Res 91-052
(
RESOLUTION NO.
91-52
A RESOLUTION OF THE CITY OF FEDERAL WAY,
WASHINGTON, APPROVING THE FINAL PLAT OF
HAMPSTEAD GREEN #1, DESIGNATED AS KING COUNTY
BUILDING AND LAND DEVELOPMENT FILE NO. 786-22.
WHEREAS,
the preliminary plat for Hampstead Green #1,
designated Building and Land Development File No.
786-22,
was
approved subject to conditions on April 4,
1988, by King County
Ordinance No. 8459; and
WHEREAS, the applicant has applied to the City of Federal
Way
for
approval
of
the
final
plat
for
the
above-referenced
preliminary plat; and
WHEREAS, city of Federal Way Community Development staff,
having reviewed the proposed final plat for its conformance to the
conditions of the preliminary plat and to the provisions of Federal
Way Zoning Code Chapter 16; NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF FEDERAL WAY DOES HEREBY
RESOLVE AS FOLLOWS:
section 1.
Findinqs of Fact.
The Federal Way City
Council makes the following Findings of Fact:
1.
The Findings of Fact, as contained in the Reports
of King County Subdivision Hearing Examiner dated
January 8, 1988, and March 9, 1988, are adopted by
reference.
2.
The final plat for Hampstead Green #1, Building and
Land Development File No. 786-22, is in substantial
conformance
to
the
preliminary plat
and
is
in
COpy
conformance with applicable zoning ordinances or
other land use controls in effect at the time of
submittal
of
the
substantially
complete
application.
3.
All
conditions
recommended
by
the
Zoning
and
subdivision
Hearing
Examiner
for
King
County,
Washington,
contained
in
the
reports
and
recommendation to King County Council dated January
8,
1988, and March 9,
1988, have been satisfied,
and/or satisfaction of the conditions have been
sufficiently guaranteed by the applicant.
4.
Ninety percent of all required improvements have
been made and sufficient bond has been accepted by
King County as financial guaranty for completion of
all required plat improvements.
5.
All taxes and assessments owing on the property
being subdivided have been paid.
6.
Tract A shall be dedicated to the City of Federal
Way for open space upon recording of the plat.
7.
Tract B shall be dedicated to the City of Federal
Way
for
storm
detention
pond
and
permanent
biofiltration upon recording of the plat.
Section 2.
Approval.
Based upon the above Findings
of Fact and pursuant to Federal Way Zoning Code 16.410, the final
plat
of
Hampstead
Green
#1,
King
County
Building
and
Land
Development File No. 786-22 is approved, subject to satisfaction of
-2-
those conditions as contained in the Reports of Hearing Examiner
dated January 8,
1988,
and March 9,
1988,
attached hereto as
Exhibit A and incorporated herein by reference.
Section 3
Prior to Recordinq.
Prior to recording,
Tract A shall be dedicated to the City of Federal Way for open
space and Tract B shall be dedicated to the City of Federal Way for
storm detention pond and permanent biofiltration.
section 4.
Recordinq.
The approved and signed final
plat, together with all legal instruments pertaining thereto as
required pursuant to Federal Way Zoning Code, shall be recorded by
the City in the King County Department of Elections and Records.
All recording fees shall be paid by the applicant.
RESOLVED by the City Council of the City of Federal Way
this ~ day of
March
, 1991.
CITY OF FEDERAL WAY
~*E~. !~
~Pl~ /Î'711Æ!.' 6;9réS
ANEY, CMC
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
RESOLUTION NO. 91-52
February 15,1991
March 5,1991
91L121
-3-
'.
Jlnu..y " 1988
RECEIVED
JAN 1 7 1991
EXAM I NE R CITY OF FEDERAl. WA'
BUILDING DEPT.
or neE or TME ZONING A"" SUBDIVISION
KING COUNTY, WASHINGTON
COM81NED REPORT AND RECOMMENDATION TO THE KINe COUNTY COUNCIL:
A. RECLASS¡r:OTJON ?£OV£S7
B. PROPOSED PLAT
~
Building end ,end oevdopment file No. 2J)-87-"
and 786-22
?ropoHd Orèioan<e No. 87-)56 ond 87-)57
",",57'" ??0?"7:[s,---'-2S..:.-
" to "5 5000
~
Proposed ?l" of HAM?SH"D GRE!~
1..6 Hr.. lying between 20th Avenuo 5, W. end
16th Avenue 5, w. (if extended) ond between S. W.
J5Bth Street (if extended) end the Picrce County
) i ne"
SUMMARY Of RECOMMENDATIONS:
Division's Preliminary:
Division's rinel:
Approve Rezone; Approve Plat
subject to conditions
Appruve Rezone; Approve Plat
subject to conditions
(modified)
Approve Rezone: Approve Plat
subject to conditions
Examiner:
PRELIMINARY REPORT:
The Building and Land Develop...nt Division's preliminary
Report on Itu No. 211-87-R and 786-22 was recdved by the
Examiner on December J, 1987.
PUBLIC HtARING:
After reviewing th" Building and Lind Development
Division's Report, ezamlnlng available Informltion on file
with the Ippllcltlon and visiting the property and
surrounding lrel, the txnlner conducted a public hearing
on the subject as follows:
The hearing' on Item No. 211-87-R and 786-22 was opened by the
txulner at 10:35 A.M., December 17, 1787, in Roo" Ho. tBDB and
moved to RoO.. NO. 402 It 1:00 P.... King County Courthouse,
Third and Jam.. Street, Seattle, Woshlngton and closed at 2:00
P.M. ParticipAnts It the public hearing and the exhibits
oetered end e,,'ered Ire listed in the IttHhed minutes. A
verbatim recording of the hearing is available in the oC/ice of
the Zoning and S"bdlvi.ion Examiner.
rINDIHeS, COH,"LUSIOHS . RECOMMtNDATION: Havl"g reviewed the
,ecord in this mltter, the Examiner ";;-~w mokes and enters the
following:
EXHIBIT (L.
rllo NOG. 211-87-R and 786-22
Page 2
~§.:O-(" d,ðpi(L 'L.ð- 7y1-BP, (F-i-')
1. Thi, report adde..ses t"O requeSts,
a.
Reclusllication 01 1406 He.. adjHent to the
?¡.,co County boundory, obutting "en 'v,nue
N.E., feem SR to RS SOOO.
b.
Subdivisien el thH sue pceperty into 50 single
lom;ly r..idon".1 building 10". ";en 0 typico'
lot size of 5,500 squ.re f..t, 'I"ge "oclond
p""rvatien tract, "Ht 'A', is proposed to be
set ..ide. ~~ E,hibit Noo "
2.
Cen".1 ¡nformotion:
ST'"
Loc.tion:
tiE , SE 25-21-)
"otwe" 20th 'venue 5"",, ond
16th 'nnue S,W. I if .."ndedl
'and b«"..n S,W. )58th Ste..t
(il ,,"nded) .nd the Piorce
County lineo
S-R
1< .6
SO
S,500 - Let size is subjeCt te
the appcoval 01 the cezone.
Oetached single-Iamily
residenc..
fedeeal way Wat" , Se""
District
fedecal way WHer , Se""
Di St e i ct
139
1210
Zen i n g,
Acceage:
Humb" el Lots:
Typical Let size:
Pceposed Use:
5e"age Dispesa¡,
Water Supply,
fire District:
School District:
).
Ho Environmental Impact StHement is required. The
Building and Land Development Divislen issued a mitigated
threshold detormlnHlon 01 non-signillcance (HDHS) lor the
proposed development on Narch ), 1987. The HDHS reguired
completion and approval of a ~etland Study and
establishment of ~«land boundarl.., ratings and buffers
surrounding thH portion of the Hylebos Wetland 120 ~hlch
encroaches upon the subject property. Exhibit No.6,
tog"ther with accompanlng wetland inv..tlgHlon and
analysis, satisfies this HDNS requirement. No party oc
agency, filed any appeal 01 the HDNS.
4.
The Ruildlng and Land Development Division recommends
appcoval of the RS 5000 ceclassiflcatlon requeSt, without
conditions. The Division further recommends approval or
the pcoposedplat, subject to 18 conditions addressing
drainage, wetlands protection, cecreatlon requirements,
street Improvement standards, and SEPA compliance.
The applicant accepts the Division's recemmendotions with
the following exceptions:
a.
Recommended Condition ~o. 10. This recommended
~ondltion would require a homeowne,,' assoeiHion
oc .other workable organization. to be
established tD usume responsibility lor Tract
.A. maintenance. The applicant uks thot
opportunity be provided to consider dedieotion oC
the w«land to King County as an alternative to
homeowner association maIntenance.
rilt Nol. 211 .7-R And "6-22
PI9t J
b.
Recommended Condlt!on No. 11. Thl. cond!t!on
"qulru compliance with Kcë 19.38 '...by paylnq
a f.. to the Park. Dlvi.ion in ll.u of providing
on .!t< open 'poce. KCC 19,38. whIch ..eks ro
prevld. land or fundlnq to compensate Cor
cocr..tion !mpact. eC cosldential developments,
accepts only 'dry, levol, ,"d u"ble. land"
acceptable Open Spoce. The propo..d TraCt 'A'
wetland pruervat!on ar.. there Core dou not
nece..ar!ly comply w!th KCC 19.38 .tandard..
The applicant contends, howe"r, that lhere are
approximately lwo acres soulh of lhe wetland,
w!lhin the subject property, whIch are rIal, dry
and u"ble, The area may be used for a
pedutrian/bicycle Coot pathway which may be
linked wilh the neiohboring BonnevIlle Power
Administration ri9ht-of-way for community wide
pedestrian/bicycle "ail network, consistenl wilh
the Feóecal Way Community ?lan, The applicant
..ks for opportunity to demonstrate compliance
with the recreation open space requIrement,
rather than to automatically pay the .Cee in
lieu' .. suggested by recommended Condition Ho.
11.
c.
Recommended Condtion No, 12. The Subdivision
Technical Com";;"ee recomm-;nds Improvoment of
20th AvenUe S.W. from 5.". BOth Street southward
to the north boundary oC the proposed subdivision
with an eight Coot paved shoulder. The applicant
asks to be permitted to overlay the existing road
surCace rather than to construct a wholly new
road, arguing that to tur out the old road and
rebuild it is unnecessary, and exce..ively
costly. Ordinance Ho. 80n,-whlch adopts 'Kinq
county Road Standards: 198" assigns such
technical considerations to lhe County Road
Engin.." The County Road Engineer has authorIty
te grant' variances whe" they are feund te be in
the public Interest, consIdering safety,
functien, fire pretectlon, appearance,
maintainability and seund engineering judge.ent.
d.
Recemmended Cendltien Ne. 16, The STC recommends
that the nact lecatien ef the read Hub
previdlng .ccus te nertherly .buttlng preperties
.hlll be determined by the subdlvl.ien Technical
Cemmitt... Fellowlnq public hearing testi.ony
and argument the applicant and the STC agree thOt
the stub stcoet mly be provided generilly as
depicted in Exhibit He. 6, prevlded that the STC
may require the nerthvard extending Hub .treet
(lBth Avenue S.W. te be lecated .Iightly west of
the lecation depleted In Exhibit Ne. 6--!n the
general vicInity oC proposed Lot Ne. 19. This
location veuld provide .i.ultaneous access lo
beth the Felter and Wuhburn properties. The
applicant I. willing te revise the preposed plat
In thl'. manner.
e .
Utility RequeSt Cer EUe.en!.!.. Wuhlngten
Natural Cu "quuts that a seVen Ceet wide
easuent b. prevlded along all str..t
rlghtl-ef-way to be"ofit III usual utilities.
Thi. is I .tandard precedure common te
.ubdlvl.lon. !n Klnq County. The applicant
npr..... cencern that In are.. ef HOOp .Iop..,
leveling and grading by utility easement holder.
ceuld adversel;.' affect landscaping and drlvevay
acco.. fer individual lots. Tha applIcant
thorefort roqu..ts that utility euuents be
centalned within tho public str..t r!ght-ef-wlY.
rile NOS. 211-87-R and 786-22
Page .
5.
'!though the rederol WAY Community Pion hu bun recently
revised, the zoning on this .peciCic property hu not been
specifically conside..d since it -u cl"siried SR on Jun<
21, 1965. Since the SR 20ne was first applied to this
property, the boundar!.. of the Local Service 'rea
ILS>!--that area d..ignated by the County Se-erage Cen..al
Plan as appropriate for "wer ser'ioe--ha'e oeen .,"nded
to Include the subject property. Since that time,
sanitary sewer "rdce has bun brought to the property
ond substonttol imp,o"monts in 10"1 t"nsportotion
fHil!ti.. h"e occuned. county "pital 1mpro"ment
plans schedule S,W. JI6th Street ",pro,,"ont to four Jon..
from 21st "'nue S,W, to SR " in 1"'.
Other changes in circumstances include substantial pci"to
development in the immediate vicinity includin9
de"lop..nt. -ithin ?ie"e COC"'i, ic,c"diately >outO of
the subjen pcop,rty, " den.iti.. .imil" to tho..
pcoposed in this reclassiCicHicn/subdivision, (1,100
square fut per 10tJ, Large cornme"ial/re"il "eas as
well a multi-family areas have been cl"sified ne" the
subject property, sunounding the S,W, JI6th Streernlst
'venue S.W. intersection.
Changes in county "gulations have olso aUected the
property. 'doption of wetland policies and "gulations
have substatially reduced that portion of the property
which may be develop,d. 'doption of the RS 1000
classification provides an opportunity to d"elop the
remainln9 portion of the property at a density consistent
with the rederal Way Community PIon.
<xcept as noted above, the facts, analysis and
recommendation presented in the Division of Building and
Land Development Preliminary Report dated December 17,
19B7 (published November 20, 1987) are uncontested and
they are Incorporated here by reference. 'copy of the
Division of Bulldin9 and Land Development report will be
attached to the copies of the examiner's report which are
submitted to the King County Council.
CONCLUSIONS: (1 ~"; o.--Q?-/O 6. J.opk! 6¿r 8-1-Bß rp4.")
1. Hylebos Wetland 120 Is a voluable wetland which Is a part
of A si9nlficant dralnAge basin. It is not improbable
thAt,At some time In the future it...y become A part of A
County, .wetland/open space preserVAtion system. ror this
reason, the option to dedicate the wetlAnd portion of the
subject property to King County should r.maln available,
both prior to And following final plat approval. So.
recommended Condition No. la, below. -
6.
2.
The wetland area lyin9 vi thin Tract .,. do.. not satisfy
KCC 19.38. It Is n.ither dry nor usable. Hovever, there
ia sufficient evidence in the record to auggest that some
portion of Tract .,. may in fact be dry, usable and
level. Uthou9h the portion of Tract .,. which is
potentially useful for recreation purposes does not abut 0
public street, there are other benefits It may provide
which' may qualify It as roereational open apac. land u
contemplated by XCC 19.38. spe~iflcallY, tho oppo"unltY
to estAblish A llnkage throu9h Tract ').,' to the BH
rI9ht-of-way, as promoted by the rederal Way Community
plan ~.:ri¡;'¥nting open space credit to the
developer 1 ,a, pedes..:.~.1.,~.,\jb,I.,':J~_e,:"\p.a.thway "~(J:d:e¡":e~¡;,(d
nm~,J"s-,~""":t""'1'th'""J<:~'~'9'~Coun'~,s..t¡'~ndarda . ~ r oeommend. d
Condition No. II, below. '
3.
The roAdwAY plan and profile issues "9ardin9 required
upgrading of 20th 'Venu- S.W. arc t.chnical Issues which
rile Ho., 211-87-R And 786-22
PA~. 5
should be "solvod by the county Rosd Engineer, See
FInding L c., above, and recommended Condition "Õ-:-12,
bel ov,
The ,nor.th.y,ard ..tending ""et ",ub ideriÙiied as propose)
18th 'venu;S':~:-,-a',s,et¡orth--¡'ñ£'hibit 110, 6, vill
sat is Cac.",., ",.. "ro,-, o. 0 .~", ,-00, _:::-~. ~o,.=
north oC the...u""ect property, providd-thot..t.he street
stub i"-Mv-.d vestvard appr08imotely 60 feet. Soe'
reco;;;-;~nded Condition No. 16, belovo -
5.
The provision DC utility easementS vhich are not located
vithin public right-of--.y is the common and normal
practice in King County Cor neighborhood Streets having
less than 60 Ceet oC right-of-vay, There is no general
polley reason vhy this approach should be abandoned in
this case, ., a pranical matte', It provid" (or "'I
utility access, protects Str..t "'tegrity, and reduc"
long term "aintenance coSts. On the other hand, the
applicant's concern regarding utility .."ments aiong the
front seven feet oC each proposed lot may be a legitmate
concern in those unique situations in vhich the
development of such easements "ay vor' a hardship on lot
acce.. or lot development potential. To add".. tho"
ocea..ional special situations the Stsndard practice may
be modified as set Corth In "comoended Condition No. 19
bel ov.
6.
.ased upon the vhole "cord, and according subStantial
voight to the determination of environmental signUicance
made by the Division of "uilding and Land Devolopment, it
is concluded thot approval of the subject action as
recommended belov, vould not signlCicantiy affect the
quality of the environment. All evidence of environmental
Impact "lating to the proposed action and "asonable
slternat,ives to the proposed action have been included in
,the reviev and consideration of the subject action.
, .
Considering the substantial evidence that the subject use
appears not to have been specificaliy considered during
the prior area soning, and also considering the subsequent
'authori..d public improvements, permitted private
deVelopments and other CircUmHances affecting the subject
property it is concluded that the proposed
reclassification as recommended belov vould carry out and
help to implement the goala and objectives of the
Co..pre,hensivo Plan, the zoning Code and other policies and
obje..ives for the grovth of Xing County. The "que"ed
use vill 'not be unreasonably incompatible vith or
detrimental to, affected properties and the general publ ic.
8.
If approved subject to the conditions reco....ended belov,
the proposed subdivision viII co..ply vith the goals and
objectives of the Comprehensive plan, Subdivision and
zoning Codes, and other official land USe <ontrols and
policies of Xing County.
9.
If approved subject to the conditions recommended belov,
thi. proposed subdivision viII make approprlst. provision
for the public health, safety and g.nera¡ v.lfare and for
drainag. vays, streets, othoc public vays, vster supply,
and sanitary vast..: and it viII serve the public use and
inter....
10.
Th. conditions recommended in the Division of 8uilding and
Land D.v.lopment's Preliminary 'eport as amended belov are
in the public interest and are r..sonable require.ents.
RECOMHENCATION:
File Nos. 211-./-R And 786-22
Poge6
REQUESTEC REC~USIrIOTIO!!.
,"PROVE RS 5000 <l..slfi<ation os reqo..ted. ? II' I'i ,L.ð.('e/(
YR'~!i)." ~2.!:.."!. (6)\ð'I~/¡¡;C'.1- 1'/ ) j ,( (, b '
~ ~'1 -iI 1{P \'1"'(," 1<:"- 'Pr-
GRANT' preliminary approval to the propo..d plat 01 lIampStead [,('J.r
Gr..n as set lortn In Esnibit No. ,6 01 this h..ring rHord.
sobjHt to Approval 01 proposed Ordinance No, B7-156 Igranting
the requeSted RS 5000 recla..iIication) and subject to the
lollowing conditions 01 lin,l 'pproval:
~5.
1,
compli'n<e with ,11 platting regulations 01 Title 19 01
the King Coonty Code,
All persons h,ving ,n ownership interest in the subjHt
property sh,ll sig,' on the lace 01 the lin,l plat a
dedioation which includes the loo9u'ge 's set lorth in
King Coonty Coundl "otion No, 5901,
2.
3.
The area and dimensions of all lots shall meet the minimom
reqolrements of the RS 500C :one ol..silica<1on. or shall
be as shown on the lace 01 the approved preliminary plat.
whichever is greater. (Hinor revisions may be
consideredl. Condition on approval of the rezone
appalic"ion.
,.
All constroction and upgrading of poblic and pdvate roads
shall be done In accordance to the standards established
and adopted by Ordinance No. H6J and 5725.
If an area-wide fieo protHtion asse..ment Is aothori..d
by King Coonty prior to final rHordlng of this plat. this
plat shall be subject to any ossessment provided by that
ordinance.
The applicant .ust obtain the approval 01 the King County
rire Marshal for the adequacy of the lire hydrant, water
main, and tire flow standards of Chapter 17.0S 01 the King
County Code.
6.
7.
FInal plat approval shall require foIl compliance with
drainage provision. set forth In King Coonty Code 9.0< and
current storm drainage requlruents and guidelines as
established by surface Water 'Nonaguen" Compliance .oy
result In reducing the number ond/or locstion of lots os
shown on the preliminary opproved plot. The following
<ond!tlons represent portions of the Code And requlruentS
and shall Apply to all plots.
....
( o.
~,
"....
Sulldlng and ~ond'Develop..nt Dlv!slon approvsl
of the dralnoge And roadwsy phn. I. reqoieod
prior to Any construction.,
b.
A apacHe ESC plan for this projHt shall be
sobml"ed with the enqin..rlng phn.. The plan
shsll show acus to be <lured 11Imits of the
<haring) and provide a schedule of <onstruction
«onstru<tlon sequence).
~<J.(,~~tentlon (R/c) fW¡.;\T't'r"ì'".hä'I'î':1;~ ....
10'« te d" fn' t ,i'ctS';"t:u'n,j e s'i"'Yo«, ed"o I tliìñ'>-i...pr-o-vf'í!
Xing County right-of-wAy. Molntenance oeces.
shall b. provided to oIl tadllti... Thi. will
require ~;J.-,~.",~~_çe.., r~dwoy to a I.!, manholes
.(,!!/.~~~,ç¿,.,s"JI)II,s,~~a'I'. o.",~ ~;;.P:r:CTVI'd'H""f a ¡-
m.lntenonce of the enUr. pond.
c.
JtV(
~" I
~\ :
Filt Hos. 2. .B7-R and 786-22
rage 7
d.
Prior to recOrding of the final plat tho..
portions of the ret<nt¡o~I.~..!,.!~>J,Q.J>-LaDI'l-Ity,.-
n«..sary to ,.£E.'\,t,r;;o'I"-"th~'f'low8',dI8ch8rgrng' from
th,e",,~:J.:;~7&ñã"II"be construtted and operational.
._""":;::":",~""""""":'~~'-::::T:;:~~~"""",:-"",~,,,,,,-~-,.,, ,
OII/wU,u¡:;s,eparatlon fadl\th.,~sh'81"l"'b'e..'provlded
at _~~C_h:>,~',I~,t"';;f-'P}!.!":£5',;:-n:t~:"t'~,¿~..ß"alnage ,el.a.."
Irom'the'81t'~:80':cont..lnant8 do not entH
natural drainage featur... In addition to
,standard Kln,9-CouJ\ty_oll/wat,H_..parators" the
'~pPï'rè-";;t"'î~"r:.Qu;i':,e,";';'o,-:p,<:ci~î d'é"'bT~.I,!~Ù,r a t 1 on
pr"I'o/',:to:Td'îíièharge'of ,tormwa¿'.",'rnt'o any
se"sltive area le.g, sttt..."_w...U,an-d,.,~,hk..,,,,--
ttc,' I '. s,,~.~;~,;,0.,f~!rEr_~~,i_ó,~:':i,n_~I_~.d,..';,200"'feet of
broad"'llat'"bot't'om,,,grus-lined"'8wal..1 or
eq'¡'lvalent 'ysrems.
d.
Prior to "ccrding o~ the linal plat thoSt
portions 01 the ,,"ntion/dttentlon facility
necessary to control the Ilows discharging from
the site shall be conStructed and operational.
Oil/watH ..paration ladlitl.. shall be provided
at each point 01 pe«,anent storm drainage relea..
from the site so contHlnants do not entH
natural drainage leatures. In addition to
standard King County oil/watH sep.!.!...ators,.'~"h,e_-
appll can t i~,~_i,f.~,Q~,t,~-J'.¡:~"!'d~."b2.°f~,~t i on
Pr'l":t""-,,o'-nscharge 01 stormwa,e1'lnto any'
re'nS-¡Ú;e area le.g. stroams, wetlands, la>,es,
etc.), Such bloliltraton includes 200 Cte' 01
broad, flat-bottom, grass-lined swalesl or
equivalent sYStems.
f,
Drainage outlets Istub-outsl shall be provided
for uch individual lot, except Cor those lots
approved for InCiltratlon by King County.
Stub-out shall be shown on the engineered plans
and shall conform to the following:
1)
Each outlet shall be suitably located at the
lowest elevation on the lot, so as to service
drains, driveways, YOtd drains, and any other
surface or subsurface drains necessary to
render the lots ,suitable for thier 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 .ach lot shall be loca"d with a
five-foot-high, 2. x ~. stake marked .storm.
'or "drain". The stub-out shall extend above
surhce level, b. visible and be secured to
the stake.
3 )
Pipe material shall con Corm to underdrain
specifications described In KCRS 7.0' and, iC
non-metallo, the pipe shall contain wire or
other acceptable detection Coature.
"
Drainage .asementS are required for drainage
system. designed to convey flows through
Individual lots.
5)
The developer andlor contractor Is
responsible for coor~inating the location of
all stub-out conveyance lin.. with respect to
the utillti.. le.g. power, g.., telephone,
televislonl.
rile Nos. 211-87-' and 186-22
'a9,8
6
All individu.l Hub-outs shall be ,ri.."ly
owned and maintained by the lot home owner.
9 .
In oeme cases, on-site Infiltration systems may
be accepted lor de"ntion lor the lots deponding
on soil conditions. To determine ~suitability
o( the soil (or !nUltration systems, a soils
report that includes percolation "sts and a soi I
109 ta'en at 6-(00t minimum depth shall be
submitted by a pro(essional engineer, or soil
specialist, This shall lnclude, at a minimum,
in/ormation on soil textu", depth to seasonal
high water and the occurrence 01 motrl ing and
Impervious layers, The "port shall also add"ss
potential down gradient impacts due to inc"ased
hydraulic loading on slopes and struçtures. soi I
permeability dota obtai",d from the design of the
septic system may be used for the drpell
"tent ion system, provi'ed data !s submitred
verifying that no impervious layer exists within
6 leet o( the soil surface, If the soils report
is approved, the infiltration systems shall be
installed at the time o( the building permit,
note to this etlect shall be placed on the map
page 01 the rocorded document,
h.
Include vith the drainage plan a downstream
analysis, This analysis must extend lor a
mini..u.. distance of II< mile from the point of
release of each flow discharging from the site.
The analysis must addrea 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 add"ssed with respect to
these sa..e concerns. Hhere this analysis reveals
.ore restriCtive conditions, more stringent
drainage controls may be required than would
otherwise be necessary for a project of this
type. These controls ..ay include additional
on-site rate and/or volume controls, off-site
impeo...ents, oe . co~bination of both. Any
off-si" improv...ents will requite the appeoval
of all affeted peoperty owners.
L
Curcont standard notes and ESC notes, as
established by Building and Land Development
Division engineering covlew, shall be placed on
the engineered plans.
j.
The following notes shall be provided In the "'p
page of the cocorded docu.ent:
11
"Individual lot infiltration syste... shall be
constructed at the tiu of the building
permit and shall co..ply with plans on Hie at
the Public Horks .ecoed Center..
2 )
.All building downspouts and looting dcains
sh.11 be connected to the appeoved perunont
storm dcaln outlet as shown on the appeoved
deianage plans on file with the Depart.ent or
Public Hoe's. This plan shall be submitred
with the building permit. All conn ,crions
must be const,eucted and approved peioe to the
final building Inspection approvaL.
8.
The lollowing conditions specl[ical1y address dcainage
Issues for this partic'ulae plat:
rile Nol. 21!-B7-A And 786-22
PAge 9
a.
Due to the orosion hazard and/or the nHd for
protHtion of propo..d drain/ield a..as, cluring
sholl be limitod to tho.. arus requirod for
construction of roadways and utilities prior to.
recording.
b, The proliminary plat recelued October 12, 1987, shows
a werland locatod within Tract ',,', The final plans
andT,<t'.c,o~d,e,d "lat shall identify the wetland, and a
~5'O-:('~.o ""'bú"('--; "~(rc-m'VèTr"n-d""'d9 e';-"'as-Ha t! u,e"C rowl h
Pro teet i on"c a S <m;'nt "Tr;cp r',m;¡,,"';'l's"-Yö'o.t"'b-Ùil din 9----
s-;Ù,.l",,"'d-i"fTe"'.hã1-¡"";'I'So' be Sh;w'~"'rfom'~h-e-.é'dg'é ~"i the
NCPE.
(he drainage plans shall identity the boundary of the
werland's 25-year floodplain, rill material and/or'
\;' b"ming may be allowed (0: ?ropc"d lot, -nd :o-dw_"
1< WhiCh, are loca"d within the Iloodplain, ,_,_o,me,,~~~tj.!J.9,
,-,".2.1.u1'>e_5hall be provided for propoSed (illing of the
floodplain and othor susonal ponding/storage aroas,
c. The propo..d SUbdivision.,,;,,'i:ta~ns tw~~\l.r~~,e_--o
s..~,b-basins, ,!',e;.el.o", two stormwat",..,-t.acl'l'l'ty,outlets
w d.l""b:?~i r e d' :"""i')"'6Vs'.., ~'..cñarg i n<I".Lr.om the
..';'t7'r'I'ÿ~'i'h~nTO-\I'€nãñd~r-rTë-C"-Å' wi Ù-r,e q woiLe_,
m.rhods for biotiltration, as "f"eneed in Item 71e),
d.
The following sta""nt shall be shown on the linal
plans and "corded plat,
8u11ding Setbacks and Native Crowth Protection
ra..ments
Structures, fill and obstructions (including, but not
limited to dHks, patios, outbuildings, or overhangs
beyond 18 inches) a" prohibited within the building
..tback llne (BSBL) and restrlctod floodplains (if
applicable), and within the NatiYe Crowth ProtHtion
Easnent!s) as shown.
c=
Dedication of a Native Crowth Protoction .asement
(NCPE) conYeys to the public a beneficial interest in
thd land within tloe ea...ent. This interest includes
the preserYation of native yegetation for all purpo..s
that benefit the publlc health, safety and welfa",
including control of surface wator and erosion,
maintenance 01 slope stability, visual and aural
bu/foring, and protection of plant and animal
habitat. The NCPE Impos.. upon all p"..nt and lutu"
owners and occupiers of the land, subject to the
u...,nt, the obllgation, enforceable on behalf 01 the
publlc by Xing County, which permission must be
obtained In writing from the Xing County Building and
Land Develop.ent DIYision or its successor agency.
Befo" and during the cour.. 01 any gradln9, building
construction, or other development actiYity on a lot
subject to the NCPE, the common boundary betwHn the
oa".ent and the atu 01 deyelopment actlYity must be
lenced or otherwi.. marked to the satislaction of .in
County.
I Xing County does not accept dedication or dHdlng 01
Tract "", then a Homeowners "ssociatlon or other workab e
or .nl%Otlon shall be established to the satlslactlon of
Building and Land Development DIYlslon which provides fo
t . ownership and continued ~ n'.n.n.. ~the open spac
a ea' Tract .".. The sóiected association organ,..""""
harter, articl.. 01 Incorporation, or other goyerning
document ,hall authorl~e that association/organization to
II.
rllo No.. 211-87-R and 785-22
Po9. 10
dedicate/deed Trect ',' to Kln9 county or any other public
agency tor recreation. wetland preservation purpos.. at
.uch time as the County or other r..pon.ible public agency
"pre.... willingn..s to accept that deeding or dedication.
The applicont shall pro'ide dry, lHel, usable open space
which p,oddes rH,..tional bendlt or .h.11 p.y a roe to
the Par,. Division in lieu ot providing on .ire open
space, or shall provide some combination thereot, as
provided in KCC 19.38.
12. Twentieth "'enue s.w. (rom S,w. "6th to the north
boundary of the subdivision shall be improved with an
8-foot pHed shoulder on the west side. The east shoulder
width may "ry depending on County Engineer design
approval. These de<ign details, °' other design details
regarding 20th "'n" S,w, improHments, viII be vor'ed
out with the Subdi'¡sion Technical Committee and/or the
County Engine., as appropri"e, and may require variance
(~_reView pursuant to ordinance 8DU.
.'13. Twentieth ,venue S.W. (rom the north bOU,nd,ar"y of the site
to lot 50 of the subdivision shall be constructed to
county road standards, urban neighborhood collector
, ~s. ----:----'- ¿;;f:",,~rõ~: \
, '
1'4. Th. street vi thin the subdivision shall be constructed to
0 county road standards, ..o,uE.,,~I_I~ct,o.r "s_tree< ~,a.n,~~..'.dL
15. Where 20th ,venue S.W. inte"ects with 67th ,venue ILEo
and 25th Street H.E.. streets within the City of Tacoma,
the applicant shall provide a safe intersection. The
construction plans for this intersection shall be approved
and constructed to King County Road Standards and the City
, ,.'» (of Tacom~ standards.
!1~\I1..\~6. Th~,th ,venue S,'W' street stub to the n',o,r,th_pt",b-,Põrty
{II-A, \'\ boundÙ:rwl,LL_b.!',-ie,~erellY as ~..-t forth--In EXhibi: No.6
L~:Q\ .:.v of the public headnq-r,!,co.r.d.:,:e,xcePt that the subdlvlsion
\' '('(' Technical Coomittee".ay require that ,the street stub be
t<:f- \' moved w~ard-.'pproximateIY 60 ,feet In òider--to,p.r,~vlde ,
~¡,-ruture acce.. opportunity for both the foster and' ,
, ashburn properties.
17.
The applicant has cooplied wÙh the condition required by
SEP, which required the completion and approval of a
wetland study and establishoent of the boundary, rating
and buffer around the Hylebos wetland 120. This condition
as oet by the approval of Exhibit Ho. 6 and the Hovember
J, 1987 letter (S.. Htachment 7 of the 8uUding and Land
oevelopoent DlvišT'õn Report).
18.
The subdivision shall be subject to the approval of a
rezone application 1211-87-R, requesting reclassification
froo RS 7200 to RS SDOO.
19.
In tho.. special cu.. where develop..nt of a standard
..ven foot utility easement along the frontage of ..ch Jot
oay inter fer with roasonable Jot acc... or development,
the e....ent requirement for thou affected lots may be
modlt-!ed or eliminated as appropriate to rem.dy the
probable neg..tive Impact of the nec...ary e....ent. In
tho.. special situations the easement may be located
within public right-of-way. In such circumstances, the
e..ement located on abutting lotS would be appropriately
tapered. lefore the authority 9"nted by this condition
to modify the Standud utility e..ement Is .,erci..d, the
applicant must cl..rly duonstrate to the Subdivl.ion
Technical Coomittee that the acc... or deveJopoent
potential o( the affeàed Jot ¡. Indeed diminhhed
adver..ly and .igniricantly.
rile No.. 211-87-R ond 786-22
"ge 11
ORDERED thl. 8th day of January, 1988.
Deputy
Eumln
TRANSMITTED this 8th day of January, 1988, by certifi,d mail,
to the following parties of record:
Rachel A. Washburn
ROy T. Hansen
Earl L. Chambers
Irene Mat<h.-s
Hampstead properties, Inc,
Ceorge Lindsay
R. L. Halvorson
Edward L. Barnard
Willard M. Fenton
Nancy Wi "man
AI Maurer
Richard Friedt
Adoph Plouchard
Richard Carric
B'pn Edgar
John C. MCCullough, Jr.
Dave Allan
TRANSMITTED this 8th day of January, 198B, to the following:
Rick Bautista, King County Building and Land Development
Divis!on
Bernard Thompson, King County Building and Land Development
Division
Peter Dye, King County Building and Land Development Division
Tom Bertek, King County Building and Land Development Div!sion
' P~t Freitag
NOTICE OF RICHT TO APPEAL
In o,der to a,ppeal the recommendation of the Examiner, written
notice of appeal oust be filed with the Clerk of the King
County Council with a fee of ~SO.OO (check payable to King
County Office of Finance) on or before January IS, 1999. If a
notice, of appeal is filed, the original and ó copies of a
written appeal stat..ent specifying the basis for the appeal
and argument in support of the appeal must be fihd with the
Clerk of the King County Council on or before January 22,
1999. If a written notice of appeal ond filing fee are not
filed "ithln 14 cahndar days of Úe date of this report, or if
a "ritten appeal stat..ent and argument are not filed "Ithln 21
calendar days of the date of this report, the Clerk of the
Council shall place a proposed ordinance which Implements the
Examiner's recommended action on 'the agenda of the next
available Council meeting.
riling requires actual delivery to the Oftlce of the Clerk of
tho Council, ROOm 403, King County Courthouse, prior to the
close of buslne.. (4:30 p.m.) on the date due. Prior mailing
Is not sufficient If actual receipt by the Clerk does not occur
"I thin the applicable time period. The Exulner 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 buslne..
, day Is sufficient to meet the filing requlruent.
Action of the Council FInal. The action of the Co~ncil
approving or adopting a recomme'ndatlon of the Examiner shall be
final and conclusive unless within t"enty 120) from the date of
the action on agrleved party or person applies for a writ of
certiorari from the Superior Court In and for the County of
King, State of Washington, for the purpose of rev1e" of the
action taken.
v~
O'i'l,p /
~\f"'"
~
Pile 110.. 211-87-R And 786-22
P.g. 12
HIIIUTtS of 'he December 17, 1987, publ!c hearing on 8ulldlng
and Land Development Dlviaion rile liDS. 2l1-87-R and 786-22.
Rob.rt Stonley TI,u. was ".
participating In 'he hearing
Thompson of the Building and
HcCul1ough of rooter, Pepper
,Edgar, Edward L. Bornord and
hearing ...mlner in 'hi.' maller.
wer. Rich Bauti"a and Bernard
Land Development Dlvlalon: John C.
, Riviera: Ceorge Linduy, Byran
Dave Allan.
The following exhibits were offered and entered into the rocord:
EXh'iblt liD. 1'./ Re'one s'aU report 12/17/B7
Exhibit 11o. lB// pI.. staff report 12/17/B7
EEXxhhlibblltt 1111°0'. 22AB'// Re,one application 4/25/B7
-/ Plat appl!catlon 4/25/B7
e,hibi' No, J/ environmen,al chocUiSt IIlG/B7'
e,hibit liD. 4 (' Hiligated declaration of non-significance
3/J/B7
'Uid..it of poSting 10/29/B7
Revised plat 10/12/B7
Letter from Julian lIiraki to applicant
7/15/)7'!.'--
Leller from King county Soils Conservution
, Service 2/18/B7
Letter from Washing,on Natural Cas 11/6/B7
Assessor's map
Assessor's map of Pierce county properties
HCCullough letter and attachments of 10 page.
12/17/87
exhibi, NO,5,/
~:~:::: ~:: ~,/
tvhibit 11o. Bj
exhibit No. ,/
'Exhibit No, 10
~:~::;: ~:: ;;,/
RST/n
28770
~Cbl+--N, 13.
'br:(J,,+- t-lö' If,
S€.H[~'vI'Qv-J-~.\ ^~<r-.J2 Z/t.z../S8
'ÒF\LI) (cura'>\.4..<.- -to E.¡t... 13
March 9, UBB
OPFICE OP THE ZOHING AND SOBO'.'S'ON EXAMINER
KING COUNTY, WASHINGTOH
NOTICE Of REOPENED HEARING RECORD I AMENDED REPORT AND
RECOMMENDATION TO THE KING COUNTY COUNCIL.
A. RECLASSIPICATION REQUEST
B. PROPOSED PLAT
~
Building and Land Development Pile No. 211-87-R
and 7B6-22
Proposed Ordinance No. B7-156 and B7-157
HAMPSTEAD PROPERTIES, INC.
SR to RS 5000
M'J!
Proposed plat of HAMPSTEAD GREEN
14.6 acres lying between 20th Avenue S. Ii. and
16th Avenue S. Ii. (if extended) and between S. Ii.
35Bth Street (if extended) and the Pierce County
line.
SUMMARY OP RECOMMENDATIONS:
Division's Preliminary:
Approve Rezone, Approve Plat
subject to conditions
Approve Rezone, Approve Plat
subject to conditions
(modified)
Approve Rezone, Approve Plat
subject to conditions (modified)
Division's final:
Examiner:
REOPENED REARINC RECORD:
The revised recommendation regarding the proposed Plat of '
Rupstead Creen which follows is based on th. Building and Land
Development Division preliminary report and on the public
hearing record identified in the Examiner's January B, 19BB
report and recommendation to the King County Council. In
addition, however. this amended report is based on information
received from the appellants of the January B, 198B
recommendation and from a memorandum from the Subdivision
Technical Committee regarding the issue addressed in that
appeal. By this notice, the Examiner reopen. the public
hearing record to accept the appellant's Pebruary 22, UBB
offer to withdraw appeal and the Building and Land Development
Division's March 4, UBB muorandum regarding that offer. See
Exhibit List, page 4, of this amended report and rocommendatIõn.
EXHIBIT .fL.
,---------
'~
786-22 , 112-87-R
Page 2
fINDINGS, CONCLUSIONS' RECOMMENDATION: Having reviewed the
record in this matter, the Examiner now mak.. and enters the
following:
~:
1.
Appellants Washburn and Morrison express concern regarding
future access to their property which abuts the north
boundary of the subject Hampstead Green property. Having
jointly addressed that issue with the applicant's
engineer, the Division accepts and recommends a proposed
plat revision to proposed 18th Avenue S.\!. which would
stub northward to the north HempStead Green property
boundary. The stub street's centerline will align with
the property line which divides the Washburn property and
the Poster property (which abuts the west Washburn
property boundary).
This revision Is set forth.. Attachment A to Exhibit No.
14, and Is attached to this report and recommendation.
2.
Except as may be modified by the above Pinding No. I of
this report, P!nding Nos. I through 6 of the Examiner's
'January 8, 1988 report and recommendation to the King
County Council are adopted and incorporated here by this
reference.
CONCLUSIONS:
1.
Conclusion No.4 on page 5 of the Examiner's January e,
1988 report and recommendation is deleted and the
following substituted:
4.
The northward extending street stub identified as
proposed 18th Avenue s.W" as ut forth in
Exhibit No. 14, and attached to this report and
recommendation, will satisfactorily provide for
future neighborhood circulation north of the
subject property.
2.
Conclusion Nos. I through 3 and 5 through 10 of the
Examiner' s January 8, 1988 report and recommendation to
the King county Council are adopted and incorporated here
by this reference.
RECOMMENDAT ION:
REOUESTED RECLASS I P IC ATION
APPROVE RS 5000 cl..si f!cat!on as requested.
AMENDED RECOMMENDATION:
PROPOSED PLAT
GRANT preliminary approval to the proposed plat of Hampstead
Green as set forth in Exhibit No.6 of this hearing record and
as amended by Exhibit No. 14 (attsched to this report and
recommendation), subject to: a) approval of proposed
Ordinance No. 87-156 (granting the requ..ted RS 5000
reclasaificat1on): and, b all conditions of final approval
which are set forth on pag.. 6 through ID of the Examiner's
January 8, 1988 report and recommendation to the King County
Council, except for recommended Condition No. 16 of that report
which shall read.. follows:
fí6':', The 18th Avenue S.\!. street stub to the north
c:.;; property bound'ary will be as set forth in Exhibit
No. 14, attached' to thh report and
recommendation.
786-22 . ll2-87-R
paqe 3
ORDERED this 9th day at Harch, 1988.
TRANSHITTED this 9th day of Harch, 1988, by certHied mail, to
the following parties at record:
Rachel A. Washburn
Roy T. Bansen
Ear I L. Chambers
Irene Hatthews
Bampstead Properties, Inc.
Georqe Lindsay
R. L. Balvorson
Edward L. 8arnard
Willard H. Fenton
Nancy Wittman
Al Haurer
Richard Friedt
Adoph Plouchard
Richard Garric
Bryan Edqar
John C. HcCullouqh, Jr.
Dave Allan
TRANSHITTED this 9th day at Harch, 1988, to the following:
Rick Bautista, Buildinq and Land Development Divlalon
Bernard Thompson, Buildinq and Land Development Division
Peter Dye, Buildinq and Land Development Division
Tom Bertek, Buildinq and Land Development Division
Pat Preitaq
NOTICE OF RIGHT TO APPEAL
In order to appeal the recommendation of the Examiner, written
notice at appeal must be tiled with the Clerk at the Kinq
County Council with a tee at *50.00 (check payable to Kinq
County Office at Pinanee) on or before HARCH 23, 1988. It a
notice at appeal ia tiled, the original and 6 copies at a
written appeal statement apecHylnq the basis for the appeal
and argument in support of the appeal muot be filed with the
Clerk of the Xing County Council on or before HARCH 30, 1988.
It a written notice at appeal and filing foe are not tiled
within 14 calendar days of the date of this report, or it a
written appeal statement and argument are not tiled 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 recommended action on the agenda of the next
available Council meeting.
Piling requires actual delivery to the Office at the Clerk of
the Council, Room 403, King County Courtho..., prior to the
cIa.. of buain..s (4:30 p.m.) on the date due. Prior mailing
ia not sufficient H 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 busln..s
day is sufficient to meet the filing requirement.
Action of the Council Pinal. The action at the Council
approving or adopting a recommendation of the Exallliner shall be
final and conclusive unle.. within thirty (30) from the date of
the action an aqrieved party or person appli.. for a writ at
certiorari from the Superior Court in and tor the County at
King, State at Washington, for the purpose at review of the
action taken.
786-22 . llZ-B7-R
Page 4
MINUTES are summarized In the Examiner's January 8, 1988 report
and reco.....ndatlon and remain unchanged. excep~ that the
correspondence lilted below II Incorporlted In the hearing
record as a reauIt of thla notice of reopened hearing and
amended report and recommendation.
The following additional exhlbita were o!rerred and entered
Into the record,
Exhibit No. 13
Exhibit No. 14
LeUer from Rachel A. Washburn 2/22/88
Latter from Julian Hiraki J/4/SS
RST,hlm
J OS 9 0
'~CINITY MAr
F~'A'
S3<8T!<ST
ßAMD.STEAD GREEN PTV. #1
Final Plat Map
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995. 73' 51( 355TH STREET
MON IN CASE
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NORTHWOOO II
RECORDIN6 NO. 2934750
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FND STONE HON
WITH "X'
NOY. I \-,a8
1.- - 1.000'
OF BEARING: SEE NOTE 3
DOHL ENGINEERS
500 SO. 335TH ST. SUITE:
ÆOE:RAL WA Y. WA
, (205) 582-4771.
.... .--- ... ...- -
~STEAD GREEN P~. #1
Relationship to Hampstead Green Division #2
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