Street, and SW 351 Street are currently
designated as local streets by the FWCP. Full street improvements within a 50-foot
right of way are required for SW 352" Street.
9. A public pedestrian access tract, located between the cul-de-sac at the end of 352"
Street S W and 21 S ` Avenue S W, must be dedicated to and maintained by a
homeowners' association.
10. Pedestrian connections from the subject site to Sherwood Forest Elementary School
are currently substandard and unsafe. The applicant has agreed to design and
construct a safe pedestrian corridor/sidewalk from the subject�site to the existing
sidewalk located within the southern portion of SW 351 Street east of 19` Avenue
SW.
11. A geotechnical report contains specific recommendations and conclusions for the
proposed development, including site preparation and grading of the subject site.
Supplemental geotechnical analysis may be required by the city's Public Works
Director, or Building Official, as allowed by the FWCC, during development of the
site in conformance with FWCC Section 22-1286.
12. There are 27 existing significant trees on the subject site according to a landscape
azchitect's survey. The applicant is proposing to preserve eight significant trees,
plant street trees, and provide landscaping as required by the FWCC. �
i 3. Prior to issuance of construction permits for public improvements, the applicant will
be required to submit a revised landscape plan addressing: 1) the pedestrian access,
Tract B, landscaping; 2) the detention, Tract C, landscape screening; 3) street trees;
4) tree conservation; 5) the replacement of significant trees; and 6) landscaping
within the 10-foot wide Tract D buffer easement.
14. Pursuant to FWCC Section 20-155, the applicant proposes to not provide the
required open space within the plat and to pay a fee-in-lieu of the required open
space. The city's Parks and Recreation Department staff concurs with the fee-in-lieu
payment to be paid to the city prior to the filing of the final plat.
15. The proposed preliminary plat is permitted by FWCC, Chapter 20, Subdivisions, and
Chapter 22, Zoning.
16. The proposed subdivision has been reviewed for compliance with the FWCP; FWCC
Chapter 18, Environmental Protection; FWCC Chapter 20, Subdivisiorrs; FWCC
Chapter 22, Zoning; and all other applicable codes and regulations.
Hearing Examiner Staff Repo�t Page 12 S Campus Bible School Preliminary Plat/SU898-0007
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As proposed and presented by the applicant, and recommended in the staff report,
the preliminary plat is consistent with the FWCP and all applicable codes and
regulations.
17. Prior to final plat approval and recording, all required public improvements will be
constructed according to city code and approvals, or the improvements appropriately
bonded, in compliance with city code requirements.
18. The preliminary plat meets all decisional criteria under FWCC Section 20-126(c).
XII. RECOMMENDATION �c CONDITIOIYS
Based on review of this application, the environmental record, and pertinent decisional
criteria, city staff recommends approval of the preliminary plat, subject to the following
conditions:
1. Prior to the final plat approval, the applicant shall be required to construct surface
water detention improvements necessary to mitigate all identified conveyance
problems, whether existing or resulting from the plat's development, as identified
during engineering plan review, and as required by the Public Works Director.
Engineering approval shall not be granted if it is deterinined that proposed surface
water mitigation is not adequate to address the impacts of the project
2. Retention/detention facilities used to control runoff from the site to off-site drainage
courses shall be located in a detention tract dedicated to the city at the time of final
plat approval. Vegetative screening of the facilifies shall be provided as delineated in
a landscape plan approved by the city.
3. The final plat drawing shall establish a pedestrian access tract, &om the cul-de-sac at
the end of SW 352 Street to 21�` Avenue SW, to be owned in common and
maintained by a homeowners' association of the proposed subdivision, and
prohibiting removal or disturbance of landscaping within the tract, except as
necessary for maintenance or replacement of existing landscaping, and as approved
by the city.
4. Prior to issuance of construction pernuts, a landscape plan, prepared by a licensed
landscape architect, shall be submitted approval by the Department of Community
Development Services, and shall include the following elements:
a) Pedestrian sidewalk landscaping for the pedestrian access Tract B from the SW
352 Street cul-de-sac to 21 Avenue SW.
b) Visual screening of a11 property boundaries of the detention Tract C from
adjacent properties and the right-of-way with fencing and/or landscaping. Chain
Hearing Examiner Staff Report Page 13 S Campus Bble School Preliminary Plat/SUB98-0007
�
.
link fencing, if used, shall be black vinyl coated six-feet high Type 1, and shall
be surrounded by vegetation.
c) . Buffer landscaping for Tract D.
d) The type of trees and landscaping to be provided in all street right-of-ways.
e) Protection measures for all retained significant trees.
5. To provide a safe route of travel for school children, the applicant shail install a
concrete sidewalk from the subject site, north along the eastern side of 19�' Avenue
SW to the existing sidewalk located within the south right-of-way of SW 351 Street
east of 19` Avenue, subject to review and approval by the Public Works Director.
XIII. L[sT OF ExHtsrrs
A.
C
D.
E.
F.
G.
H.
I.
J.
K.
L.
M.
N.
O.
P.
Q•
R.
S.
T.
U.
V.
W.
l. Reduced Scale Preliminary Plat of South Campus Bible School
2. Master Land Use Application Form -
V icinity Map
1 _ Legal Description
2. Chicago Title Insurance Company Policy, November 6, 1998
City of Federal Way Official Zoning Map (reduced copy)
1. City of Federal Way Comprehensive Plan Map (reduced copy)
2. Comprehensive Plan text, pages II-12 through II-14
Environmental Checklist(s), October 15, 1998
Notice of Land Use Application Affidavit of Publication
Notice of Determination of Nonsignificance Af�idavit of Publication
Environmental Determination of Nonsignificance, September 4, 1999
SEPA Comment Letter, Robert White, September 5, 1999
Preliminary TIR, prepared by ESM, November 1998
GeoResources Geotechnical Report, July 25, 1999
Reduced Scale of Preliminary Grading and Utility Plan '
Reduced Scale of Landscape Plan and Significant Tree Preservation/Removal Plan
City of Federal Way Sensitive Areas Map
B-twelve Associates, Inc. Wetland Determination Letter, received October 15, 1998
School Access Analysis, prepared by ESM, February 1999
City of Federal Way Existing Land Use Map for Site & Surrounding Area
Heath & Associates, Inc., Left Turn Warrants Study, June 17, 1999
C;ty of Federal Way Facilities Map, July 1999
l. Lakehaven Utility District Letter of Sewer Availability, July 6, 1998
2. Lakehaven Utility District Memorandum, November 5, 1998
3. Lakehaven Utility District Fax Transmittal, August 20, 1999
Lakehaven Utility District Letter of Water Availabiiity, July 8, 1998
1. South Campus Bible School Preliminary Plat (large copy)
2. South Campus Bible School Landscape Plan (large copy)
3. South Campus Bible School Preliminary Grading & Utility Plan (large copy)
4. South Campus Bible School Existing Conditions Survey
Hearing Examiner Staff Report Page 14 S Campus Bible School Pretiminary Plat/SUB98-0007
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•
TRANSMITTED TO THE PARTIES LISTED HEREAFTER ON JANUARY 1 I, 2000:
Federal Way Hearing Examiner
Dick Schroeder, Applicant
ESM Engineering Project Engineer
Hazem EI-Assaz, Public Works-Traffic
Jim Femling, Public Works-Development Services
Robert White, 2020 SW 353` Place, Federal Way, WA 98023
L:K;SDC�DOCSISAVE13921o292.DOC
Hearing Examiner Staff Report Page 15 S Campus Bible School Preliminary Plat/SUB98-0007
•
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80UTH CAMPU8 BBLE 8CHOOL 8CTE
A PORTION OF THE NE V4 OF BEC. 2S. TWP. 21 N. R�E 3 E, WM
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B.W. 363rd BTREET
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�� G �' � ` ; � :;: � MA;:.TER LAND USE APPLiCATION
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� �_� DEPAR'T11�N'T OF CO&II4fUNfTY DEVELOPMF,N'i' SERVICES
�� R�/ 33530 Fust Way South, Fedaa! Way� WA 98003
(253) 661�000 — Eax (2S3) 661�129
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APPLICATION NO _ �� 17�� - � O C1 � Date ( � ^ `� �� d
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ProjectName South Campus Bible School Site (770-06-970-003) .
Property Address/Location 35 300 B lo ck o f 21 s t. Ave . SW .
Applicant
Name: '
Addc�ess:
Agent .
Name: Stuart Scheuerman
Address: ESM Consulting
� Engineers, L.L.C.
. Owner -
Natne: Dick Schroeder
Address: Happy Valley Land
Company, L.L.C.
720 S. 348th St. _ P.O. Box 1324
Federal Way, WA 98003 Issaqua.h, WA 98027
Phone: ( ) Phone: (253 )838-6113 Phone: ( 425 ) 392-2742
Fa'�' � � F�= � 253 ) 838-7104 Fax: ( .425 ) 391-4 �+--
EmaiL• Email: Email:
Signature: Signature• si ,
Zoning Designation RS �• 2 o Plan Designation High Density Single Family
; ProjectDescriprion Redevelope two lots-about 5.16 acres into 21 single family Iots.
Parce! Numbec�s) 252103-9023-07 and 252103-9007
Type of Pecmit Required:
SEPA Checklist Notice Mailed Sign Board
(Refer to Development Submittal Requirements Handout)
Annexation R R
Binding Site Plan R R R
Boundary Line Adjustmeut
Comp P1an/Rezoae
Land Surface Modification
Lot Line Eliminatioa
Preapplicatioa Meeting
Process I (Dircctoc's Appmva!)
Process II (Site Plan Rcvicw)
Process III (Pcnjax Appc+ova()
Process IV (Hearing Exacniner's Decision)
Pracess V (Quasi-ludiciai Rezone)
SEPA Only
Shoreline
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Conditional Use
Shoct Subdivision
XX Subdivision
Variance
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