Res 90-026
0072.150.016
JDW/naa
04/25/90
R: 05/09/90
RESOLUTION NO.
90-26
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF FEDERAL WAY, WASHINGTON, APPROVING THE
PRELIMINARY PLAT OF DASH POINTE, KING COUNTY
BUILDING AND LAND DEVELOPMENT FILE NO. 689-21.
WHEREAS, the Hearing Examiner for King County held a
public hearing concerning the preliminary plat of Dash pointe,
and
WHEREAS,
at the conclusion of said hearing the King
County
Hearing
Examiner
issued
his
findings,
conclusions,
conditions, recommendations and order, and
WHEREAS, subsequent to said hearing and said decision,
the
city
of
Federal
Way
incorporated,
said
incorporation
occurring prior to the King County Council making a decision on
the preliminary plat of Dash pointe, and
WHEREAS, the city Council for the City of Federal Way
is the body now having jurisdiction and authority to pass upon
the approval, denial or modification of the conditions of said
preliminary plat, and
WHEREAS,
the city Council determined the need for a
public hearing to be held within the corporate limits of the
newly incorporated city of Federa:l Way, and having called for
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said hearing and notice of said hea;.ing having been given, the
hearing having been held and at the conclusion of said hearing
the City Council having made its decision and determined that
there was
a need to modify the conditions of approval,
NOW,
JDWO0827R
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COpy
THEREFORE,
THE
CITY
COUNCIL
OF
THE
CITY
OF
FEDERAL
WAY,
WASHINGTON, HEREBY RESOLVES AS FOLLOWS:
Section
1.
The
findings,
conclusions
and
recommendations
of
the
King
County
Hearing
Examiner
issued
February 12,
1990, which included a recommendation to approve,
subject to conditions, the preliminary plat of Dash Pointe, are
hereby
adopted
as
the
Findings
and
Conclusions
of
the
City
Council.
section 2.
The preliminary plat of Dash Pointe, King
County Building and Land Development File No. 689-21, is hereby
approved subject to the following conditions:
A.
The
conditions
and
recommendations
contained
in the King County Staff Report,
copy of which
is
attached
hereto
and
hereby
incorporated
in
full
by
this
reference; and
B.
The
findings,
conclusions
and
recommendations
of
the
Office
of
the
zoning
and
Subdivision
Examiner
for
King
County
contained
in
its
report
and
recommendation to the King County council,
dated February 12,
1990, a copy of which is attached hereto and hereby incorporated
in full by this reference; and
C.
The following additional conditions:
i. The applicant has stated his intent
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construct the surface water drainage system of sufficient
to
capacity to provide detention for the volume of water involved in
a one hundred year event storm, with an outflow rate equal to the
JDWO0827R
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two year event storm.
Based upon the applicant's statement of
willingness and intent,
the ci ty Council
finds that the same
should be imposed as an additional requirement and condition of
approval;
ii.
The surface water drainage shall be
reviewed by King County Surface Water Management for compliance
with the King County and Federal Way Surface Water Management
Codes
and
shall
be
redesigned
and/or
modified
to
meet
the
requirements
of
the
King
County
Surface
Water
Management
Department; and
iii.
In acknowledgment that the City of
Federal Way has no City-owned park and recreation facilities at
the time of this approval and that a determination had been made
by the applicant and King County prior to incorporation of the
City, that a fee in lieu of dedication should be paid, said
condition of approval should be modified to provide that any such
fees should be paid to the City of Federal Way and not King
County.
RESOLVED by the City Council of the City of Federal Way
this 15thday of May, 1990.
APPROVED:
91iJAA -~)
MAYOR, DEBRA ERTEL
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SWANEY, CMC
FILED WITH THE CITY CLERK: May 9, 1990
PASSED BY THE CITY COUNCIL: May 15, 1990
RESOLUTION NO. 90-26
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EXHIBIT II A"
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PARXS,. PLANNING AND RESOURCBS DEPARTMENT
BUILDING AND LAND DBVELOPMENT DIVISION
PRELIKINARY REPORT TO THE ZONING AND SUBDIVISION BXAMINER
DECEMBER 12, 1989 - PUBLIC HEARING
PROPOSED PLAT OF DASH POINT
FILE NO:
PROPOSED
ORDINANCE NO,:
689-21
89-874
A,
st~Y OF PROPOSED ACTION:
B,
This is a request for a subdivision of 30,7 acres into
42 lots for detached single-family dwellings, Lot sizes
range from 8,500 to 27,500 square feet, The proposed
project design is illustrated on Attachment 1,
vENERAL INFORMATION:
owner:
Seafirst National Bank
14th Floor, Columbia Center
701 Fifth Avenue
seattle, WA 98104
Bob West
1714 Palm Ave, S,W,
seattle, WA 98116
Engineer:
John R, Newell
P.o. Box 396
Renton, WA 98057
Phone: 255-2190
Developer:
H , T Joint Venture
4224 Waller Road
Tacoma, WA 98443
STR:
SW 14-21-3
Location:
Generally between 47th Ave, S,W, (if
extended) and Hoyt Rd. S,W, and gener-
afly between S,W, 330th st, (if ex-
tended) and the King County/pierce
county Line,
S-R (9,600)
30,7
42 (Revised - 1,37 du/acre)
Ranges from 8,500 to 27,500 square feet
Detached single-family residences
Federal Way Sewer District
city of Tacoma
139 - Federal Way
1210 - Federal way
zoning:
Acreage:
Number of Lots:
Typical Lot size:
Proposed Use:
Sewage Disposal:
Water Supply:
Fire District:.
School District:
c,
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A similar project, known as Dash point Heights and located
on 18.4 acres of the subject a~te, received preliminary
approval in March, 1980. No ac,ion was taken and the pre-
liminary plat approval expired,
HISTORY/BACKGROUND:
The Subdivision Technical committee of King county has
conducted an on-site examination of the subject property and
has discussed the proposed development with the applicant to
clarify technical details of the application and to deter-
mine the compatibility of this project with applicable King
county plans and codes and other official documents regulat-
ing this development,
As a result of preliminary discussions, the applicant
presented the Technical committee with a revised plat on
PROpOSED PLAT OF DASH pOINT
FILE NO. 689-21
october 9, 1989, The primary modifications include redesign
of the internal road configuration, delineation of wetland
boundaries, relocation of the sanitary sewer easement, and
the deletion of 24 lots,
D,
1HRESHOLD DETERMINATION OF ENVIRONMENTAL SIGNIFICANCE:
Pursuant to the State Environmental Policy Act (SEPA), .
RCW 43,21C, the responsible official of the Building and
Land Development Division (BALD) issued a mitigated thres-
hold determination of non-significance (MDNS) for the pro-
posed development on May 2, 1989, This determination is
based on the review of the environmental checklist and other
pertinent documents, resulting in the conclusion that the
proposal would not cause probable significant adverse im-
pacts on the environment provided the following measures are
complied with:
1,
The wetland and its buffers shall be delineated and
shown in a separate tract and designated as an NGPE, in
accordance with comprehensive plan Policy E-329, The
tract and NGPE (as appropriate) shall be shown on the
engineering plans and the final recorded plat,
A feasibility study comparing alternative sanitary
sewer alignments and detention facility locations with
respect to the wetland and buffer shall be prepared
prior to engineering plat approval,
2.
3,
To reduce the risk of increased erosion, construction
related to clearing, filling, and grading shall be
limited to the months of April through september,
4.
To minimize potential downstream flooding, the
stormwater design shall utilize a 2-year release rate.
and a 50-year storage based on the 24-hour storm,
Required floodplain information for the stream and
wetland shall be submitted with the engineering plans,
The floodplain shall be delineated as a NGPE,
S,
Agencies, affected tribes and the public were offered the
opportunity to comment on or appeal the determination for
fifteen days. After the close of the comment/appeal period,
any comments asking for a reconsideration of the threshold
determination were reviewed and considered,
Neither the MDNS nor the specific mitigation measures were
appealed within the allotted IS-day time period by any
party, including the applicant, and, therefore, are incor-
porated as part of the applicant's proposal.
E,
~GENCIES CONTACTED:
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1.
King County Natural Resources' parks Division:
The comments from this division have been incorporated
into this report,
2.
King county planning' community Development Division:
See Attachment 2.
3,
King county Fire protection Engineer:
See Attachment 3,
2
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PROPOSED PLAT OF DASH POINT
FILE NO, 689-21
4,
seattle-King County Health Department:
The comments from the Health Department have been
incorporated into this report,
5,
Federal Way School District 1210:
See Attachment 4,
6,
Federal way Sewer District:
7,
The comments from this district have been incorporated
into this report,
city of Tacoma Water Division:
The comments from the city have been incorporated into
this report,
8.
Washington State Department of Ecology:
No response.'
9,
Washington state Department of Fisheries:
No response,
10,
Washington State Department of Natural Resources:
No response,
Washington State Department of wildlife:
See Attachment 5,
11.
12,
Washington state Department of Transportation:
See Attachment 6,
13,
King county conservation District:
"The King county conservation District recommends the
following development actions:
1,
Minimize vegetative removal and disturbance,
Install Temporary Erosion Sedimentation control
facilities per plan prior to commencing mass
clearing and grading operations.
2,
3,
Where possible, avoid soil disturbance during
rainy season,
Install streets, utilities, and storm drains prior
to construction of buildings,
4.
.5.
Avoid dumping soil, vegetative waste, or debris
over steep slopes.
Denuded ground còver should be protected within
15 d~ys of final 'disturbance of a particular area,
Seeding, mulching, "Atting and mechanical forms of
protection can be used to stabilize exPosed soils,
All stockpiles of excavated soil or fill material
should have erosion protection at all times,
6,
7,
8,
9,
connect all roof drains to existing or future
storm system,
Design and management of sub-surface drainage
system should be planner prior to construction and
implemented according to that plan, All water
should be convey~d to a safe, non-erosive outlet,
10,
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PROPOSED PLAT OF DASH POINT
FILE NO, 689-21
11.
All road designs should use available soils
information,"
See Attachment 7 for additional comments,
14,
METRO:
No response.
15,
Washington Natural Gas:
See Attachment 8,
NATURAL ENVIRONMENT:
1.
Topography: As shown on Attachment 1, the site slopes
generally to the east and is characterized by a 10w-
lying valley-in Tract B, Elevations range from approx-
imately 225 feet near Joe's Creek to 350 feet along the
western boundary line, steeper slopes occur in the
southwest portion of the property and within the vicin-
ity of lot 30, Refer to the Analysis section of this
report for further discussion of this issue,
Soils: Four surface soils are found on this site per
King county Soil survey, 1973,
2,
a,
The area in the vicinity of lots 1-12 is
classified AgD,
ðSD - Alderwood gravely, sandy loam 15-30' slopes,
Runoff is medium and the erosion hazard is severe,
This soil has a severe limitation for foundations,
due to slope and a moderate slippage potential,
It has severe limitations for septic tank filter
fields due to very slow permeability in the
substratum,
b,
The central portion of the site is classified AgC,
c,
AgC - Alderwood gravely, sandy loam, 6-15' slopes,
(AgC) , Runoff is slow to medium and the hazard of
erosion is moderate, This soil has a moderate
limitation for foundations, due to a seasonally
high water table and slope, It has a severe limi-
tation for septic tank filter fields due to very
slow permeability in the substratum,
The northern part of Tract B is classified Bh,
Bellinaham (Bh} silt loam is a poorly-drained
alluvial soil developed in nearly level depres-
sions on the upland glacial till plain, Permea-
bility is slow, with water table at or near the
surface during wetter winter months. Runoff is
slow, and the erosion hazard is slight, The
degree of limitations for both low building foun-
dations and shallow~~cavations is severe due to
seasonal high water t?Lble and lIoderate shrink-
swell potential and is severe for septic tank
filter fields due to seasonal high water table and
slow permeability, corrosivity is high for un-
coated steel and low to lIoderate for concrete,
Shrink-swell potential is low to moderate and can
adversely affect dikes, levees, and embankments,
This soil is fair for topsoil and poor for road-
fill, It is best used for pasture and row crops
and is designated as prime farmland in the King
County area,
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PROPOSED PLAT OF DASH POINT
FILE NO. 689-21
d,
The area adjacent to Hoyt Road is classified RaC,
Raanar (RaC} is a fine sandy loam that is wel1-
drained, gently sloping to strongly rolling on
dissected glacial outwash terraces, Slopes are 6
to 15 percent, permeability is moderately rapid
in the upper part of this soil and rapid in the
substratum, though silty layers in the substratum
are slowly permeable, Runoff is medium, and the
erosion hazard is moderate, The degree of limita-
tions is slight to moderate for low building
foundations, severe for shallow excavations due to
slope and coarse-textured subsoil, and slight to
moderate for septic tank filter fields due to
slope and possible groundwater pollution/
contamination, corrosivity is low to moderate for
both uncoated steel and concrete,
3.
Hydrography: Joe's Creek flows across the site from
south to north, and wetland 110 of Lower Puget Sound
has been identified on the property, Water from both
of these features flows into Lorene Lake and then into
Puget sound, The lower portion of the creek contains
spawning and rearing habitat for salmon and trout,
Refer to the Analysis section for more information
regarding this subject,
4,
The site lies within the Lower Puget Sound sub-basin of
the Puget Sound drainage basin,
Vegetation: This site is moderately wooded with a
second and third-growth mixture of coniferous and
broad-leafed trees native to the Pacific Northwest,
Second-story vegetation and groundcover consists of
Northwest native species including salal, sword fern,
berry vines and grasses,
Wetland species also occur throughout the site, A list
of plant species observed on the property is included
in the October 9, 1989 wetland report prepared by Roger
del Moral,
5,
wildlife: Small birds and animals inhabit this site,
however, their population and species are limited due
to nearby development,- No special or endangered
species are known to exist on or near the property,
6,
Mapped Sensitive Areas: The Sensitive Areas Hap Folio
indicates that the Bh soils support Class III seismic
Hazards, and the AgD soils contain severe erosion
hazards. \-'
As previoU~lY mentioned, w~':1and nO of" the Lower Puget
sound Basin and Joe's Creek; an unclassified stream,
are located on the site, -
G,
~EIGHBORHOOD CHARACTERISTICS:
The property lies within a rapidly urbanizing neighborhood
adjacent to pierce county, surrounding land use consists of
stonebrook to the north, the preliminary plat of Stonebrook
Division 2 to the west, and the 24-acre, 57-lot preliminary
plat also known as Dash pointe to the southwest within
pierce county. Parcels ranging in size from 1/2 acre to
1,17 acres lie to the south,
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PROpOSED PLAT OF DASH pOINT
FILE NO, 689-21
The site itself is undeveloped and uninhabited. The
property has no known cultural or historical significance.
H,
GENERAL DESIGN:
1,
Internal circulation: The internal roadway section
will be constructed to urban standards, A8 depicted in
Attachment 1, 47th Ave, S,W, will be extended to the
south,
2,
Lot Pattern: The applicant is conforming to the
standard requirements to establish minimum lot areas of
9,600 square feet and may use KCC 21,08,080, lot aver-
aging, where applicable, portions of the site will be
subject to the slope-density guidelines included as
Attachment 9,
I,
TRANSPORTATION PLANS:
1,
Traffic Generation: It is expected that approximately
420 vehicle trips per day will be generated with full
development of the proposed division, This calculation
includes service vehicles (i,e, mail delivery, garbage
pick-up, school bus) which may currently serve this
neighborhood, work trips, shopping, etc,
subdivision Access: Access will be gained via
47th Avenue Southwest,
2,
3,
Adequacy of Arterial Roads: This proposal has been
reviewed under both SEPA and the criteria in King
County Ordinances 7544 and 8052, Adequacy of Existing
Roadways and Intersections,
4,
The peak-hour traffic generated by this 8ubdivision
falls below the threshold requiring mitigation (ten
peak-hour, peak-direction trips), The existing arter-
ial system will accommodate the increased traffic
volume generated by this proposal,
Transportation Plans: The King County Interim
Transportation Plan indicates that Hoyt Road S,W, is
designated as a secondary arterial,
The King county Bicycle Plan indicates the need for a
Class 2 facility along Hoyt Road southwest.
The subject subdivision is not in conflict with these
plans,
J,
PUBLIC SERVICES:
.....
1,
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Schools: .The subject subdivision will be served by
Twin Lakes Elementary, 'Lakota Junior High, and Decatur
Senior High Schools, sè~ Attachment 4 of this report
for comments received from the school district,
Parks and Open space: The nearest community park is
Olympic View park, located approximately 1 mile north-
east of the site, Dash point State Park is situated
about 1 mile northwest of the subject property,
2.
KCC 19,38 requires subdivisions of 10 acres or larger
in this zone classification to either provide on-site
common open space or to pay a fee to the Parks Division
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PROPOSED PLAT OF DASH POINT
FILE NO, 689-21
for establishment and maintenance of neighborhood
parks,
3,
The applicant's design provides no suitable open space
area and, therefore, payment of a fee will be required
as a condition of approval,
Fire Protection: The certificate of Water Availability
from the city of Tacoma Water District indicates that
water will be available to the site in sufficient
quantity to satisfy King county Fire Flow standards,
K,
Prior to final recording of the plat, the water service
facilities must be either in place or bonded to meet
King county Fire Flow standards,
J TILITIES:
L
sewage Disposal: The applicant proposes to serve the
subject subdivision by means of a public sewer system
managed by the Federal Way Water and Sewer District,
A Certificate of Sewer Availability, dated November 4,
1988, indicates this sewer district's capability to
serve the proposed development,
The Health Department has recommended preliminary
approval o( this proposed method of sewage disposal,
and the Building and Land Development Division concurs
with this recommendation,
2,
Water Supply: The applicant proposes to serve the
subject subdivision with a public water supply and
distribution system managed by the city of Tacoma, and
the Health Department has recommended preliminary
approval of this method of water supply,
The Building and Land Development concurs with the
Health Department's recommendation,
L,
ÇOMPREHENSIVE AND COMMUNITY PLAN:
L
comprehensive Plan:
This proposal is governed by the 1985 King county
comprehensive Plan which designates this area as Urban,
policies of the King County comprehensive Plan which
are relevant to the proposed subdivision are listed in
Attachment 10,
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2,
community plans:
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The subject subdivision i~ located within the Federal
way community Planning Are~. The proposed project ,is
consistent with the single-Family, three to four homes
per acre designation. The Area zoning is SR 9600. See
Attachment 2 for additional comments,
The subject subdivision is not in conflict with the
goals, guidelines, and policies of the Federal way
community Plan,
M.
STATUTES/CODES:
If approved with the recommended conditions in this report,
the proposed development will comply with th.,requirements
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PROPOSED PLAT OF DASH POINT
FILE NO, 689-21
of the county and state platting Codes and Statutes, and the
lots in the proposed subdivision will comply with the mini-
mum dimensional requirements of the zone district,
N.
ANALYSIS:
The subdivision Technical committee has assess9d the impact
of the proposal and has identified the following concerns:
~teeD SloDes
Isolated areaS of steep slopes occur within the vicinity of
lots 1-4, 7, and 30, A geotechnical evaluation was prepared
by Terra Associates (Hay 1989) to address existing condi-
tions and slope stability, Additional information will be
required to determine the exact limits of steep slopes, and
if areas of 40' of greater are identified these areas shall
be designated with Native Growth protection Easements and
Building Setback Lines.
Wetlands
A site evaluation of the subject property was conducted by
Roger del Horal (October 9, 1989) to identify the wetland
boundaries and propose mitigation and enhancement plans.
The Type 2 palustrine forested wetland associated with Joe's
creek on the site occupies the low-lying land between the
. toe of slopes on the west and east sides of the creek,
Along the western edge is a 100-foot, recently cleared swath
which runs the entire length of the property through the
wetland, This area has been cleared for a sanitary sewer
intended to provide connections to 25 existing residences
developed south of the subject project, A wetland enhance-
ment plan will be required along this sewer alignment,
The King county wetland biologist has indicatsd additional
wetland areas in the vicinity of lots 30 and 36, Based on a
revised study, the final wetland area plus a 50-foot buffer
will be designated as a Native Growth Protection Easement
along with an additional IS-foot Building Setback Line,
0,
~ONCLUSIONS:
The subject subdivision will comply with the goals and
objectives of the King county comprehensive Plan and will
comply with the requirements of the Subdivision and Zoning
Codes and other official land use controls of King County,
based on the conditions for final plat approval.
p,
~ECOMMENDATIONSI
~
II
It is recommended that ths subject subdivision, revised and
received October 9,- 1989, Þe granted preliminary approval
subject to the following c~~itions of final approval:
1,
Compliance with all platting provisions of Title 19 of
the King county Code,
All persons having an ownership interest in the subject
property shall sign on the face of the final plat a
2,
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PROPOSED PLAT OF DASH POINT
FILE NO. 689-21
dedication which includes the language set forth in
King County Council Hotion No. 5952,
3,
shall meet the
zone classification
the approved pre-
(Hinor revisions
4,
The area and dimensions of all lots
minimum requirements of the SR 9600
or shall be as shown on the face of
liminary plat; whichever is larger,
may be considered.)
The applicant must obtain final approval from the King
County Health Department,
5,
All construction and upgrading of public and private
roads shall be done in accordance with the King County
Road standards established and adopted by Ordinance No,
8041,
6,
If an area-wide fire protection assessment is
authorized by King County prior to final recording of
this plat, this plat shall be subject to any assessment
provided by that ordinance,
The applicant must obtain the approval of the King
county Fire protection Engineer for the adequacy of the
fire hydrant, water main, and fire flow standards of
Chapter 17,08 of the King county Code,
7.
8,
Final plat approval shall require full compliance with
drainage provisions set forth in King County Code 9,04
and current storm drainage requirements and guidelines
as established by Surface Water Management, compliance
may result in reducing the number and/or location of
lots as shown on the preliminary approved plat, The
following conditions represent portions of the Code and
requirements and shall apply to All plats,
a,
BALD approval of the drainage and roadway plans is
required prior to any construction,
A separate Erosion and Sediment control (ESC) plan
for this project shall be submitted with the'
engineering plans, The plan shall show areas to
be cleared (limits of the clearing) and provide a
schedule of construction (construction sequence),
b,
c,
Retention/detention (R/D) facilities shall be
located in tracts, unless located within improved
King county rights-of-way, Haintenance access
shall be provided to all facilities, This will
require a 15-foot access roadway to all manholes
(R/D) , Access must also be provided for mainten-
ance of the entire pond,
I.'.
prior' to recording~of the final plat those
portions of the ret~tion/detention facility
necessary to control the flows discharging from
the site shall be constructed and operational.
Oil/water separation facilities shall be provided
at each point of permanent storm drainage relea.e
from the site so contaminants do not enter natural
drainage features, In addition to standard King
county oil/water separators, the applicant is
required to provide biofiltration prior to dis-
charge of stormwater into any sensitive area (e,g,
streams, wetlands, lakes, etc,), such biofiltra-
d,
e,
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PROPOSED PLAT OF DASH POINT
FILE NO, 689-21
f,
tion includes 200 feet of broad, flat-bottom,
grass-lined swales) or equivalent systems,
Drainage outlets (stub-outs) shall be provided for
each individual lot, except for those lots
approved for infiltration by King County, stub-
out shall be shown on the engineered plans and
shall conform to the following:
1)
Each outlet shall be suitably located at the
lowest elevation on the lot, so as to service
all future roof downspouts and footing
drains, driveways, yard drains, and any other
surface or subsurface drains necessary to
render the lots suitable for their intended
use, Each outlet shall have free-flowing,
positive drainage to an approved stormwater
conveyance system or to an approved outfall
location,
2)
Outlets on each lot shall be located with a
five-foot-high, 2" x 4" stalee marleed "storm"
or "drain", The stub-out shall extend above
surface level, be visible and be secured to
the stake,
J)
pipe material shall conform to underdrain
specifications described in KCRS 7,04 and, if
non-metallic, the pipe shall contain wire or
other acceptable detection feature,
Drainage easements are required for drainage
systems designed to convey flows through more
than one lot,
4)
5)
The developer and/or contractor is
responsible for coordinating the location of
all stub-out conveyance lines with respect to
the utilities (e,g, power, gas, telephone,
television) ,
All individual stub-outs shall be privatelY
owned and maintained by the lot home owner,
6)
g,
In some oases, on-site infiltration systems may be
accepted for detention for the l2ta depending on
soil conditions, To determine the suitability of
the soil for infiltration systems, a soils report
that includes percolation tests and a soil log
taleen at 6-~00t minimum depth shall be submitted
by a professional engineer, or soil specialist,
This'shall include, at a minimum, information on
soil texture, ~Apth to seasonal high water and the
Occurrence of .~;tlinq and impervious layers. The
report shall also address potential down gradient
impacts due to increased hydraulic loading on
slopes and structures, soil permeability data
obtained from the design of the septic system may
be used for the drywell retention system, provided
data is submitted verifying that no impervious
layer exists within 6 feet of the soil surface,
If the soils report is approved, the infiltration
systems shall be installed at the time of the
building permit. A note to this effect shall be
placed on the map page of the recorded document,
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PROPOSED PLAT OF DASII POINT
FILE NO, 689-21
h.
The drainage plan and the recorded document shall
indicate each lot approved fo~ infiltration.
Include with the drainage plan a downstream
analysis, This analysis must extend for a minimum
distance of 1/4 mile from the point of release of
each flow discharging from the site. The analysis
must address any existing problems with flooding,
capacity, overtopping, scouring, sloughing,
erosion or sedimentation of any drainage facility,
whether natural or man-made, Probable impacts due
to con~truction of the project must also be ad- .
dressed with respect to these same concerns,
Where this analysis reveals more restrictive
conditions, more stringent drainage controls may
be required than would otherwise be necessary for
a project of this type, These controls may
include additional on-site rate and/or volume
controls, off-site improvements, or a combination
of both, Any off- site improvements will require
the approval of all affected property owners,
L
current standard notes and ESC notes, as
established by BALD engineering review, shall be
placed on the engineered plans,
The following notes shall be provided on the map
page of the recorded document:
j,
"All building downspouts, footing drains and
drains from all impervious surfaces such as patios
and driveways shall be connected to the approved
permanent storm drain outlet as shown on the
approved construction drawings f on
file with the Department of Public Works, This
plan shall be submitted with the application of
any building permit, All connections of the
drains must be constructed and approved prior to
the final building inspection approval," Those
lots that are designated for "Individual lot
infiltration systems, the systems shall be con-
structed at the time of the building permit and
shall comply with plans on file at the Public
Works Record Center,"
9,
Isolated areas of steep slopes (4°' or greater) exist
on portions of the proposed subdivision, These appear
to be located in the vicinity of lot nos. 1, 2, 3, 4,
7, and 30, as shown on the proposed preliminary plat
received October 9, 1989. To protect the steep slopes
and the adjacent property, the following conditions
shall be satisfied: ~,
a, prior'to final' engi~ering plan approval, a
licensed land surveyo~ ahall determine the limita
of all steep slopes which exist within the
proposed subdivision,
b,
The top and toe of the slope shall be delineated
on the final engineering plan and recorded plat,
c,
The areas of steep slopes (40\ or greater) shall
be designated with a Native Growth protection
Easement (NGPE) on the final engineering plans and
recorded subdivision. Any steep slope area
located adjacent to the wetland shall be included
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PROPOSED PLAT OF D"SII POINT
FILE NO, 689-21
d,
within the designation of the wetland tract, Any
steep slope area not located adjacent to the
wetland may be recorded as an easement on the
affected lot(s),
An additional Building Setback Line (BSBL) from
the top and toe of the slope shall be designated
on the final approved engineering plans and re-
corded subdivision, The BSBL shall conform to the
"Administrative Guidelines for Building Setbacks
from Hazardous Slopes on Plats and Short Plats"
(adopted February 1, 1987). A geotechnical report
may be required to -justifY the final BSBL,
A wetland (Type 2) traverses the center of the proposed
subdivision, A wetland boundary is described in the
wetland study prepared by Del Moral and Associates
dated October 9,1989, The following conditions shall
be satisfied with r~spect to this wetland:
a,
The original wetland study (dated October 9, 1989)
shall be revised to include additional wetland
areas in the vicinity of lot nos, 30 through 36
(as per revised plan received October 9, 1989),
The revised wetland study shall be subject to the
review and approval of the BALD wetland
specialist.
The final wetland area plus a SO-foot buffer shall
be designated as a Native Growth protection Ease-
ment (NGPE),
b.
c,
The NGPE shall be located within a separate tract
and shown on the approved engineering plans and
recorded final plat,
d,
An additional 1S-foot Building Setback Line (BSBL)
shall be delineated adjacent to the NGPE and shown
on the approved engineering plans and recorded
final plat,
e,
All stormwater generated by roadways within the
proposed subdivision shall pass through an oil/
water separator and at least 200 feet of biofil-
tration or equivalent prior to discharge into the
wetland,
Through the installation of a sanitary sewer line and
other past activities, a significant portion of the
vegetation within the wetland and the wetland buffer
has been eliminated,', To mitigate for the loss in vege-
tation, the following conditions shall be satisfied:
a.
The final enginee~ing plans shall include a
vegetative enhance~'nt plan. The plan shall be
prepared by a biologist specializing in wetland
enhancement, The plan shall be subject to the
review of the BALD wetland specialist.
The final plan shall note the name, address, and
phone number of the biologist retained to monitor
the implementation of the enhancement plan,
b,
c,
The biologist shall conduct a three-year
monitoring program, The site will be evaluated at
least twice a year to evaluate the survival and
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PRop6s£D PLAT OF DASH POINT
FILE NO, 689-21
d,
growth of the planted vegetation, An annual re-
port will be prepared and submitted to BALD for
review and approval,
'The applicant shall post a Wetland Enhancement
Performance Bond, upon approval of the final
monitoring report or when the enhancement plan is
deemed successful, whichever is later, King County
shall release the bond,
12,
The following statement shall be shown on the approved
engineering plans and recorded final plat:
Building setbacks and Native Growth protection
Easements
structures, fill and obstructions (including, but not
limited to decks, patios, outbuildings, or overhangs
beyond 18 inches) are prohibited within the building
setback line (BSBL) and restricted floodplains (if
applicable), and within the Native Growth protection
Easement(s) as shown,
Dedication of a Native Growth protection Easement
. (NGPE) conveys to the public a beneficial interest in
the land within the easement, This interest includes
the preservation of native vegetation for all purposes
that benefit the public health, safety and welfare,
including control of surface water and erosion, main-
tenance of slope stability, visual and aural buffering,
and protection of plant and animal habitat, The NGPE
imposes upon all present and future owners and occu-
piers of the land, subject to the easement, the obli-
gation, enforceable on behalf of the public by King
county, which permission must be ob~ained in,writing
from the King county Building and Land Development
Division or its successor agency,
13,
Before and during the course of any grading, building
construction, or other development activity on a lot
subject to the NGPE, the common boundary between the
easement and the area of development activity must be
. fenced or otherwise marked to the satisfaction of King
county or its successor agency.
Erosion occurs downstream of the proposed subdivision,
Increased runoff could potentiallY impact downstream
property. Due to the potential downstream impacts a
more restrictive drainage design shall be required for
this subdivision, The'Telease rate shall not exceed a
pre-development 2-year\.13torm and detention shall
provide storage for a post-development 50-year storm
(i,e, 2-50' design). Revlnw of the downstream analysis
may require even greater }~strictions than mentioned
above,
14,
No retention/detention facility shall be located within
the wetland or the wetland buffer,
15,
The majority of the site appears to be seasonally
saturated with groundwater, Numerous seeps and springs
are found throughout the site, Field investigations by
BALD identified seeps and springs in the vicinity of
47th Ave, S.W, , 331st ct" S.W, 330th ct" Lot Nos,
3, 4, 9, 10, 13, 14, 17 through 28 (as per the revised
plan received October 9, 1989), A report detailing the
13
PROPOSED PLAT OF DASH POINT
FILE NO, 689-21
groundwater/soil conditions at these locations shall be
prepared by a professional geotechnical engineer, . The
report shall Dake specific recommendations for the
design of a dewatering plan and a roadway subgrade plan
which will ensure the integrity of future roadways,
buildings, and utilities, The recommendations shall be
subject to review and approval by King County BALD,
The final engineering plans. shall include a dewatering
plan and roadway subgrade plan which satisfies the
final geotechnical recommendations,
Through the investigation of groundwater/soil
conditions the geotechnical consultant may identify
other issues relevant to the project, 1t is the con-
sultant's responsibility to include a discussion of
these issues, their impact on the project, and recom-
mendation for mitigating any identified geotechnical
hazards,
Off-site flows from the upstream property appear to
enter the site of the proposed subdivision in the
vicinity of Lot Nos, 12 and 13 (as per the revised
preliminary plat received october 9, 1989), The final
engineering plans shall include adequate stormwater
conveyance to collect all off-site flows.
ponding water occurs in the vicinity of Lot 28 (as per
the revised plan received october 9, 1989), The design
of the retention/detention facility shall fully coDpen-
sate for the ponding water which exists at this
location,
Hoyt Road Southwest shall be improved with curb,
gutter, and sidewalk, and 22 feet of paving trom
centerline,
Twelve feet of additional right-of-way for Hoyt Road
S,W, shall be dedicated along the eastern property
boundary, allowing for 42 feet of right-of-way from
centerline,
The planter islands, if any, within the cul-de-sacs
shall be maintained by the abutting lot owners, This
shall be stated on the face of the final plat,
All lots adjoining an area or having area with a NGPE
restriction shall be provided with an acceptable bound-
ary delineation between the lot or portions ot the lot
and the area restricted with the NGPE, said boundary
delineation shall be in place prior to any grading or
clearing of the subdivision and remain in place until a
dwelling is constructed on the lot and ownership trans-
ferred to. the first owner-occupant.
The applicant shall demonstrate compliance with King
county Slope-Density Guidelines as provided in Attach-
ment 9 prior to approval of the plan and profile, This
may result in the loss and/or reconfiguration of lots.
If lot make-Up area is required, calculations
demonstrating compliance must be submitted prior to
approval of the plan and profile,
The applicant shall comply with K,C.C. 19,38 by paying
a fee to the Parks Division in-lieu-of providing on-
16,
17,
18,
19,
20,
21,
22,
23,
24,
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PROPOSED PLAT OF DASH POINT
FILE NO. 689-21
25,
site open space, (K.C,C, 19,38 establishes the formula
for said fee amount,)
A homeowners association or other workable organization
shall be established to the satisfaction of BALD which
provides for the ownership and continued maintenance of
the open space area(s).
26.
The following have been established by SEPA as
necessary requirements of this development as mitiga-
tion, The applicants shall demonstrate compliance with
these items prior to final approval:
a,
The wetland and its buffers shall be delineated
and shown in a separate tract and designated as an
NGPE, in accordance with comprehensive Plan Policy
E-329. The tract and NGPE (as appropriate) shall
be shown on the 'engineering plans and the final
recorded, plat.
A feasibility study comparing alternative sanitary
sewer alignments and detention facility locations
with respect to the wetland and buffer shall be'
prepared prior to engineering plat approval,
b.
c,
To reduce the risK of increased erosion,
construction related to clearing, filling, and
grading shall be limited to the months of April
through september,
To minimize potential downstream flooding, the
stormwater design shall utilize a 2-year release
rate and a 50-year storage based on the 24-hour
storm,
d,
e,
Required floodplain information for the stream and
wetland shall be submitted with the engineering
plans, The floodplain shall be delineated as a
NGPE,
9THER CONSIDERATIONS:
1,
The subdivision shall conform to KCC 16,38 relating to
grading on private property,
Development of the subject property may require
registration with the Washington state Department of
Licensing, Real Estate Division,
2,
3,
preliminary approval of this application does not limit
the applicant's responsibility to obtain any required
permit or license from the state or other regulatory
body,
HK:lg
11/21/89
TRANSMITTED TO PARTIES LISTED HEREAFTER:
seafirst National Bank
14th Floor, Columbia
seattle, Wh 98104
Bob west
1714 Palm Ave. S.W.,
John R, Newell
P,O, BoX 396,
Center, 701 Fifth Avenue,
Seattle, WA
98116
Renton, Wh', 98057
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PROPOSED PLAT OF DASH POINT
FILE NO, 689-21
Mr, , Mrs, Robert E, stiers
33225 - 43rd Ave, S,W" Federal Way, WA
King County conservation District
'16
98023
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EXHIBIT "B"
,E.
February 12, 1990
OFFICE OF THE ZONING AND SUBDIVISION EXAMINER
KING COUNTY, WASHINGTON
REPORT AND RECOMMENDATION TO THE KING COUNTY COUNCIL.
SUBJECT:
Building and Land Development File NO, 689-21
Proposed Ordinance No, 89-874
proposed Plat of DASH POINTE
30,7 acre lying generally between 47th Avenue
Southwest (if extended) and Hoyt Road southwest
and generally between Southwest 330th street (if
extended) and the King County/Pierce County Line
~
SUMMARY OF RECOMMENDATIONS:
Di,;'ion's Preliminary:
Dirj~~on'& Final:
Approve, subject
Approve, subject
(modified)
Approve, subject
(modified)
to conditions
to conditions
Examiner:
to conditions
PRELIMINARY REPORT:
The Building and Land Development Division's preliminary
Report on Item No, 689-21 was received by the Examiner on
November I, 1989,
PUBLIC HEARING:
After reviewing the Building and Land Development
Division's Report, examining available inform~tion on file
with the application and visiting the property and
surrounding area, the Examiner conducted a public hearing
on the subject as follows:
The hearing on Item No, 689-21 was opened by the Examiner at
9:25 a,m. on December 12, 1989, in Building and Land
Development Division Hearing Room No.2, 3600 - 136th place
S,E" suite A, Bellevue, washington, and closed at 12:35 p,m,
Participants at the public hearing and the exhibits offered and
entered are listed in the attached minutes, A verbatim
recording of the hearing is availa~le in the office of the
zoning and Subdivision Examiner, '"
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FINDINGS, CONCLUSIONS' RECOMMENDATION: Having reviewed the
record in this matter, the Examiner noW makes and enters the
following: .
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689-21
Page 2 '
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FINDINGS:
1,
General Information:
STR:
Location:
SW 14-21-3
Generally between 47th Avenue
Southwest (if extended) and
Hoyt Road southwest and
generally between Southwest
330th Street (if extended) and
the King county/Pierce County
Line
S-R (9,600)
30,7
42 (Revised - 1,37 du/acre)
Ranges from 8,500 to 27,500
square feet
Detached single-family
residences
Federal Way Sewer District
City of Tacoma
139 - Federal Way
1210 - Federal Way
,
Zoning:
Acreage:
Number of Lots:
Typical Lot Size:
Proposed Use:
Sewage Disposal:
Water supply:
Fire District:
School District:
2.
This is a request for preliminary approval of a
subdivision of 30,7 acres into 42 lots for detached
single-family dwellings at a site adjacent to pierce
County in the Federal Way Community. It is proposed to
cteate lots ranging in size from 8,500 to 27,500 square
feet which the Planning Division reports is consistent
with the Federal Way Community Plan which designates the
property single-family three to four homes per acre and
the area zoning of S-R (9,600), The property would be
provided sewer service by the Federal Way Sewer District
and water by the City of Tacoma. Portions of the site are
occupied by wetlands, a stream and steep slopes, AS a
result, the Building and Land Development Division has
recommended extensive conditions to deal with the physical
limitations of the site which are adopted below, The
applicant's representatives have informed the Examiner
that it is in concurrence with the report and recommended
conditions of the Building Division in this matter.
3,
One neighbor has called the County's attention to
increased flooding on her property upstream from this
site, The County's engineers have stated that the
flooding is most probably caused by grading in Pierce
County upstream from her property, With an increase in
the size of culverts on the subject property as
recommended below, backup from Dash pointe will be
unlikely, Therefore, the flooding should be adequately
addressed according to the Subdivision Technical
Committee, I.t
4.
Except as noted above, the fac\s, analysis and
recommendation presented in th~ivision of Building and
Land Development Preliminary Report dated December 12,
1989 are uncontested and they are incorporated here by
reference, A copy of the Division of Building and Land
Development report will be attached to the copies of the
examiner's report which are submitted to the King County
council.
CONCLUSIONS:
1.
If approved subject to the conditions recommended below,
the proposed subdivision will comply with the goals and
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689-21
page 3
objectives of the Comprehensi~e Plan, Federal Way
Community Plan, Subdivision and Zoning Codes, and other
official land use controls and policies of King County,
2,
If approved subject to the conditions recommended below,
this proposed subdivision will make appropriate provision
for the public health, safety and general welfare and for
drainage ways, streets, other public ways, water supply,
and sanitary wastes, and it will serve the public use and
interest,
3,
The conditions recommended in the Division of Building and
Land Development's Preliminary Report as amended below are
in the public interest and are reasonable requirements.
RECOMMENDATION:
Grant preliminary approval to the plat of Dash Pointe, subject
to the conditions set forth at pages 8 through 15 of the report
of the Building and Land Development Division for the December.
12, 1989 public hearing, with the following amendments:
Amended Condition No, 12:
Building Setbacks !"d Native Growth Protection Easements
structures, fill and obstructions (including, but not
limited to decks, patios, outbuildings, or overhangs
beyond 18 inches) are prohibited within the building
setback line (BSBL) and restricted floodplains (if
applicable), and within the Native Growth Protection
Easements(s) as shown,
Dedication of a Native Growth Protection Easement
(NGPE) conveys to the public a beneficial interest in
the land within the easement, This interest includes
the preservation of native vegetation for all purposes
that benefit the public health, safety and welfare,
including control of surface water and erosion, .
maintenance of slope stability, visual and aural
buffering, and protection of plant and animal
habitat, The NGPE imposes upon all present and future
owners and occupiers of the land subject to the
easement, the obligation, enforceable on behalf of the
public by King county, to leave undisturbed all trees
and other vegetation within the easement, The
vegetation within the easement may not be cut, pruned,
covered by fill, removed or damaged without express
permission from King county, which permission must be
obtained in writing from the King county Building and
Land Development Divisio? or its successor agency,
b
Before and during the course of any grading, building
construction, or other dev~lopment activity on a lot
subject to the NGPE, the có~on boundary between the
easement and the area of development activity must be
fenced or otherwise marked to the satisfaction of King
County,
Amended Condition No. 18:
Hoyt Road southwest shall be Improved with curb, gutter,
and sidewalk, and 22 feet of paving from centerline unless
a variance can be obtained from the Department of Public
Works,
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689-21
pa ge 4 .
Amended Condition No, 25:
A homeowners association and other workable organization
shall be established to the satisfaction of the Building
and Land Development Division which provides for the
ownership and continued maintenance of the wetland tracts,
ORDERED this 12th day of February, 1990,
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Deputy zoning and Subdivision
Examiner
TRANSMITTED this 12th day of February, 1990 by certified mail
to the following parties of record:
..
M , T Joint Ven/D, Morrison
Mr/Mrs Robert E. stiers
Darrell/Rose Herman
John R, Newell
Dr. Roger DeMoral
H. Rush Spedden
Bob West
Seafirst Bank
TRANSMITTED this 12th day of February, 1990 to the following
parties:
Laura Kaye, Joe Miles, Heidi Koch, Connie Iten, Tammy Johnson
of Building and Land Development Division
Craig Larsen, King County Community planning
Kathie Murata-smith, King County public Works
King County Conservation District, Attn: Jill Reymore
Washington State Department of Wildlife, Attn: Tony Oppermann
Fed, Way p,S,/J, French Tech.Serv,Unl,/D, Offin
Terra Assoc/A, Butail Peter C, Hayes
NOTICE OF RIGHT TO APPEAL
In order to appeal the recommendation of the Examiner, written
notice of appeal must be filed with the Clerk of the King
County Council with a fee of ,70,00 (check payable to King
County Office of Finance) on or before February 26, 1990,
notice of appeal is filed, the original and 6 copies of a
written appeal statement specifying the basis for the appeal
and argument in support of the appeal must be filed with the
Clerk of the King County Council on or before March 5, 1990,
If a written notice of appeal and filing fee are not filed
within 14 calendar days of the d&te of this report, or if a
written appeal statement and argdùent are not filed within 21
calendar days of the date of this'~~port, the Clerk of the
Council shall place a proposed ordl.ance which Implements the
Examiner's recommended action on th~agenda of the next
available council meeting,
If a
Filing requires actual delivery to the Office of the Clerk of
the Council, Room 403, King County Courthouse, prior to the
close of business (4:30 p.m.) on the date due, prior mailing
is not sufficient if actual receipt by the Clerk does not occur
within the applicable time period, The Examiner does not have
authority to extend the time period unless the Office of the
Clerk Is not open on the specified closing date, in which event
delivery prior to the close of business on the next business
day Is sufficient to meet the filing requirement.
699-21
Page 5
Action of the Council Final, The action of the Council
approving or adopting a recommendation of the Examiner shall be
final and conclusive unless within thirty (30) days from the
date of the action an aggrieved party or person applies for a
writ of certiorari from the Superior Court in and for the
County of King, state of Washington, for the purpose of review
of the action taken,
MINUTES OF THE DECEMBER 12, 1999 PUBLIC HEARING ON BALD FILE
NO, 699-21:
The Hearing Examiner in this matter was Robert E, Beaty,
Participating in the hearing were Laura Kaye, Connie Iten, Joe
Miles and Heidi Koch of Building and Land Development Division,
David Morrison, Dr, Roger Del Moral, Mrs, Robert E, Stiers, H,
Rush Spedden, Bob West, John R, Newell and David Morrison,
The fol10wng exhibits were presented and entered into the
record:
Exhibit No, 1:
Exhibit No. 2:
Exhibit No, 3:
Exhibit NO, 4:
Exhibit No, 5:
Exhibit NO, 6:
Exhibit No, 7:
Exhibit No, 9:
Exhibit No, 9:
Exhibit No, 10:
Exhibit No, 11:
Exhibit No, 12:
Exhibit No, 13:
Exhibit No, 14:
Exhibit No, 15:
Exhibit No, 16:
Exhibit No. 17:
Exhibit No, 19:
Exhibit N.o, 19:
I' Exhibit No, 20:
4535D/REB/ ja
Building and Land Development Division
Preliminary Report, dated December 12, 1999
Application, dated November 17, 1999
EnvironMental Checklist, dated November 17,
1999
~itigated Determination of Nonsignificance,
dated May 2, 1999
Affidavit of posting, dated November 3, 1999
Revised Plat, dated October 9, 1999
Land Use Map
Geotechncal Evaluation by Terra Assocociates,
dated May 2, 1999
Wetland Delineation and Mitigation Plan by
Moral, dated October 9, 1999
Plat Map with Wetland highlighted
Wetland Delineation Addendum
Hap of early plat south of subject property
Initial November 1988 application proposing
66 lots
Hap showing different lot configuration with
cul-de-sac (63 lots)
Cul-de-sac eliminated-early assumption of
wetland area (51 lots)
.Initia1 approved sewer plan
Revised sewer plan - outside wetland
Map identifying all wetlands (42 lots)
Proposed Native Growth Protection ease.ent
Wording for Native Growth protection Easement
condition
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