Res 91-065
RESOLUTION NO.
91-65
A RESOLUTION OF THE CITY COUNCIL OF THE
OF FEDERAL WAY, WASHINGTON, APPROVING
FINAL PLAT OF LAKOTA TRAILS, PHASE
DESIGNATED AS KING COUNTY BUILDING AND
DEVELOPMENT FILE NO. 338-25,
CITY
THE
II,
LAND
WHEREAS, the preliminary plat for Lakota Trails, Phase
II, designated Building and Land Development File No. 388-25, was
approved subj ect to conditions on May 2,
1988,
by King County
Ordinance No. 8497; and
WHEREAS,
the applicant submitted the application for
final plat
for Lakota Trails Phase
II
within three years
of
receiving approval 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 (modified) of the preliminary plat; 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
final
plat
for
Lakota
Trails,
Phase
II,
Building and Land Development File No, 388-25, is
in substantial conformance to the preliminary plat
and
is
in
conformance
with
applicable
zoning
ordinances or other land use controls in effect at
the time of submittal of the substantially complete
application.
COpy
2.
conditions
and
All
recommended
by
Zoning
the
Subdivision
Hearing
Examiner
King
for
County,
Washington, contained in report and recommendation
to King County Council dated April 13, 1988, have
been
satisfied,
the
satisfaction
and/or
of
conditions have been sufficiently guaranteed by the
applicant,
provided
that
the
following
clarification is noted:
a.
Condition 26 of the Hearing Examiner's report
is administratively revised, pursuant to KCC
19.28.050(B) and Interlocal Agreement between
King County and the City of Federal Way, to
require
satisfaction
buffering
of
the
and
noise attenuation condition through dedication
of
Fifteen-Foot Native Growth Protection
a
Easement, rather than the construction of a
fence,
along
the
south
boundary
of
lots
adjacent to S,W, 320th, which easement shall
not
building
setback
adversely
affect
the
lines for those lots.
b.
The open space requirement imposed pursuant to
KCC 19.38 for Phase II shall be corrected to
require the dedication of an additional
.33
acres
of
open
flat,
dry
and
obstacle-free
space property or,
in the alternative,
the
payment of a fee-in-lieu-of in the amount of
-2-
$8,392.95,
3,
Eighty 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,
4.
All taxes and assessments owing on the property
being subdivided have been paid,
section 2.
Approval.
Based upon the above Findings of
Fact, the final plat of Lakota Trails, Phase II, Building and Land
Development File No. 388-25, is approved, subject to satisfaction
of those conditions as contained in the Report of Subdivision
Hearing Examiner dated April 13, 1988, attached hereto as Exhibit
A and incorporated by reference.
section 3,
Recordinq,
The appr?ved and signed final
plat, together with all legal instruments pertaining thereto as
required pursuant to all applicable codes, shall be recorded by the
applicant 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,
WASHINGTON, this
2nd day of
July
, 1991.
CITY OF FEDERAL WAY
{Jo~ ß¡J
MAYOR, DEBRA ERTÉL
-3-
AT'!'EêT:
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
RESOLUTION NO. 91-65
June 26,1991
July 2,1991
91L890
-4-
Exhibit A
,x~
April 1), 1988
REPORT AND
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. KING COU"TY, WASHINGTON .n_._._-
"""""'10" .. "" ~'" """'".
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Building and Land Development Pile No. 308-25
Proposed Ordinance No. O!.-¡'~ --~_..
Proposed Plat ,," -"AKD!~.2.!'.A;~}5.)
37.0 acres lying between S.W. i'¡f'tl~"'::'~'";'s-:-w.
320th Streets, and between 12th and 16th Avenues
S.W. (if both roads were extended)
~~!'..!_9.L_~.££Q.!!..!:1.!£ NO AT .!.Q!!§.:
Division's Preliminary:
Division's Pinal:
Examiner:
Approve subject to conditions
Approve subject to conditions
(modifiedl
Approve subject to conditions
(modifiedl
!'..!'..~.é..!.!'.~!'.:L!'.!.".Q!'.!:
The Building and Land Development Division's Preliminary
Report on Item No. 38B-25 was received by the Examiner on
March 3, 1988.
PU8LIC HEAnIN9.:
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. 388-25 was opened by the Examiner at
9:00 a.m., March 17, 1968, in Room 654, King County
Administration Building, Pourth Avenue and James Street,
Seattle, Washington and adjourned at 9:55 a.m. The hearing was
reopened at 1:30 p.m., March 31, 19BB, in Room No.1,
Eastpointe Plaza, Bellevue, washington and closed at 1:45 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.
PINDINGS, CONCLUSIONS' RECOMMENDATION: Having reviewed the
ë;ëõ<ëì--in-tï;i~lñãtter;--thëEi("mTnerï,o'w makes and enters the
fOllowing:
EXHIBIT -.Æ-"
388-25
Page 2
~§.:
1.
General Information:
STR:
Location:
SW 7-21-4
Between S.W. )16th and S.W.
32Dth Streets, and between 12th
and 16th Avenues S.W. (if both
roads were extended)
SR
)7.43 acres
105
Ranges from 5,000 to 15,000
square feet
Detached sin91e family
residences
Federal Way Water & Sewer
District
Federal Way Water' Sewer
District
No. 39
No.2 1 o
Zoning:
Acreage:
Number of Lots:
Typical Lot Size:
Proposed Use:
Sewage Disposal:
Water Supply:
Pice 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 March 17, 1988 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.
),
Issues were raised by correspondence directed to the
Building and Land Development Division concerning the
adequacy of the roads north of the subject property to
safely accommodate additional traffic without increased
congestion. Roads to the north (primanly 13th Avenue
S.W. and 14th Avenue S.W., between S.W. 312th Street and
S.W. 316th Streetl, are local access streets without
sidewalks. These streets now serve the residential area
and Lakota 'Junior IJigh school, located between the subject
property and S.W. Jl2th Street.
At the March 17,1988 public hearing, the Examiner
requested that additional information be furnished
concerning the existing and anticipated volume of traffic
on the roads north of the subject property, their existing
condition and analysis of their safety for vehicles and
pedestrians.
The evidence provIded when the ~'UbliC hearing was reopened
on March 31, 1988 was that the proposed subdivision will
not adversely impact the conditions surrounding the
school, but will provide some relief of existing
congestion by providing an alternative route to the
south. Information provided by the King county Department
of Public Works', Division of Traffic and planning, was
that more trips would be generated southbound then
northbound. In their opinion, the congestion which
presently exists should be addressed by the Department of
Public Works and the school district, as it is not a
condition which would be adversely impacted by the
proposed plat of Lakota Trails. Similar evidence and
conclusions, were provided by the applicant's traffic
consultant. Existing and projected average daily vehicle
traffic counts for the area indicate present and
anticipated levels of service which exceed the minimum
requirements of the King County Arterial Road Adequacy
Ordinance.
"I"
... ,-;'~\
3 ß ß - 2 5
pa g e 3
4.
Construction of 13th Avenue S.W./S.W. 3J7th Street/15th
Avenue S.W. through the subject property will provide an
additional north-south collector street serving the area
between S.W. 312th Street and S.W. 320th Street. A
neighborhood collector street requires a 56 foo< wide
right-of-way. It normally functions <0 connect two or
more neighborhoods and provide a connecting route to
arterials. King County Road Standards call for a some'.hat
restricted access, with lots to front on local access
streets where feasible. See King County Road Standards,
Section 2.0J, page 10. D;Sign speed is 35 miles per hour.
Due to the existence of extensive wetlands on this
property, there is a subStantial constraint on providing
local access street or cul-de-sac accesses to the lots
which front on the neighborhood collector. However, i<
may be possible, when road plans and profiles are
submitted, to provide additional "eyebrow. access areas.
To the extent that it is feasible <0 do so, such areas
would reduce the number of individual access driveways
directly intersecting the neighborhood collector street.
5,
In the event IL~s"t. ,:A,.,-becomes a portion of iL(egional-
stormwater detention facili,ty,...o separate
retention/detention facility to serve the "subject property
wou ld p'¡'ob'åblY-bècomê-'u;,necessà,y :-"~e,.,_t"J'""
r e UJl,ua.n.J.de.t..en,t.Lon...f,ac,u...i,cy,..t.o--ser ve ,,',he..,sub lec < pr,?pe!.t y
maY,..be..).ocated..in,a temporary...."act..established for <hat
purpose, .the area of which could be made available'for-
addirional residentiaL development at 'such-time as"a,"
regional facility is established within or incorporating""
Tract "A..' 'The'details of this can be work~d out betwHn
the app(icant and the Subdivision Technical Committee.
6.
The geotechnical report provided in 1986 indicates
subsLantial concerns wUh-..re"s,pe"c.Lto ,p,o,ss,~þl"e" ,erosion,,---
during site development, as well as areas of fill whi~h",
must be-addressed"prior' to developmeni:""'rhe"conditions
recommended by the Subdivision Technical Committee address
,these concerns. Any site grading proposed to be
undertaken beyond the limlls õ"õä'¡¡-ánd-õth'e7ï;¡;t
impi?vement"s'(,i.~,'!..~;' lo't'grading) "mu 5 t'::a dhë'r ë'.-:e';; speciLic
pCëëautionary, measures ,to assure that.. erosion and,.
sedimentation of,on-si,te,and oearby wetlands. and ,w,at~r
courses does not occur.
,wO,-"" ..~.-' --..-,,-..,-....-.---
CONC!c'!3.!.Q!:!'~:
1.
"
The preponderance of the evidence is that the proposed
development will 'not have adverse impacts upoo traffic
congestion or the safety of pedestrian and vehicular
traffic in the area lying between the subject property and
S.W. 312th Street. ThIs conclusion is based upon the
uncontroverted expert testimony that the proposed
development will provide an alternative route to the
affected area which will more likely reduce traffic volume
at the intersection of 14th Avenue S.W. and S.W. 312th
Street than increase it. In the event the projections and
analysis of impacts proves incorrect, the primary
responsibility for resolving congestion and safety
concerns that exist in the area is that of the Kin9 County
Department of Public Works, rather than the proponent of
this development.
38 B -2 5
Pa ge 4
2.
If approved subject to the conditions recommended below,
the proposed subdivision will comply with the goals and
objectives of the King County Comprehensive Plan, Federal
Way Community Plan, Subdivision and Zoning Codes, and
other official land use controls and policies of King
County.
J.
If approved subject to the conditions recommended below,
this proposed subdivision will make appropriate provision
for the public health, safety and general welfare and for
drainage ways, streets, other pubiic ways, water supply,
and sanitary wastes; and it wiLl serve the public use and
interest.
4.
The conditions for final plat approval recommended below
are in the public interest and are reasonable requirements.
5.
The dedications of land or easements within and adjacent
to the proposed plat, as recommended by the conditions for
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,
.!!.ECOM~~:
~~~~:H~'~-?:'¿~1~;H:~~t:~YiL~ia8~,\t~~~.~~. ~~.a.~~:..as. -
~!l?_~.i.~.3':_<i.;;.nÚJ.ion~: for:.:.f.i.na.l..pl-at-approv'al:
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I.
Compliance with all platting provisions of Title 19 of the
King County Code.
2.
All persons having an ownership interest in the subject
property shall sign on the face of the final plat a
dedication which includes the language set forth in King
County Council Motion No. 5952.
J.
The area and dimensions of all lots shall meet the minimum
requiremeots 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.1
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.
To the extent reasonably feasibc¡e, individual driveway
accesses directly onto JJth Avenue S.W./S.W. Jl7th
Street/15th Avenue S.W. shall be minimized by the use of
additional eyebrows.
5.
If an area-wide fire protection assessment is authorized
by King County prior to final recording of this plat, this
plat shall be subject to any assessment provided by that
ordinance.
6.
The applicant must obtain the approval of the King County
Fire Marshai for the adequacy of the fire hydrant, water
main, and fire fiow standards of Chapter 17.08 of the King
County Code,
7.
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
'68-25
Page 5
shown on the preliminary approved piaL The following
conditions represent portions of tho Code and requirements
and shall apply to all plats. See Attachment "A', dated
Aprill,19BB. --
8.
Due to the erosion hazard, clearing shall be limited to
those areas required for construction of roadways and
utilities prior to recording. These...clear.ing. limits can
be expanded with the prior approval of the 8uilding and
Lan" Development Division. Any expanded clearing limits
must include an appropriate ,9.rAdlng..p.!J',n...j!nd temporary
_e r os i on/s ed.imen t.at ion"'c'on-trol"p'l'a,,'.>-- ------..,
9.
The applicant can satisfy the King County
retention/detention requirement (KCC 9.04.050.BJ by either
of the following methods: ~-;:::::::.
10,
Prior to road and drainage plan approval, the
applicant may join into an opportunistic
agreement with King County Surface Water
Management Division, King County Building and
Land Development Division, and others in
developing Lower puget Sound Wetland No.9 into a
regional detention facility. The final road and
drainage plans shall reflect the terms of the
agreement. The regional facility shall be
constructed and functional prior to final
recording of the subdivision (KCC 9.104.090.CI.
b.
If the agreement described above cannot be made
or fulfilled, the final road and drainage plans
shall reflect the standard King County detention
requirements for subdivisions. Since thè revised
plat received Pebruary 16, 19B8 does not show
individual tracts for detention, applying the
standard subdivision detention requirements may
result in a reduction in the total number of lots
within the subdivision.
c,
If Lower Puget Sound Wetland No.9 is not
established as a regional detention facility
prior to the recording of this plat, the
individual tract or tracts provided for detention
of storm water from the subject property may be
identified as temporary detention tract(sl, so
that their ownership and availability for
residential lot development could revert to the
property owner at such time as a regional
detention facility is e-stablished utilizing the
said wetland, in a manner which adequately serves
the retention/detention requirements for the
subject property. Details shall be worked out
with the Subdivision Technical Committee.
If the storm water runoff is to be controlled by standard
on-site subdivision facilities, and not by a regional
facility, then no retention/detentionfacility shall be
located within any stream, wetland, or natural drainage
feature, unless approved by the King County wetland
specialist and the drainage review engineer.
Two inventoried wetlands (Lower puget Sound Wetland No, 9
and No. 211 and one uninventoried wetland are locat.d
within the propose" subdivision. To protect the wetlands
and the adjacent property, the following conditions shall
be satisfied:
II.
12 .
) 0 8 - 2 5
Pð ge 6
a.
Pollowing the completion of ð professional
wetland study and subject to the review and
approval of the King County wetland specialist,
the wetlands plus a 50 foot huffer shall he
designated as a Native Growth Protection Easement
(NGPE). An additional 15 foot building setback
line (BSDLI shall be delineated adjacent to <he
wetland buffer.
b.
Poll owing the completion of a 25 year floodplain
study and subject to the review and approval of
the King County review engineer, the boundary of
the 25 year floodplain with a 15 foot 8saL shall
be shown on the final road and drainage plan.
c.
Each wetland and its associated buffer shall be
designated within a separate tract.
d.
The greater of the setbacks described above shall
dictate the final BSBL.
e.
All roadway storm water shall pass through ð
oil/water separator, and at least 200 feet of
biofiltration before outfalling into any wetland.
In addition to the wetlands, three areas of ponding water
are located within the proposed subdivision. Their
approKimate locations are shown on the revised plat
received Pebruary 16, 1988 in the vicinity of Lots 8-13,
Lots 74-76 and 80-82 and Lots 29-41. The following
conditions shall be satisfied:
a. The boundary of each ponding area shall be
---- located by a licensed land surveyor, flagged in
the field and shown on the final road and
drainage plan.
13,
b.
The road and drainage plans shall include a
proposed filling, grading and dewatering plan for
these areas.
c,
Full compensation shall be provided for the
displaced storage.
.---
The revised plat received rebruary 16, 1908 shows the
location of the existing drainage course between Lower
puget Sound Wetland No. 21 (Tract 'B') and Lower puget
Sound Wetland No.9 (Tract 'A'). The following condi,ions
shall be satisfied with respect,.>'o this drainage course.
a,
/'
A supplemental soils report prepared by a
professional geotechnical engineer shall be
submitted with the road and drainage plans and
include the following items:
i.
Rscommendations for backfilling the existing
channel, including surface preparation,
backfill soil specifications, compaction
reguirements, compaction methods and
inspection p,ocedures.
7' i Recommenda'ions for suPPOrt of buildings,
roadways and utilities which are constructed
on or across the backfill.
14.
b.
388 -2 5
Page 7
The final road and drainage plan shall include a
stream realignment and enh,ancement plan. The
plan shall be prepared jointly by a professional
biologist specializing in riparian enhancement
and professional engineer specializing in open
channel hydraulics, The plan shall include the
following items:
i.
The final drainage course shall reflect
the character of a natural stream and
shall maximize the use of existing
vegetation.
ii.
i i i.
i v.
v.
The final drainage course shall not
lower the existing outlet of Lower
puget Sound Wetland No.2!.
The final drainage course shall be
designed to convey the 100 year design
storm.
The final drainage course shall be
located within a separate tract(s)
shown on the final road and drainage
plan and map page. The tract shall be
a minimum of 60 feet in width, with the
boundary of the tract located a minimum
of 15 feet away from the top of each
stream bank,
The final road and drainage plan and
map page shall designate the tract(sl
as a drainage easement and NGPE.
c.
Where S.W. Jl7th Street crosses the drainage
course, conveyance shall be provided for the 100
year design storm.
A natural drainage course traverses the proposed
subdivision in the vicinity of Lots 46-50 as shown on the
revised plat received Pebruary 16, 1988. To protect this
natural drainage course, the following conditions shall be
saUsified,
a.
"...."
The centerline of the drainage course shall be
located by a licensed land surveyor and flagged
in the field.
b.
The boundary of the 25.year floodplain of the
dralnage course shall ¡;-~ determined by the
applicant's engineer and submitted to the
8uilding and Land Development Division review
engineer.
The boundary of the 25 year floodplain shall be
design.ated on the final road and drainage plan
and map as a NGPE. The NGP.E shall be a minimum
of15feetinwidth.
c.
d.
The NGPE shall not be divided longitudinally by
proi>ècEylines, as shown on the revised plat.
The NGPE areas shall be located entirely within
backyard areas of individual lots.
Ali lots containing ~shall have a minimum lot
depth of 115 feet.
..\
e.
15.
J 8 8.. 2 5
Page 8
f.
An additional 15 Eoot BSßL shall extend Erom ,he
NGPE. The BSBL shall be designated on the flnal
road and drainage plan and map page.
g.
A cross culvert sized to convey the 100 year
design storm shall be provided where 12th Place
S.W. crosses the drainage course.
As indicated by the geotechnical report dated February 16,
1988, a ground and surface .water regime exists between
Tract 'C' and Tract 'ß. as shown on the revised plat
received Pebruary 16, 1908. This regime may impact the
integrity of 12th Place S.W. and Lots 51-57 and Lot 61.
An additional geotechnical report shall be submitted with
the road and drainage plans which includes the Eollowing:
a.
Specific recommendations detailing the proposed
construction oE u12Ù."Place.s.;ï,,;---' --
.,--.-.'-----.-
b.
Specific recommendations detailing a proposed
filling, grading and dewatering plan which will
ensure the integrity of the lots within the
vicinity.
c.
Specific recommendations detailing a surface and
ground water conveyance system in this vicinity.
d.
Specific recommendations which will ensure that
proposed design will not alter the existing
hydraulic regimes which currently maintain the
wetlands within Tract 'c' and Tract.B'.
The final design shall be subject to tho review and
approval oE the Building and Land Development Division
geologist and review engineer.
16.
As indicated in the preliminary site geotechnical report
(dated January 19861, surface water, ground water, fill
and fine grained soils characterize portions of the site.
,An additional geotechnical report shall be submitted WhlCh
includes the following:
a,
A detailed evaluation of subsurface conditions at
the location of proposed roadways, buildings and
utilities.
b.
Site specific recommendations detailing a
proposed Eilling, grading and dewatering plan
which will ensure the Integrity oE future
roadways, buildings and,'utilities.
The geotechnical report shall be reviewed by the Building
and Land Development Division geologist and review
engineer, The final recommendations as mOdified by the
Building and Land ßevelopment Division shall be reflected
In the final road and drainage plans.
17.
The following statement shall be shown on the final
drainage plan and map page.
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Structures, fill and obstructions (including, but not
limited '0 decks, patios, outbuildings, or overhangs
beyond 18 inchesl are prohibited within the buildin9
setback line (8S8LI and restricted Eloodplains liE
applicablel, and within the Native Growth Protection
Easements(s) as shown.
380-25
Page 9
Dedication of a Native Growth Protection Easoment
(NGPE) conveys to the public a beneficial intereH In
the lànd within the eàsement. This interost includes
the preservation of native vegetation for all purpose'
that benefit tho p"blic health, safety and welfare,
including control of surface water and erosion,
maintenànce of slope stàbility, visllàl ànd aural
buffering, and protection of plant ànd animal
habitàt. The NGPE imposes upon all present and f"ture
owners ànd occupiers of the land subject to the
eàsement, the obligation, enforceàble on behàlf of the
public by King County, to leave undisturbed all crees
and other vegetation within the easement. The
vegetation within the easement MY not be cut, pruned,
covered by fill, removed or daffiàged without express
permission from King County, which permission must be
obtàined in writing from the King County Building and
Lànd Development Division or its successor agency.
Before and during the course of any grading, building
construction, or other deveiopment activity on à iot
subject to the NCPE, the common boundary between the
easement and the area of development activity must be
fenced or otherwise marked to the satisfaction of King
County.
18.A The following statement shall be shown on the final map:
"Part or all of the lots created within this
subdivision are designated as being in a Class III
seismic hazard area. A special geotechnical report
may be required through the sensitive area review
process at the time of building permit application to
address foundation stability."
18.8 In the alternative, areas of fill and/or organic soils
..---.......-"Shall be removed and replàced with structuràl fiil, to
provide à suitable building site on each lot, approved by
the applicant's geotechnical consUltant and the Building
and Land Development Division. The suitable building site
on each of the affected lots may then be identified on the
£J..at, with improvements restricted to that site.
.JJ-- Street illumination shall be provided at the intersection
of S.W. 320th 1¡treet and 15th Avenue S.W. in accordance
with KCRS .5~'Š:.." .".,.-.....-
".---'-".
2 0 .
The revised plat submitted Febru,ary 16, 1988 shows a road
access stub near Lot 51. The final road and drainage plan
shail provide a storm wat.e.r...c.o.on.e.c..t.i.gn ~tub to pr<>'"-Í.de for
potential future 'devei'opment. ""
21.
There shall be no direct vehicular access to or from S.W.
320th Street from those lots which abut it.
/'Ç\ A temporary cul-de-sac shall be provided àt the east
~ terminus of the stub street in the vicinity of LO~ and
51.
~
23. Provide planter islands in the "eyebrows." The planter
islands within the cul-de-sac/eyebrows shall be maintained
by the abutting lot owners. This shall be stated on the
face of the final plat.
24.
The right-of-way for stubbing the Street to the eaH
property line in the vicinity of Lots 49-53 shall be
widened to 40 feet.
J 0 8 - 2 5
Page 10
25.
12th Pla.ce S.W. shall be shortened approximately 150 feet
and the lots in the vicinity redesigned accordingly. The
redesign must be reviewed and approved by the Subdivision
Technical Committee prior to plan and profile approval.
26.
A fence designed for longevity and noise attenuation shall
be constructed along the south boundary of lots adjacent
to S.W. 320th Street. The design shall be submitted for
r.eview and approve by the,rûTT<¡-¡ñ< ãniil:ãñ"õ!õev';';opm;'-nt"'.
Divis;òn';""-."."'---""'-""-----'.'-"-'..-'.-."--"-----... ..-..-.'
........".,..
27. A Homeowners Association or other workable organization
"';'--' sholl be established to the satisfaction of the Buildlng
and Land Development Division which provides for the
ownership and continued maintenance of the open space
ar.a(sl.
28.
If lot make-up area is required, calculations
demonstrating compliance, including the provision of
sufficient flat, dry, usahle open space, must be submitted
prior to approval of the plan and profile. (This
requirement is separate from and in addition to open space
required in KCC 19.)8). The wetland buffers and drainage
tract connecting Tracts .A' and 'B' may be used for
density purposes.
29.
The applicant shall comply with KCC 19.38 concerning
dedication or payment of a fee-in-lieu of providing
on-site open space, In the event a portion or all of the
proposed Tract 'A' is conveyed to King County for use as a
regional storm water detention facility, the area so
conveyed shall be excluded from the plat area for the
purpose of meeting the requirements of this condition.
30.
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 delineatlon
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,
31.
The rear lot lines for lots adjacent to the wetlands and
drainage channel shall be clearly indicated on the final
plat as the edge of the wetland buffer.
32.
The following have been established by SEPA as necessary
requirements of this development, as mitigation. The
applicant shall demonstate compliance with these items
prior to final approval.
a.
pay a pro-rata share of improving S. 312th
between Highway 99 and 23rd Avenue S. (The share
...Ü-$..1.1..L237.00, based on 105 lots. The amount
shall be adjusted if the lot count changes).
b,
Wetlands - ~ Condition No, 11
Drainage channel - ~ Condition No. 13.
ORDERED this 13th day of April, 1980.
Q ?lC'(2
~ ~5 0' conioo-"":~-~
zoning ùnd Subdivision Exùminer
� �
388-25 Page 11
TRANSMITTED this 13th day of Apcil, 1988, by certified mail, to
the following parties of record:
S. J. (Steve) Fersch
Chcistophec Brown
Rittenhouse-Zeman &
Skip Nolman
Lance Mann
Cecilia Wheeler
Claudia V. Rasmusson
Jeanne eurbidge/SUe
Pac-Tech Engineers, Inc.
Shapiro & Associates
Assoc Linda Du[rischte[
Cary F[edrickson
Bob Scholes
Lawrence C. Danielson
Cary S Ji1L Childs
Wells Michael Mizumoto
TRANSMITTED this 13th day of April, 1988, to the following:
Lisa Pringle, euilding and Land Development Division
Tom eertek, euilding and Land Development Division
Joe Miles, Building and Land Development Division
Pete Hayes, Wallace b Wheeler
Mary Duckan
Pat Freitag
Soil Co�servation District
Dept. of Wildlife
C[egocy M. Bush, METRO
Fedecal Way School Dist.
Gary Samek, Department oE Public Works
Lakota PTA, Lakota Junioc High School
Jeanette Veasey, Ring County Parks
NOTICE OF RICHT TO hPPEAL
In ocder to appeal the recommendation of the Examiner, written
notice of appeal must be filed with the Cleck of the King
County Councfl with a fee of $50.00 (c e�k,w,pa�abl_e, to
County OfFice of Finance) on or before�PRII,,....2.7.,,..1.988,;., If a
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 oE the King County Council on or before MAY 4, 1988. If
a wcitten notice of appeal and Eiling Eee are not filed within
14 calendar days of the date of this report, or if a written
appeal statement and ar9ument are not filed within 21 calendar
days oE the date of thts report, the Clerk oE the Council shall
place a propoaed ordinance which implements the Examiner's
recommended actton on the agenda oE the next available Council
meeting. '
Filing requlres actual delivery to the OEfice of the Clerk of
the Council, Room 403, King County Courthouse, pcior to the
close of business (4:30 p.m.) on the date due. Prior mailing
is not sufEicient if actual receipt by the Clerk does not occur
withtn the applicabTe time period. The Examiner does not have
authority to extend the time period unless the OfEice of the
Cleck is not open on the specified closing date, in which event
delivery prior to the close of bustness on the next business
day is sufficient to meet the filing requirement.
Action of the Council Final. The action oE the Council
appcoving or adopting a recommendation of the Examiner shall be
final and conclusive unless within thirty tJ0) from the date of
the action an agrieved party or person applies Eor a writ of
certiorari Erom the Superior Court in and for the County of
King, State of Washington, for the purpose of review of the
ac:ion taken.
380 - 2 5
p, g e 12
MINUTES OP THE MARCH 17, 1988 AND MARCil )J, 1988 PUBLIC
HEARINGS ON 8ALD PILE NO. 388-25 - LAKOTA TRAILS
James N, O'connor was the hearing examiner in this matter.
Participating in the hearings were Lisa Pringle and Tom Bertek,
representing the 8uilding and Land Development Division,
Christopher 8rown, S.J, (Steve I Fersch, and Michael MlZumoto.
The following exhibits were offered and entered into the record:
Exhibit No. 1
Exhibit No. 2
Exhibit No, 3
Exh i bit No. 4
Exhibit No. 5
Exhibit No, 6
Ex h i bi t No. 7
Exhibit No. B
Exhibit No. 9
Exhibit No. 10
Exhibit No. 11
Ex h i bi t No. i 2
Exh i bit No. 13
Exhibit No, 14
Exhibit No. 15
Exhibit No. 16
Exhibit No, 17
Ex h i bit No. 18-1
Exhibit No, 18-2
Entered 3/3/88
Ex h i bit No. 19
Ex h ib i t No. 20
JNO'C:hlm
31510
Staff report .3/17/88
Application 11/17/87
Enviconmental CheckliÙ ll/17/87
Mitigated Determination of non-significance
2/17/88
Affidavit of Posting received 2/12/88
Revised plat 2/16/88
Letter from Dept. of Wildlife 2/25/88
Letter from METRO 2/26/88
Letter from Pederal Way School District
2/29/88
Letter from 8urbridge/Wells 2/8/80
Letter from Lakota PTA 3/5/88
Letter from King County Parks Dept. 3/i6/88
Wetland .study - 1/30/86
Wetland study addendum - 3/9/88
Geotechnical Assessment. - January 1986
Geotechnical Assessment - pebruary 16, 1988
Traffic study - 8/19/87
Alternative plat design
Alternative plat design
Memo from Gary Samek to Paulette Norman
3/23/88
Letter to Steve Pertch from C.V, Brown 3/31/8B
~I
a.
b.
c.
d.
e,
f.
4 -1-88
~~.u_~
Standard Storm Drainage Requirements (Portion Only)
BALD a'Pproval of the drainage and roadway plans is
required prior to any conStruction.
A separate ESe plao 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 sequencel.
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 15-foot access
roadway to all manholes (R/D). Access must also be
provided for maintenance of the entire pond,
Prior to reèording 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,
Oil/water separation facilities shall be provided at each
point of permaoent 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.
Drainage outlets (stub-outs I shall be provided for each
individual lot, except for ,hose lots approved for
infiltration by King County. Stub-outs shall be shown on
the engineered plans and shall conform to the following:
1.
I
Each outlet shall be suitably located at the lowes<
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 shali be located with a
five-foot-high, 2' x 4' s<a'ke marked 'storm' or
'drain'. The Stub-out shall eXtend above surface
level, be visible and be secured to the stake.
J.
Pipe material shall conform to underdrain
specifications described In KCRS 7.04 and, if
non-metallic, the pipe shall contain wire or other
acceptable detection feature.
4.
DrOlnage easementS are requlCed for drainage sYStems
designed to convey flows ,hrough individual lots.
5.
The developer and/or contractor is responsible for
coordinating the location of all stub-out conveyance
lines with respect to the utilities (e.g., power, gas,
telephone, ce1evision).
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 süiLãbility 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
soil 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 permeability data obtained from the
design of the septic system may be used for the drywell
retention system, provided data is submitted verifying
that no impervious layer exists withio 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 eogineering review, shall be placed on the engineered
plans,
j,
The followiog ootes shall be provided 00 the map page of
the recorded document:
1.
For all lots:
2.
.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'"lon the approved
conStruction drawings I' on file with the
Department of Public Works. The plan 'or these
connections shall be subm1<ted w1th the applicat'on
for aoy building permit. All connections of the
drains muse be conStructed and approved prior to the
final buil~ing inspection approval.'
Por any lots approved for ,nd,vidual infiltration:
'Individual lOt infiltra"on syseems shall be
constructed at the time the residence is constructed
and shall comply with plans on file at the Public
Works Record Center.'
) 0 4 5 0