Res 90-032
0072.150.016
JDW/naa
OS/25/90
RESOLUTION NO.
90-32
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF FEDERAL WAY, WASHINGTON, APPROVING THE
PRELIMINARY PLAT OF SOUNDVIEW MANOR, KING COUNTY
BUILDING AND LAND DEVELOPMENT FILE NO. S89PO030.
WHEREAS, the Hearing Examiner for King County held a
public
hearing
concerning
the
preliminary
plat
of
Soundview
Manor, and
WHEREAS, at the conclusion of said hearing the Office
of
the
Zoning
and
Subdivision
Examiner. for
King
County,
Washington,
issued
its
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 Soundview Manor, 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
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newly incorporated City of Federal.Way, and having called for
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said hearing and notice of said hearing having been given, the
hearing having been held on May l7, 1990, and at the conclusion
of said hearings the City Council having made its decision and
JDWO0863R
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COpy
determined that there was a need to modify the conditions of
approval, NOW, THEREFORE,
THE
CITY
COUNCIL
OF
THE
CITY
OF
FEDERAL
WAY,
WASHINGTON, HEREBY RESOLVES AS FOLLOWS:
section
1.
The
findings,
conclusions
and
recommendations
of
the
Office
of the
Zoning and
Subdivision
Examiner for King County, Washington, issued February 14, 1990,
which included a recommendation to approve the preliminary plat
of Soundview Manor,
subj ect to certain conditions,
are hereby
adopted as the Findings and Conclusions of the City Council.
section 2.
The preliminary plat of Soundview Manor,
Building
and
Land
Development
File
No.
S89PO030
is
hereby
approved subj ect to the findings,
conclusions,
recommendations
and
conditions
of
the
Office
of
the
Zoning
and
Subdivision
Examiner for King County, Washington, dated February 14, 1990,
and the recommended conditions by the King County staff, which
recommendations
as
modified
were
part
of
the
zoning
and
Subdivision
Examiner's
record,
and
subject
further
to
the
modification of the Zoning and Subdivision Examiner's conditions
as determined by the City of Federal Way to be in the public
health, safety and general welfare as follows:
A.
Amend
Condition
Number
13
of
the
Zoning
and
Subdivision
Examiner's
report
and
\'
recommendations to add the
following:
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The appl1cant shall 1nstall a left turn lane,
bicycle lane and a sidewalk along Dash pointe
Road (SR 509) adjacent to the site, including
pavement widening, curbs and gutters. Said
improvements shall meet applicable City and
state (WSDOT) standards. If WSDOT does not
JDWO0863R
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follows:
Subdivision
follows:
Subdivision
follows:
JDWO0863R
allow any or all of the listed required
improvements to SR 509 then applicant shall
not be required to install the improvement or
improvements disapproved by WSDOT.
B.
Amend
Condition
as
Number
to
read
28
The Homeowners' Association and/or property
owners of Soundview Manor shall have an
ongoing obligation to maintain the private
portion of the drainage system and the open
spaces as shown on the plat. The ci ty is
hereby granted a license to come upon the
premises to perform such maintenance in the
event that Soundview Manor Homeowners'
Association and/or property owners do not
properly maintain the drainage system or open
space. In the event that the City is required
to perform such maintenance work, after notice
to the Soundview Manor Homeowners' Association
and/or property owners to perform the required
work, the City may perform said work and shall
charge back to the Soundview Manor Homeowners'
Association and/or property owners the cost of
performing said work times a multiplier of
2. Soundview Manor Homeowners' Association
and/or property owners shall pay within 30
days the amounts invoiced by the City for
performing such required maintenance work. If
the Soundview Manor Homeowners' Association
and/or property owners fail to pay, the City
is authorized to place a lien on the lots
within the plat for said amounts.
C.
Amend
Condition
29
of
the
Number
Examiner's
recommendations
report
and
Tracts F, G and H shall be incorporated into
Tract C and shall be placed on the face of the
plat prior to the recording of the plat.
D.
Amend
Condition
the
Number
\,
27
of
Examiner's
and \~ecommendations
report
The applicant shall comply with the King
County Code Chapter 19.38 by paying a fee to
the City of Federal Way for parks in lieu of
-3-
Zoning
and
to
read
as
zoning
and
to
read
as
providing on-site open space. Said fee is in
recognition of a lack of City parks in the
area and has been assented to by the
applicant. Said funds shall be determined in
accordance with King County Code Chapter 19.38
and shall be used only for the purposes as
specified therein.
E.
The following additional Condition shall be added:
To insure that citizens are made aware of the
importance of a NGPE area, an interpreti ve
sign will be located along the edge of the
NGPE (near the portion abutting S . W . 314 th
Street), describing the importance of the area
and listing prohibited activities, i.e. no
cutting of any vegetation, no dumping, etc.
Exact language, sign design and construction
shall be worked out between the City of
Federal Way staff and the applicants prior to
the recording of the final plat.
F.
An additional Condition is hereby added to read as
follows:
Applicant has volunteered and the city council
has accepted said offer to install a
meandering eight (8) foot paved walkway to
connect S.W. 314th Street with that portion of
S.W. 314th Street which currently dead-ends on
the property to the east of the subject plat
at applicant's expense.
G.
An additional Condition relating to the access to
the plat is hereby added to read as follows:
The City council finds that if right-of-way
can be obtained to relocate 44th Avenue S. W.
where it intersects with S.W. Dash pointe
Road, further to the east, to permi tit to
access S.W. Dash pointe Road at a 90. angle,
then, in said event, the access road to the
plat of Soundview Manor shall be moved to the
west to line up with the', proposed realignment
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of 44th Avenue S.W. The.determ1nat10n of the
location of the access r~ad into the plat
shall be made by August 15, 1990. If the road
is not to be relocated then it shall be
located as proposed on the preliminary plat.
For said relocation to occur, the following
condi tions must be found by the Federal Way
staff to have been satisfied:
JDWO0863R
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i. A commitment from the property owner
for the deeding to the City of the
necessary right-of-way for the proposed
realignment of 44th Avenue S.W.;
ii. WSDOT concurrence with the
realignment and location of the access
road to the plat of Soundview Manor;
iii. Funding for any portion to be paid by
the City must be identified and available.
If such realignment is to occur the proposed
realigned 44th Avenue S.W. must be constructed
prior or contemporaneous with the entrance
road to the plat.
H.
The following additional Condition has been found by
the city council to be in the interests of the public health,
safety and general welfare and is necessary to provide adequate
buffering and open space for those lots abutting S.W. Dash pointe
Road, a state highway, to read as follows:
A native growth protection easement shall be
established requiring the applicant and
subsequent owners to leave specimen trees in
the north 15 feet of the plat, except for
areas where said trees are required to be
removed for required grading for installation
of infrastructure, including the access
road. Said 15 feet shall be measured from the
southern edge of improvements required to be
installed along the north line of the plat.
RESOLVED by the City Council of the city of Federal Way
this 5th
day of June, 1990.
A2d~ ßu
~,YOR, DEBRA ERTEL
\
EN M. SWANEY, CMC
FILED WITH THE CITY CLERK: May 29, 1990
PASSED BY THE CITY COUNCIL: June 5, 1990
RESOLUTION NO. 90-32
JDWO0863R
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PARKS, PLANNING AND RESOURCES D~PÃRTMENT
. BUXLDXNG ,AND, :u.ND" D.E~Ú:~PMZNt,' D1:'1~,SXO!l.. " "
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PRELIMINARY REPORT TO TXB ZONING AND BUBDrvISION BXAMINER
FBBRUARY 8,1990 - PUBLIC BEARING A~ 1130 P.X. IN ROOM 2
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PROPOSED' PLAT OF SOUNDVIEW Ml\NOR
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FILE NO:
PROPOSED
Ç>RDINANCE NO.ò:
S89PO030
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89-871
~!JMMARY OF PROPOSED !'>C'J'ION:.\
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. This is a request for a subdivision of 9.7 acres into
30 lots for detached single-family dwellings. The typical'
lot size ranges from approximately 6,800 to 14,000 square
feet. See Attachment 1 for a copy of the proposed plat
design.
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B. ,,: ßENERA.L INFORM1l.TION:
owner/Developer: '
Engineer:
STR:
Location:
zoning:
Acreage:
Number of Lots:
Typical Lot gi~e:
P"Coposed Use:
Sewage Disposal:
Water Supply:
Fire District:
School District:
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OVerson construction company
1908 S. 341st st.; 17
Federal Way, WA 98003
phone: 874-3400
'ESM, Inc.
'941 powell Ave. S.W., 1100'
Renton, WA 98055
phone: 228-5628
11-21-03
Generally between S.W. Dash point Road
and S.W. 314th Pl. (if extended) and
generaliy between 45th Ave. S.W. and
43rd Ave. S.W. (if both roads were
extended).
SR 7200
9.7,acres
30
Ranges fr,om 6,800 to 14,'000 square feet
Detached single-family residences
Federal Way Water and Sewer District
city of Tacoma'
139' - Federal Way
12~0 - Federal Way
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. .
C.
,
As a result of preliminary screening of this plat by BALD,
the applicant sÚbmitted a revised plat on october 4,1989.
The primary modification included relfcation of the access
to a more easterly location. The Subaivision Technical
Committee!also discussed the need to provide a street exten~
sion to Tax Lot 195 immediately south-of the site. The
applicant's agent provided an alternative plat design which
satisfies the road extension required by the Subdivision
Technical Committee (see Attachment 2 for a copy of the
alternative plat design).
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PROPOSED P~T OF SOUNDVIEW MANOR
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D.
THRESHOLD DETERMINATION OF ENVIRONMENTAL SIGNIFICANCE:
Pursuant to the state Environmental ~olicy Act (SEPA);
RCW 4J.21C, the responsible official of.the Building and
Land Developme~t pivision (BALD) issued a threshold
determination of ~on-significance (DNS) for the proposed
development on october 24,1989. This dete~minaticn is
based on the review, of the en-1ironment¡al checklist, and other
pertinent documents, resulting in the conclusion that the
proposal, would not cause probable significant adverse.
,impacts on the environment. Therefore, an environmental
;~impact statement (EIS) was not required prior to proceeding
,with the review process. '
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This determination of n;n-significance was appealed.
However, the appeal decision was not available at the time
this staff report was required ,to be mailed. It is antici-
pated that the SEPA appeal decision will be made prior to
the scheduled plat hearing. The appeal decision will be
'sent to all parties of record identified with both the plat
and SEPA appeal hearing. All interested parties will be
notified of a plat hearing continuanc~ if thé appeal is
granted.
E.
bGENCIES CONTACTED:
1.
King County Natural Resources & Parks Division:
2.
The comments from this division have been incorporated
into this re?ort.
King county planning & community Development Division:
No response.
J.
King County Fire protection Engineer:
See Attachment 3.
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.
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6.
Federal Way water and Sewer District:
The comments from this district have been incorporated
into this report.
7.
, city of Tacoma Water service:
The comments from the city of Tacoma have been'
incorporated into this report.
. 8.' washington state D~pa!t~~nt of Ecology:
No FeS¡1:mse.
9. Washington state ~epa~nt of Fisheries:: No response.
10.' Washington: state Department of Natural Resources:
No response.
, 11.
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Washington state Depa~tment of wildlife:
\
No response.
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PROPOSED p~T OF SOUNDVIEW MANOR
""".,," ",..".,'FIDENO;"S89POO30,""""
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Washington state Department of Transportation:
The comments from WSDOT have been incorporated into
this repo~.
.t,
12~
13.
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King county conservè.~ion District:
\' '. liThe King county consc,J."'Vation District recommends th~
following development actions:
14.
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. '
4.
Install streets, utilities, 'and storm drains prior
to construction of buildings. ..
Avoid dumping soil, 'vegetative waste, or debris
over steep sl~pes.
5.
6.
Denuded ground cover should þe protected within
. 15 days of final disturbance o~ a particular area.
Seeding, mulching, netting and mechanical forms of
protection can be used to stabilize exposed soils.
.7.
8.
All stockpiles of excavated soil or fill material
should have erosion protection at all times.
connect all roof drains to existing or fut~re
storm system. '
4 -
Desi~n and management of sub-surface drainage
system should be planned prior to construction and
implemented according to that plan. All water
should be conveyed to a safe, non-erosive outlet;
9.
10.
.11.
Ali road designs should use available' soils
information."
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1.
NATURAL ENVIRONMENT:
METRO:
No response.
F.
p
2.
Topography: The site generally slopes doWnward from
the south, to the north property line with slopes rang-
ing from 10 to 30 percent. Also running in a north-
westerly direction from the site's southeast corner is
a significant ravine with side slopes in the 40\ range.
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Soils: Three surface soils à~e found on this s~te per
Kin; county Soil survey, 1973~\ "
a. The majority of the site is,classifi~d InC.
~ - Indianola loam fine sand 4-15\ slopes.
This undulating and rolling soil area has convex
,slopes and is usually found near the edges of
upland terrace~. permeability is rapid. Runoff
is slow to' mecHuJ'!I and the haz.ard of erosion is
,;l1.ghti to'm¿'det"i1t~., slight, to moderate, " . .
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Wildlife: Small birds and animals undoubtedly inhabit
this site7 however, their population and species are
limited due to nearby development.
Happed sensitive Areas: The Sensitive Areas Map Folio
does not identify any Class III (severe) hazard areas
or mapped ~etlands as~being'present on this site.
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HtlGHBORHOOD CHARACTERISTICS1
I ~'
The property lies in an urban area of the Federal Way
. community Plan. The immediate area south of Dash point Road
,is characteristic o~ high-density development. property
lying north of Dash point Road is generally characterized by
. more suburban sîzed lote. Undeveloped school district prop-
, erty lies immediately south of the proposed plat.
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PROPOSED PLAT OF SOUNDVIEW MAÑOR
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b.
limitations exist for 'low building foundations and
septic tank filter fields, (mode~ate if slopes are
greater than 8 percent..
The southern bro-thirdsof the westet'1;\ edge of the
site h\.classified RdE.
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~ - Råg1ar-Indianola is còmposed of about'equal
parts of Ragnar fine sandy loam and Indianolå
loamy fine sand. Slopes are 15-25 ~ercent. These
well-drained soils have moderately rapid permea-
bility in the substratum. Runoff is rapid and the
erosion hazard is severe. The degree of limita-
tions is severe for low building foundations,
severe for shallow excavations due to coarse tex-
tured soil and slope, and severe for septic tank
filter.fields'due to slope and potential for
groundwater pollution/contauination~' There i~ low
to moderate corrosivity for uncoated steel and
concrete. Both soils make fair to good roadfill,
have low compressibility, are pervious when com-
pacted, and a piping hazard existing when used for
dikes, levees, and embankments.
The remaining western edge of the site is
classified AgC.
3.
~ - Alderwood gravely, sandy loam, 6-15\ slopes.
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 limitation for
septic tank filter fields due to very slow permea-
bility in the substratum.
Hydrography: The site is approximately 1/2 mile south
of Puget Sound/Dumas Bay Park. A seasonal stream tra-
verses northwesterly across the site from the southeast
corner and eventually runs through a culvert under Dash
point Road, which fronts the north property line of the
sitAe ,.
The site lies within the lower Puget Sound sub-basin of
the Puget Sound drainage basin. ' , '
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4.
Vegetation: This site is heavily wooded with a second
and third-growth mixture of coniferous and broad-leafed
trees native to the Pacific Northwest.
5.
6.
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,':<;¡:'::;:.", P:;.¡ Li.' ~::.:.'~:': .i:;'; !':':.l:C':?
FILE NO. S89POO30
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"The site itself is an un:ieveloped wooded area. '. '
ÇENERAL DESIGN:
H.
:; 1.
Internal' circulation: The internal roadway section
will be constructe¿~to King county urban road standards
with curbs, qutters,~and sidewalks. Right-of-way for a
future street extension will also be required to serve
t~e undeveloped Feder3l ~ay School District'pro~erty
immediately south of the site. Eowever, no road con-
struction of the street extension will be ,required at
this time. ' ( . .
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2.
The proposed lot and street layout is in conformance
with KCC 21.08.080~
1JU'.NSPORTATION pLANS:
I.
1.
Traffic Generation: It is expected that ,approximately
300 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 currentl~' serve this
neighborhood, work trips, shoppi11g, etc.
subdivision Access: The site will obtain direct access
to Dash point Road (state highway) via 43rd Avenue'
southwest. To the west of the site is 47th Ave. S.W.
(minor arterial), which also connects Dash point Road
and southwest 320th street (minor arterial).
Adequacy of Arterial Roads: This proposal has been
reviewed under' both ~EPA and the criteria in King
county Ordinances 7544 and 8052, ,Adequacy of Existing
Roadways and Intersections. The existing county arte~-
ial system and the adjacent state highway will accommo-
date the increased traffic volume generated by'this '
proposal.
Transportation Plans: The King county Interim
Transportation plan indicates that Dash point Road
(state highway) is designated as a minor arterial.
The King County Bicycle Plan indicates ~e need. for a
Class II facility along Dash point Road.
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The subject subdivision is not in conflict with these
plans.' ,,'
2.
3.
4.
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1'U.,BLIC S'F.RVICES:
1.
schools: The subject subdivision will be served by
,TWin Lakes Elementary, Lakota Junior High, and Decatur
senior High Schools. See section 5 of this report for
comments received from the,school district.
. 2.
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Parks ànd open space: The nearest community p~r~ is
Dum3S Bay Park, locatedsouth~of Dash point R~ad at
Dumas Bay. ' ."
: 'icc 19.38 requires subdiviPions of 10 acres orl,arger
in this zone classification to either provide on-site
common open space or to pay a fee to the Parks Divis}on
for establishment and maintenance of neighborhood
parks. .
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P,7,JPCSED P:.AT Cf SOUH~VI:::(; :':,~.~:oJR
' , ; "FI~ NO. S89~O<?30
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The applicant's design provides no suitable open space
area and, therefore, payment of a fee will be required
0 as'a condition of approval.' ,
Protection: The certificate of Water Availability
the Féè~ral Way Water and Sewer District indicates
water ib\available to the site in sufficient quan-
to sati~fy King County Fire'Flow standards.
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Prior to final rec~rding of the plat, the water service
facilities ~~st be either in place or bonded to meet
King county Fire Flow Standards.
UT.ILITIES :
,3. Fire
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If approved with the recommend~d conditions in this report,
the proposed development will comply with the requirements
: "of the county and state Platting Codes and Statutes, and the
, Y lots in 'the proposed subdivision will'comply withothe-mini-
. ,mum dimensional requirements of the zone district.
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1.
Sewage Disposal: The applicant proposes to serve the
subject subdivision by means of a public sewer system
~anaged by F'ederal Way Sewer District. -"
Acertific~te of Sewer Availability, dated March 14,
1989, indicates this sewer district's capability to
serve the proposed development. '
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The Health Department ha£ recommended preliminary
approval of 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 Federal Way Water
, and Sewer District, and the Health Department has
. , recommended preliminary approval of this method of
water supply. ,
A certificate of Water Availability, dated March 23,
1989, indicates this district's capability to serve the
propose~ development. '
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The Building and Land Development Division concurs with
the Health Department's recommendation.
COMPREHENSIVE, AND CO~ITY PLAN:,
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Comprehensive Plan:
This proposal is governed by the ~985 King county
Comprehensive Plan which designates this area as Urban.
, The proposed subdivision is not in conflict with the
policies of the Comprehensive Plan.
2.
community Plans:
The subject subdivision is not in conflict with the
goals, guidelines, and policies'of the Federal Way
community Plan. -' '
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STATUTES/CODES:
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PROPOSED PLAT OF SOUNDVIEW MAnOR
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ANALYSIS:
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.The Subdivision Technical 'committe~ identified t~o issues
during the review 'of thi~ plat. The first issue concerns
access to the proposed s~~~ivi~ion. The subdivision pro-
poses to construct a new roadway access to southwest Dash
point Road (SR 509). The vroposed access shall be subject
~o the review and approval of the Washington state ÛApart-
\~unt of Transportat~on (WSDOT). Primary issues'to be re-
viewed by WSDOT should include entering sight distance and,
intersection spacing with'the existing intersection of
SR 509 and 44th Avenue southwest.
Re1ated to this issue is the typical road improvements
required for perimeter streets along plat frontages. The
current urban road standards for minor arterials, per the
1987 King county Road standards, cannot be directly applied
by King County since Dash point Road is a state highway~
Therefore, WSDO~ should be required to review this plat and
, ..determine improvements to Dash point Road. Also, note that
section K-4 of this report identifies the need for a Class
II bicycle facility along Dash point Road, and that said
road does not currently meet King county's standards for an
urban classified minor arterial. The Subdivision Technical
commit~ee has placed a condition of final approval on this
plat which requires review and approval by WSDOT.
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The second issue'relates to neighborhood circulation through
the adjacent subdivision of TWin Lakes. within the sub-
division of TWin Lakes, S.W. 314th st. functions as a neigh-
borhood collector which accesses 320th Avenue southwest.
southwest 320th street te~inates at the east property line
of the proposed subdivision near SR 509. The subdivision
Technical committee intended to require S.W. 314th st. to
connect to SR 509 through the proposed plat. 'This would
, i~prove' neighborho~d traffic circulation. '. '
DUri~g the réView of the proposed plat,'King county's
traffic engineer was asked to evaluat~ S.W. 314th st. off-
site. As S.W. 314th st. extends easterly, the road grade
becomes very steep (slightlY over 19\) ,and near the crest Qf
this steep grade it intersects with 42nd place southwest.
'The traffic engineer concluded significant safety concerns
wer~ related to the steep grade and sight distance assoc-
iated with southwest 314th street. Following this traffic
'review, the Subdivision Technical committee concluded that
..the connection of S.W. 314th st. to SR 509 through the pro-
posed plat would not be in the public's best interest due to
, these safety concerns.' .
o.
CONCLUSIONS:
The s.Jbject subdivision, as modified by Attachment 2, 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 t~conditions for final
plat approval. ..
P. ' RECOMMENDÅTIO~S:
',It is recommended that the subject subdivision" revised and
received october 4,1989 and further modified in accordance
with Attachment 2, be granted preliminary approval subject
to the following conditions cf final approval:
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PROPOSED PLAT OF SOUNDVIEW MANOR
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compliance with all platting provisions ot Title 19 ot
the King county Code.
2. All persons having an ownership interest in the subject
property nhall sign on the face of the tinal plat a
" : dedication ~~ich includes, the langÙage set forth in
, , ,'j 'King County council Motion No. 5952., "
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The area and dimensions of all lots shall meet the
minimum requirements of the S-R 7200 zone classifica-
-' tion or shall be as shown on the face of the approved
, preliminary plat, whichever is larger. (Minor revi-
sions may be considered.)
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4. '
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The applicant must 'obtain final approval from the King
county Health Department.
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., "
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If' an are~-wide fire" protection àssessm~nt is
'authorized by King county prior to final recording of
this plat, this plat shall be subject to any assessment,
. provided by that ordinance. '
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The applicant must obtain the approval of the King'
county Fire protection Engineer for the adequacy of the
tire hydrant, water main, and fire flow standards of
Chapter 17.08 of the King County ~ode.
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Final plat approval shall require full compliance with
drainage provisions set forth in King County Code 9.0~
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~ '
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'A separate Erosion and Sediment control' (ESe),' plan
for this project shall be submitted with the
engineering plans., The plan shall show areas to
be cleared (limits of t~e clearing) and provide a
schedule of construction (construction sequence).
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Retention/detention (R/D) facilities shall be
located in tracts, unless located within improved
King County rights-of-way. Maintenance access,
shall be provided to all facilities. This will
requi~e a l5-foot access roadway to all manholes
(R/D). Access 'must also be provided for madnten-
ar.ce of the entire '~ond. ' .
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Prior to recording~~f the final plat those
portions of the retention/detention facility
necessary to control the flows discharging from
the site shall be const~cted and oper~tional.,
... e. Oil/water separation facilities shall be provided
at each point of permanent storm drainage!release
,. .. from 'th'é site so conta~iIiants do not enter natural
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PRüFC.:; ¡:i) l-l,..':.I. OF SOUUDVlE\, MANOR
FILE NO. S89PO030
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. drainage features. In addition to standard King
countyoil/water separators, the applicant is
, 'requir&d to provide biofiltra~ion prior tj dis-
, charge of stormwater into any sensitive area (e.g.
streams, wetl~~ds, lakes, etc.). Such biofiltra-
tion includes ;00 feat of broad, flat-bottom,
grass-lined swales) qr equivalent systems.
Drainage outlets (stub-outs) shall be provided for
each indh,idual lot, except for those lots
approved for infiltration by King County. Stub-
out shall be shown on the engineered plans and
shall c~nform to the following:
1)
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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 drainaqe to an approved &~ormwater
conveyance system or to an approved outfall
location.
"
2)
outlets on each lot shall be located with a
five-foot-high, 2" X 4", stake marked "storm"
or "drain". The stub-outlshall extend above'
surface level, be visible and be secured to
the 'stake.
3)
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 c~ntractor is
responsibl~ for coordinating the location of
~ll stub-out conveyance lines with respect to
the utilities (e.g. power, gas, telpphone,
television) . ' . ',,"
All individual stub-ou~s shall be privately
owned and maintained by the lot home owner.
6)
g. In some cases, 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 ~og
taken at 6-foot minimum'\depth shall be submitted'
by a professionalenginecr, or soil specialist.
This shall include~ at a-minimum, information on
soil texture; depth to seà~onal high water\and the
occurrence of mottling 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 aystem may
be used for the drywell retention system, provided
data is submitted verifying that no imperviou~
layer exists within 6 feet of. the soil surface.
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If the soils report is approved, the infiltration
systems shall be installed at the time of the
buildll'\g permit. A note to this effect shall be
placed on the måp page òf the recorded document.
The drainage plan and the recorded document shall
indicate each lot approved for infiltration.
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',h~" - Includ;-' ~ith the drainage' plan a downstream
',' , atlalysis." This analysis must extend for à m:inimum
distance of 1/4 mile from the point of release of
'each flow discharg~ng 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 construction of the project must also be ad-
dressed with respect to these same concerns.
," t., , ,'. Where this analysis reveals "more restrictive con-
i:! 0:, I .~. ditions,' more stringent drainaçje 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 ap-
proval of all affected property owners.
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PROFO8ED I-LA:' OF SOUUDVIEW IWWR
FILE NO. S89?OOJO
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current standard notes and ESe 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:
"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. 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 arid approved prior to
the final building inspection approval.- Those
lots that are designated tor "Individual lot
infiltration systems, the systems sha11 be con-
structed at the time of the building permit"and
shall comply with plans on file at the PUblic
Works Record Center."
Due to the erosion hazard, clearing shall be limited to
those areas required for construction of roadways and
utilities prior to recording. Additional clearing and
grading may be allowed, provided an expanded erosion
~ontrol, and grading plan is submitted with the engin-
eering plans and approved by BALD.
, ,10.. Tract A as! shown on the revised preliminary plan
,,' received October 4, 1~89 shall serve a maximum of two
I."" lots, have a minimum width of 26 feet, and shall be
'. :, '-; '".., improved to an urban ~~or 2I:cce;>~ ~tr~et as per ,. '\
" .;, KCRS 2.0J~ U1\I.u.o 0. v~ .:i.bo~ ~ t>iw
;f .' ,: :, ~1. 'T~ r~)d~c~ \he risk of increased erosion ,construct-ion
--\ :' '. ;" work related to clearing, ,filling, and grading shall be
~ ,., limited to the dri~r summer,months (April 15 through
\ ' : , ; October 15) ~ "s,elected clearing, filling, and grading
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activities may be a~lowed outside of this time period
on a weekly basis provided written approval is granted
, ' each week by BALD for the specific acti vi ty.
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12.
The final approved engineeri~g plans and recorded
subdivision shall provide ~ subcol~ector street (KCRS
2.03) right-of-way tç\tax lot '95 (Fed~ral Way School
District property). No road construction is required
w:lth this plat~, ,j"
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. 13 ~ ", The proposed entrance and frontage improvements to S. W .
, Dash point Road (SR 509) shall be reviewed by the' Wash-
ington state Department of Transportation (WSDOT). The "
applicant shall obtain approval from WSDOT to access
and improve SR 509 prior to submittal of the engineer-,'
ing plans to King county for review. The submittal of
. the engineering plans shall include a copy of the' , ,
, approved "Developer/Local Agency Agreement" with W~DOT. "
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14.
A seasonal stream traverses;the eastern p~rtion of the ï
proposed subdivision. The existing vegetation within
this stream corridor functions as a natural biofilter
to maintain water,quality. To maintain the natural,
function of this drainage course; the following condi-
tions sha,l.l be satisfied: .. .. ",'
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a. The centerline of the stream shall be located by 'a'
,I 'licensed land surveyor and flagged in the field~
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b. The boundary of the 25-year floodplain of the
stream shall be determined by'the applicant's
, engineer and submitted to the BALD for review with
the engineering plans. .."
The area within the boundary of the 2s-year
floodplain shall be designated as'a separate tract
and shown on the final engineering plans and re-
corded plat as a Native Growth Protection Easement
(NGPE). The NGPE tract shall be a minimum of '
30 feet'in width, measured 15 feet on each side of
the centerline of the stream. Where the stream
course abuts slopes greater than 40%, the areas
protected by an NGPE may be combin~d into a single
, tract. .
c.
e.
An additional IS-foot building setback line,. (BSBL)
shall be provided on both sides of the NGPE tract
and shown on the final engineering plans and
recorded plat. ' '
Roadway crossing of the stream at S.W. 314th st.
(as shown on the revised preliminary plat received
october' ,4,' 1989) shall 1?e, allowed.
If it is determined (for reasons of safety) by
King County and WSDOT .that the most suitable
l~cation for a new acce~s road to S.W. Das~ point
Ro:J,d (SR 509) ,conflicts "\ofith the stream' corridor,
then additional encroachMnnt into the stream,
, corridor and piping of th'¡-:: stream may be allowed
between S.W. '314th st. and SR s~g.
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~he stream corridor maY be utilized as a retention/ ,
detention (R/D) facility, if the following conditions
are satisfied:
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~" 6... Increased runoff could potentially impact downstream
, ,property. 'Due to the po~ential downstream impacts, a
:,~ -. more restrictive drainage design ,shall be required for
W{~l this subdivision. The release rate shall not exceed a
~~ pre-development 2-year storm, and detention shall
~~, pro~ide storage for a post-develop~ent 50-year storm
~ ~ . (i.e. 2-50 design). The downstream analysis may re-
quire greater restrictions than mentioned above.
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?::,,:,r::::::.:' :;::"'~,1' CF 5c.:;¡:;:"¡~:¡'; ,:.',:::,\
FILE NO. S89POOJO
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a. 'The app!icant shall retain a qualified biologist
to work with the professional engineer in the
design of the RID facili~y.
"
b.
The final design of the RID facility shall ensure
the continued'maintenancR of the existing vegeta-
tion t~es and shall minimize the disturbance to
existin~~stream corridor.
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Thè dosig~:of the RID facility shall include a
permanent sediment~\~~~~or pond at ~ll stormwater
" outfal1s into the~. These sediment traps
and ponds shall be located outside of the NGPE.
c.
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The'final engineering plans and recorded plat
shall cover the R/D facility with a drainage
easement.
The final design shall be subject to the revie~
and approval of the BALD wetland scientist and
review engineer. ,
Undeveloped property e~ists adjacent to and upstream of
the proposed subdivision. To provide for potential
future development, the final engineering plans shall
include adequate stormwater conveyance to collect all
off-site flows.
An uninventoried wetland is located off-site and
adjacent to the western boundary of the proposed sub-
division., The following conditions shall be satisfied
with respect to this wetland.:
a., A wetland study shall be prepared by a qualified
, ,wetland biologist. The'study shall include field
delineation of the wetland edge, classif ication of '
wetland type, and a discussion of the functions'
and values of the wetland. .The wetland edge shall
be mapped by a licensed land surveyor. The study
"" ,shall be subject to the review and approval of the
, BALD wetland biologist, and shall be included with
the submittal of the engineering plans.
b.
If the'wetland or the wetland bùffer encroach
within the.boundaries of the proposed subd~vision,
it shall be designated as a Native Growth Protec-
. tion Easement (NGPE).., ' "
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An "additlònal 15T-toot building setback line
shall be delineated adjacent to the wetland
and shown on the'aDQroved engineering plans
recorded final plat~ if the BSBL encroaches
the boundary of the proposed subdivision.
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(BSBL)
buffer
and
within
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FILE NO. 589POO30
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19.
The following Etatement shall be shown on the approved
engineering,plans and recorded final plat:
Bul1dinq setbacks and Native ~rovth prot.cti~n
Easements
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structures, fill and~bstructions (inCIUdi~9' but not
limited to decks, patios, outbuildings, or overhangs
. beyond 18 inëhes)'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 Eåsement
, (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 benefi~ the public health, safety an~ 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 publi~ by King
county, which per1l1ission must be obtained in writing
from"the King county Building' and Land Development
, Division or its successor agency.
t,
20.
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 ~nd the area of development activity must be
fenced or otherwise marked to the satisfaction of King
County or its successor agency. '
steep slopes (40t'or greater) appear to exist on
portions of Tract C, as shqyn on the proposed prelimi-
nary pl~t received october~, 1989. To protect the
steep slopes and the property adjacent 'to it, the
following conditions shall be satisfied:
, '
, a.
Prior to final engineering plan approval; a
licensed land surveyor shall determine the limits
of 'steep slopes which exist within the proposed
subdivision. '
The top and toe of the slope shall be delineated
on the final engineering plan and recorded plat.
b.
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. .
21.
An additional building setback line (BSBL) from
the top and toe of the slope shall be designated'
on thð final approved enqineering plans and re-
corded subdivision. The 'BSBL ~hall conform to the
"Administrative Guidelines~or Bull(Üng setbacks
.from Hazardous Slopes on Plats and Short Plats"
(adopted 'February 1,1987).' A geotechnical report
may be required to justify the final BSBL.
There shall be no direct vehicular access to or from
Dash point Road from those lots which abut it.
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F:t, :':":SED ¡ :""'~'I OF som:::N:;:n; ¡:":"':;()R
FILE NO. S89POOJO
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22. A planter island shall be ,provided ,withi~ th~ 'eyebrow'
serving lots 4 and 5 (as shown in Attachment 2).
23. The planter islands (if anyj'within the 'cul-d~-sacs
shall be maintained by the abutting lot owners. This
shall be ~tated on the fa~& of the 'final plat.
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24.' Determine the,top of bank and 40\ slopes by field'
survey. 'Provide a SO' b11i1ding Getback li:1e froJ!1 the
,top of bank. This may be reduced! to 25' with'the
submittal òf a satisfactory soils report. Each Lot
affected by a setback restriction shall ha~e a minimum
of 5,000 square feet of usable building area. By re-
striction, there shall be no structure, fill or ob-
struction, includi~g decks and patios, beyond the
building setback line.
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Provide a Native Growth protection Easement (NGPE)
below the top of bank. Covenants on the face of the
plat shall prohibit the clearing or removal of trees or
brush.
Ali lots'adjõining an area or having area with a NGPE
restriction shall be provided with an acceptable
boundary delineation between the lot or portions of 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 transferred to the, first owner-occupant.
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',26.
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27. The applicant shall comply with K.C.C. 19.38 by paying
a fee to the Parks Division in-lieu-of providing on-
, 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 whi~h
provides for the ownership and continued maintenance of
the open space area(s).
29. Several tracts are shown along the east boundary of the
. proposed subdivision. These tracts adjoin existing
, 'lots and lots'within the Twin Lakes subdivision. At
. ' " ' the time of recording, these t~acts shail be conveyed
, to adjacent property owners or ¿inclUded with Tract, 'C.~'
Qîl!E~ CONSID~RATI6NS:' D,~ 1 f'
28.
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The subdivision shall conform to KCC 16.38 relating to
grading on priv~te property.
7. ~ '" Development Of' the subj ect property may require
, 'registration with the Washington state Department of
Licensing, Real Estate Division.
" :' ,!3'" preliminary approval 'of this åpplication doet> no'.;, limit
, ',' tne applicant's respon~iDility to obtain any required
.. permit or license from'~he state or other regulatory'
1:!od~. ~
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RH: 19
1/25/90
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"...,.... 1"':n."'I\"""~ o.,.anm.nt
. :.r.oc.. 1361h Pl.... South...t , . .
,B.ti..c. \\..l\Inllon9&OO6'I~OO. . ' ," ..,
. " .." CmlD I T I qN.S OF. PERM IT /APPROUAI,. ...
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Pro¡é'ct No: 589PO030
Locet,ion:' KC
DFiTE:
PAGE:
01/25/90
1
TYPE: PRE-PLAT
FIRE COt~DI T 1 mls
F8no - Preliminarv Fire En~\neerinQ approval ha~ been granted ba$ed
upo(' the following intormet ion provided.
\
To obtain final Fire Enoineerino approval the following
it~m($) mU$t be ~ubmitted, reviewed and approved:
.1.
Certificate of Water Availabilitv. (Provided bv
appropriat~ water purvevor). Valid one veer from date
of $ionature. Minimum acceptance flow $hall be 1000
oallon$ per minute at 20 pound$ per $ouare inch
re$idual.
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11.
Three copie~ of plen$ indicating:
A. Fire hvdrant($) location - mee$ured bv vehicular
travel di$tance. (K.C. Ordinance No. 5828)'
. .
Re$idential
1. 700 ft. maximum' $peciroo.
2. Not more than 350 ft. from ea~h lot.
I
B. Watermain placement (K.C. Ordinance No. <;828)
1. Source (i.e.) $upplv connection.
2. Main $ize$ identified.
'3.Velve$. fittinO$.,etc.
C. Fire acce$$ roed$ (U.F.C. Section 10.207)
1. Minimum 20 ft. wide. unob$tructed - ,13'6"
vert~Qal clearance. unob$tructed. ~11-weather
$urf~~~. able to with$tand 25 ton$.'
2. Fi~e acce$$ road$ in eXC8$$ of,150 feet
(dead-end$) , mu$t have a turn-around area.- .
I Reouired turn~around$ mu$~ be a 'minimum 80'foot
, diameter.
"
3. Fire acce$$ road$ mU$t provide 20 foot minimum
in$ide turnin~ radiu$ and 40 foot out$ide
turnin~ rediu$ when $aid road$ chance direction.
4. Fire aCC8$$ road$ $~al1 noi exceed lS~ orad~.
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S. The required width of anv Fire ~pparatu$ acce$$~.
road $hall not be ob$tructed in' env manner, in- .
cludino perking of vehicle$. Minimum required
width$ and cleerance$ e$tabli$hed under thi$
$ection $hall be.~eintained at all.time$.
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" 31405 18th Annve Soulh Feeleral Way. WA 91003 941-0100 or 917-7420 -
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Nancy 1... Robenson. Pr..¡de.1
Orlanelo Eo Trier, \ïe' P...id.."
Jim Bolell. Di"el'"
aail A. Pierson. (¡¡"...r . .
Mary J- Weis. Oi"o'o;
"i1ECEIVED
:bCT 3 11989, .
SUBDIVISIONS ~
. SUPERINTENDENT
0. "Ichanl Hanla
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BOARD OF EDUCATION
Octoue~ 25', 1989
Rich Hudson
King County Building and land
Sub-Division Section
3600 - 136th Place S. E.
Bellevue, WA . 98006-1400
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RE: Sound View Manor
S-89 P 0030
Dear Mr. Hudson:
In response to your inquiry about future plans of the Federa~ Way School
District for school site 163, adjoining our Twin Lakes Elementary School,
it is being held as a junior high site.
The school district does desire to have access from that school site north-
'ward to Dash Point Road.
The elementary school that the above cited development falls in is Twin.
; Lakes. A project the size contemplated could generate up to'twenty-five
(25) elementary students. Twin Lakes is now at capacity. Any new students
may have to be bussed to Other locations in the District. The District
would also like to have the developer address the following concerns:
1. Safe walkways for children. A widened shoulder is not an '
adequate or safe pedestrian walking route. especially for
el~mentary school children.
2. Crossing lights. .
3. Turnoff area for school bus loading and un~oading.
The junior high that wou.1d be affected is Lakota Junior 'High. That school
does have additional capacity at this time.
The senior high attendance a~ea is Decatur High School.
have additional capacity at this time.
That schoo l"'does
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Rich Hamlin
, ,Assistan' -
. Feele..1 Way School Dil!1lcl210 II an equal opponUnhy~n,d. ~ A~ (jO.A.- y
RH: re The Amrmatin Action om.. nllmb.. 1.1 -
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Proleèt No: S89POOJO
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TYPE:' PRE-PLAT
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BALD; Fire Protection Enaineerina.
F810 - Additional requirement:. and~or comment:.:
F811 - A. The roadwav aradient:. appear to exceed th maximum
allowable (15~). reQuirina that all future buildinQ:' be
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a. L.ot:. 25 and 28 :.hall be denied acce:.:. from Tract
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FEDERAL WAY
PLANNING AND COMMUNITY DEVELOPMENT
PROPOSED PRELIMINARY PLAT OF SOUNDVIEW MANOR
MAY 17, 1990 - PUBLIC HEARING
STATUS, ISSUES AND RECOMMENDATION
Proposal
To subdivide 9.7 acres of land into 30 single-family residential
lots.
Status
SEPA Appeal Hearing
(Appeal Denied)
Public Hearing
Subdivision
King county
Federal Way city
12/7/89
2/8/90
Hearing recommended approval with conditions to
Council
Council Hearing 5/17/90
Report Prepared By:
stephen Clifton - Senior Planner
comparison to Federal Way Codes
In examining this proposal against Federal Way codes, the
application for Soundview Manor generallY meets a majority of
regulations and/or policies. One of the most important issues
for this project is the setback lines from top of slopes. King
county has required a 50 foot setback from the top of bank
(slopes exceeding 40%) with a 25 foot setback allowed only when
a soils report has been prepared. Federal Way's minimum
standards include a 25 foot setback from the top of such slopes.
After reviewing this project, it appears that as much as 75% of
all trees will be removed from the site with the remaining trees
located within the designated Nativ~ Growth Protection Easement
(NGPE). Although King county lacks a tree preservation
ordinance which addresses the retenti~~ of significant trees,
Federal way's Code requires that these trees be identified on a
plan with effort made to save as many significant trees as
possible. Federal way requires that removal of trees exceeding
75% of original significant trees shall result in 25% of such
trees to be replaced. Under Federal way Codes, staff would have
required a tree plan prior to preliminary plan approval to
ensure that an effort has been made to save significant trees.
Under the King county preliminary plat process, additional
studies and/or requirements can be completed after approval of
the preliminary plat but prior to engineering plan or final plat
approval. Due to these additional studies and/or requirements,
significant changes may occur to the layout of the preliminary
plat. Examples of additional information which must be provided
by the applicant and submitted to the King county Engineering
Department prior to engineering and final plat approval include:
1.
2.
3.
4.
Grading Plan
Off-site wetlands
Refinement of top
WSDOT, washington
Analysis
study
of bank edge (steep slopes over 40%)
state Department of Transportation
Although this is an acceptable process in King County, it is not
the preferred method the city of Federal Way staff intends to
process future Federal Way applications. Our intent would be to
prepare the necessary studies and reports prior to giving
preliminary plat approval.
ISSUES
I.
CIRCULATION AND ACCESS
A.
Connection of plat to roadways in Twin Lakes VI
(prohibited by King County Hearing Examiner).
planning Department comments
According to the Report and Recommendation to the county
Council, the King County Hearing Examiner recommends that access
to S.W. 314th Avenue be denied for several reasons:
a.
The roadway in question, should connection be
approved would exceed a grade of 19-20%. This
exceeds what is allowed by current road standards.
The preliminary report to the King County Hearing
Examiner also states that the crest of this hill
intersects with 42nd. Place S.W. restricting site
visibility. ~
Due to the severity of road grade and~sight distance problems
associated with S.W. 314th street, the King County Technical
Committee concluded that the public's best interest will not be
met by connecting Twin Lakes Division VI and subject project via
S.W. 314th Avenue.
b.
Page 2
city Staff concurs with the Technical Committee's recommendation
and the King County Hearing Examiner condition prohibiting
connection between Twin Lakes Division VI and subject project.
Public safety and welfare should corne first, before
inter-neighborhood circulation concerns.
B.
Access and Improvement of SR-509 and approval from WSDOT,
washington state Department of Transportation.
planning Department comments
According to the King County preliminary staff report and
Hearing Examiner findings, review is required by WSDOT before
access and improvements to SR-509 prior to submittal of
engineering plans to King county for review. Because SR-509 is
a state highway, WSDOT has the ability to veto recommendations
city staff may attach to preliminary plat approval. Requiring
applicant to install a turn lane and/or sidewalks could be a
condition WSDOT apply to the plat if deemed necessary for safety
and improved vehicular travel.
The final plat shall also not be recorded until WSDOT has
approved access and it is documented to King County BALD's
reasonable satisfaction.
If approval of the preliminary plat is granted, Federal Way
City staff recommends the following conditions be applied:
a.
Amend condition #13 of the King county Hearing
Examiner's Report and Recommendation adding: b.
Applicant shall provide a left turn lane and bicycle
lane, in addition to a sidewalk along Dash Point Road
adjacent to site. This requirement shall include
pavement widening, curbs and gutters. This condition
shall also be subject to review and approval by WSDOT.
comments and conditions by WSDOT shall be submitted
with engineering submittals prior to construction.
Applicant shall also provide a copy of WSDOT approved
access and any other conditions of approval that is
documented to King County's satisfaction to the City
of Federal Way.
C.
Dash Point Road (SR-509) / proposed 43rd Avenue S.W.
connection.
\
Per discussion with our consulting firm Wilsey & Ham, it is
important at this time to keep the location of proposed 43rd
Avenue S.W. away from existing 44th Avenue S.W. and Dash point.
44th Avenue S.W. connects to Dash point Road at a 45 degree
angle. Locating proposed 43rd at proposed location as indicated
on the plat map helps to minimize adverse conflicts.
Page 3
D.
Access to property along south edge of site.
Planning Department Comment
The proposed southern end of S.W. 314th street is proposed as a
temporary dead end only. According to condition #12 in the
Report and Recommendation to the King County Council, S.W. 314th
street is intended to connect with public roads serving adjacent
property(ies) to the south. This should help to improve
inter-neighborhood circulation. Adjacent land to the south is
designated as a future Junior High School. S.W. 314th street
may provide some form of future access to the school site.
II.
DRAINAGE - EROSION
planning Department Comment
Per conversations with our consultants, Wilsey & Ham, it appears
that conditions of approval have adequately addressed storm
drainage and erosion concerns expressed by various parties.
In the King county Hearing Examiner's Report and Recommendation
(HERAR) , preliminary Staff Report to Hearing Examiner (PSRHE)
and Appeal of Threshold Determination (ATD) , numerous conditions
have been applied relating to drainage and erosion. The
following briefly summarizes the types of conditions which must
be met prior to engineering plan approval and final plat
approval:
a.
b.
Condition #11 of the HERAR states: 1) that no grading occur
prior to BALD approval, and 2) grading activity shall occur
only between April and september.
condition #16(B) (1) (c) of HERAR requires a lOO-year/24
hour design storm event system. outflow conditions of the
report also refer to a specific outflow rate compared to
storm event which is more restrictive than the 100-year/24
hour design. The formula provided is appropriate to this
site.
This will substantially mitigate adverse impacts from
additional runoff as a result of development.
c.
condition #8 of HERAR requires full compliance with
drainage provisions set forth\~n King county Code 9.04 and
current storm drainage requirements and guidelines as
established by surface Water Manugement, SWM. compliance
may result in the reduction and/or relocation of lots as
shown on the preliminary plat approval.
d.
condition #17 of HERAR requires final engineering plans to
include adequate storm water conveyance to collect all
off-site flows.
Page 4
e.
The applicant is also required to perform a wetland study
off-site along the western boundary. Condition #18 of
HERAR states that if the wetland buffer encroaches within
the boundaries of the proposed subdivision, it shall be
designated as a Native Growth Protection Easement (NGPE).
This would then require modification to the preliminary
plat.
The Federal way Community Development Department concurs with
all conditions pertaining to wetlands, drainage and erosion
referenced in the above mentioned documents.
III. MAINTENANCE OF STREAM CORRIDOR - (set aside Tract C)
planning Department Comments
According to the plat map submitted and Recommendation from the
King county Hearing Examiner, a seasonal stream traverses the
site. In order to ensure the continued functioning of this
drainage course, condition #14 from the Recommendation Report
addresses this issue. This stream corridor is also part of the
NGPE (Native Growth Protection Easements). conditions #14, 15,
19, 20, and 24-26 address the restriction or removal of
vegetation within all NGPE areas in particular along the stream
banks.
A concern over who would be responsible for the continued
maintenance of open space areas and the storm detention system
is addressed as follows:
a.
condition #28 of the Hearing Examiner's Report
provides for the ownership and maintenance of open
space by an acceptable homeowners or workable
association.
According to condition #29 of the Hearing Examiner's Report,
Tracts D, E and F are to be incorporated into Tract C, lot NO.
27, or conveyed to adjacent property owners with lot line
adjustments completed prior to recording. Due to
reconfiguration required by King county BALD conditions, city
staff recommends a change to this condition as stated below.
If approval of the preliminary plat is granted, Federal Way city
staff recommends revising Conditions #28 and #29 of the Hearing
Examiner's Report and Recommendations to read:
1.
Amend condition #28 to rea~k The Homeowners
Association and/or property owners of Soundview Manor
shall have an ongoing obligation to maintain the
entire drainage system and open space. The city is
hereby granted a license to come upon the premises to
perform such maintenance in the event that soundview
Manor Homeowners Association and/or property owners do
Page 5
not properly maintain the drainage system or open
space. In the event that the city is required to
perform such maintenance work, after notice to
soundview Manor Homeowners Association and/or property
owners and the failure of Soundview Manor Homeowners
Association and/or property owners to perform the
required work, the city may perform said work and
shall charge back to soundview Homeowners Association
and/or property owners the cost of performing said
work times a multiplier of 2. Soundview Manor
Homeowners Association and/or property owners shall
pay within thirty (30) days the amounts invoiced by
the city for performing such required maintenance
work. If Soundview Manor Homeowners Association
and/or property owners fails to pay, the city is
authorized to place a lien on the property.
2.
Amend condition #29 to read: Tracts F, G and H shall
be incorporated into Tract C and shall be placed on
the face of plat prior to recording of the plat.
3.
To ensure that citizens are made aware of the
importance of a NGPE area, an interpretive sign will
be posted along the edge of the NGPE (Abutting Dash
Point Road) area describing the importance of the area
and listing prohibited activities, i.e. no cutting of
any vegetation, no dumping, etc. Exact language, sign
design and construction shall be worked out between
the city of Federal Way staff and applicants prior to
recording of final plat.
IV.
SLOPES
1.
50 foot setback from top of slope.
Planning Department Comments
According to the Hearing Examiner's and preliminary staff
Report, the applicants are required to determine the top of bank
and 40% slopes by conducting a field survey. Once established,
a 50-foot Building setback Line (BSBL) shall be defined from the
top of bank. This can be reduced to 25 feet with the submittal
of a satisfactory soils report. conditions #20 and #24 of each
report specifically address this issue. The conditions also
prohibit structures, fill or obstru~~ion, including decks and
patios beyond the setback line. The~ßstablishment of this
setback line could result in changes ~~ the plat, e.g. less lots
or reconfiguration. Final determination will result when
studies or surveys have been completed. It is City staff's
opinion that the Building Setback issue has been adequately
addressed. Federal Way minimum standards include a 25 foot
setback from such steep slopes.
Page 6
V.
OPEN SPACE
1.
Dedication of open space in subdivisions.
Planning Department Comments
According to the King County Subdivision Ordinance, Chapter
19.38.020, every subdivision final approval within the zone of
subject development shall be contingent upon reservation or
dedication of land for the open space and recreational needs of
its residents or payment of a fee-in-lieu thereof. The
developer may either reserve or dedicate land or make payment of
a fee-in-lieu thereof pursuant to Chapter 19.38. This
requirement does not apply to lots exceeding 35,000 square feet
and subdivisions of less than ten acres. The fee-in-lieu of
on-site open space is typically calculated by multiplying the
following two factors:
a.
150 percent of the average assessed per unit area of
land within the boundaries of the subdivision;
b.
The gross land areas within the subdivision multiplied
by 5.5% which is the required open space dedication
for RS;SR 7200 zoning.
Although the preliminary plat of soundview Manor is under 10
acres, the King County Hearing Examiner Report and
Recommendation condition #27 requires an in-lieu-of fee for
space. If preliminary plat approval is granted, city staff
recommends modifying condition #27 as follows:
open
1.
Amend condition #27 to read: the applicant shall
comply with K.C.C. 19.38 by paying a fee to the City
of Federal Way Parks Division in-lieu-of providing
on-site open space (K.C.C. 19.38 establishes the
formula for said fee amount).
VI.
SCHOOLS
1.
Access to school site south of proposed development.
planning Department Comments
According to condition #12 of the Hearing Examiner's Report to
King county Council, access via s.~~ 314th street is intended to
connect with public roads serving adjacent property(ies) to the
south. This could provide access to'~he school if deemed
necessary when the school is developed. The planning Department
concurs with this condition to provide access to property south
of subject proposal.
2.
Overcrowding of school.
Page 7
planning Department Comments
Per a conversation with school officials from the Federal Way
School District, they are not opposed to this development. The
school district as stated in the Hearing Examiner's
Recommendations has not indicated that it cannot handle added
students. At this time, an important issue with the school
district is the redefining of boundaries to ensure that a
majority of students go to a school nearest a student's
residence. Boundaries have been established on previous
densities and/or student populations. Currently the school
district is looking at redefining these boundaries.
In regard to pedestrian circulation, the applicants are
providing walkways, and full street improvements for subject
development, for those choosing to use them. Elementary and
eventually Junior High students will not have to use 47th Avenue
S.W. and Dash Point Road for access to schools south of proposed
development. Access would be from S.W. 314th street.
RECOMMENDATION
The city of Federal Way Department of Community Development
Staff recommends the subject subdivision, be granted preliminary
approval subject to conditions as listed in the Hearing
Examiner's Report and Recommendation to the County Council
(2-14-90), and in addition, City staff also recommends the
following conditions be applied:
1.
Page 8
Amend condition #13 of the Hearing Examiner's Report
and Recommendation to add: b. Applicant shall also
provide a left turn lane and bicycle lane, in addition
to a sidewalk along Dash Point road adjacent to site.
This requirement shall include pavement widening,
curbs and gutters. This condition shall also be
subject to review and approval by WSDOT shall be
submitted with engineering submittals prior to
construction.
Applicant shall also provide a copy of WSDOT approved
access and any other conditions of approval that is
documented to King county's satisfaction and the city
of Federal way.
2.
\x
Amend condition #28 to read: the Homeowners
Association and/or property\~wners of soundview Manor
shall have an ongoing obligation to maintain the
entire drainage system and open space. The City is
hereby granted a license to come upon the premises to
perform such maintenance in the event that Soundview
Manor Homeowners Association and/or property owners do
not properly maintain the drainage system or open
3.
4.
space. In the event that the City is required to
perform such maintenance work, after notice to
soundview Manor Homeowners Association and/or property
owners to perform the required work, the City may
perform said work and shall charge back to soundview
Homeowners Association and/or property owners the cost
of performing said work times a multiplier of 2.
soundview Homeowners Association and/or property
owners shall pay within thirty (30) days the amounts
involved by the city for performing such required
maintenance work. If Soundview Manor Homeowners
Association and/or property owners fails to pay, the
city is authorized to place a lien on the property.
Amend condition #29 of the Hearing Examiner's Report
and Recommendation to read: Tracts F, G and H shall be
incorporated into Tract C and shall be placed on the
face of plat prior to recording of the plat.
Amend condition #27 of the King county Hearing
Examiner's Report and Recommendation to read: The
applicant shall comply with K.C.C. 19.38 by paying a
fee to the City of Federal way Parks Division
in-lieu-of providing on-site open space (K.C.C. 19.38
establishes the formula for said fee amount).
5.
To ensure that citizens are made aware of the
importance of a NGPE area, an interpretive sign will
be located along the edge of the NGPE (Abutting Dash
Point Road) area describing the importance of the area
and listing prohibited activities, i.e. no cutting of
any vegetation, no dumping, etc. Exact language, sign
design and construction shall be worked out between
the city of Federal way staff and applicants prior to
recording of final plat.
~A;;=p
Grego D Moore, AICP
Acting Community Development
Page 9
Director
\
May 17, 1990
SOUNDVIEW MANOR PROPOSED LANGUAGE
Change Recommendation 1 to state:
1.
The Applicant shall construct improvements along
S.W. Dash Point Road (SR 509) in accordance with the
standards to be established by WSDOT. The City
recommends that the applicant provide left turn and
bicycle lanes in addition to a sidewalk along Dash
Point Road adjacent to the site. The City further
recommends that the improvements include pavement
widening along with curbs and gutters.
The Applicant shall provide a copy of the WSDOT
approved access permit and the other conditions of
approval that were documented to the satisfaction of
King County.
2.
Amend condition #28 to read: the Homeowners Association
and/or property owners of Soundview Manor shall have
an ongoing obligation to maintain the private portion
of the drainage system and any nondedicated open space.
The City is hereby granted a license to come upon the
premises to perform such maintenance in the event that
Soundview Manor Homeowners Association and/or property
owners do not properly maintain said drainage system
or open space. In the event that the City is required
to perform such maintenance work, after notice to
Soundview Manor Homeowners Association and/or property
owners to perform the required work, the City may
perform said work and shall charge back to Soundview
Homeowners Association and/or property owners the cost
of performing said work times a multiplier of ?
Soundview Homeowners Association and/or property owners
shall pay within thirty (30) days the amounts involved
by the City for performing such required maintenance
work. If Soundview Manor Homeowners Association and/or
property owners fails to pay, the City is authorized
to place a lien on the property.
\.:
\
February 14, 1990
OFFICE OF THE ZONING AND SUBDIVISION EXAMINER
KING COUNTY, WASHINGTON
REPORT AND REeOMMENDATION TO THE KING COUNTY COUNCIL.
SUBJECT:
Building and Land Development File No. S89PO030
Proposed Ordinance No. 89-871
proposed plat of SOUNDVIEW MANOR
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9.7 acres loc.t~~~~enerally between southwest
Dash point Road aðd southwest 3l4th place (if
extended) and generally between 45th Avenue
southwest and 43rd Avenue southwest (if both
roads were extended)
SUMMARY OF RECOMMENDATIONS:
Examiner:
Approve, subject
Approve, subject
(modified)
Approve, subject
(moc1ified)
to conditions
to conditions
Division's preliminary:
Division's Final:
to conditions
PRELIMINARY REPORT:
The Building and Land Development Division's Preliminary
Report on Item No. S89PO030 was received by the Examiner
on January 25, 1990.
PUBLIC HEARING:
After reviewing the Building and Land Development
Division's Report, and examining available information on
file with the application, the Examiner conducted a public
hearing on the subject as follows:
The hearing on Item No. S89PO030 was opened by the Examiner at
1:50 p.m. on February 8, 1990, in Building and Land Development
Division Hearing Room No.2, 3600 - l36th Place S.E., suite A,
Bellevue, Washington, and closed at 3:l0,p.m. At the request
of the applicant, there being no 'objecfion by any party, the
record of the public hearing 'on the ~p~e~l of the Determina~ion
of Environmental NOnsignificance.was,:i,ii'èorporated into the
record of this hearing. participants at the public hearing and
the exhibits offered and enter~d ~re'listed in the attached
minutes. ^ verbatim recording: of the::h:earing is available in
the office of the zoning and ~~bdivisl~n Examiner.
" ,j: ;J~::
. :":::. \r
FINDINGS, CONCLUSIONS & RECOMMENDATION: Having reviewed the
record in this matter, the Examiner now\m,.a. kes and enters the
following: "\.;
SB9PO030-Plat
Page 2
FINDINGS:
1.
General Information:
STR:
Location:
11-21-03
Generally between southwest
Dash Point Road and Southwest
314th Place (if extended) and
generally between 45th Avenue
Southwest and 43rd Avenue
Southwest (if both roads were
extended)
SR-7200
9.7
, , ..3 0
i "Ranges from 6,BOO to 14,000
",ì'ì!'squa re feet
'; ),/Detached single-family
:: ',',"xes idences
Federal way Water and 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.
Except as modified below, the facts set forth in the King
county Building and Land Development Division's
Preliminary Report to the zoning and Subdivision Examiner
for the February B, 1990 public hearing are found to be
correct and are incorporated herein by this reference.
copies of the said report will be attached to the copies
of this report submitted to the County council.
3.
The facts set forth in the February 2, 1990 decision of
the oeputy zoning and subdivision Examiner on the appeal
of the threshold determination of environmental
nonsignificance for this proposed action are also
incorporated herein by this reference. A copy of the said
decision will be attached to the copies of this report
submitted to the county council. The applicant has
incorporated into this proposed action the mitigating
conditions set forth at pages 5 and 6 of the February 2,
1990 decision.
CONCLUSIONS:
1.
If approveñ suhject to the conditions recommended below,
the proposed subdivision will comply with the goals and
objectives of the King coun~y comprehensive plan, Federal
way community Plan, subdivision' and zoning Codes, and
other official land use controls and policies of King
county. ':1:,,::':
";,:1,: '" ';,;
If approved subject to the'conditions recommended below,
this proposed subdivision~ill make appropriate provision
for the public health, sëif,e~y 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. I,r
The conditions for final plat apptd\al recommende,d below
are in the public interest and are reasonable requirements
to mitigate the impacts of this development upon the
environment.
2.
3.
4
The dedications of land or easements within and adjacent
to the proposed plat, as recommended by the conditions for
SB9PO030-Plat
page J
final plat approval or as shown on the proposed
preliminary plat submitted by the applicant, are
reasonably necessary as a direct result of the development
of this proposed plat.
RECOMMENDATION:
Grant preliminary approval to the proposed plat of soundview
Manor, as revised and received october 4, 1989, modified in
accordance with Attachment 2 to the Building and Land
Development Division Preliminary Report, and subject to the
following conditions of final plat approval:
1.
compliance with all platting provisions of Title 19 of the
King county Code.
All persons having an o~~~rship interest in the subject
property shall sign on the face of the final plat a
dedication which include~ the language set forth in King
county council Motion No. 5952.
2.
3.
The area and dimensions of .all lots shall meet the minimum
requirements of the SR 7200 zone classification or shall
be as shown on the face of the approved preliminary plat,
whichever is larger. (Minor revisions may be considered.)
4.
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. B04l.
There will be no connection of roadways in this plat to
the subdivision of Twin Lakes VI.
6.
If an area-wide fire protection assessment is auth;~ized
by King County prior to final recording of this plat, this
plat shall be subject to any assessment provided by that
ordinance.
7.
The applicant must obtain the approval of the King county
Fire Marshal for the adequacy of the fire hydrant, water
main, and fire flow standards of Chapter 17.08 of the King
County Code.
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. "Exhibit A.
attached to this report represents portions of the Code
and requirements that apPt'y, to af'l,,:plats.
,!..\ ;: i '\'
Due to the erosio a ard i:,'clearina shall be limited to
ose areas required for "co'nstruction of roadway~d
uti it es prior 0 recording. Additional clearing and
grading may De alluw.,ù, pr-ovlded an expanded erosion
control and grading plan is submitted with the engineering
plans and approved by Building and Land Development
Division. .
9.
10.
'\
Tract A as shown on the revised preliminary plan received
Octover 4, 1989 shall serve a maximum of two lots, have a
minimum width of 26 feet, and shall be improved to an
urban minor access street as per KCRS 2.03, unless a
variance is granted by the Department of public Works.
S89PO030-Plat
Page 4
11.
No grading shall occur on site until approval of the
grading plan by the Building and Land Development
Division. Grading activity will occur only between the
months of April and September.
12.
The final approved engineering plans and recorded
subdivision shall provide a subcollector street (KCRS
2.03) right-of-way to tax lot no. 9S (Federal Way School
District property). A temporary cul-de-sac shall be
constructed in the vicinity of lot nos. 9 and 11 and an
access proviòed within the dedicated right-of-~ay to lot
no. 10 (as numbered on Attachment 2), in a manner approved
hy the subdivision Technical Committee. A note shall be
placed on the final plat which states, in effect:
All purchasers of ldtswithin this subdivision are
notified that southwes~ 3l4th Street is intended to
connect with public roans serving adjacent
property(ies) to the south.
13 .
The proposed entrance and frontage improvements to
Southwest Dash point Road (SR S09) shall be reviewed by
the Washington state Department of Transportation
(WSDOT). The applicant shall obtain preliminary approval
from WSDOT to access and improve SR-S09 prior to submittal
of the engineering plans to King county for review. The
applicant's submission of engineering plans to Building
and Land Development Division shall include reasonable
evidence that final WSDOT approval of the access and
improvements shown on the engineering plans will be
obtained. The final plat shall not be recorded until such
time as WSDOT's approval of access is documented to
Building and Land Development Division's reasonable
satisfaction. .
14.
A seasonal stream traverses the eastern portion of.the
proposed subdivision. The existing vegetation within this
stream corridor functions as a natural biofilter to
maintain water quality. To maintain the natural function
of this drainage course, the following conditions shall be
satisfied:
a.
The centerline of the stream shall be located by a
licensed land surveyor and flagged in the field.
b.
The boundary of the 2S-year floodplain of the stream
shall be determined by the applicant's engineer and
submitted to Building and Land Development Division
for review with the engineering plans.
I
I ,.'
The area within the boundary'of the 2S-year floodplain
shall be designated as a s~pazate tract and shown on
the final engineeringplani;and recorded plat as a
Native Growth protectión E~sement (NGPE). The NGPE
tract shall be a minimum o~ 30 feet in width, measured
IS feet on each side o(,the;centerline of the stream.
where the stream course ,abu'ts,'slopes greater than 40\,
the areas protected by' ia, NGPE' may be combined into a
, 1 ' ,I , "-
slng e tract. '\,:'
An additional IS-foot building "setback line (BSBL)
shall be provided on both sides~f the NGPE tract and
shown on the final engineering plans and recorded plat.
c.
d.
e.
Roadway crossing of the stream at southwest 3l4th
street (as shown on the revised preliminary plat
received october 4, 1989) shall be allowed.
"
15.
16.
S89PO030,-Plat
Page 5
f.
If it is determined (for reasons of safety) by King
county and WSDOT that the most suitable location for a
new access road to southwest Dash point Road (SR 509)
conflicts with the stream corridor, then additional
encroachment into the stream corridor and piping of
the stream may be allowed between Southwest 3l4th
Place and SR-509.
The stream corridor may be utilized as a retention/
detention (R/D) facility, if the following conditions are
satisfied:
a.
The applicant shall retain a qualified biologist to
work with the professional engineer in the design of
the R/D facility.
b.
The final design of .the R/D facility shall ensure the
continued maintenance of the existing vegetation types
and shall minimize th¿ disturbance to existing stream
corridor. Any proposed disturbance to the existing
vegetation shall include an enhancement and
revegetation plan prepared by a qualified biologist.
The plan shall be subject to the review and approval
of Building and Land Development Division.
c.
The design of the R/D facility shall include a
permanent sediment trap or pond at all storm water
outfalls into the stream. These sediment traps and
ponds shall be located outside of the NGPE.
d.
The final engineering plans and recorded plat shall
cover the R/D facility with a drainage easement.
e.
The final design shall be subject to the review and
approval of the Building and Land Development Division
wetland scientist and review engineer.
A.
To enhance water quality, storm water facilities shall
be designed with wet ponds and vegetated swales for
biofiltration.
B.
A drainage plan prepared by a registered professional
civil engineer must meet each of the following
conditions:
I .
Surface and storm water runoff detention shall be
computed using a scs-based hydrograph method (or
other method as subsequently approved by King
county). The performance of proposed detention
facilities shall be suChj that discharge from the
developed area shall be no more than:
!.
Fifty percent of the¡:predeveloped forested
2-year/24-hour:release rate for design storm
events up to and including the 2-year/24-hour
design storm event; I';
"
i:
a.
b.
The forested ,2-:year/24-hour release rate for
design storm e~ents ',greater than the
2-year/24-hour design storm .event and up to
ana including the lO-year/24-hour design
storm event; and
\.
c.
The forested lO-year/24-hour release for
design storm events greater than the
10-year/24-hour design storm event and up to
and including the 100-year/24-hour design
storm event.
17.
S89PO030-Plat
Page 6
These rate controls may be modified if discharge is
conveyed via a continuous welded storm pipe to a
suitably stablized release point with adequate energy
dissipation below the area of severe erosion potential
(if possible).
c.
For purpose of the computations required above,
pre-development conditions will be assumed to be
totally forested, and developed conditions will assume
100\ removal of forest canopy within the area of the
development (unless expressly prohibited by recorded
easement or restriction) as well as existing,
proposed, and anticipated impervious surfaces.
Detention facilities must be located to accommodate
surface and storm water runoff from all areas of
planned or potential clearing and/or construction.
D.
point discharge from,detention systems will be only
into drainage channeis that previously conveyed
surface and storm water runoff in the pre-development
state, as indicated by the presence of a defined
channel bed and channel banks. No point discharge
shall be permitted onto or upstream of steep slopes
where erodible granular soils lie anywhere downstream
of that point discharge. Dispersed discharge, onto
undisturbed low-gradient uplands may be evaluated as a
potential alternative. An undisturbed buffer between
the dispersed discharge and the steep side slopes must
be adequate to ensure infiltration of surface and
storm water runoff into the ground. Determining and
documenting that adequacy is the responsibility of the
applicant's professional civil engineer.
Undeveloped property exists adjacent to and upstream of
the proposed subdivision. TO provide for potential future
development, the final engineering plans shall include
adequate storm water conveyance to collect all off-site
flows.
18.
An uninventoried wetland is located off-site and adjacent
to the western boundary of the proposed subdivision. The
following conditions shall be satisfied with respect to
this wetland.
a.
A wetland study shall be prepared by a qualified
wetland biologist. The study shall include field
delineation of the wetland edge, classification of
wetland type, and a discussion of the functions and
values of the wetland. The wetland edge shall be
mapped by a licensed land surveyor. The study shall,
be subject to the revie~ and approval of the Building
and Land Development Division's wetland biologist, and
shall be included with ,the submittal of the
engineering plans.'
b.
If the wetland or the' wetland buffer encroach within
the boundaries of th~ proposed subdivision, it shall
be designated as a Native Growth protection Easement
(NGPE).
c.
> ~
An additional IS-foot building setback line (BSBL)
shall be delineated adjacent t~ the wetland buffer and
shown on the approved engineerA.g plans and recorded
final plat, if the BSBL encroaches within the boundary
of the proposed suhdivision.
S89PO030-Plat
Page 7
19.
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 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 Division or its successor agency.
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.
20.
steep slopes (40% or greater) appear to exist on portions
of Tract C, as shown on the proposed preliminary plat
received october 4, 1989. TO protect the steep slopes and
the property adjacent to it, the following conditions
shall be satisfied:
a.
Prior to final engineering plan approval, a licensed
land surveyor shall determine the limits of 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 NGPE on the final engineering plans
and recorded subdivision.
d.
i
\
An additional BSBL from the top and toe of the slopes
shall be designated on:the final. approved engineering
plans and recorded subdivision. The BSBL shall
conform to the ."dmini:strative Guidelines for Building
setbacks from nazardous Slopes on plats and Short
plats. (adopted February 1; >,1987). A geotechnical
report may be required to jú\tifY the final BSBL.
There shall be no direct vehicula~~ccess to or from Dash
point Road from those lots which ~Jut it.
21.
22.
^ planter island shall be provided within the 'eyebrow'
serving lot nos. 4 and 5 (as shown in Attachment 2).
23.
S89PO030-Plat
Page 8
The planter islands (if any) within the cul-de-sacs shall
be maintained by the abutting lot owners. This shall be
stated on tþe face of the final plat.
Gary Adams
DIRE/Richard Burris
. Mrs. R. Jerry Bollen
Olinda L. Clark
Edward command
Joel Haggard, Attorney
Perry Jones, et al.
ESM/R. scholes/B. cummock
Sharon Morris
Nick/sylvia Osborne
Lyn palsson
Mr/Mrs Harold Ransom
Kim/Nancy stanberry
Nels J. Lee
Twin Lakes HOA
Determine the top of bank and 40% slopes by field survey.
Provide a 50-foot BSBL. from the top of bank. This may be
reduced to 25 feet with the submittal of a satisfactory
soils report. Each lot affected by a setback restriction
shall have a minimum of 5,000 square feet of usable
building area. By restriction, there shall be no
structure, fill or obstruction, including decks and
patios, beyond the BSBL.
25.
provide a NGPE below the top of bank. covenants on the
face of the plat shall prohibit the clearing or removal of
trees or brush.
All lots adjoining an area or having area with a NGPE
restriction shall be provided with an acceptable boundary
delineation between the lot or portions of 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 transferred to first
owner/occupant.
The applicant shall comply with KCC 19.38 by paying a fee
to the parks Division in-lieu-of providing on-site open
space. (KCC 19.38 establishes the formula for said fee
amount).
A homeowners' association or other workable organization
shall be established to the satisfaction of Building and
Land Development Division which provides for the ownership
and continued maintenance of the open space area(s).
29.
Tracts D, E and F shall be incorporated into Tract~, lot
no. 27, or shall be conveyed to adjacent property owners
with lot line adjustments completed prior to recording.
ORDERED this 14th day of February,
24.
26.
27.
28.
o~
Examiner
,
TRANSMITTED this 14th day of February,: 1990.
Christopher Brown
Kenneth Brossel
1'Ii 11 iam Cooke
Bil~/sharon Curry
Judy & victor DiLoreto, Jr.
Leo' Janassa
overson construction
Joel Massey
Gordon/Susan Nelson
Elmer A. osqorne
Steve/Karen~ritchett
Donald W. Rector
John B. Sweat
J. Andrew Johnston
S89PO030-Plat
Page 9
TRANSMITTED this 14th day of February, 1990 to the following
parties:
Brian Shea, Rich Hudson, Barbara Questad, Joe Miles, Fire
Engineers, Tammy Johnson, and Steve Townsend of Building and
Land Development Division
Louis J. Haff, King county
WSDOT/J. L. Lutz
New construction Services
Diana Kinared
Mcconnell/Burke
Road Engineer
King county Cons. Dist.
Gail Bruce
Fed.Way P.S./R. Hamlin
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 28, 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 Ring county council on or before March 7, 1990.
If a written notice of appeal and filing fee are-no~f11ed-
within 14 calendar days of the date of this report, or if a
written appeal statement and argument are not filed within 21
calendar days of the date of this report, the Clerk of the
council shall place a proposed ordinance which implements the
Examiner's recommenned action on the agenda of the next
available council meeting.
If a
Filing requires actual delivery to the Office of the Clerk of
the council, Room 403, Ring 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.
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 Ring, state of washington, for the purpose of review
of the action taken.
MINUTES OF THE FEBRUARY 8, 1990 PUBLIC HEARING ON BALD FILE NO.
S89PO030:
The Hearing Examiner in this matter was James N. O'Connor.
Those participating in the hearing were Rich Hudson and Joe
Miles of Building and Land nevelopment Division, Joel Haggard,
Mrs. Harold Ransom, and Bob Scholes.
,
The following exhibits were presentedt~nd entered into the
record:
Exhibit No.1:
Building and Land Dev~.~pment Division
preliminary Report, dated February 8, 1990
Application, dated April 25, 1989
Environmenal checklist, dated April 25, 1989
Determination of NOnsignificance, dated
October 24, 1989
Exhibit No.2:
Exhibit No.3:
Exhibit No.4:
Exhibit No. S:
Exhibit No. 6:
Exhibit No. 7:
Exhibit No. 8:
Exhibit No. 9:
Exhibit No. 10:
4S32D;JNO'c;ja
S89PO030-P1at
Page 10
Affidavit of posting showing October 24, 1989
as date of posting
Revised plat, dated october 4, 1989
Examiner's Decision on appeal of threshold
determination, dated February 2, 1990
Assessor's map of SW 1/4 11-21-3
Kroll Page 711W
Addition to condition No. 1S.b
\'
~
11/89
Exhibit A
~~~rm Drainage Requirements
(Portion only).
a.
BALD approval of the drainage and roadway plans is
required prior to any construction.
b.
A separate ESC plan for this project shall be submitted
with the engineering plans. The plan shall show areas to
be cleared (limits of clearing) and provide a schedule for
construction (construction sequence).
c.
Retention/detention (R/D) facilities shall be located in
tracts, unless located within improved King County
rights-of-way. Maintenance access shall be provided to
all facilities. This will require a IS-foot access
roadway to all manholes (R/D). Access must also be
provided for maintenance of the entire pon~.
d.
Prior to recording of the final plat those portions of the
retention/detention facility necessary to control the
flows discharging from the site shall be constructed and
operational.
e.
Oil/water separation facilities shall be provided at each
point of permanent storm drainage release 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
discharge of stormwater into any sensitive area (e.g.,
streams, wetlands, lakes, etc.). Such biofiltration
includes 200 feet of broad, flat-bottom, grass-lined
swales, or equivalent systems.
f.
Drainage outlets (stub-outs) shall be provided for each
individual lot, except for those lots approved for
infiltration by King county. Stub-outs 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" stake marked "storm. or
.drain.. The stub-out shall extend above surface
level, be visible and be secured to the stake.
3.
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.
4.
Drainage easements are required for drainage systems
designed to convey flows through more than one lot.
S.
The developer and/or contrac~Dr is responsible for
coordinating the location of a~1. stub-out conveyance
lines with respect to the utililiUes (e.g., power, gas,
telephone, television).
6.
All individual stub-outs shall be privately owned and
maintained by the lot homeowner.
g.
In some cases, on-site infiltration systems may be
accepted for detention for the lots 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 taken at 6-foot minimum
depth shall be submitted by a professional engineer or
solI specialist. This shall include, at a minimum,
information on soil texture, depth to seasonal high water
and the occurrence of mottling and impervious layers. The
report shall also address potential down gradient impacts
due to increased hydraulic loading on slopes and
.structures. Soil permeaqility 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. The drainage plan
and the recorded document shall indicate each lot approve
for infiltration.
h.
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 and sedimentation of any drainage
facility, whether natural or man-made. Probable impacts
due to construction of the project must also be addressed
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. .
i .
Current standard notes and ESC notes, as established by
BALD engineering review, shall be placed on the engineered
plans.
j.
The following notes shall be provided on the map page of
the recorded document:
1.
For all lots:
.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 I on file with the
Department of Public Works. The plan for these
connections shall be submitted with the application
for any building permit. All connections of the
drains must be constructed and approved prior to the
final building inspection approval..
2.
For any lots approved for individual infiltration:
I.r
"Individual lot infiltrationcsystems shall be
constructed at the time the 're~idence is constructed
and shall comply with plans on~ile at the public
Works Record Center.. .
3045D 11/09
Ex. A
..
February 2, 1990
OFFICE OF THE ZONING AND SUBDIVISION EXAMINER
KING COUNTY, WASHINGTON
APPEAL OF A THRESHOLD DETERMINATION
SUBJECT:
Building and Land Development File No. S89PO030
proposed plat of SOUNDVIEW MANOR
Generally located between S.W. Dash point Road
and S.W. 3l4th st. (if extended) and between 45th
Ave. S.W. and 43rd Ave. S.W. (if both were
extended), in Federal Way, washington
Applicant:
Overson construction Company
Appellants:
Richard Burris, D.I.R.E.
perry Jones, e al. (13 total)
SUMMARY OF RECOMMENDATIONS:
Division's preliminary:
Division's Final:
Examiner:
Deny appeal
Deny appeal
Deny appeal
PRELIMINARY REPORT:
The Building and Land Development Division's preliminary
Report on Item NO. S89PO030 was received by the Examiner
on November 22, 1989.
PUBLIC HEARING:
After reviewing the Building and Land Development
Division's Report, examining available information 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. S89PO030 was opened by the Examiner at
1:45 p.m., December 7, 1989, in Hearing Room No.2, Building
and Land Division, 3600 - l36th place S.E., suite A, Bellevue,
Washington, and closed at 5:05 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 available in the office of the zoning and Subdivision
Examiner.
FINDINGS, CONCLUSIONS & RECOMMENDATION: Having reviewed the
record in this matter, the Examiner now makes and enters the
following:
FINDINGS:
¡-
1.
General Information:
\
NE/SW 11-21-03
STR:
•
�
S89P0030 Page 2
Location:
Zoning:
Acreage:
Number of Lots:
P[oposed Use:
Sewaqe Disposal:
Water Supply:
Fire District:
School District:
2.
3.
Generally located between S.W.
Dash Point Road and S.W. 314th
St. (if extended) and between
45th Ave. S.W. and 43rd Ave.
S.W. (if both were extended),
in Federal Way, Washington
SR
9,7 acres
30
Suburban residential
Lakehaven
City of Tacoma
$39
p210
On April 25, 1989, the applicant (respondent) Overson
Construction Company applied for preliminary approval of a
subdivision of 9.7 acres into 29 lots at a site on the
south side of Dash Point Road S.W. in Federal WaY' and Land
Following its review of the proposal the Building
Development Division issued a threshold determination of
nonsignificance pursuant to the State Envi�onmental Policy
Act on October 29, 1989. On November 7 and 8, 1989,
appeals were filed in a timely fashion by M�. Richard
Burris, representing the Development Impact Resistence
Exercise (a Washington nonprofit corporation) and Mr.
Perry Jones, et al., residents in the community of the
vicinity of the p�oposed plat. The subject property
received p�eliminacy approval for a planned unit
development of 48 dwellinq units in 1979 (File No.
209-79-P). That approval was extended until December 9,
1983, by the County Council on October 4, 1982 (Motion No.
5581), but the project was never completed. The present
proposal is for single family detached homes.
Foremost among the concerns expressed by appellants is the
possibility oE a connection of S.W. 314th Stceet in the
subdivision of Twin Lakes Division VI, to the streets in
this plat. While no such connection has been proposed by
the applicant the Subdivision Technical Committee has
considered such a road alignment to provide
inter-neighborhood circulation and prevent the necessity
of traffic between the two s�bdivisions being required to
travel miles to go to a point several hundred feet away.
Residents point out that the possible street connection
as een the subject of e ensive co during tlie
consi eration oE other land use applications in_t
vicinity and th t he county_ha pie decided no t to
a ow suc a connect on. The roadway in question would be
at gCades of 19-20$, which exceeds what is allowed y
Eoday s road standards. Neighbors point out that in its
previous consideration of this roadway, the Department of
Public works determined in 1979, that it would be
extremely hazardous to allow such a connection given the
si9ht distance to the west at this location. In view of
this and other considerations, the Building and Land
Development Division has notified t �h a � X it i would y not be in
memorandum dated January 24, 1990,
the best interest of the public safety to continue
Southwest 314th as a throuqh street. The�efore, this
recommendation has been withdrawn.
9. The Federal Way School District owns a site being held
a futuce junior high school adjacent to the sbuth.of th
proposed plat. The District has requested that this
applicant furnish access from the school site notthward
Dash Point Road. Residents, on the assumption that suc
an access would be a thcough street, have argued that i
for
to
SB9PO030
Page 3
would constitute a safety hazard for children in the
existing adjacent
grade school and other pedestrians in the neighborhood.
such an extension, it is argued, would constitute a
significant adverse impact on the environment.
5.
The school district estimates that 25 elementary school
students would be generated by the proposed project. It
notes that any new students may have to be bussed to other
locations in the district. The junior high school that
would be impacted by the proposed development has adequate
capacity at this time. Similarly, senior high school
students would attend Decatur High school which has
additional capacity at this time. Neighboring residents
stated that schools are dangerously crowded and that the
approval of development that would increase school
population would constitute a significant adverse impact
on the environment. The applicant's representatives have
noted that the school district's boundaries are adjusted
each school year to maximize bussing efficiency.
Approximately 4,135 students were bussed in the current
school year. Two new elementary schools will be built by
the year 1991, and one is scheduled to open in the Fall of
1990. Therefore, it is not anticipated by the applicant
that the school district will not have sufficient capacity
to serve students from the proposed subdivision.
6.
Appellants have cited what they perceive as extreme
erosion hazards in the vicinity which could result in the
proposed project having a significant adverse impact on
the environment. Reference is made to severe erosion
problems that occurred ~ith the development of Twin
Lakes. The velocity of the water is said to be so great
that it sucked the culvert from underneath the road and
washed away trees and four acres of soil. The nearby plat
of stonebrook is said to have caused severe siltage for
four miles along water courses and when asked the King
county Building Division responded that they could~
closely supervise construction of detention facilities in
pew subdivisions.. ïHïen E he-" plat inspectors are done,
building inspectors take over and do not devote much
attention to such facilities. The King County sensitive
Area Map Folio on map 6 indicates that erosion seismic
potential exists on the site and thåt there is a type 5
(unclassified) stream corridor on site.
The applicant's engineers concede that the soils on the
site are sandy and will tend to liquefy. They have agreed
with the Building Division to limit grading to the dry
months of the year (April - september) in accordance with
the grading plan to be approved by the county. Under
current standards the drainage system will be designed for
25-year/24-hour storm with a two year release rate. Thus,
the detention system will be four times the size of those
installed three years ago. The drainage basin impacted by
the plat is largely confined to the site of the plat
itself with a small portion off the site, flowing toward
Twin Lakes Division VI. It is so small that the volume of
water will be minimal.
7.
The proposed subdivision is locaterl just ~pstream and
south of Dumas Bay park. Dumas Bay ~ing county park is
one of the few remaining saltwater/f~shwater ecosystems
capable of supporting wildlife in the King county area.
It is a stop for migratory birds on their annual migration
and a nesting area for birds native to the area. There
are at least 35 blue heron that have been observed in
Dumas Bay park vicinity along with many nests. canadian
B.
SB9PO030
page 4
geese and several species of ducks use the park
seasonally. pileated woodpeckers have been seen in the
immeòiate vicini~y ot the proposed development, oWls are
common on
the site and are heard in
uncontrolled erosion from
to have an adverse impact
Sanctuary SO yards to the
the neighborhood at night. Any
the proposed project is feared
on the Dumas Bay park and Bird
north.
KCC 20.44.120 provides as follows:
KCC 20.44.120 Appeals. ~. Appeals of threshold
determination shall be conducted by the zoning and
subdivision examiner pursuant to KCC 20.24.0BO, subject to
the following:
1. Only one appeal of each threshold determination
shall be allowed on a proposal.
2. As provided in RCW 43.2lC.07S(3)(d), the decision
of the responsible official shall be entitled to
substantial weight.
Appeals of Threshold Determination shall be conducted
by the Zoning and subdivision Examiner pursuant to
KCC 20.24.0BO subject to the following.
*.*
CONCLUSIONS:
1.
AS set forth above, the King county code section 20.44.120
and RCW 43.2lC.07S(3)(d) provide that the decision of the
responsible official in making a threshold determination
is entitled to substantial weight. The burden is '.
therefore on the appellants to prove that the Division
erred in its threshold determination of nonsignificance.
Given the mitigating measures adopted below, I cannot
conclude that the Division's determination was in error or
that an environmental impact statement should be required
for the proposed project for the reasons set forth more
fully below.
2.
Insofar as the Building Division has withdrawn its request
to connect Southwest 3l4th Street between the proposed
subdivision and Twin Lakes No. VI, the main concern of the
appellants appears to have been met. In order to
acknowledge this revision a mitigating condition to that
effect will be adopted below.
3.
Whether or not a roadway should be extended to the school
district property to the south will be the proper subject
of further testimony at a preliminary plat hearing. On
the basis of the evidence before me, I cannot conclude
that the Building Division has erred in requesting such an
extension. There is, however, insufficient information in
the record to make a determination at this time for what
purpose the school district desirè~ the connection or what
the potential safety impacts of sJch a ro~dway might be.
Interested parties may wish to assuip that the school
district appears to justify its requ~t at the preliminary
plat hearing.
4.
There is no basis in the record to conclude that the
Building Division has erred in its determination that the
proposed project will not have a significant adverse
SB9POO30
VagI! ~
impact on the Federal Way School District. As noted by
the applicant's representatives, the School District
commonly busses students to achieve the optimum classroom
size throughout the District. The School District has not
indicated that it cannot handle added students from this
project: and, as noted above, it appears that additional
schools will be on line by the time the subject project is
likely to be built out two years from noW. At any rate,
it is my conclusion that the 25 added students that the
District predicts from this project do not constitute a
significant adverse impact requiring an environmental
impact statement for the proposed subdivision.
5.
It appears that significant erosion problems have occurred
in the vicinity of this plat because of the nature of the
soils and the steep grades in the area. The Building and
Land Development Division has acknowledged that the site
will require consideration pursuant to the Sensitive Areas
Ordinance. However, no recommendation has been made
beyond the suggestion that grading only occur during the
dry months of the year. However, in order to avoid the
kind of problems that have been described in the Findings,
above, the project will be required to design to a
lOO-year storm standard, with a two-year release rate
which should substantially mitigate any adverse impact
from additional runoff as a result of development.
6.
other arguments and contentions of the appellants have
been considered and are denied.
DECISION:
The threshold determination of nonsignificance is withdrawn and
a mitigated determination of nonsignificance is hereby
substituted. Mitigating conditions are as follows:
1.
There will be no connection of roadways in this pla~,to
the subdivision of Twin Lakes VI.
2.
No grading shall occur on site until approval of the
grading plan by the Building and Land Development
Division. Grading activity will occur only between the
months of April and september.
3.
A.
To enhance water quality, storm water facilities shall
be designed with wet ponds and vegetated swales for
biofiltration.
B.
A drainage plan prepared by a registered professional
civil engineer must meet each of' the following
conditions:
1.
Surface and storm water runoff detention shall be
computed using a scs-based hydrograph method (or
other method as subsequently approved by King
county). The performance of proposed detention
facilities shall be such that discharge from the
developed area shall be no more than:
a.
Fi f ty pe r cen t 0 f t he\;~pr edeve loped f 0 res ted
two-year/24-hour release rate for design
storm events up to and~nclUding the
two-year/24-hour design storm event:
b.
The forested two-year/24-hour release rate
for design storm events greater than the two
year/24-hour design storm event and up to and
including the lo-year/24-hour design storm
event: and
"
'..'
"
S89PO030
page 6
The forested 10-year/24-hour release for
design storm events greater than the
10-year/24-hour design storm event and up to
and including the 100-year/24-hour design
storm event.
c.
These rates controls may be modified if discharge is
conveyed via a continuouS welded storm pipe to a
suitably stablized release point with adequate energy
dissipation below the area of severe erosion potential
(if possible).
For purpose of the computations required above,
pre-development conditions will be assumed to be
totally forested, and developed conditions will assume
.100\ removal of forest canopy within the area of the
development (unless expresslY prohibited by recorded
easement or restriction) as well as existing,
proposed, and anticipated impervious surfaces.
Detention facilities must be located to accommodate
surface and storm water runoff from all areas of
planned or potential clearing and/or construction.
C.
point discharge from detention systems will be only
into drainage channels that previouslY conveyed
surface and storm runoff in the pre-development state,
as indicated by the presence of a defined channel bed
and channel banks. No point discharge shall be
permitted onto or upstream of steep slopes where
erodible granular soils lie anywhere downstream of
that point discharge. Dispersed discharge, onto
undisturbed low-gradient uplands may be evaluated as a
potential alternative. An undisturbed buffer between
the dispersed discharge and the steep side slopes must
be adequate to ensure infiltration of surface and',
storm water runoff into the ground. Determining and
documenting that adequacy is the responsibility of the
applicant's professional civil engineer.
D.
ORDERED this 2nd day of February, 1990.
2~
Deputy zoning and subdivi~ion
Examiner
TRANSMITTED this 2nd day of February, 1990, by certified mail,
to the following parties of record:
Gary Adams
Richard Burris
William cooke
Bill/Charon curry
Judy « victor DiLoreto, Jr.
Leo Janassa
overson construction
Joel Massey
Gordon/Susan Nelson
Elmer A. Osborne
steve/Karen pritchett
'Donald W. Rector
J. AndreW Johnston,
Twin Lakes HOA
Christopher Brown
Mrs. R. Jerry Bollen
Olinda L. Clark
Edward command
Joel Haggard
perry Jone~1 et ale
Robert schòles
sharon Mor r \S
Nick/sylvia 'X,>borne
Lyn palsson
Harold Ransom
Kim/Nancy stamberry
S89PO030
Page 7
TRANSMITTED this 2nd day of February, 1990, to the following
parties of record:
Brian Shea, SEPA, Building and Land Development Division
Rich Hudson, Building and Land Development Division
Barbara Questad, Building and Land Development Division
Joe Miles, Building and Land Development Division
Fire Engineers, Building and Land Development Division
Tammy Johnson, Building and Land Development Division
J.L. Lutz, Washington state Department of Transportation
King county conservation District
Rich Hamlin, A.S., Federal way public schools
MINUTES OF THE DECEMBER 7, 1989, PUBLIC HEARING ON BALD FILE
NO. s89PO030 - SOUNDVIEW MANOR - SEPA
Robert E. Beaty was the Hearing Examiner in this matter.
participating in the hearing were Brian Shea and Barbara
Questad of Building and Land Development Division, Joel
Haggard, Richard Burris, Robert scholes, and Gary Adams.
The following exhibits were offered 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. 8
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. 18
Exhibit No. 19
Exhibit No. 20
Exhibit No. 21
Exhibit No. 22
Exhibit No. 23
Building and Land Development preliminary
Report, dated November 22, 1989
Environmental Checklist dated April 6, 1989
prelminary Plat map (revised) dated
June 25, 1989
ESM road variance request dated June 5, 1989
K.C. conservation District report dated
June 7, 1989
King county Fire Engineering conditions dated
October 5, 1989
Determination of nonsignificance dated
October 24, 1989
Washington State Department of Transportation
letter dated october 25, 1989 .
Federal way public Schools' letter dated
October 25, 1989
Chris Brown & ASSOC. Traffic study October
31, 1989
Letter dated November 2, 1989, from Perry
Jones
Letter dated November 2, 1989, from ESM re
alternate layouts/variance
Appeal letter dated November 3, 1989, from
Perry Jones, et ale
Letter dated November 6, 1989, from Sharon
Morris
Letter dated November 6, 1989, from Edward
command
Appeal letter dated November 6, 1989, from
Richard Burris/D.I.R.E.
Letter dated November 5, 1989, from William
Cooke
Letter dated November 6, 1989, from Twin
Lakes Homeowners' Association
Letter dated Novembex 7, 1989, from Donald
Rector t...
Letter dated November 21, 1989, from
Washington state Depar\ment of Transportation
Examiner report on Ordï~ance 79.85 dated
August 22, 1979
Letter dated November 11, 1999, from Nick &
Sylvia Osborne
Letter dated November 13, 1989, from Mrs. R.
Jerry Bollen
Exhibit No. 24
Exhibit No. 25
Exhibit No. 26
Exhibit No. 27"
Exhibit NO. 28
Exhibit No. 29
Exhibit No. 30
Exhibit No. 31
Exhibit No. 32
Exhibit No. 33
Exhibit No. 34
Exhibit No. 35(A)
( B)
Exhibit No. 36
REB:daz
4507D
S89PO030
page 8
Letter dated November 15, 1989, from victor &
Judy DiLoreto
Letter dated November 24, 1989, from Bill &
Sharon curry
KCC 21.54.130 through 150
KCC 9.04.050-060
(King county Road standards) KCC 21.49
Map of Federal Way community plan regarding
aocondary art@rlal
Map per Federal Way comprehensive plan re LOS
Land Use map with arterials marked out
(Kroll 7llE)
Copu of preliminary plat map with alternative
entered under Exhibit No. 12
Memo from owen Rawsthorne to Larry Fancher
Letter dated spetmeber 29, 1989, from lrv
Bertig to Robert Roger, secretary of D.I.R.E.
Federal Way School District 1210 map
Federal way public School elementary
boundaries
state of Washington inventory of permanent
school facilities for 1989
\