Res 92-122
RESOLUTION NO. 92-122
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF FEDERAL WAY, WASHINGTON, ESTABLISHING AN
INTENT TO REZONE APPROXIMATELY 29.5 ACRES OF
THAT SITE, LOCATED BETWEEN 288TH AND 248TH
STREETS, WEST OF MILITARY ROAD, WITHIN THE
CITY OF FEDERAL WAY, FROM SINGLE-FAMILY
RESIDENTIAL (RS 9.6) TO SINGLE-FAMILY
RESIDENTIAL (RS 7.2) (RZ-92-001), APPROVING A
PRELIMINARY PLAT OF AN 111 LOT SUBDIVISION TO
BE LOCATED ON A SITE CONSISTING OF
APPROXIMATELY 41 ACRES IN SIZE, AND COMMONLY
KNOWN AS HERITAGE WOODS.
WHEREAS,
the
applicant,
Park lane
Ventures
has
a
possessory ownership interest in a 41.9 acre parcel of property
located on the west side of Military Road immediately south of its
intersection with South Star Lake Road and Interstate 5 overpass;
and
WHEREAS, the western 12.4 acres of the site are presently
zoned RS 7.2, while the eastern 29.5 acres are presently zoned RS
9.6; and
WHEREAS,
the
applicant
is
requesting
a
zoning
reclassification for the eastern 29.5 acres to RS 7.2, and is
additionally requesting to subdivide the entire site into 111
single-family residential lots (commonly known as Heritage Woods),
pursuant to Federal Way Preliminary Plat Application SUB-9l-0001;
and
WHEREAS, the property to be rezoned is legally described
as contained in Exhibit A attached hereto; and
WHEREAS, applicant has applied for a project specific
rezone, wherein the City shall evaluate the applicant's specific
development proposal for the subject property as part of the
COpy
decision on the rezone; and
WHEREAS, pursuant to Federal Way Zoning Code 130.30, a
project
related rezone
is processed according to Process
III
described in Chapter 155 of the Federal Way Zoning Code; and
WHEREAS, after all proper notice requirements, a public
hearing was held on the project specific rezone and Preliminary
Plat Application on June 1, 1992; and
WHEREAS, the city of Federal Way Hearing Examiner, having
heard public testimony and reviewed all written comments
and
evidence
presented,
issued
a
Recommendation
on
Rezone
and
Preliminary Plat Application on June 16, 1992; and
WHEREAS,
the
Hearing
Examiner
recommended
that
the
request for rezone classification from RS 9.6 to RS 7.2 and the
preliminary
plat
approval
for
Heritage
Woods,
Federal
Way
Preliminary Plat Application SUB-91-0001, be approved subject to
the
conditions
contained
in the Recommendation on Rezone
and
Preliminary Plat Application; and
WHEREAS, on June 23, 1992, a Request for Reconsideration
of the Examiner's Recommendation was timely filed by the Public
Works Director for the city of Federal Way; and
WHEREAS, the Request was distributed to parties of record
in accordance with Federal Way Zoning Code §155.65(2) on June 23,
1992; and
WHEREAS, responses were received from the applicant on
June 30,1992, which were also circulated to parties of record; and
-2-
WHEREAS, pursuant to Federal Way Zoning Code §155.65(6),
the Examiner accepted the Request for Reconsideration, but limited
the scope of the Reconsideration to four issues; and
WHEREAS,
on October 2,
1992,
the
Examiner
issued
a
Decision on Reconsideration wherein the Request for Reconsideration
was granted in part and denied in part; and
WHEREAS, there have been no challenges to the Examiner's
Recommendation and Decision on Reconsideration; NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF FEDERAL WAY DOES HEREBY
RESOLVE AS FOLLOWS:
section 1.
Findinas of Fact and Conclusions.
Pursuant
to Federal Way Zoning Code 155.75, the City Council has considered
the application and, after full consideration of the entire matter
on the record before the Hearing Examiner, including the Examiner's
Recommendation
and
the
Decision
on
Reconsideration,
the
City
Council hereby adopts by reference the Findings of the Federal Way
Land
Use
Hearing
Examiner
as
contained
in
the
Examiner's
Recommendation and Rezone on Preliminary Plat Application, and as
modified by the Decision on Reconsideration; both documents which
are attached hereto as Exhibits A and B; NOW, THEREFORE,
section 2.
criteria to Rezone.
The City Council adopts
by reference the findings of specific criteria which an applicant
must meet in order to obtain a zone reclassification pursuant to
Federal Way Zoning Code 130.60, as contained in the Recommendation
on Rezone and Preliminary Plat Application, Finding No. 23
(a) ,
(b), (c),
( d) and ( e) .
-3-
section 3.
Application Approval.
The Preliminary Plat
Application SUB-91-0001 for the subject 41.9 acre, located between
280th and 284th streets, west of Military Road,
in the City of
Federal Way, and commonly known as Heritage Woods, is approved as
evidenced by the city Council's adoption of this Resolution of
Intent to Rezone which
shall
permit the
applicant
herein
to
subdivide and develop the subject property, pursuant to the plans
on
file
with
the
City
for
this
application;
and
the
zoning
reclassification of the 29.5 acres of property legally described in
Exhibit A from RS 9.6 to RS 7.2 is approved as a project specific
rezone.
The approval for this project related rezone shall be
subject to the development of this property in conformance with the
plans on file with the city, SUB-91-0001, and is further subject to
those
Conditions
1
through
18,
as
contained
in
Examiner's
Recommendation on Rezone and Preliminary Plat Application, dated
June 16, 1992, and adopted by reference herein.
section 4.
Conditions of Approval.
Approval of the
Heritage Woods preliminary plat and the project related rezone is
further
subj ect to the
additional
Condition
contained
in the
Decision on Reconsideration of the Examiner dated October 2, 1992,
which
shall
require
as
part
of
this
development
that
curbs,
gutters, sidewalks and bike paths shall be required on both sides
of Military Road adjacent to this project.
-4-
section 5.
SEPA Conditions Incorporated bv Reference.
Pursuant
to
Section
20.130.30
of
the
Environmental
Policy
Ordinance, all mitigation measures of the April 8, 1992, Mitigated
Determination of Non-Significance are incorporated by reference as
condition
of
this
approval,
except
Condition No.
8
shall
be
modified to reflect that the required lane improvement shall be
three lanes, rather than five; and in addition, the Applicant's
alternative pro-rata contribution contained in section 8 shall be
adjusted accordingly.
Failure to comply with mitigation measures
shall constitute grounds for suspension and/or revocation of this
approval.
section 6.
Effect of Approval.
The effect of the
approval of this preliminary plat application and project related
rezone shall be to allow the applicant, subject to all applicable
codes
and
ordinances,
to
develop
the
subject
property
in
conformance with this Resolution of Intent to Rezone and pursuant
to the preliminary plat application SUB-91-0001 approved as part of
this Resolution.
section 7.
Zoninq Map Chanqe.
At such time as the
applicant
completes
development
of
the
subject
property
in
conformance with this Resolution of Intent to Rezone and,
in
conformity with Preliminary Plat Application SUB-91-0001 approved
as part of this resolution, the City Council shall, by ordinance,
make the zone reclassification to the
Zoning Map as approved
herein.
-5-
Section 8.
Future Minor Modifications.
Following the
adoption of this Resolution of Intent to Rezone, the applicant may
apply for minor modifications to Preliminary Plat Application SUB-
91-0001 pursuant to Federal Way Code 130.70 and by use of Process
I procedure, described in Chapter 145 of the Federal Way Zoning
Code, and based upon the criteria therein.
section 9.
Ma;or Modifications.
Following the adoption
of this resolution of intent to rezone, any major modification to
the Preliminary Plat Application SUB-91-0001 shall be reviewed
pursuant to Federal Way Zoning Code Chapter 130.75 and using the
provisions
of
Chapter
130.55
through
.75
as
if
it
were
an
application for a new quasi-judicial project related rezone.
Section 10.
Time Limitations.
The applicant shall
complete the development of the subject property in conformance
with this Resolution of Intent to Rezone and in conformance with
the Preliminary Plat Application SUB 91-0001 within three (3) years
of the date of the adoption of this Resolution, pursuant to Federal
Way Zoning Code 130.80.1.
section ll.
Rezone Map Chanqe.
Upon completion of this
project in full compliance with this Resolution of Intent to Rezone
and in conformance with Preliminary Plat Application SUB-91-0001 as
on file with the city of Federal Way, the City shall give effect to
the rezone by adopting an ordinance which shall amend the zone
classification on this Zoning Map for the property described in
Exhibit A herein from RS Single-Family Residential 9.6 to RS
Single-Family Residential 7.2.
-6-
Section
l2".
Conditions
of Approval
Intearal.
The
conditions of approval of the preliminary plat and the project
related rezone are all integral to each other with respect to the
City Council finding that the public use and interest will be
served by the rezone and the subdivision of the subject property.
Should any court having
jurisdiction
over the subject matter
declare any of the conditions invalid, then, in said event, the
proposed preliminary plat approval and rezone granted in this
resolution shall be deemed void and the preliminary plat and notice
of intent to rezone shall be remanded to the Hearing Examiner for
the City of Federal Way to review the impacts of the invalidation
of any condition or conditions and to conduct such additional
proceedings as are necessary to ensure that the proposed plat makes
appropriate provisions for the public health, safety and welfare
and other factors as required by RCW Chapter 58.17 and applicable
City ordinances, rules, regulations, and shall such recommendation
to the City Council for further action.
Section 13.
Severabilitv.
If any section, sentence,
clause or phrase of this resolution should be held to be invalid or
unconstitutional
by
a
court
of
competent
jurisdiction,
such
invalidity or unconstitutionality shall not affect the validity or
constitutionality of any other section, sentence, clause or phrase
of this resolution.
section 14.
Effective Date.
This resolution shall be
effective immediately upon passage by the Federal Way City Council.
-7-
RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,
WASHINGTON, this ~ day of
October
, 1992.
ATTEST:
~,~~
¡:- CITY CLERK, MAUREEN M. ANEY, CMC
CITY OF FEDERAL WAY
~ 'l/~ JÆ
~ MAY(;F RT T AÐ..Jo-e1
,MelV\!.S
APPROVED AS TO FORM:
\~
A. LAKE
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
RESOLUTION NO. 92-l22
October 20,1992
October 20,1992
la\kathleer\reso\parklane.res
-8-
EXHIBIT A
LEGAL DESCRIPTION
THE EAST 412.5 FEET OF THE NORTHEAST OUARTER OF THE SOUTHWEST OUARTER OF SECTION 33, TOWNSHIP 22
NORTH. RANGE 4 EAST, W.M.. IN KING COUN1Y, WASHINGTON, EXCEPT THE SOUTH 15 FEET OF THE EAST S2.5 FEET OF
SAID SUBDIVISON.
PARCEL C
THAT PORTION OF THE SOUTHWEST OUARTER OF THE NORTHEAST OUARTER OF SECTION 33. TOWNSHIP 22 NORTH.
RAW-.E 4 EAST. W.M., IN KING COUN1Y. WASINGTON, DESCRIBED AS FOLLOWS:
BEGIlINING AT THE SOUTHWEST CORNER OF SAID SUBDIVISION, THENCE NS3'J.4'(.4'E 773.<5 FEET. THENCE
SS6'4,'6"E 654.03 FEET. THENCE S4"S'4iY 207.SS FEET TO THE SOUTH LINE OF SAID SUBDIVISION. THENCE ON
SAID >DUTH LINE N880Z3'41-W 1036.71 FEET TO THE POINT OF BEGINNING. EXCEPT THAT PORTION THEREOF LYING
WITHIN THE FOLLOWING DESCRIBED PARCEL BEGINNING AT THE SOUTHWEST CORNER OF SAlq NORTHEAST
OUARTER, TliENeE NS3'J.4'04"E 773,<5 FEET. THENCE SS8'42'16"E 654,03,FEET. S4'1S'U-W '34.87 FEET TO THE TRUE
POINT OF BEGINNING, THENCE CONTINUING S4'1S'44"W. A DISTANCE OF 72.68 FEET TO THE SOUTH LINE OF SAID
NORTHEAST QUARTER, THENCE ALONG SAID SOUTH LINE N88'23'.,iY. A DISTANCE OF 3S0 FEET. THENCE N4'1S'4"E,
A DIS,ANCE OF 240 FEET, THENCE SOUTHEASTERLY TO THE TRUE roltIT OF BEGINNING ALSO KNOWN AS A PORTION
OF LCT 6 REDONDO HEIGHTS UNRECORDED. .
ARCEL D
THAT PORTION OF THE SOUTHWEST OUARTER OF THE NORTHEAST OUARTER OF SECTION 33. TOWNSHIP 22 NORTH.
RANGE 4 EAST. W.Io4.. IN KING COUN1Y. WASHINGTON. DESCRIBED AS FOLLOWS:
BEGI~:"ING AT niE SOUlliEAST OUARTER OF SAIO SUBDIVISION. niENCE N8S'23'4, -W ALONG SOUTH LINE THEREOF
2:".3', FEET THENCE N.4'15'4"E ~.70 FEET. THENCE S01"0"2"E ALONG EAST LINE OF SAID SUBDIVISION 218.74
FEET TO THE P()INT OF BEGINNING. REDONDO HEIGHTS. UNRECORDED LOT SA. TOGETHER wrn; All. APPURTENA;'¡CES.
HERE)ITAIo4ENTS AND TENEIo4ENTS. ALSO KNOWN AS LOT SA LESS COUNTY ROAD OF REDONDO HEIGHTS
UNRE,:;ORDED. '
PARCEL E
THAT .ORTION OF THE SOUTHWEST QUARTER OF THE NORniEAST QUARTER OF SECTION 33. TOWNSHIP 22 NORTH.
RANG~ 4 EAST. W.Io4. IN KING COUNTY. WASHINGTON. DESCRIBED AS FOLLOWS:
BEGINNING AT TliE SOUTIiWEST CORNER OF SAID NORniEAST OUARTER. niENCE N53'34'D<"E 773.<5 FEET. THENCE
SSS'4;t',S"E E.54.C3 FEET. S44"S'..iY '34,87 FEET TO niE TRUE POINT OF BEGINNING, THENCE CONTINUING
Su,"!:"4iY, A DISTANCE OF 72,88 FEET TO THE SOUTH LINE OF SAID NORTHEAST OUARTER. niENCE ALONG SAID
SOUT,; LINE N88'23'41'W. A DISTANCE OF 350 FEET. THENCE N"',S'u,'E. A DISTANCE OF 2.0 FEET. Tf-ENCE
SOUTHEASTERL Y TO THE TRUE POINT OF BEGINNING ALSO KNOWN AS A PORTION OF LOT 6 REDONDO HEIGHTS
UNRE':;ORDED.
COUT,\lNS ".868 ACRES MORE OR LESS.
Exhibit B
CITY OF fEDERAL WAY
OFfICE OF THE HEARI'\G EXA..\IJXER
In Re the AppliC2tion of
Parklane VenhJres. Inc.
)
)
)
)
)
)
)
)
FILE '::Sl:13 91-0001; RZ-92-000l
FWRE #9 2-~
For Rezone and .Preliminary
Plat Appro-ç-al of that tract
of ¡and kDown as Hedtage ,"','oods
RECO~L\~"DA 110::\ O~ REZO:-.r: A.. '\"D
PRELl\~..L"R.Y PLAT APPLICATIO:--i
1. BACKGROl~1) A..,\1) SD[\1A..~Y OF APPLICA TIO~
T.~t ë.ppUc.z..-:t is p¡-oposing deyt10pme¡¡t of a !llkt si¡¡gk-f',I"iÜly ¡-es:ëe~ti;ù p:eE:T:ir:u)' pJat.
Lî a¿ditio:1, ¡J-,e appUc.z..'1t is p¡-oposing to ¡-ez.cc,e L\e t.a.Sterly 29.5' acres of the site frem RS 9.6
(Si.'1g1e Family Resièen¡j¡;J) to RS 7.2 (Si:-:gle F2.:~:1y Res:èe;;tizl).
II. PROCEDl'R.AL r,FOR\1A. TIO""'-
H~":J.f:g Date:
De:r..isio:1 Date:
Jë¡¡tl,1992
Jë;¡e 16, 1992
At the h~-¡ng Lie fol1o',;.i¡:g prese:1te.å œs¡jmor.y a..-,j eyjde¡¡c.t:
1.)
2.)
3.)
G¡-eg Fewlns, Sedor Pl2J'"'1er, City of Fe.åer-d Way
33530 - 1st Way SOUL;. Fe.åml Wë.:', WA 98003
Tir:1 ~filler, Tramc Er:gl¡¡~r, Cit)' of F~tr-d 'Nay
33530 - 1st Wë.y SOUL;, Fe:deTÙ Wë.y, WA 98003
Joe! Haggud, Artomey ë.t Law (11 Beh¡;Jf of AppEc.a::l)
1515 IEM Building, Se¿nJe, \VA 98101
!.)
Ro;, Flirto:1, PukJ2J',e Ventëres
31620 - 23rd Avenue SOUL\¡, Fe:::er"j Wë.y, \VA 98003
5.)
Doi1 Cë.IT, Dë.."jd E."ê.j,s & Assoc:ë.:es, L,c.
415 - IISL1¡ A."ei1ue S.E., Belk,-.Je, \VA 98004
6.)
DaJe OiR;¡, TeÒ¡¡iC2l Services
J 5559 S.E. 6ÏL1 Plac.t, Bel1ewe, \VA 98005
7,)
KenneL1 H2...'7lj]toi1
28425 ~1i1iw-y ROë.d SOUL\¡, Fe.èm.l Wë.y, \VA 9SC'J3
PARKLA..,E VE:\TCRESiHERlTAGE WOODS
FILE #SUB-91-0001 j RZ-92-0001
F\\1!E FILE #92-~
PAGE 2
8.)
9.)
10.)
11.)
12.)
13.)
Don Fount2.in, Federd Way School District
31405 - 18th Avenue South, Federd Way, \VA 95003
Pat BYI7:e
28216 MiJltuy Road SOUL;, Fe.derd \Vay, \VA 93003
H. David Kap1U1
30240 - 2ith Avenue Sou:..;' Fe.derd Way, \VA 9SC(J3
Craig Wa]te.r
2539 South 2i9th Place, Fe.de.r-.J Way, WA 98063
Da..ì Kolos!.)'
2i841 - 25Üt Drive South, Fe.dtrd Way, \VA 9SC'J3
Carolyn we, Acting City A¡"omey, City of Feée¡-d 'Nay
33530 - lst Way South. F¿erd Way, \VA 98003
At ¡he hearing LÌ1e foüowing exÞibits '.;'ere aò:nj¡'æJ <.s put or the of¡'¡Ò.l re.co,ò of L~,t$e
proceeåings:
1.)
St¿fÏ Report
A.) ..!..ppEcatio.'1 <_.';d P1!t :!I~a;:s (~U >~ cop)' provided 10 t!-.e E~-:r:g
Examiner only)
Vicinity Map
Leg<.1Descrip¡jo.'1
Su'iJ-area Zoni¡1g Mq
Communicaúo.'1S Rec.dvt.d 0.'1 SEP A
April 8, 1992 E.'1vi;'o;;mer,ta.! De~;;;j;;ato:1 oi ~on$ignif¡ca¡1ce
August 28, 1990 'Wda..'id De.ttr¡nina!io.'1, Ir::pact Assessme:H a..,d
Cor¡cep:u¿J Mjúgat3oTl' Report prepared ;:¡y Dayid Eya¡-,s ;;:¡d Assc.cia:es
(copy proyided to He.?r'_'ig Examiner only)
Weùë.J1d Ana.1ysis R¡:.quÌIed by So::Úo;-.s 80.35 !-'id 80.160.4 F\VZC
(adopted 2/2ï/90)
Jurle 19, 1990 'Report of Gooto::h;1k.;:.l I1west3ga¡jo.'1' prepared 'Jy
Gt.etechnical Sm'¡ces (copy FOyjòed to Ew..11g Exa",L,er orJy)
Gt.etechnical AJ12Jysis Required by SO::UO.'1 80,65.1 F\\'ZC
h'iuary 10, 1992 'SignifiCë.J1t Tr~ Survey' Prepa.reD by Dayid Ey;;:¡s a.'id
Associates (copy proyided 10 He.?r'u'ig EXa¡TJner 0.'11)')
h.,'iuary 10, 1991 I¡;s;=lÎon Report of O'J~;-,ed \\'j]cJ;;"e ?repê.re.d 'Jy
Dayid E\'ê.-'1s ê.-'1d AssiXia~s (copy provided :0 He-,-,-j~g E':::.:ü:~er C':;]y)
B.)
C.)
D.)
E.)
F.)
G.)
H.)
1.)
J .)
K.)
L)
P..\RKL\..'ΠVE;\TCRfS,HERlT..\GE WOODS
mE F:SCB-91-0001¡ RZ-92-0001
FWHE FILE #92-4
PAGE 3
2.)
3.)
4.)
5.)
6.)
7.)
8.)
9.)
10.)
11.)
12.)
13.)
14.)
15.)
16.)
)17.)
18.)
J.
M.)
N.)
0.)
1990 Port of Se¿ttJe Part 150 :\oise Exposure ~f2p
Dn.ft 1996 Port of Se¿71Je Part 150 Noise E"x;-~sure )fq
Dec.e1:lber 1990 'Tü.ffic Impw A,:12.Jysis' FtP2Je.d by D::.v:d EV2,;1S 2.;d
Asse>CÎë,es (copy proyiòed \0 Hwwg Ex,,-,,'Û;,er oûly)
Federd W2Y W2,er ê.J':d Se'~'er District 2.-,d HighEne \','::.ter Djs\.i"~et
Cer.iflcates of \V2ter ënd Se'",'er Av2.ÏJëbili¡y
December 20, 1991 'PreE:n¡~uy Drb.::.ge .-'\:.:Jys:s' pre¡:::.:ed by J::e.1;er
Engineering (copy pmy¡ded \0 He¿¡-jng Exë:;,ir.er oû1y)
h'1uuy 11, 1991 '.~",;::.Jysis of Rec;e¿::on 2:1d Open Sp2ce I:np2et'
p;ep::.:ed by Dëyid EY2:1s 2.-¡d Associë:žS (copy p;oY;de.d to He.::...-:::g
EXëJniner onl)')
J2.jUëry 8, 1992 HJS\O~c2.J Sodeiy of Fe-derd ","2Y Le¡;er
J::.,ju2..r)' 11, 1991 'School Access <.nd School Imp2ct An2.J)'sis' p;ep2Je.d
by Dayid Evms 2J,d Asso:i2t.eS (copy provièe.d :0 HwJ.g Ex2.-nber 0::1)')
Letter from Cheryl \\']-,iLow ¡;,¡,d JO;~ì S¡:.eng1er
1990 ADT Subr.Jr.ed by Ti1:l Mil1er
Existing Widening Are¿s subrrJr.ed by Tim ~illler
1991 King Couniy Trampor..;;.;jon PJ::"ì
Letter from :Mr. and :!\irs. 3¡;sh
Mer.,o of ..\,"'.o17,ey Jœl H2gg2Jd, ',;.jL; a\t.?ch:ne~.t.s
Letter from Ecologist J. Maekli:1, s'.¡bmirted by Reo,:> FUtton
Lener from Reb FEtton to He2.r'.:.;;g EX:2."Ti..;er
Utter from PjJèa Sr.JLil
Two overhez.ds submi¡¡ed by D2Je OffLì
Le,ter from Ke",jeÙ H2.T,ij,o.;1
Letêer frOi7l H. David K.?pJ::"ì
Letter from Mjchatl a.!1d k-,ice por..er
Copy of P2Ik ¡;,¡,d O;>en Space Më? submjr~ by D<..l KcJosj,:y
Funner notes of John Spe¡¡gler ¡;,¡,d Cheryl W¡-¿ticw
Memo fro;n G;eg Fewim to He¿"...:,,;g Ex;;.;'TIL,er, d¿:=.j 6/3/92
H::.,-¡dwrirte;1 faxe.d res;>onse of A¡ty, Jœl Hagg<:d :0 Exhibit ¡ 7
P.)
Q.)
R.)
S.)
T.)
ID. FI',DL'\GS OF FACT
Tne ëpplic¡;,¡,¡ hs a possessory owners;,)? ¡¡¡Ieres¡ 1;1 2 41.9 2ere p2Jcel of properîy
Jocale.d or. the west side of MiJit2.ry Road j;nme.diately SC;J'~1 of its inienection wi1h So'-'ih
S:.u l.2J:e Road a...d the L.terst;;te 5 overpass. The wes'æ;-;¡ 12.4 acres aIC presenùy
zoned RS 7.2, while the e.2..Stern 29.5 acres aIe presenùy wned RS 9.6. Tne 2pp]ic~,t
is requesting a zone recJassif:C3¡jO:1 for Lie e.;ster-r. 29.5 acres:o RS 7.2, a...d subdivision
of Lie entire Siie in,o 111 si¡¡gJe.f2..'11iJy res:dentiaJ JoLl.
P.\.Jl.KL\..'\E VE.'\TL'RESiliERlTAGE \\'OODS
FILE #SUB-91-0001; RJA2-0001
F\\TfE mE #92-~
PAGE 4
2.
Th~ northeastern portiO:1 of V.~ P;o?JS~ rez.o~e ue.a is he.<.vily imFcle.d with se:1siúv~
ë-;e..;.s, 1;¡c1\;di;;g \\eiJu;ds <.,-.d ?V:ies. T.-.e cpp:ic¿;.t h::.s prc.;,ostd to prote.ct t.:,ese 2Je:¿S
by providing subs!¿,-¡ti2.l buffer.ng <:.d ..0 èeYe~op".ent wit".::! ~d 2Je:¿S. Th~ appEc<:.t
h:;.s ele.cted to re.quest a rez.o:i~ to RS 7.2 ê..S op;:-:,sed to ch;s~¡-j;¡g L".e deveJop".e;¡t W)Ú~
1S lJJowed u;;èer the Ftderd \'h.y Z1èrhg Cc.:e, cS a ;;;e.::..:-:s cf prc.:ec::;:g se:- s:tl\'e ,,-,e¿s.
Tne re.duce.d setb:;.cks ",-:d lCot s:zzs ë¡;;.c.O¡-jz.ej L-¡ a c]¡;stere.d development could
ëCCOmi71c..j:;.:e :;,ppfCoxima:ely Lc,e ~.:.;:-.e ètr.s:::,' (2.65 Jots ;-er ëere) as is re.q¡;es:ed 1:;,y t~.e
applk¿¡-¡t in ü';e rezo;¡e re.quest.
3,
The' preHmin;;.ry pht map sho'".s pro?o~~ ëcc-tsses o~:o ~C:"-'.l"1 Road H SOUL' 232¡-.d
S~e.tt <..,-,d SeeJL, 284:.1 St¡~t. Lì :;":'::::c':1, a s;;;'J roëd (25~1 ?;:;.~ 50;;,,1) ce.:;.d-e;.ès H
t':~ ;:0,,"'1. propertj ]1-.e. It is <.,-,c;c:;c'.=:j tht L"'¡S ro:;.d ";'OöJd b~ extende.d ¡¡P°:1
development of property to the no¡-u' '.:;~¿Ò :s ë.Jso ZO;¡ed RS 7.2. Ail lots b L'1e pJH
will access onto i¡1t.em?l pl:;.t roads wi'JÒ ëre ccmf¡gure.d ~, a ci::"cuJu pa!tern w:ú cul-de-
S.?cs.
4.
SurroundL"'lg pzoper.....es b aU dl:~:io;,s ë:e z.o..õd RS 5.0, ;'S 7.2, ",-¡d RS 9.6, Except
~~~L~~ ~;';ü~~e t:~;' 0; ;: ~:~.P¡Z~~-,;~e~r~~:~:~~~;; è~~a~~n:;'~~5i:7;~~~~;
Read ue z.o"e.d RS 9.6. SDrrm:¡;ci¡-;g D>:S <.r: ceve10¡:>=d e:r.c1:;sively ',;'::.'1 sbgle-f¡;_¡ToUy
.resiòe"ù?l dwdlings, exce;;t for a Ò\:¡Ò ¡-,o¡-.;-;e.<..st of ¡]-,e s::~.
5.
Be:ca"~e of "",e <;~";;'c.<.r't we,h-.c< /"." ,-.. ,;,. ""e a""Fc¿;t co,-".,.i«:o"e.d a ',;'e:.1ë.;;d
srudy-by D:;.~:¡d -i:~~¡~ ê.;~¡d AS-s~¿~~;: L~.~.:'~'~¿~h p;;p:'~ a <'~~~~d 'deterr-.batio:1
impact 2..5sessme..t ê.;-.d co"cept1;:;.l mi::g:;':OIl' re?QT! ¿¿te.d ,~,":g\:st 28, J 990 (E:>è'1:b:t 1 G).
A compJe:e.d :;.ppljc¿tio:1 for Lc,e re:.o¡-¡~ ë.;-,d s:.;bcivisio:1 W2..5 S:.;br::ll:eJ 0:1 Sep:erT.ber 24,
J 99J. ",-¡d ":"2..5 vesteJ u;¡der Se:c::O:1 80. 2~5.2 of ¡)-,e FlVZC :;.óop:e.d Febr~;;.ry 27, J 990.
The ;:,eiJ<.,¡,ds re?~T! Wë.S :;.uurdely <:.d corr~ùy prepuej Î:1 auorè<.,¡,~ WiLl S.?Jd
s<:Cbon. Tne re'WT! est:Ò13s;-,es ',-c.ët èc¡:r~ ë:e six ',:;:;!;;:¡ès ë..-¡d a :-o¡-,d iot.illi-:g 1.81 :;.eres
D:1 the site, Fo~r of L".e 5lX weÚ:,Cs ë:t co¡;s:óere.d to be regu::;.:e.d ',:,'eùu;ès, ë.:1d 10'¿J
1.43 acres. Apprcx.lrT.?:ely Al ëcres cf ,-'.e ',:.e:lë.,ès ',:,'i::J ':e i::-,;::;.c:::.1 or èis¡õ::;.ce.d by
Lle proposeJ development; .25 :;.eres will be j¡¡-¡pëC:.e.d by the widemng of :!'o1iliLuy Rcëd
SOUL'1 <:.d Vie b:;.J<..,,~ by LC.e cor,s"-,,,t!O:1 of the ?ro?C.~ s:::.èjvjs:o:1. A veri smaU
po¡-¿cn of Vie we!k,d ",'ill be i¡¡-.;ëC:e.d by exC<.HúNl <:.d im:¿lhtion of a re.quire.d
S.?11ÍLuy ~wer lin~ whkh )-.::.s no other rt.ë..<O:1?ble physjc¿J ]C-:.;.¡jO:1 0:1 the site. Propcse.d
Lot 59 is JOC<te.d wiÛ1in the re.quired lCoJ-foot 5.t:bëck ITO;;¡ a ",'eiJë.,ó, ë..'1d T:ìust be
r<:configured.
6.
n.e 2ppljc¿;,t's weth:-.ès exj>e;1 pre;::.:ej a co:,c.epru:J m:c:g?::o:1 p):;.., v.h:Ö propo>es
Lle cré2.toIl of .06 :;.eres of forested ',:,:t!ë.'1d, e:1hë.;'1ce17'.e:,! of .02 :;.eres O'f exi>t.:;¡g
\"eù<."d h?bi'c.:.t, a"d eJùlë.'1c.eme:.t of ,25 ëeres of weù:;..-:d b\:l:er. The adO]):':O':1 C'Í the
P.\RKL\XE V£.,\n-RESiHERlTAGE \,"OODS
mE #SUB-91-0001 j RZ-92-0001
F\\1iE Fll.E #92-~
PAGE 5
proposed c.onceptu.ö.l mitigation pJ2J1 will result in a net Joss of wetJand fu;1ction and
vëJue. In ë.dòiúo¡'), the pJë.J1 does not provide measures for conuolling or encour2ging
pub1ic ë.ccess into or from sensitive wetJ2J1d a;eas. However, these elements win be
co;1siòered in u~e finë.l mjtigë.tion pJ2J1 required by Ù1e co~,òitions con!2..Jned in the
Mjtigë.ted Deter¡¡,.i¡')ë.tion of Non-Sigr,ificë.nce. The ë.ppliCGJ'.t r.<.s ë.grëed to ill co;;ditio¡')s
in the MDNS. Conòitio;1S required Ü1Tough the envÍIonmenw review process ëòequë¡eJy
ëòåress we¡J2Jid impë.cts ë..Ssocië.ted wi", Ù',is proposed deve!opme;;t.
7.
The site h<.s a ";;1edium outside Reèonòo/MiJ:c:1 ch2Jmel ë.cui:er" bfùtrë.tio:1 TGting as
set forLi in the Fe.der.J \'hy Comprehe~.sive PJ2J1 (FWCP). However, to'1e port~on of û-,e
si:.c s¡;bje.::t to this designatiO;1 is L.,e Jo',:,'er eJevation which co~,!..2Jns open water po¡-.ds
2.r,d '",'eu2J1d 2.reë.S ê..J'1d is proposed to be prO1b:te.å <.s an ejwiro;;me¡;tilly sensitive 2.rea.
The proposed design of ü';e subdivisio¡'), including prote.:::]on of Liis portio:1 of L';e site
is consiste.nt with Polky ~'E-I0, F\VC?, which advises Ù1"e. City to limit development 1.:.
active. aquifer re.::h2.rge. 2.reë.S.
8.
The. applieë.nt c.omrnissio;1ed a geo-1b:r.:Jeë.l e;;gin~r',,;g re,?Ort due. to steep sJopes anå
wèÙë...'1òs on the site (Ex.h.ibJt 11). The geo-1b:hnkë.l report reve.2.Jed Liat ..,.iÙ the
exceptiOil of the we.ùands ê..J1d steep slop-:: 2.reë.S there. 2.re r,o u;;usu2.l ge.o-tedmic.2.l
c.o;;òitio;;s 0:1 L!]e site. No signiñCë..it £e.o-1b:h.¡1ic.2.l ir;'(oacts related to òesi£n 2J'1d
c.onstructiO:1 of improvements w¡Lib e;viro;;;;1ent2.1ly ~nÙ¡ve wetJë...id 2.r~ iJ:e
exp"'.....::ted. n,e appliCë.J'.t will be. rtq\Jired to m~t ill rec.cmmer,èations cont4ined in the
geo-tech.'1ic.2.l re;>ort '",'hich 2.re app1iCGoJe to deveJopmer.t ',:,'itr,in 25 feet of ge.oJogicëJJy
h2.Z.2.rdous 2.reë.S. n,e City mëy ëJso requÍIe ûie ë.ppli=t to retaL. the serv:ces of a
profession2.l engineer az1d retaLì or re¡:>!ë.ce vegetaton.
9.
Dë.vid Evê..Jìs ë..nd Associates, L1C., performed a 'signific2J-:t IT~ st\Jdy' in h-:'-'::'.l'")' J992
(Exhibit 1K). Subsequent to L1-¡e date of ~d study û..e "PPDCë.,"1t ÎJ',cre.u~ Lie "",O11:-.t
of O~il Spëce from 11.06 acres to 12.13 acres. F\VZC Se.::ton 90.15.3 req1Jl:-eS Li<.t
25 % of 2.l1 existL-:g signifiC2.Tlt tr~s be më.i!1taLie:j or repJ"c.e.d on û'1e site. The proje.::t
<.s pro;>osed ...'ill r;;e.et L'ìis requirer;;ent ë..id a ñn2.l s:gn~i¡cê..J'1t tree report will be
submjr'..ed with the fLi2J c.o"struction p]2..iS. DeveJopment P;2JiS fer e.ë.Ò LìdividuëJ Jot
will be reviewed for possible pro1b:tion of additionëJ tr=.
10.
F\VZC Se.::t.ion 16,280 requires buf;us from ë..r'æn2.l str~ts or estabJjsh~ ëdjace;;t J<.J",d
uses. Tne appJieë.JH proposes to S2tiSfy this requireme;;t by providing a 20.foot ",,'¡de
Jë..'1dSCGP'"A bdfer ëJong ~EJ¡t2.ry Road Souá The appEeë.nt ëJso proposes 10 r:1<ò.Ín!¿jn
15-fe.et of vegetation ëJong the re.ë.r pro;>erty )iies of Jots adjoining Lie nor~1-¡, SOULl ë..nd
west prop-::rty )i"1es. At Ù1e he.a..ing, i.1 res¡x>nding to the r~uest of Crug W¡Jter, Ù1e
applieë..nt "greed to extend the buffer to Lot ~ 1.
PARKLA,'\E VE:--;rCRESiHERlT AGE WOODS
mE #StJB-91-0001; RZ-n-OOOI
F\\1iE mE #92-4
PAGE 6
11.
12.
13.
14.
David Evans and Associates, Tnc.;prepare.d an inspection r90;1 of observe.d \\'i!òJife,
dated January 10, 1991 (Exhibit lL). Ac.c.ording io the report Lle site provides habi12t
for smaJl mammaJs, rodents, and reptjIes, as well as songbirds a!1d inseçts. T'1e Jetter
Ti1entions observation of "2.., uruder.tif:e.d ',"'ooGpecker." n,e p::e.a:e.d \\'ooèpe<:ker is lis:e.d
as "sensitive" by the Was~,ir.g:on 512:e Departmt¡¡t of'.','iJdUfe. By ktttr da:e.d :!Ifay 23,
1992 (Exhibit 8), ilie person conducting Lc,e srudy, John D. Macklin, cJa.nf:e.d Ü1e
woodpecker sighting by bdicati;:g L'1at it ',:..as most likely a èo'~¡¡y woodpecker or a h&; -,
woodpecker, as opposed to a piJe.ated woodpecker. n,e piJe¿te.d woodpeçker is (
signir"jcamJy Jarger wiL!) very distinctive mar):iJ'¡gs, a;-,d wo:!Jd have been e.asiJy "
recognize.d. Thus, iliere are no e:;&ngertd, Li'lIe.a!ened. or ~nsi:ive species on tJ:e si!e. "
~
The 2pplicam is proposij1g to preserve 12.13 acres (app~o:rj:::ately 29 % of the si!e) 2S
open spae.::. FWZC 16.250 requires Lc.H 15 % cf ¡},e site be :T;:.::,t!.:ne.d as open space.
Tnerefore L!)e applica..it is providing G.1most r,:"¡e.:: ilie ope;'!' spae.:: as re:quire.d by the code.
4.21 acres is designated for uszble ope;'1 s¡ne.::. TI,e appliC2::t proposes to constn!ct a
èo"bJe-wide te~is court b this uszble 2:"e¿ fer public use a.-,d de.dica:e it to '~'1e City.
The proposed plat as subrnir'..ed is cc¡¡siste¡¡t ',:..iLl ¡he req"ire¡¡"e¡-,ts of the FWZC, oj)e;'!
spare gœJs a,¡1d policies of the FWC?, 2:",d ade:q'.!2tely :;:i::gates parks a.:'1d rec:e.::.:ion
impacts resulti¡¡g from Lle devtJopmti1t.
TIJs site js impacte.d by noise fro¡-¡¡ airC¡-oL'1 a.:T.lvi¡¡g ac,d ¿epu-iJ1g f:ow Û".e Se.::.tt2e-
T2coma L-:ternational Airport. TIle appJica.:1t has agre;td to employ a;::'propna:e
constructio;'! measures to re.duce noise ',:,'iLc,j¡¡ homes co;:s".:c:ö.:J on s¡;bd¡"'¡sio¡¡s Joi.5.
ne Fe.:Jerd Way \Vater acid Se',;'er DisL-1ct 2..id L~e Hig;-.:::.e Wa:er District prcv:èe bOL~
sewer ar.d water service to Lle site. BoLl disû-1Ci.5 have s:¡;;:c:e;:t capacity ;0 serve û".e
propose.d development. The 2pplic2.,."t js req'"e.S!Í.,jg excJusive water service from Lie
Federal Way District, ar.d ",'ill pro;>C1e 2.., :"terJoc.aJ age;:cy agre.e¡;¡ent ac'TIenème;:t to
adjust Lie ser,.ie.:: area bounda.-y be.:""~:1 ù~,e tv..o èistric:.s. Ce;tif:caies of water a.'1d
sewer avaiJability were provided by DOL!) districts (Exhibit JD).
15.
Replacement of narural 2:"e.::..s whh pavtd èe...eJoped 2:"e.::.s ',:,'ilJ co,.:ribuie some polb:a:.ts
10 ground and surface waters. The applicant is proPOSLig to ¡;-Jtigate the impact of L":ese
polJU12.nts by insl2J jng oil/water separators in the o:1-site catch basms and/or by usmg
gr~s.lL'1ed swaJes to lr.;..'1sport run-off ir,:o on. site detenDo;)/retenuon po¡¡ds. J2eger
Engine.ering prepared a .prelimir.ary dr<.ir,age 2..jaJysis. (Ex..~ib:t lQ), which provide.d a
technical ar.aJysis of on-site and dowT1s:re.a..~ d¡-<.ir,age con¿i;;ons. TI,e report identif:ed
2.., existing fJooding probJem ne.u the int.ersecuon of Star l.2};e Road and SouLi 272nd
Sueet, approximately 1/2 miJe downsue.a.~, Tne City of FeÙ¡-,J Way has deveJojY..J a
project to relieve. this sitü.a:3o:1, 2..'1d Lle applicam '~'ill cor,û--j~'":e to a por¿O:1 of Lle cost
of Lie propose.d improvemen:.s. The. Ct)' d Fe.de¡-,J \\'ay adC';:ej a surface water des:p
PARKLAXE VE.."TIlliSIHERlTAGE \YOODS
mE #Sù"B-91-0001; RZ-92-0001
F\\1iE FILE #92-~
PAGE 7
16.
17.
manual in 1990 which re.quires improvements such as SUriëc.e wëler de:enuon, bio-
fùtn.uon and oi!hvëter sepërë.Uon. The ëpplic¿;.t's Fopcs.::1 ex~s ;;:ini¡;;um üiresho]ds
of sa.id m2J1uë.!.
The origin21 TO2d bed of "Old Mili!2ry ROëd" is Joc.:.!ed WiL",i:1 Ù'.e p1ët bo'Jnèu5es,
WhiJe tlUs r02d has milil2ry historic21 signjf¡cë.Jlce, it is not identified ëS having a
signjf1C2j,t histcric21 vë.!ue, The 2pp1:Cë::t hu, )-,o'".ever, VQ:~;¡~ly ëgïeW to p1ëce a
permë..¡.ent më.Tker identifying the 10000no:1 of 'Old Milit.ë.Ty RCëd,"
David Ev2J1s 2J1d Associëtes, Inc., preput.è a "school ëcœSS ë,:-:d ~Òool bp2Ct ë..¡Ië.!ysis"
(Exbbit IT). T';js report es!zblishes L':H ëpprcxim,,',ely 93 ~¡-"èer.ts will reside in ¡}-.è
development upon its completion. Ho"';ever, 'cë.S.td ,"po:1 a reÒ,C~D:1 i" L":e number of
lots, the Feder~ Way School District cë.!cu1,,\.ts ü1;"t ëppro::::'"a\.t1y 74 students v,'ill reside
L, the development, The school district st2.\.ts Ù'.ët the L,c~ L, ihe number of students
is rnitig;:.\ßd through the use of cons:r-ùcrion bo¡;cs, imp;:.ct f~s, ",¡d S:zte matchi,g
funds. The District is concerned abo:Jt L'-:e ëc.c.eSS of sruèe:Jts :0 Më::.: Tw2i., EJeZTIe,,\2.,¡)'
Schoo!. WiÙiout ;:.ppropriëte pedestri"" p,,¡]¡s schoo1-ëge c~d:e:1 wouJd be re.quired to
wëlk along 1ill.itë....)' Road South 2J1d So'.!Ll St2r LaJ;e Roëd. n.ese rcëås ë.Te high speed,
hjgh-v01ume ë.r1eri21s, ê..¡d would pos.e a signjfic¿;.t Öê1',ger :0 c:-.iJdre:1. T.-.e appEc2J1t
hëS agreed to provide a y...destria.., P"L1 f,om 22"d Avenue Sou::' to 23rd Court SouLl,
bet",'e,e;'l Lots 35 a..,d 36: L, "ddirio;), L~,e "ppllc¿:¡t hëS 2.gr~ :0 p,oviåe a P"iliWëY
2long ilie l=to:1 of ilie s.e"'..er li¡e L'-:ro'.;gh L'-:e r,o:-~'1e.a.st F-DrnO:1 of üie p1ët whkh \;'i.:l
provide a much shor'ær p"iJI to L'r¡e school.
18.
A sigrufic¡mt issue ngardiJÎg L!¡e interprttz!:iQ:1 of L'1e Feèer.,} W"y Zor:.i:1g Code, L'1e
Feóer~ \Vay Comprehe;1sive PIa.., ¡;¡¡d Ti¡Je 22 of L'-:e F¿e:-.,} Wë.y City Code reZTIëi;1s
unresolved. The City Public Works D;¡e:c:or hëS dete~,ed 1hH the "ppliC2..¡t must
improve 1>-filitzry Ro"d Soüth to a five-]""e rc"d',vë.Y with curts, gD:ters, side',:.'21ks 2J1d
bike p"L'1s 0;1 bOL"! sides alO;1g the sl\.t's e,,!i;e fro"t2.ge. To-,e Dir¡;,::or bëSes his òecisio;1
on FWZC Section 110.25, the City or Fede¡-.,} W"y's Ctl,¡7e,.t S:x-Yeu Tr",,¡spon2.ûo;1
Impreveme;1t Progr.?:.'71 (TIP), ","Id :K:r,g Co::r.ty's furure 1992 T:-~.s?or"¿'::O:1 N'~s
Report (u;1published as yet). The require;¡-,ent for the ""1GL'r¡ ef roë.dw"y is bëSed 0;)
ex1sting 2J1d projected trJfic Jcaòs, ",-,d ¡},e ne:::d fer S2.fe n:r7Úg movements. Tne
"pplicant states that FWZC SectiO:1 J iD.L5 must be re2.d i., conjunc¡jo;1 wiLl the
comprehensive pJêJ'\ 2J1d TitJe 22. \\'11e:1 LÌ1o~ sections <..-e ¡e.::d together the "ppl1c2.J1t
2.fgues th"t it is the wde's intent 10 require LÌ1e 2ppliC2I.t to ming"te trJiic i¡;-,p"ct.s
caused by Ll¡is development, 2.J1d L'1,,1 L'1e ¡¡-dRc imp"ct 2.J1¡;;ys:s (prep2.fed by Dë.vjd
Ev2.J1s & Associates, Exhibit 10) estzbJjshes ¡]¡"t a L'rJIe.e-J""e roë.d with curb, gutter,
side.",'2J.k and bil:e paL; on the west side is sdf:cient to r.J::g:::e ".:.fi;c impë.Cls frcm iliis
subdivision.
PARKLA.'\E VE.'\TL'RESiHERlTAGE WOODS
FIlE #SUB-91-0001; RZ-92-0001
F\\1iE FILE #92-~
PAGE 8
19.
20.
The existing aver<.ge daily lrajjic on Milit2ry Road adjoÏ11.li;g the project site is 16,500
vehicle trips. In the evening pe¿k hour there a;e I ,388 vehic~e trips. Upon development
of u'1is site, traffic on }.fj¡jtary Road '",'ill be increue.1 by 1,1::6 vehicle trips per day, a.r1d
118 vehjcJes è¡;¡",;¡g u'1e e\'e;¡i;.g pe.ak ho¡;r. S2ij CO¡;:;t.s ~~¡O\;~.t to a 6. S % d<iJy
incre.:.se, ;ö.!;d a 9.8% pe.a..\: ho\;r i;¡creue.
The app1ic.a.nt as¡.erts that Mi1it;;ry Road at u~¡js Joc¿iJon is a cojJector arterial since the
Comprehensive PJ~1 map reilects it as such. Ho'",'ever, F\VZC Chart 110-1 jèe;¡(jfies
miner arterials as having aver<.ge daily traffic volumes ¡;'er""~;¡ 8,(0:) vthick trips per
day a.nd 30,0::>:) vehicle trips per day, whereu coib::tor ë::eriais have d2ily û-dñc
volumes of betv.'e¿;¡ 3,OX! 2.J,d 9,00:) vehicle trips pçr d2.y. ~fÜ,1èT arterials are åefl!:e.d
as "L,Lra-community roadways coi"uJectbg community centers and facili'Jes, " whereu as
collector arteriaJs are defi..,e.d as 'intra-community ro~å""'ays connecting residential
neighborhoods W:L\¡ community centers a..ld faciliùes." BO~1 t)?es of read are pu¡ially
controlled ',;:ju'¡ L,fTëquent access to a\:"""i;,g pro:¡:.erJes. Eased UPO;¡ t.;:e above
åefL"1iùons ë,.,d u-Jiic veluffies, :!>1ilit;;ry Road SouÜ1 is a r".:.nor arterial. Tne
comprehensive p1"" map is a generalized map which identifies gener.Jly 'which roads are
pri..Jdpal ar"teriaJs, collector arceriaJs, ""d mL,or 2Ileria1s. However, t)¡e specific
c1assific¿tion criteria is found Lî FWZC Chart 110-1. TI,e exisùng u-Jf:c volume on
Military Road SOUL ¡ gre.:.ùy exœeds the û-Jiic volumes syeci;:e.d for a collector 2I'.eria1,
a..,d falls withLï the aver<.ge daily trJfic volumes of a ¡¡-¿;,or ar.eriaJ.
21.
The MDNS con!2i:¡s six off-site trJiic miiJgation me.asUTes which the applic;ö.!;t has
agTee.å to p"-rform. Tnese meas'cres are as foDo'",'s:
a.)
b.)
c.)
d.)
e.)
f.)
conû-:ibutir.g SII ,603 as its PTO-r<.ta conû-ib1Jt:o;¡ tc""'ard j¡-;¡proY~:7:~n!.s b
Military Road from I-5 to South 2S8th Su~t;
paying Military Road SoU!h fTom L'1e norc; ""d sout;'¡ ~rmj;-j of L'1~
¡equire.1 right-of-w2Y lmproveme;¡t.s a.buttr g ¡},e site;
consu-ucting a noru~bound Jeft 1.1.1.1,1 Ja..,e 0;1 ~.ülita.¡)' Road SouÙ at th~
inters.ection wiL'1 Star 1.;;J:e Road; .
coordinating wjth the City a.nd King COU¡;ty to modify the sig;¡a1s at SO1Jth
2SSL\¡ Street a.nd SOUL\¡ 272nd Street;
desig;¡ ...-,d construct a trJfk isla..,d ~,d siFage at L1e L"1tersectJo;¡ of
SOUL\¡ 284...1 StreeV:!>1ilitary Road South to ;o~t~ WeS\bOlmd u-Jñc from
SOUL\¡ 284L1 St"eet right o;:Jy onto MjJi:.a..-j Road So'C;j¡;
prepa:e 2.J,d subffiit for 2pproval a u-c.J1SjX1rL.?bO;¡ :7:a..12geme¡;t pJa..ï !hat is
a.uep12bJe 10 Me¡¡o 2J1d the City.
PARKLA...'\E VE.'iTCRES/HERITAGE WOODS
FILE #SVB-91-0001; RZ-91-0001
F\ŒE FILE #92-4
PAGE 9
22.
23.
The appJjc2.nt disagrees with Finding of Fact #12 in the ~ID~S which S!2.tes that FWZC
Section 110.25 requires the COi1Sù-ucúon of a ñve-J~e arteri¡J road secúon ¡Jong the plat
f,on!2.ge with MiJjtary Road SOUL\¡.
Concerns raised by spe.a.kers at L1e he¿,-',ng to ¡ncJude the ap?;j~1t's tr2f¡jc expert 2..'1d
citiz.ens of ùl¡e ana were aèd,essed to 6e iive-Ja¡1e read s~tO:1 re.quireme;¡t. Testimony
indiC2te.d L'1at Military Road i~ ba.sic.aDy a t'.;'0-Ja.1e road ¡"or i:s e:1tiïe Je:1gth, except for
intersectons where it is wióene-.d to ù\ree Jar,es. Widening ~EJitary Road to five JaJ".es
',;'ill G~te "', unnec.essa.i')/ swath ¡J-¡¡o¡;gh Ù',e cc;¡-,munity si;;]i:u- to SR99. SR99 ",¡d I-5
<:e designed for high volume l'1roug)]-~"f¡":c. 1};¡sate cor.~:::o::s wi}! be cr~:ed by
CO;¡strùcting a short ñve-J",-,e ,cad =':0:1, w¡.Jcll will r..t..=..., L'.at trJf:c wi}! move fror;¡
a two-laJ1e configunúon lD five ja.,es ¡J-,en back to t.;.o 1a:-,es. Vehicles will nce to get
ahead of oÙ',er vehjcJes to have better a=ss to ¡J-,e trJ;:c Eg~;t at South 2SSth Street.
Furthermore, widerlÏ.,¡g 1illit.ary Road ',;ill adversely impict ;-.o\lses on bOLl¡ sides of L!¡e
read.
FWZC Socton 130.6a ~t.s for~1 t);e criteria ",'¡'¿ch an app]ic¿-.t must meet b order to
ob12.iï 2. zone recJa.ssir:C2to;1. E¡di;-,gs re:o,uire.d by s¿id sec:OTl u-e hereby made a.s
follows:
a.)
b.)
The Fopose.d rez.o::e is b t,';e best i¡1te,est c.r ¡J-,e City. Lï adèJ'do;1 to
developing tl¡e site i...ï a=rd",¡ce with all City codes a.¡d regulato;1S, the
appEc¿¡-,t is F°..-ièi.;;g 2Jmcst ¡-.;'ice L';e O~:1 s;:au re.q'ù:red by appEcabJe
codes, aJ".d is ccnsU'ùct..¡g a doubJe te¡-c:is court OTl 4.1 acres aJ1d
de:éiC2Ù,,¡g ilie improvement¡Jong wit'; L',e acreage to !.Ì;e City.
Fur~l¡e!TI1ore, ilie appliC<.J',t is buffering exis!i.-,g aèjoir:ir:g åeveJopmer:t.s,
p,otxtll-:g ~d restoring s.er.sitive <:e.a.s, ",¡d providing walkways to er:sur~
saf~ a=ss to schools.
The rezo;¡~ will correct a zor:e cJa.ssi¡jC2to:1 or zor:e boundary ¡.I¡at wa.s
inappropriate when established. The site is Jo;ated wiL':in the suburb",'!
residemj¡J ]a.¡d use cJa.ssi;"icatio:1 of the compr~~.ef,si\'e pJ"". BOLi RS 7.2
~d RS 9,6 si:1gk-fa.-nily zones a;-e ~Jowa.bJe wi¡.I¡i." ¡his cJassjficabon.
The proper:ies adjoining Ù'.~ south ""d west of t.~~ site <:~ currently ZO:1ed
RS 7,2. The site itse]f is spl.it-ZO:1ed, with approxin-.ateJy 30% being
zoned RS 7.2. The RS 9.6 properties ue ge::e¡-,JJy jOC2te.d e2.St of
:Mili~ Road, wiLi L~e smüer Jots siz.es 0:1 Lie west side of Mj]i!2.ry
Road. The ZO:1e redassi¡jcaúon wouJd wo";" co::-.pan.bJe de¡;siry and
åeveJopment sW1duds L1;oughout Ll¡e entll-e si:e. As p,eviousJy St2ied Lie
appJica,t ha.s l\-¡e optiO:1 of c]us:erir.g the subÒisjO:1 desig;¡ :0 obtain a
de:1si:y '...hch is co;:-,;;a;-.,bJe :0 L'";e RS 7,2 ¡:.çr,;.-,g.
PARKLA..'ΠVL~T1.;lU:S/HERIT AGE WOODS
F1lE #SUB..91-0001 i RZ-92-0001
FWHE Fll.E #92-4 '
PAGE 10
24.
c.)
The proposed project complies WiL; Ü1e Fe.derd \'hy Zoning Code in ;:]1
respects.
d.)
The site pJ<.n is designed to IT'.irurnize ill 2dverse imp2Cts on developed
properties Lî Ü1e ij¡jmediate vkL-uty.
e.)
The site p¡aon is designed to ¡,ÜrJj¡jize impzc'cS \1;:>0:1 public sen°ices "-,,d
uiilii:Jes. Lï fact, no jj¡jpacts to public serykes hzve be.e:1 ide;, ;jf:e.d.
The applicant had two commuruty me.eti.,gs 2..îd addressed co¡¡cerns r.Jse.d by
surroundL"1g residents. Tnere CO:1~;ns L'1cluded trJñc,' wiJdU;e h.bi\2.t, proto.:t.!on of
sensitive Ue.ë.s, existing èr.Jnage prob!ej¡js, md ¡} e lack of p2jks. The site is Ioc¿te.å
approximately 1.25 miles from the nezrest local puk. However, ¡},e 2pplie<..."1t C2.ru1ot be
requiIed to sell ':'le site to Ü1e City, ¡¡or t'-.e City be requi:'ed ,0 purch.se '""is si,e for a
P2jk.
IV, CONCLUSIONS
1.
In the circu12tion St:Ction of L'1e Feòerd Way Co;nprehensive PI2..î ü';e folJowing
s\2.te;nents ue made on pages 29 2..'1d 30:
"Trd"iic ij¡jp2cts cre.ated by developj¡jents shou1d be rrúúgated by Lle developer.
On Ü1e OLler h2..'1d, existi.'1g trJrlc deflcie:1cies should be addresse.å on a broader
=1e, Îl1cludiI g mirig2rion by L1¡e Ci')' of Fe.derd Way. Irr.p.-ove;nents 10 L'¡e
tr~'1spor!2.rion system in Federd V'hy should be ¡Ú:~'1ed ,,-,'1d åesigne.d b a
regionà context. . . .'
Policy T-12 of Ü1e comprehe¡¡sive p1m s\2.tes Ü12t the City should "require miiigaiion of
direct tr<.Jìsport2.rion imp2cts cre.aled by new development." The cD;";1prer ensive pJ2..î
CO:1tempJ2tes ':'12t åeve10pers will 2ódress tJ- e direct impzcts of L1eir pu"t.ic1.:!u
óeve1opment on ':'1e public road system, whi1e region;:] <.nd existing problems wouJd be
addressed by Ü1e City.
2.
FWZC Secrion 16.300,30 requires L12t ill st"eets 2buni:,g a proposed subdivision be
i;";1proved in accordance witl1 Ch2p:er 110 of the Fe.der.:l Way Zoni:1g Code. FWZC
Secrion 110.05 es\2.blishes Ü1e requirements for Ü1e improvements 2..'1 2ppJiC2Jjt must më.ke
wi,J,in rights-of-way adjacent 10 Ü1e propored subdivision. FWZC Section 110.25(1)
S\2.!es ¡os foUows:
PARKL\..""£, VE.~TFRE.S/HERlT AGE WOODS
FILE #SlJB-91-0001; RZ-92-0001
FWHE FI1.E #92-4
PAGE 11
"Gener2.1 - The DeveJopment SI¿J1d2Jds portJon of ch2Jts 110-1 ~d 110-2
est2blish the improvements th2t must be inst.2..i!e.d, b2..S~ on the cl2..Ssific.2tio;¡ of
the various rights-of-way wiÜ¡in the City. The applic.G:.t sh2.JI, consistent wiLl, Ù'.e
provisions of this Ch2pter, install ill i¡;¡provements es!.<.blished in ChalcS 110-1
~d 110-2 2.Jong the enilie fwnt2.ge 2J',d .",.j¿¡h of e.;.ch righ t-of-..'..ay , oÙ',er L'1~,
alleys, th2t ë.buts the subject pwperty. .
Chart 110-1 illows three-I~e, four-J2J1e, or five-J2J1e minor ë..:~~ri21 r02ds. Tnere ue no
tests or guidë..:'1ce ret fon..1 in said chë..:"1 to identifj .",.r.ether a :.h:e.e, four or nVe-1ë..:ie ro2d
is appropn2te for a deve!opment. As previously st2.ted, L':e Ç.O¡¡,,;prei:ensive ph.., st2.tes
LI,2t developers should be respo;¡sj'ole fcr ;nj¡jg2tLïg, ,,~.e Î;¡',P2Cts of :.heiI o',,'n
development. L, 2ddirion, Title 22 of L~,e Fe.de¡-.:..! \'hy City Code is en!iùe.d ":!'-leL~,ods
to :Mitigat.e DeveJopment Impacts.. Se:::ion 22.10 st2.tes L':H it is Lle purpose. of tJ-js
section to "provide 2.Jtern2tives for prospective develope'rs of J~id '"..iL~i¡1 the. City to
iTJtigat.e the direct impacts that have been specifical1y ide,.tified by the City 2..S a
cons~uence of proposed deveJopmer,t.. Lïclude.d ,:,:itJ-¿, L':e hr,p2cts identified in së.:d
secrlO;¡ ue screets, illeys, <Lid OLler p"bEc Wë.ys. Se::t:iO;¡ 22.50 st2.tes, L. part, ë.S
follows:
"The off¡d21 or body chuge.å wi,,1 g¡-cJjMg ûie neœss¿.¡'")' 2p,,;,ov21 for a proposed
development shall review 2.., ë.?pbC<;",t's proposzl for'iT.itigë.ting ~'1y jdentir:e.d,
direct impacts. . . . . No offid21 or body shall ap?,ove a deveJopme;¡t ur:Jess
provisio¡;s hve bee;¡ J"j¡2de to iTJ::g2te ider,rl:':ed d::ect i;;-'P2cts t.':2t ë.=e
consequences of such development. . '
3.
The Ff:deru. Way Comprehensive PJ"", Ch2pter 110 of L':e Feèe¡-.:..! Vhy Zoni:',g Code,
and Title 22 of t.'ìe Feder.:..! YÚy City Code must be re.õd togeû'1er ;;:,d consisttr.üy if
possibJe. In reading thes.e sections together, Chë..:"1 110-1 provides 2.item2ï:ives of L'1r~,
four, ê.J1d five-jê.J1e r02ås for ¡¡¡inor 2J"æriaJs. Tr,e coiT pre~'tnsi'.'e pJ"..'1 and TitJe 22
pro-..ide guidë..:,ce to the Public Works Dire::\or ê.S to wrJch widL'l shouJd be rê4ui:e.å
b2..Sðd upon the direct impacts of ¡j-,e åeve]op:-¡,e¡¡t on t.~.e existing r02d system, i" t.~Js
=e Militzry Road SOUL\¡. Such L-iterpret2.:o;¡ is co;¡s:ste:-.t '~'i,;¡ Sou¡)l',,~ck v. utev 58
Wn. ADD, 886 0990); Cobb v. Snohomish CountY 6-i. W~. ADD. 45] !J991), ;;r,d
UnHmited v. ](jtsaD CountY "0 Wn Any. 723 !J 988).
4.
The applicant's traffic study proyides tr¿f¡c Ç.Our.ts ë..:,d a leye) of service ê.,;aJysis for the
number of ]ê.J1es required for ~fili!2..j'")' Ro"d SouL1 folJo",,'L'1g ceveJopmer,t of L'-:is project.
The traffic study establishes ,,'-¡at a Ù"Jee.l;;:,e IO2d is more th<..l adequ21e to hê.J1cJe tr¿fic
i:1 e.ach èiIection, pJus verucks tur.Jng ]eft 2\ e<.ch pJ2t access. The 2..'l2.Íysis es!2blished
2.., LOS E for both plGt accesses onto ~1jJjtary R02d SO\;~"'. Ho',,'ever, a gG? s1udy
perfoIme.d by the traffic e;¡gjr,e.er ¡en.2Jed L'-:21 !here were cr,Jy 1:; ;¡:i;¡u:es cur.r.g L':e
PARKLA.'\E VE."HCRESiHERlTAGE WOODS
mE #SL"B-91-0001 j RZ-92-0001
Fì\1iE rn..E #92-~
PAGE 12
evening pez.k hour which do not provide ade.q¡;a:e time fer n;;;¡i:1g movements. i'1 the
morning pe.:k hour only 9 minutes were unav~Jable for left ~Jms. There ue ade.quale
gaps for left turn movements. The engineer used 7 seco:1Cs 2.S 2n adequate gap for
turning movements. These gaps ê.J"e c¿use.d by Lle p)a:oon;.,g of C<.IS from ne¿;-by tr¿ffic
signaJs. The trJfic engin~r recommended a curb, guner, side',';;ùJc, 2..'Jd bike Ja..-,e aJong
Lie west frontage, plus a center t'~rn pc'Y.ket for e.<.ch pla access. His opinion W2.S th2t
no curb, gutter, sióewill:: 2nd bike paL1 W2.S re.qui:ed on the e.;st side, 2.S it would not
serve this development.
5.
The Publk Works Dire,;:tor did :1ot c::<.ile:;ge L'-.e u-cSf¡c s:-.:èy, bët b2.Sed ~is deds:on 10
require the five-Jc.r.e road on û-cific pa:-:effis, ir.,prCye;7;e.,ts :"'1 o:.~.er 2.Ie2.S of Lie City,
ùie King County Tr<.J1sp-crtztion nt.eds re¡>crt, 2nd Ü,e City's tr<.J1sportation 2J:d
improvemer.t pl2..'1. The TIP, 'whiJe ;:01 a subslibte fer L~.e compreJ;ensiye 1'12..'1, is
adopted by the City of Federd Way City Council. Howe\'er, Û'ie TIP is dire.:te.d towud
public system-wide tra.nsport¿,tion pJannL'1g ê..'1d ne:e:ås. It is :;01 concerned with dire.:t
plat impacts of private development. The TIP does not co::s:éér Lie spö:jf:c impacts of
e.<.ch development in determining requi:ed improvements. For exa;r,ple, if Lie appEc.;.nt
had requested a down zo¡;e to rrJr..!müm I-acre lot sizes for ¡he pu;pose of developing
"r<.J1cheë.es. ë.r,d Üms developing Lie site into possibly 20 or 30 sL"1gle-fë.mUy ,,;sidemi21
homes, under the TIP a.:1d KL:g County Trai1s?C,r'.2.ton re:¡:.o:1 ,,~.e appEcë.r.t "';ould still
be requi;-ed to improve Milit.2...')' Rcë.d SoULi to ¡'¡ve J2!'.es. T;,erefore, D2.Sed upon Lie
appliCë...-¡t's trdf¡c study 2.I.d spedfic.ë.lJy, Exi'jbit A to E,:.iibit 7 of th3s reco:-d, )-.(;;;t.2...')'
Road SODÜ¡ 210..g ,,~,e proje.:: fTo.,:.age ',,;i] oÿeTë.te aèeq..;¿,te]y '",'i:'l a L~-=~.l...-;e cross
se.:tion WiLl curb, gutter, sidew2.l.k ê..'1d bike pali on "ìe west side fol1owL:g development
of ¡}.is site. ImprovLig Mili!2..')' Road Sou"ì to a Û'"ëe-!a..-.e =::0.'1 aJO:1g t.1e eT.tiIe plat
frontë..ge will IT,¡3ligë.te ¡} e dire.:t impacts of û-Jfic CTe.<.:zd by L\js develop¡¡¡ent.
6.
The propo~ prelimim,r)' pht of Heri!2.ge Wo-xs is oonsis!žrJ 2..'1d compatible ",,'iL\¡ the
goaJs 2..'1d obje.:tives of the City of Feóerd Way Compreher.sive P12..'1 2..-;d ï.::ìe City of
Federd Way Zoning Coåe, as wen 2.S o:r.er applic¿ble coåes. )f L1e applicê..-,t complies
WiLl tÌ1e recommended oondi¡jons c,f Feli¡nina.l")' plë.t ap;,ro\";:J, and the condi¡jons
. CO.'1të.i'Jed i..'1 t.\¡e M3rigated Dete¡-¡-;,ina!io.'1 of :K'on-Sign3f¡c¿;-.c.e, L~,e proposzl will complY
with the Federd Way Subdivision Code, 2.S ";ell 2.S other officiaJ J2.I.d use cor.liols of
Federd Way.
7.
The proposed preliminary plat of Herit.?ge Wcods më..kes appropria!e provisions i'or !he
public heaJL\¡, safety, 2J1d generd weifare, ope;¡ Spë.ces. drd-.age."..a)'s, streets ...,d roads,
tnJ1sit stops, po12bJe water suppJies, S2.iitary waste, pê.J"ks <.r;j ¡o:::re.<.t.ior1S, p]ë.ygrounds,
schools 2J1d school grounds, inciudir:g sidewalks 2.."1d oL~ er F:~"1ning fe.<.tures that assure
safe wë.Jking conditions for students to wa1k to 2J",d frow sc~,cvJ. T';,e preEmin2J')' plat
of Herit.;ge Woocs will !-erve L,e pub~c use ë.."1d ir,le¡e>! :y ?¡o";ci:1g ...'1 a¡:r-.,.ctÌ\c
P.-\RKL..\.'\"'£ VE.~Tl 'RESiI! ERlTAG E WOODS
FILE #SUB-91-0001 i RZ-92-0001
FWHE FILE #92-~
PAGE 13
Jocation for single-family residenû~ development, while at L~e S<!.i11e time protecting 2I1d
preserving sensitive areas 2I1d open spaces.
8.
The proposed rezone from RS 9.6 to RS 7.2 is co:ïsister:t wiL'! ü'ie suburban residenthl .
JGlid use cJassiiical.Ïon of Ù1e City of Fe.jml Way ComprÚ.ensive Plan, Glid meets ill
re<J,uireme¡¡ts of Chapter 130 of ¡]-,e Feèerd Way Zcmi¡¡g Code.
V. RECO~[\fE:'\l)A TION
It is herëby recommended that the re.quest for zone rec12,Ssifieato:1 from RS 9.6 to RS 7.2 2J1d
fer p;elj¡ni:12I)' plat app;oval of Hen!.:.ge Wo-."'¿s be approved, subject to ü'1e fol]owi..-,g
conòiuons: '
A.
1.
PRELrŒI~\ARY PLAT APPLICATIO:-i ~O. ~t"E-91-0001
PurSUGlit to section 20.130.30 of Ù1e E:ï'l-iro¡¡mentå Policy Ordina..îce, ill
mitig2.toa measu;es of the ApfJ 8, 1992 d!igated deterrriliîation of
Donsig;¡jj¡canre are irlcorporded by referenre as conditio¡¡s of L1is approvaJ.
FaiJure to comply wiu'l tJ',e ¡;Jtigation measures 5;.a.11 constitute grounds for
sus~71Sioà 2.JîdJor revo::.ation of tJ'Js ap1':o\'2.1.
2.
App;oval of tJ',js propo~ prelirni.'1a..)' pJ:a is su'~j;;::;t to approval of rezone
appUeation number RZ-92-00::n 0 11 the event L1at rezone applicatJo:1 number RZ-
92-0001 is modified or èerue.d, 2.JjY adon to approve this prelimi¡¡ary pJat shaJl
be d~:::ed i..'1val:d 2...'1d a new public he.ar'~'1g req:.:::-eè.
3.
To Û",e maxim'.:m extent feasible, existing na\1.!rd vegetatioa shill be uti1i,d
wiü'!in ill J2...îdseape buffer areas u re.quired by ï1-.e Director of Commumty
DeveloDment. 11 addition to °J-,e :e-:¡uired t,;:enty fovt ',:,;ide buffer l0C2.ted ë.!ong
~1ilit2..¡-ÿ Road Souu'l, L!¡e applk.2nt' ',:.-ill provide a fifteen foot wide buffer of
native vegetation aJong the rear of Jo:.5 adjoinir:g Ù',e nor...'!, souL'l 2.J'1d '",'est
boundaries of the sJ:.e. All perimeter buffer areas shill be identified on the plat
mê.p a..,d res\Dcted from .emov2.l of yeget2.úon e)".c.tpt u mê.Y be authoriz.ed by
Ù1e Director of Commun.ity Development.
4.
Prior to fin2.l plat 2pprovaJ, Jot number 59 shill be .econtigured to be J0C2.1ed
entirely outside of aJ1Y requi:ed JOJ foot wetJ2..¡...d ~òack area.
5.
Prior to fU1al p]at approYaJ, all proposed us.:.bJe o~:¡ space designated u Tf2.ct
A shill be dedicated to Ù1e City u required by L'ie Park.s Director. As proposed,
Ù1e appliC<;.nt will cons:ruct ~¡¡njs court facilities u approved by Ù1e Parks
Director. As proposed, Lie appliC2...'1t will erect <..-, L,:erpreúve sign or monument
;egardir1g 'O~d ~1i1it2.rf Road' u approved by the ?;:ks DiJe<::or.
PARKL.-\.'\"E VE-"Tl""RESIHERITAGE WOODS
FILE R'Sl>""B-91-0001; RZ-9:!-OOOl
FWHE FILE #92-4
PAGE 14
6.
No generd site c1e.2lÍng or grading shill occur or¡ or within 25 feet of
geologically huardous areas Joc¿ted on Jots 52,53,56,57 2J1d 58. A11y building
wnstrucnon Jocated within these sensitive areas or setbacks shill be by piling or
pier type found~tion wnstruction as required by L'1e BuiJding OffidaJ, to '
mini¡¡-Jze grading 2J1d disturbance withi" the ge.oJogic¿jjy h=dous 2.Iea. Upon
compJetion, all disturbed 2.Iea.s shall be repJ2J1ted as required by the Bui1ding
Officià This condition shall be placed on the face of the pJat prior to finaJ pJat
apl'rovaJ.
7.
1'1èividuzl home.o'"..ners for Jots 52, 53, 56, 57 "",d 53 s~.ill be resl'°nsib]e for
providing the City wit.'1 servkes of a quzlif¡ed professional engineer for purposes
of reviewing 2J1d inspectL1g pier or piling type rçsidential construction l0C2.ted
.",iL"J., geoJogicalJy h=òous 2.Iea.s, as required by 11'.e BuUdL1g OmdaJ. TIJs
condition shill be pl2ced on L!¡e face of the plat prior to fmal plat approval.
8.
Tr.e deve10per shill be responsible for providLig L';e City WiÚ1 services of a
qu:ilified prof~sional engineer for purposes of rev;e.",i.11g "",d inSpectL1g 2.ny street
or utility work l0C2.ted .",ithin geologicalJy h=dous 2.Iea.s, as re.quiIed by the
Public Works Official.
9.
Due to potendal erosion h=d 2J1d impacts to enviIonment2.l1y se:1siüve 2.Iea.s,
c1e¿,¡-ing shill be limited 0;;1y to L'1e monilis of ApfJ L'1roDgh Octo'¡:,er.
10.
Reten!ion/det.e;;!ion facilities u~ to control ru¡¡off from the site to off-site
drd¡¡age courses shill be loc¿Le:d in a surface water trë.et to be de.di~ted to L'1e
City at the time of fmal plat al'Proval as requiIed by L.,e Public Works DiIector,
unless Ioc¿ted wiiliin improved City of Fe.derd Way rights-of-way. AJl
retention/detention faciliti~ shill be J2J1d=¡:>ed to provide a visuzl buffer from
surrounding properties. A Ja.'1d=pe pJ2J1 shall be suDmi¡¡ed for approval by ilie
DiIector of Community Deve10pment prior to issll2..1ce of construcrion permits.
II.
Prior to final plat approval, L'1ose poroons of L'1e surface water facilities neuss2.I)'
to æt.ain/del2.in, convey, 2J1d treat the fJo.",'s disch2.IgLig from L!¡e site shill be
constructed 2J1d opentionaJ.
12.
A I5-foot gravel access shaH be' provided aJO¡¡g L!¡e entire Je;;gÙ1 of each
biofi]tntion swaJe for m2.Întena.1ce as required by L.;e Public Works Director.
The biofJlr2rion swaJe and gravel access shall be J0C2.:ed in a surface water tnet
10 be deè¡~!ed to the City prior to f.r;al pJot 2pproval.
PARKLAXE V E:-I TURES/H ERlT AGE WOODS
FILE #SUB-91-0001j RZ-92-0001
FìVHE FILE #92-4
PAGE 15
13.
14.
15.
In some cases, on-site surface water infi]tration systc;;;s may be suit2.bJe for use
on' individU2llots depe.ndL1g on soil conditions. This type. system shill be used .
where suit2.b]e. To determine the suit2.bility of lÌ1e soil for inmtration systems,
a soils report lÌ1at L"ìcludes percolation tests 2...¡d a soil Jog t2..ken at 6-foot
rn.inlmum dept.' shill be submjrttJ by a professio¡¡al e,:giDe,er, or soil specialist.
This shall include, at a minimum, information on soil texture, depth to seasonal
high water <:..¡d lÌ1e occurrence of mottling aJ:d im¡:.eryjous layers. The report
shill also address potential do""':1 grë.dient impacts è"c:e to L1Ce.ast.d hydm.:lic
Jo?ding on slope.s ?!1d structures. If t!-,e soils report is approved, lÌ1e infi]tr<.tJon
systems shill be instilled prior :D ro:Upë..:1CY oÎ. t!-,e residence. A note to û.is
effect shill be placed on t.'1e face of t,'1e fir.al plat !:".ap. ne d¡-dJl?ge pl:=...'1 ar¡d
the final pl?t m?p shill i.:1diC?t.e each lot ?ppro\'ed fer infùtraüon.
Existing on-site surhce water ponds shill be re":-.ed as pë..:"t of the stem
d¡-cln?ge system :=...r¡d shill be utiliz.ed as a one-œil we~-ond for treat!7,e"t of runeff
prior to entering the detention facilities or biorutn.tio:1 sw2..le. Dischuge Lito the
pond shall be oriented to maximize the retention 2...¡d ¡.e:-Jement times of the w?ter
in ¡be pond. The pond shill be JOC?te.d L. a surface ,;,ater d'cln?ge tn.ct to be
dedicated to t.1¡e City prior to fi"al plat approval, as req::ired by L~.e ?1.:blic \Vorks
Dire>::tor.
A ge:otechnicù report shill be prepared by a ]jeensed ge.otecÍ',nicù engineer to
address recommended designs for pro¡>osed roadways. Tne report shill de!.2.il soil
UJd groundw?ter conditions. R=mmend?tio;¡s to ensure integrity of future
ro?dwa)'s shill be subject to review 2.J1d app,oval by L~,e Public Wo,ks Di,e.c.tor.
16.
A tempo¡-~ paved tui"71-aJ"Ound "..m be consU"'Jctëd al \.Ì1e westerly end of 25th
PJace South L, aCCOrÒê.J1ce with Se::tion 2.07 of t.'1e Ki:-:g County Road St2.nåuås.
Sidewalks shill be constructed to extend through û,e tem¡>o¡-~ turn-uound are.?.
Tempo¡-,;:,] e.asements shill be p,o.-i6ed ?.1d shill '::Je placed on we face of û:e
fmal plat as required by the PubJjc Wo,ks Djre.c.tor.
17.
A 10 fool utility e.;.semenl shill be provided 2..long the front cf ill Jots ë..:1d tracts
l0C2ted adjacent to proposed stre,et rights-of-way as ,e.ë.uire.d by the Public Works
DÎIec:or.
18.
The appliC?J1t will be required 10 construct :!I1ilit2..ry :\o2d South to a 3-Ja11e W:GL'l
alO;¡g t.\¡c eJ1ÚIe plat front2.ge, wiL1 curb, gur.er, s¡Ge',,~k 2.!1d bike l2.¡es along Lle
west front2.ge o;;Jy.
PARKLA..."\"E VE.'ITCRES/HERITAGE WOODS
FILE #SUB-91-0001 j R.Z-92-0001
FìVHE Fll..E #92-4
PAGE 16
2.
3.
B.
1.
REZOlΠAPPLICATION' :\0. RZ-92-0001
Pursuant 10 Secuon 20.130.30 of Lie EnvÍIonr;;e~!.<..1 Polley Ordin2nce, ill
miug2tio:1 measures of the April 8, 1992 mjÚg2ted determin2Don of
nonsignjfiC2.J1c.e ~e incorpon:eå by reference 2S CO~,Gjtions of this 2pprov2.1.
F2Ìlure to comp]y with the m5Úg2tiO:1 me.a.sures shill Co:1sti!\Jle grounds for
suspens:o:l 2lìdJor re\'0C2tiO:1 of ù'lis 2pprov2.1.
Approv21 of this proposed rezone is subject to 2pproV2.l of prelimin2.1)' pI2t
2pplic¿uon number SU13-91-00C) . 11 Ù1e e\'ent Li2.t p,e)¡;nhmy pI2.t 2.pplic2.¡jo:l
number SUJ3-91-0001 is denied, 2..1Y 2.CUO:l to 2.;:;::o\'e tJ:is rezone sr.ill be
deemed in\'alid 2..1d a :Jew pubUc r.e.;;,."':",g required.
The Resolution of Intent to Rezo;¡e shill provide -L';H ihe o;¡e-y= rime lim5t of
FWZC Section 155.100 is ex~nded to coincide WiLi the duntion of preUIT'inuy
p!2.t approv21 specified under FWZC S::.cUO:l 16.120, illo'..i,g a three-y= time
limit.
DATED THIS 16TH DAY OF nJNE, 1992.
VI. RIGHTS TO RECO:\SIDERA nON .~"-n CHALLE:\GE
A...1Y person who has a right to challenge a ro:.omme:J&ton under Ù1e Fe.der2.1 'Nay Zo:1Ïng Code
may request Lie He.u-'J¡g Examiner to ro:.o:Jsider 2.ny 2.Spö::t of his or her r::.commendatio:l by
deliver"'1g a wri~n request for reco;¡sjóerë.tiO:1 to the PJ2,nning Dep~Ln-.ent wjÙ1Í.1 seve:l (Ï)
c.2.lendu days 2.1-=:er Lie d..te ofjssu<L'ìce ofihe He.ë.ring Ex2J-niner's re.:ommend2uon. Tf.e person
requesting the reconsjderë.ton shill specify in the request wh..t ~t of the recommendation
he or she wishes to h2\'e ro:.onsidered ë,J1d the ,euO:l for Ù1e recuts!. n.e èis:..-¡but.Jo:l of "ie
request 2nd L!¡e response to the request shill be go\'emed purs7.,",t 10 the p:oYisio;¡s of Lie
Fe.deru Way Zoping Code. Within~:1 (10) I'o'orking d2Ys 2..J'f".zr receh'L;g a request for
reconsidention, the He.ë.ring Examiner shill noDfy 1Ìie persons who hë\'e a right to 2Ppe¿.l under
the Fe.derd W..y Zoning Code, whether or not Lie ro:.ommend..tiO:1 ....'il.! be reconsidered. The
Hearing Ex2.miDer m2.Y ro:.o:1Sider thero:.on-.men&tiO:1 only if r,e or she co;K]udes th2t there is
subslanu21 merit in Lie request. Tne process of tl',e reconsièe¡-¡tion wiJl be folJowed L1
2ccordance with the Federal \V2Y ZonL,g Code. The ro:.ommendatSo:1 of the Hea..-ing Exë.miner
may be chillenged by <L~y perso:1 who js to receive a copy of that ¡e.:ommenÒëUO:1 pursu~.t 10
FWZC 155,60.6. That ch2.1Jenge, in 1Ìie form of a Ie;;er of e112.1)er,¡;:, must be de1iYered to Lie
PkìJl.ÌI1g Dep:.rt..'11ent w:\Ì'.i1 four'..ee:1 (14) c.:.Je~è:.r è.:ys after .:.e ;sslJ2.,,;ce of :he p'e¿¡'~,,;g
PARKLA..'\:"E VE..'ITURESIHERlTAGE WOODS
FILE #SUB-91-0001j RZ-92-0001
FWHE FIT. E #9 2-4
PAGE 17
Examiner's recommendaùon or, jf a request for reconsiden¡jon is fi1e.d, then within fourteen
(14) cale.ndar days of either the. decision of the. Hearing Ex2miner denying the. request for
reconsjder2rion or L!¡e. reconsidered recommendarion. The Jetter of challenge must contain a
cJe2I reference. to the matter being challenged and a statement of the S;>xiDC factual findings aJ1d .
conclusions of the Hearing Examiner åispu1ed by the. person filing ù':e ch2.lJenge. The person
fili.r¡g the challenge shall incJude, wiLi. the ]et"ær of apjY"...2l, tÌ,e fæ established by L'1e City. The
appe.a.l will not be accepted unless it is a=mp2J'Jed by the requiIed fee. The recommendaTIon
of tÌ,e Hearing ExamLïer may be. ch2.lJenged whether or not there was a request to reconsider
the He2.ring Examiner's recommendaTIon.
Exhibit C
BEFORE THE HEARING EXA,\llKER OF TIlE CITY OF FEDERAL WAY
In Re the Application of
ParkJane Ventures, Inc.
)
)
)
)
)
)
)
)
FILE #SUB 91-0001; RZ-92-0001
FWHE #92-4
For Rezone and Preliminary
Plat Approval of that tract
of land known as Heritage Woods
DECISION ON RECONSIDERATION
On July 8, 1992 the Examiner ordered a second hearing to address issues raised by the City of
Federal Way in its request for reconsideration (FWZC 155.65)(6). The Examiner requested that
the applicant and the City address four spedfic issues which were set forth in the order on
request for reconsideration. Based upon the testimony received at the public hearing and
additional exhibits made part of the record herein, decisions on each of the four issues are
hereby made as follows:
1.
What is the role of the Federd Way Hearing Examiner in reviewing a zone
reclassification and preliminary plat request? .
Zone reclassifiC2.tion requests and preliminary plat applications are both Process III actions under
the City of Federal Way codes (FWZC 16.90.10 and 130.30). Federd Way Zoning Code
Section 155.35 requires that the Examiner hold a public hearing on each Process III appliC2.tion.
Section 155.35(3) provides as follows:
"Effect - The hemng of the Hearing Examber is the he.ari..1g for City Council on
the appliC2.tion. City Council need not hold another he.mng on the application."
,The Hemng Examiner is therefore sitting on behalf of and in the place of the City Council to
review each requirement of each City agency.
2.
What review authority, if any, does the Hearing Examiner have over
requirements imposed by the Public Works Director?
As previously stated, the Hearing Examiner is sitting in the p]ace of the City of Federol Way
City Council, and has the same authority as the Council to review requirements imposed by the
Public Works Director. The Examiner's review, however, is in the nature of a recommendation
to the City Council, which is free to accept or reject the 523d recommendation. In addition,
FWZC 16.100.20 specifically requires the Examiner to review preliminary plats for compHance
with the subdivision ordinance "and any other applicable ordinances or regulations of the City
and RCW 58.17 . . . ." Funhermore, the City Council has set fonh decisional criteria which
the Examiner must apply in rendering a recommendation. (FWZC ]55.75(4» Section
]55.75(4)(B) requires that the Examiner recommend approval only if the project is consistent
.with al] applicable provisions of the Code, incJuding those adopted by reference from the
Comprehensive Plan." Therefore, the Examiner, sitting in place of the City Council, must
PRELIMINARY PLAT OF HERITAGE WOODS
DECISION ON RECONSIDERATIO~
FWHE #92-4
PAGE 2
determin~ whether the Public Works Director is properly interpreting th~ City of Federal Way
Zoning Cod~, Subdivision Ordinance, and any other applicable ordinances or regulations of the
City.
3.
May th~ Public Works Director impose requirements for road improvements (or
other improvements) which :u-~ in excess of direct plat impacts? Does th~
Examiner have the authority to review the Director's determination as to required
improvements to mitigate direct plat impacts?
There are generally two types of regulatory codes. One type of code, such as the Uniform
BuiJding Code, establishes specific stand:u-ds for construction. Other exampl~s of specific
-standards include, but are not limited to, landscap~ requirements, sidewalk construction
stand:u-ds to include minimum widths and heights above right-9f-way, standards for utility
construction to include a requirement of underground utilities, street lighting, and road
construction stand:u-ds such as construction materi21s, trench backfill and restoration, and survey
monuments. The Public Works Director may require road construction within the City to adher~
to the specific standards regarding the type of pavement, dr4Ìnage stand:u-ds, the depth and
nature of road beds, type of traffic control device, 2nd pavement markings. Departures from
thes~ s~ific standards should be requested through a variance procedure. Th~ second t)-pe of
regulatory code grants the Public Works Director authority to m21œ decisions regarding
mitigation of development impacts. Examples of development impact decisions wou]d be as in
this case, whether a minor arterial should be three lanes, four lanes, or five lanes. Other
development impact decisions include, but:u-e not limited to, determining whether an applicant's
project generates the need for a traffic signal, channelization, or other improvements necessary
to mitigate traffic circulation and safety. These determinations :!Ie subject to review by the City
Council, and thus by the He2ring Examiner at a preliminary plat hearing.
The requirement for road improvements is a specific plat impact decision which is subject to
review at a public hearing. In requiring road improvements, th~ Public Works Director is
guided by Tit1~ 22 and the Federal \Vay Comprehensive Plan, whkh do not allow imposing
requirements in excess of direct plat impacts. Therefore, the Public Works Director should not
impose requirements for road improvements which are in excess of direct plat impacts. The
City Council, and therefore the Hearing Examiner, have authority to review th~ Director's
determination as to whether required improvements exceed direct pJat impacts.
4.
Is a five-J2ne roadway section along the frontage WaITanted? \Vhat criteria are
used in determining whether or not a five-lane roadway section is warranted? Do
the direct traffic impacts of this proposal require the five-lane roadway section,
as opposed to a three- or four-Jane roadway section?
PRELIMlNARY PLAT OF HERITAGE WOODS
DECISION ON RECONSIDERATION
FWHE #92-4
PAGE 3
Following exhaustive presentations by both the City and the applicant's traffic engineer, the
Examiner is convinced that a five-Jane roadway section along the frontage is not W21Tanted. The
reasons for this determination are as fol1ows:
1.
A=rding to the City, the average speed of 85% of the vehicJes travelling on :MiJjtary
Road is 46 miles per hour, 6 miles above the posted speed limit. It would not seem that
the capacity of Military Road is a significant problem if a large percentage of the traffic
is exceeding the posted speed limit.
2.
In detennining that a five-lane road section is required, th~ City has relied upon traffic
srudies from the City of Bellevue, the State of Florida, ?J1d the City of Federu Way
Transportation Improvement ProgrclTI for 1993-2003. .The applicant has based its
assertion that a three-lane section is satisfactory upon an. exhaustive specific srudy of
Military Road including traffic gaps; historical traffic increases over the past five to
seven y=s; arrival and departure counts at the pcl hours; the spread of tbe evening
pcl hour; and estimated trip distributions. The City's requirement was based upon
general srudies as opposed to the applicant's exhaustive, specific srudy of Military Road.
3.
South of 272nd Street, Milita11' Road is striped for two traffic lanes with 6-foot gravel
or asphalt shoulders, open-ditch dr.Jnage, and 40 mile-per-hour posted speed limit.
Traffic signals are presently located at the intersections with South 272nd Street, South
288th Street, South 304th Street, and South 320th Street. All other intersections are
controlled by stop signs. At the intersection of South 272nd Street, Military Road is
widened for three lanes northbound and two lanes southbound. At South 288th Street,
Military Road is widened to allow for three lanes norJ1bound and southbound. At South
304th Street no rurning lanes are provided on Military Road. At South 320th Street,
Military Road is ",'¡dened to allow for ù'lree Janes norJ1bound and southbound. It does
not app= reasonable to require the widening of Military Road to a five-lane road section
between major intersections for a short distance. The road would change from m'o lanes
to five lanes back to m'o lanes, and then evenrually to three Janes at a major intersection.
Such could create safety hazards by encounging drivers to attempt passing in a short
dist2JJce.
4.
Subst2JJtial portions of both sides of MiEtary Road are already deveJoped and it is
unlikeJy that other five-lane road sections could be required in the future.
PRELIM]NARY PLAT OF HERITAGE WOODS
DECISION ON RECO.'\SIDERA TION
F\\1iE #92-4
PAGE 4
5.
The Federal Way Transportation Improvement Program for 1993-2003 sets forth 34
major capita! street improvements, commencing with 1992 and ending with 2002. The
widening of Military Road from Interstate-5 (south) to Interstate-5 (north) is listed as
Project Number 28, and is scheduled to commence in 2001 with most construcrion
performed in 2002. No widening projects are scheduled for Military Road for ten years.
It is simply not reasonable to base the requirement for a fh'e-]ane road section on a
currently unfunded project, which mayor may not occur ten years from now.
There are no specific requirements for curbs, gutters, sidewalks, and bike pa!bs on both
sides of streets that have been, or will be, constructed or improved within the City.
Chart 110-1 requires sidewalks, but does not specify that !bey should be on both sides
of the road. However, the two accesses on to Military Road, coupled with the incr~
traffic, will adversely impact bicyclists and pedestrians on tþe ezst side of Military Road;
therefore, curbs, gutters, sidewalks, and bike paths should be required on both sides of
sa.id road. .
DECISION
The Request for Reconsideration in this matter is hereby GR..~"'TED IN PART and DENIED
IN PART.
RIGHTS TO RECONSIDERA. nON A;-,l) CHALLENGE
The recommendation of the He2ring Enminer may be challenged by any person who is to
receive a copy of that recommendation pursuô;1t to FWZC 155.60.6. That challenge, in the
form of a Jetter of challenge, must be delivered to the Planning Department within fourteen (14)
calendar days after the issuance of the Hearing Examiner's recommendation or, if a request for
reconsideration is fiJed, then within fourteen (14) calendar days of either the decision of the
Hearing Examiner denying the request for reconsideration or the reconsidered recommendation.
The letter of challenge must contain a c1ear reference to the matter being chalJenged and a
statement of !be specific factual findings and conc1usions of the Hearing Examiner disputed by
the person filing the challenge. The person fiJing the chal]enge shall inc1ude, with !be Jener of
appeal, the fee estabJished by the City. The appeal wiJ not be accepted un]ess it is acCOmpaJ1jed
by the required fee. The recommendation of the Hearing Examiner may be chalJenged whether
or not there was a request to reconsider the Hearing Examiner's recommendation.