Res 93-151
RESOLUTION NO.
93-151
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF FEDERAL WAY, WASHINGTON, APPROVING THE
FINAL PLAT OF PARKWOOD CAMPUS, KING COUNTY
BUILDING AND LAND DEVELOPMENT FILE NO. 1289-
24, AND CITY OF FEDERAL WAY FILE NO. lLA-90-
00O2-SUB, WITH CONDITIONS.
WHEREAS, the preliminary plat for Parkwood Campus, King
County Building and Land Development File No. 1289-24 and City of
Federal Way File No.
lLA-90-0002-SUB, was approved subject to
conditions on February 4, 1992, by Federal Way Resolution No. 92-
93; and
WHEREAS,
the applicant submitted the application for
final plat for Parkwood Campus within three (3) 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 of the preliminary plat; NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF FEDERAL WAY DOES HEREBY
RESOLVE AS FOLLOWS:
Section 1.
Findinas of Fact.
The Federal Way City
Council makes the following Findings of Fact:
1.
The final plat for Parkwood Campus, King County
Building and Land Development File No. 1289-24 and
City of Federal Way File No. lLA-90-0002-SUB, 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
RES #
93-151
- PAGE 1
COpy
submittal
of
the
substantially
complete
application.
2.
All
conditions
recommended
by
the
Federal
Way
Hearing Examiner contained
in Recommendation on
Preliminary Plat Application dated December
31,
1991, and as amended by Resolution No. 92-93, have
been
satisfied,
and/or
satisfaction
of
the
conditions have been sufficiently guaranteed by the
applicant.
3.
Ninety-nine
percent
(99%)
of
all
required
improvements have been made and sufficient bond has
been
accepted
by King
County
and
the
city
of
Federal Way 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.
ADProval.
Based upon the above Findings of
Fact, the final plat of parkwood Campus, King County Building and
Land Development File No. 1289-24 and City of Federal Way File No.
lLA-90-0002-SUB,
is
approved,
subject
to
satisfaction
of
the
following:
1.
Those conditions contained in the Recommendation of
the
Hearing
Examiner
dated
December
31,
1991,
attached hereto as Exhibit A and incorporated by
reference as amended by Resolution No. 92-93; and
RES #
93-151
- PAGE 2
2.
Bonds or Assignment of Funds, in form and content
acceptable to the city sufficient to guarantee
satisfaction of the conditions that are required by
the city.
Section 3.
Recordina.
The approved 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 Records.
fees shall be paid by the applicant.
All recording
section 4.
Effective Date.
This resolution shall be
effective immediately upon passage by the Federal Way city Council.
RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,
WASHINGTON, this ~ day of
SePtember
, 1993.
B OF FEOEAAL~
MAy~Ç STEAD
EY, CMC
APPROVED AS TO FORM:
~
TORNEY, CAROLYN
ß¿
A. LAKE
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
RESOLUTION NO. 93-151
September 1,1993
September 7, 1993
¡: ICOMMONIKA THLI!BR IRESOIPARICWOOD .CAM
RES #
93-l51
- PAGE 3
EXHIBIT .11.
RESOLUTION NO.
92-93
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF FEDERAL WAY, WASHINGTON I APPROVING WITH
CONDITIONS THE PRELIMINARY PLAT OF PARKWOOD
CAMPUS, KING COUNTY BUILDING AND LAND
DEVELOPMENT FILE NO. 1289-24 (FEDERAL WAY FILE
NO. ILA-90-0002-SUB).
WHEREAS,
applicant
had
applied
to
King
County
for
preliminary plat approval; and
WHEREAS, subsequent to the application, but prior to the
Hearing Examiner hearing on the preliminary plat, the City of
Federal Way incorporated; and
WHEREAS,
an inter local agreement between the city of
Federal Way and King County requires the city to make decisions on
the preliminary plat application using Federal Way procedures and
King County substantive criteria; and
WHEREAS, the Federal Way Land Use Hearing Examiner held
a public hearing on December 10,1991, concerning the preliminary
plat of Parkwood Campus; and
WHEREAS, at the conclusion of said hearing the Federal
Way Land Use Hearing Examiner issued its Findings, Conclusions,
Conditions, Recommendations and Decision on December 31, 1991; and
WHEREAS, the City Council of the City of Federal Way is
the governmental body now having jurisdiction and authority to pass
upon the approval, denial or modification of the conditions of said
preliminary plat using the substantive criteria of the King County
Codes; and
WHEREAS, the City Council having considered the written
record and recommendation of the Hearing Examiner, pursuant to
FWC 16.110.40, on this date; NOW, THEREFORE,
EXHIBI. '/L'
COpy
THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON,
DOES HEREBY RESOLVES AS FOLLOWS:
Section 1. The findings, conclusions and recommendations
of the Federal Way Land Use Hearing Examiner issued on December 31,
1991, following a hearing held on December la, 1991, which included
a recommendation to approve the preliminary plat of Parkwood Campus
subject to certain conditions, are hereby adopted as the Findings,
Conclusions and conditions of the City Council, with the following
additional finding:
The current site distance for the inner section of South 308th
street/2nd Avenue is problematic at the existing use level.
Increased traffic of any degree as a result of the proposed
plat application would intensify site distance problems for
this intersection.
Section 2.
Based upon the Findings, Conclusions and
Recommendations of the Federal Way Land Use Hearing Examiner, as
adopted by reference by the City Council set forth hereinabove and
as supplemented herein, the preliminary plat of parkwood Campus,
Building and Land Development File No. 1289-24 (Federal Way File
No. ILA-90-0002-SUB) is hereby approved subject to the Conditions
contained in the recommendation of the Federal Way Land Use Hearing
Examiner Report for this matter dated December 31, 1991, attached
hereto as Exhibit A and incorporated by reference, and as amended
as follows:
1.
The Hearing Examiner's Condition 8.h.
as contained in the
Report of Hearing Examiner attached in Exhibit A hereto is
deleted and is replaced as follows:
- 2 -
8.h. A down stream drainage analysis shall be included with
the drainage plan.
This analysis shall extend to the
west end of the drainage system crossing under 1st Avenue
South in the vicinity of the offices of Federal Way Water
and Sewer.
This analysis must address any existing
problems with flooding, capacity, over-topping, scouring,
sloughing, erosion, or sediment of any drainage facility,
whether natural or manmade.
probable impacts due to
construction of the project must also be addressed with
respect to these same concerns.
Where this analysis
reveals a more restrictive situation,
more stringent
drainage controls than would otherwise be necessary for
a project of this type may be required.
These controls
may
include
volume
additional
on-site
rate
and/or
controls,
off-site improvements,
or a combination of
both.
Any off-site
improvements will require their
approval of all affected property owners.
2.
An additional Condition 35 is imposed as a requirement of
approval of the plat as follows:
Prior
final
to
Plat
approval
the
proponent
shall
construct modifications to South 308th Street grade to
provide
appropriate
entering
site
distance
for
the
intersection at 2nd Avenue South as approved by the
Public Works Director.
If the Director of Public Works
concludes
that
such roadway modifications
cannot
be
reasonably
constructed,
the
proponent
shall
perform
special traffic studies and install such signing that the
Director of Public Works determines will effectively warn
- 3 -
and/or control traffic at this intersection including,
but not limited to, the signage imposed in Condition 28.
Section 3.
The conditions of approval of the preliminary
plat are all integral to each other with respect to the City
Council finding that the public use and interest will be served by
the platting or 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 granted in this resolution shall be
deemed void, and the preliminary plat 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 conduct such
additional proceedings as are necessary to assure that the proposed
plat makes appropriate provisions for the public health, safety and
general welfare and other factors as required by RCW Chapter 58.17
and applicable County and/or City ordinances, rules and regulations
and forward such recommendation to the City Council for further
action.
RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,
WASHINGTON, this ~ day of February, 1992.
CITY OF FEDERAL WAY
~CZ,~
MAYOR, ROBERT STEAD
- 4 -
JC EY, CMC
m]AS TO FORM:
" , fiv
ACTING CITY ATTORNEY, CAROLYN A. LAKE
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
RESOLUTION NO. 92-93
U\EF\JŒSI92,18.PKW
January 29,1992
February 4, 1992
- 5 -
EXHIBIT A
Office of tbe Hearing Examiner
of tbe City of Federal Way
In R~ th~ Application of
Westmark In'festment Corporation
For Preliminary Plat Approval
of that tract of 12.11d mown as
Parkwood Camuus
)
)
)
)
)
)
)
)
FILE #1LA-90-0002
FWHE #91-16
IŒCOMJ\Œ..'\l)ATIOX OX
PIŒLIMDiARY PLAT APPLICATIOX
T. BACKGROUÑ"D A.,'"D StiMMARY OF APPLICATION
The application for preliminary plat approval of Parkwood Campus was origLï211y filed wit11
King County in April 1979. At that time a 52-lot subdivision vo-as approved by King County
(IGng County BALD File #279-30), but the preliminary approval lapsed in 1982. In February
1984, a 54-1ot subdivision similar to the first subdivision was approved. Although the road 2.I1d
dnin2.ge plans were approved 2.I1d the road corridors cleared and rougbed ln, the preliminary
approval lapsed in 1987 before the plat was completed. Tne most recent application for
preliminary plat approval of Parkwood Campus was filed with King County on December 30,
1988 for 70 lots. On July 4,19-89, an appeal of the SEPA determination was filed with the King
County Building and Land Development Division (BALD). The appeal expressed con~rns
about the impact of the project and the cumulative impact of deve10pments in the neighborhood
on schools and traffic. On February 16, 1990, the King County Deputy Zoning and Subdivision
'Examiner issued a decisi.on on the SEPA appeal in which he upheld the mitigated determination
of non-significan~ issued by King County, During the SEPA review process the applicant
revised the p1ans to a 54-lot subdivision, It has since been revised to a 51-10t subdivision.
On February 28, 1990, the City of Federal Way was incorpor..t.ed. The subject property was
included within the limits of the City of Fede:-.:.l Way, AIl interlocal agreement between Feder.:.l
Way and King County allows the City to make decisions on the pennit application,
Although the City is responsible for a decision on the preliminary plat application for Park-v.'ood
Campus, the application is reviewed pursuant to King County regulations in effect at the time
of preliminary plat application (December 1988). Review of !be application, however, was
conducted in accordan~ with the regulations of the City of Federal Way,
A hearing on the application request was held on December 10, 1991.
. .
II. PROCEDURAL IJ\rGR\1A nON
Hearing Date:
Decision Date:
December 10, 1991
December 31, 1991
At the hearing the following presented testimony and evidence:
1.)
2.)
3,)
4.)
5.)
6.)
7.)
Stephen Clifton, Senior Planner, City of Federal Way
33530 - 1st Way South, Federal Way, WA 98003
Ron Garrow, Secior Engineer, City of Federal Way
33530 - 1st Way South, Federal Way, WA 98003
Tim Miller, TrJfic Engineer, City of Federal Way
33530 - 1st Way South, Federal Way, WA 98003
Tom Touma, Project Engineer
15668 West Valley Highway, Seattle, WA 98188
Ron Brekke
30812 - 2nd Avenue: South, Federal Way, WA 98003
Dc:11a Gies1er
140 South 312th Street, Federal Way, WA 98003
Lee Thayer
507 South 309th Court, Federal Way, ViA. 98003
At the: hearing the: following c:xbibits were: admitted as part of the: official record of these:
proceedings:
1.)
Staff Report
A,) Preliminary PJat Plan (Reduced)
B,) Vicinity Map
C.) Application for Preliminary Approval
D.) Mitigated Determination of Non-signifieance (7/4/89)
E,) Preliminary Plat on which the: Mitigated Determination of Non-
sigcificance was issued,
Letter of Appeal (7/19/89)
Hearing Examiner's Decision on SEPA appeal (2116/90)
King County Transmittal List
CoITespondencc: from Department of Tr<.nsponation (7/3/89)
Correspondence from King County Community Planning Section (4/18/89
and 2/14/90)
F.)
G,)
H,)
1.)
J.)
PARKWOOD CAMPUS
Fll.E #1LA-90-0002; FWHE #91-16
PAGE 3
K)
L.)
11,)
N.)
P.)
Correspondence [row King County Conservation District (4/6/89)
Correspondence from Federd Way Public Schools (7/12/89 and 8/24/89)
Corresponde:Jce iror;¡ W<.sring,on Naturd Gas (1/29/90)
Correspondence from Se.a¡-Je.King County Department of Public Health
Services (9/6/88)
0,) Correspondence [row KiJ1g County Tr..£fic and Planning (4/20/89 and
6/23/89)
Correspondence [TOr;¡ KL¡g County Technical Services (1/16/90 and
2/11190)
Q,) Correspondence fTom KL1g County Fire District #39 (6/29/89 and
12/31/89)
R,) King County BALD Site Deve1opm~t Reyjew Unit (5/24/89)
S.) Federal Way Deve10prn~t Review Correspondence from King County
Fire District #39 (9/10/91)
T.) Federal Way Deve10?::n~t Review Correspondence from Federal Way
Building Department (9/11/91).
U,) Soil C1assifications 2.¡1d Approximate Bounda.-ies,
Y.) Map depicting existing dr¿¡¡age pattern.
W.) Correspondence Federd Way Wetlands Speciilist (7/18/91).
X.) King County S10pe De:1sity Ratio Guidelines
Y.) Correspondence from Feder...J Way Public Schools (9/3/91).
Z.} Correspondence from Feder..} Way :public Schools (11/15/90).
AA.) Map depicting nearby schoo1 bus stop locations.
A.B.) Federal Way Development Review Correspond~ce from Federal Way
Pub Dep2Itment (8/30/91).
AC.) Map depicting Lake G;ove Puk location,
AD.) Cenificate of Water Availability (8/4/88).
AE,) Feder..} Way Deve10pment Review Correspondence from Federal Way
Water and Sewer (9/12/91),
AF.) Certificate of Sewer Avaih.bility (8/4/88).
AG.) King County Motion 5952,
Letter submitted to Hearing ~arr.iner by Lisbet Sell (12/20/91).
2.)
ID. FINDI\'GS
1.
The applicant requested approval of a preliminary pJat for the subdivision of 12,72 acres
into 51 single-fanùly lots on proper;y located generally between 1st Avenue South and
5th Way South, and between South 308t.'1 Street and South 310th Street, if both roads
were extended, The properry is in :'~,e City of Federal Way, Washington,
PARKWOOD CAJ\fPUS
FILE #ILA-9G-0002; FWHE #91-16
PAGE 4
2.
Although the subject property is in the City of Federal Way, at the time of application
it was part of unincorporated King County. The property was part of the area that was
incorporated at the time of incorporation of the City.
3.
The City of Federal Way and King County entered into 2...'1 interlOC2l agreement on March
13, 1990, Pursuant to the terms of the interlOC2l aEreement the Citv assumed
responsibility for processing applications for preliminary pl~ts con!2ined on th~ "A List",
a part of the agreement. The review development criteria for these applications were the
King County regulations in effect at the time of the preliminary plat application.
Accordingly, the subject property has been processed by the Federal Way Planning
Department and reviewed by the Hearing Examiner of t.1¡e City of Federd Way pursuant
to. the regulations of King County.
4.
The subject property consists of 12,72 acres. At the time of application, December 30,
1988, the property had a King County zoning designation of RSnOO.
5.
There have been two prior subdivision approvals made for the subject property. In April
1979, a 52-lot subdivision was approved by the County, but the approval1apsed in 1982.
In February 1984, a 54-lot subdivision similar to the original proposed subdivision was
approved by King County. Although the road and drainage plans for the 1984 approved
subdivision wen~ cleared and roughed in, the actual deve10pment of the plat did not
occur, and approval lapsed in 1987. On December 30, 1988, the applicant requested
approval of 70 lots. This proposal was reduced ~ 54 lots during the SEP A review and
was later revised to inClude 51 lots. .
6.
Purs=t to the State Environmental Policy Act, King County was designated as the lead
agency. On July 4, 1989, King County issued a :Mitigated Determination of Non-
Significance (MDNS). During the MDNS process the number of lots was eventua.1.1y
reduced from 70 to the proposed 51. An appeal of the MDNS was fùed, and on
February 16, 1990, the King County Hearing Examiner's Office upheld the thresh01d
decision of the County.
7,
Pursuant to the MDNS, the applicant submitted the revised preliminary plat. A reduced
copy of the preliminary p1at is attached hereto, and by this reference is hereby
incorporated as part of these findings. (Exhibit 1A)
8.
As depicted on the preliminary p1at access to the proposed subdivision is via 1st Avenue
South and 2nd Avenue South for the western half of the site, and via 5th Way South for
the c.astern portion of the site,
13.
14.
15,
PARKìVOOD CAMPUS
FILE #ILA-90--0002; FWHE #91-16
PAGE 5
9,
Contained within the siæ is a wetland th2.t is 1ocat.ed in L'Je central porrion of the siæ, and
which effectively divides the property into west 2.11d east sections of L1e plat. Proposed
Lots 1 through 26 are located in the easærn section of the siæ, while proposed Lüts 27
through 51 are located on the western section of the siæ. The wetlands are identified on
the preliminary plat map as being located within the si~ 2.t a point that is identified as
the Teabos depression,
10,
Lot averaging is allowed pursuant to King County Code Section (KCC 21.08.080), and
the applica.¡1t has implemented this feature into the proposed pl2.t, Lots within the
proposed subdivision R'1ge from 6,099 square f~t to 9,865 square f~t. The aveI2ge
lot size of the 10ts within the prelimin2.ry pl2.t is 7,731.64 square f~t. The minimum lot
size allowed in a RS72oo is 7200 square f~t. The applicant's propo52.l satisfies the lot
size requirements for the County.
11.
The total square footage of all lots in the proposed subdivision is 394,314 square feet.
This figure has been divided by 51 (number of lots), and has resulted in an average lot
size of 7,731.64 square feet. Although the avenge of all the lots exceeds the 7,200
square foot minimum, some lots will be be10w the 7,200 square foot minimum. The
largest lot on site will be Lot 44 (around 9,865 square feet), while t.\¡e smallest lot will
be Lot 38 (which is 6,099 square f~t),
12.
Sewer and waær services are proposed to be provided by the Fedef21 Way Water and
Sewer District. Fire service will be provided by, Ki?g County.
The subject property slopes from L!¡e nonhwest and southwest, and from the southe3St
corner toward the midd1e of the property, the Teabos depression. The western portion
of the site has a lesser slope to the southwest. The depression is the lowest area of the
site and is the natuf21 drainage of the site,
The Teabos depression is c1assified as a regional retention pond, A l00-year flood pl2.'
for the depression has b~n established, The flood p12., was established i¡1 conjunction
with construction of an 18-inch culvert under 312th Street, The culvert restricts and
controls drainage from L!¡e site,
The natuf21 drainage of the site is toward th'e central low section of the depressed area,
Through previous grading and filling much of L!¡e site has b~n filled and culverted to
create a storm drainage system through the depression, The depression is pan of a larger
detention/retention system which extends to properries 2.t South 312th Street. TIús
system was designed to allow drain2.ge of these properries through the depression as pan
of the storm drunage system,
PARK\VOOD CA1\1PUS
FILE #ILA-9G-OOO2¡ FWHE #91-16
PAGE 6
16.
17,
18.
A more det2..i1ed discussion of the døm.ge system w2S presented in the drc.inage report
prepared by Touma Engineers, The Touma report W2S a=pted by the City as accurate.
Prior to the filling of a portion of the depression, and prior to the establishment of new
culverts under South 312th Street, there W2S extensive rl00ding in the area, In order to
alleviate tJ1.Ìs problem, a portion of tole drc.ir.age culvert W2S graded and flattened, a.r1d
the culvert W2S increased to accommodate storm water from the subdivision and from the
properties to the south. The City submitted that although flooding on site has been
resolved, tÌ1ere are some drainage problems that continue to exist downstream that must
eventu.a11y be resolved, The City, however, h2S not r=ived complaints of flooding in
the area since the time of incorporation.
The King County Zoning Code (XCC) 21,52,170 requires proto::tion of wetlands during
development of subdivisions, Included in the requirements of the ordinance are
provisions for a 25-foot buffer around a Class m Wetland and an additional 15-foot
building setback beyond the buffers,
On site is an area that used to be a wetland. However, because of the grading
disturbance during development of the second approved plat, the wetland was destroyed.
There is also a smaller wetland south of the westernmost half of the site.
19.
A wetlands bi010¡ist emp10yed by the City of Federal Way determined that the wetland
bound2ries of the Tea.bos depressions ire extremely difficult to 2Scert2in because of the
prior disturbance. She indicated that since it had been graded the Tea.bos depression does
not exhibit wetland chanct.eristics, -but does have'the potential to do so. In order to
protect wetlands on site, the biologist recommended that there be a wooden fence
constructed along the southern property boundary of the wetland to restrict the use of the
wetland from being a recreation area.. She also recommended that the applicant be
required to re-vegetate the Teabos depression with native species in order to enbance
downstream water quality, and to mitigate buffer encroachment, Specific instructions
were given with regard to the type of pl2l1ting and the location of the plantings, FurJ1er,
the wetlands biologist recommended that a I5-foot building setback line from the Tea.bos
depression be designated on a111ots adjacent to the depression. These lots and Lots 28,
29, and 30, would be subject to a 15-foot setback line. The City accepted these
comments and included them in the recommendations for approval.
20,
A wetland, mitigarion and enh2l1cement pl2l1 is required by the City to reestablish the
Teabos wetland and to establish the exact setbacks 2S menrioned in the previous finding.
The applicant has agreed to provide sajd plan, The applicant has also agreed to p]ant
wetland vegetation within the preexisting wetJ2l1d boundaries, and create a 25-foot buffer
area,
PARKWOOD CA.\1Pt;S
FILE #JI..A-90-0002; FWHE ;91-16
PAGE 7
21.
22.
23.
24.
25.
26.
Within the internal street plan of the site, South 309th Street is proposed to be located
within the 25-foot buffer of the smaller wetland located just south of the western half of
the site, This road alignment was established by the Federal Way Public Works
Department in order to align the road with a future road to be developed west of 1st
Avenue South, In order to mitigate l\¡e impacts of the encroachment of South 309th
Street, the City recommended that LDt 6, which is adjacent to South 309th Street, be
reduced to 7200 sqU2Te feet. The tri~"1gle betv.'een Soull-¡ 309th Street and the west edge
of Lot 36 is proposed to be p1anted \';iLI¡ needed vegetation acceptable to the wetland
specialist and not be developed, The City adopted t.11e$e development stand2rds as part
of a recommended condition of approval.
On site is mixed vegetation which i.:1c1udes second and third groWth mixtures of
coniferous and broadle.ú' trees that are native to the Pacific Northwest. There are also
Douglas Fir and other trees on site. In addition, berries, grasses, ground cover, ferns,
and other types of vegetation are present.
The property is located in the Mirror Lake Urban Neighborhood, and, as noted in earlier
findings, urban utilities and services are av2Ïlable. The surrounding properties are
developed: to the nor.h and east the properties are either platted or developed with
single-family residences or lots; south of the subject property are parcels that are one
to two acres; there is higher density on the other side of 1st Avenue South with
development of apartments and medical clinics.
King County road stzi1dards require sidewalks òn 'only one side of each roadway for
minor access streets or sub-access streets, The applicant, however, has agreed to
construct sidewalks on both sides of LI¡e streets. This design will enhance the pedestrian
circulation system within the site and in the area.
In the westerly portion of the subject property, 2nd Avenue South will be extended from
the north and ",ill ultimately connect to 1st Avenue South via proposed South 309th
Street. These streets will fOIm a 100p system through the westerly half of the sub-
division, There will be a cul-de-$2.c at the proposed 1st Place South, This road
circulation proposal will allow tr.,ffic circulation that will not be disruptive to other areas
in the vicinity. All streets within the area ....ill be adequate to hand1e increased traffic to
be generated from the site,
The ~fic circulation for the eastern portion of the subdivision will consist of two cul-
de-sacs. The [ust will extend from 5th Way South. There will also be a cul-de-sac
extended from proposed 9th Place South to L'1e south edge. These tv.'o cu1-de-sacs,
PARKWOOD CMfPUS
FILE #ILA-90-0002; FWHE #91-16
PAGE 8
27,
28.
29.
30.
although not forming a street grid system, will ensure a circulation system that will
adequately meet the needs of the proposed development, whiJe providing potencial inter-
neighborhood circu1arion with future developments to the south,
King County road improvement standards require full street improvements with no half-
streets, The roads within the proposed subdivision in the vicinity that will be required
to be deve10ped to full street improvements will be South 309th Place on the east half
(only the east half of the site), 3rd Pl<.ce South, South 3O9th Street, 2nd Avenue South,
and 1st P1ace South,
South 3O9th P1ace is considered L'1e sub-access street. King County road stand:uds
require only 22 feet of paving. Third Place South and 1st Place South:ue minor access
streets and King County road stand2rds require 24 feet of paving. The applicant has
chosen to construct all roads to 28 feet in v,'Îdth, despite the fact that some roads :ue sub-
access and some :ue minor access,
The proposed deve1opment...ill gener..te approximately 510 vehicul2r trips per day at full
build out. The City projected that 260 of these trips will be via 5th Way South, and the
remaining 250 will be distributed via 1st Avenue South and 2nd Avenue South. All of
these streets :ue able to hanåle the increased traffic.
The residences of the proposed subòivision will be served by the Lake Grove Elementary
School, La1cota Junior High School, <..'!d the Federal Way Senior High Schoo1. At the
time of application of the proposed subdivision thère" were no specific regulations, plans,
statutes nor ordinances that required review of the imposition of school impact mitigation
measures resulting from this proposal. King County did not have ordinances which
established procedures for the assessment or regulation of school impacts. At the time
of application the Washington State Grov.'tJ¡ Management Act had not been enacted, and
therefore the provisions of that act re1ating to school impacts :ue not applicable. In
addition, a school impact mirigatlo;1 plëJ1 has not yet been adopted by the City of Federal
Way. Thus, any impacts to schools cannot be addressed with use of mirigating
conditions for deve1opment.
31.
The school district submitted that in 1989 Lakota Junior High School and Federd Way
High School had adequate space for additional students, but Lake Grove E1ementary
School was reaching its c.:.pacity. Tne school district, however, did not indicate that the
schoo1s could not a=mmodate the i:1creased number of students to be generated from
the development of the site.
PARKWOOD CA....\1PliS
FILE #ILA-90-0002; FWHE #91-16
PAGE 9
32,
33,
34.
35.
36.
37.
The Federal Way Parks Department indicated that the proposed development will tax an
already deficient p<.rk system, but payment in lieu of open space would be acceptab1e if
1and is available in close proximity to the subject property, Although the City of Federc.l
Way encouraged the applicant to provide on-site recreational space, the applicant
indicated that he would pay a fee in lieu of open space, pursuant to the provisions of
KCC 19,03.8,
As part of the storm drainage system, collection of storm water from the additional run
off from impervious roadways, roof tops, and driveway surfaces of the proposed
subdivision ",ill occur, This run off ",ill go into a system that is designed to inc1ude 0.'1-
site detention facilities, oil/water sep2.ntors and a bioñlmtion swale. The bioñlmtion
swale will be in the centr.J <.rea of the site, and in the Class ill Wetland south of the
west side of this site. Conditions have been recommended to be imposed as part of the
approval that will address the storm dr~age on site.
The Teabos depression is currently fed by water run-off from <.reas around the wetlands.
In order to maintilil rainfall contributions to the wetlands, the lots abutting the Native
Growth Protection Easement in the area will be graded L'1 a manner that ",ill enable flow
directly to the wetlands. However, run-off from oLF¡er lots will be directed to the
infiltration systems for ground water recharge where feasible,
Under the King County Comprehensive Ph.'1 which was in effect on December 30, 1988,
the subject property is designated as urban. The proposed subdivision is not in conflict
with the policies of this designation. .
The Planning Department of the City of Federal Way recommended approval of the
preliminary plat subject to conditions as set forth in the staff report.
Public testimony was received at the hearing. A summary of the testimony is as follows:
Ron Brekke: The witness submitted that he had talked with the City of Federal
Way with regard to traffic. He indicated that he had informed the City that the
point on South 308th off 2nd Avenue is a dangerous area, and that the City
shou1d not only make it a right turn only, but should require a speed bump on
South 30Sth between 1st Place South and 2nd Place South, The witness also
testified that after the IS-inch culvert had been placed on site, flooding in the area
had been eliminated, but that the drain contIO1 distribution system is not currently
in use.
The wjl11ess also contended that Lot 32 has been vandalized and there may an
issue of control and police protectjon in the <.rea.
P ARKWOOD CAMPVS
FILE #ILA-90-0002j FWEE #91-16
PAGE 10
The witness was also concerned about the paved width of 2nd Avenue South
being consistent. In particular he contended that the right-of-way width for 2nd
Avenue South, south of South 308th Street will differ from 2nd Avenue South
nonh of South 308th Street. He indicated that this could create difficulties in the
future.
Della Gies1er: The witness s'Jbmitted that the applicant shou1d be required to
place a fence around the proposed subdivision,
Lee Thayer: The witness submitted that the intersection of 5th Way South and
South 312th Street is a busy ÌJltersection, and the proposed development could
have impacts on the traffic in the area., He submitted that the retùning wall at
that intusection effectively b1ocks views, creating a dangerous situation. The
witness's testimony was referred to the City of Federal Way Public Works
Department.
IV. CO~CLUSIONS
1.
The application is for the approval of a preliminary plat for the proposed subdivision of
12.72 a=s ofJand into 51 single-family 10ts, on property 1ocated generally between 1st
Avenue South and 5th Way South, and generally between South 308th Street and South
31Oth Street, if both roads were exterided, Fedew Way, Washington.
The subject property is located wiÚün the CitY öf Fedew Way, but the proposed
subdivision is reviewed pursuant to the provisions of the development stanÓ2Ids of King
County.
2.
3.
The subject property is on the "A List", which is a part of the inter1oc& agreement
entered into by the City of Federal Way and King County on March 13, 1990. Pursuant
to this agreement, the application was reviewed by the City of Fedew Way pursuant to
the King County Zoning Standards,
4,
The Hearing Examiner of the City of Federal Way has juri5'iictional authority to h01d the
hearing and to review t}¡e proposal and make a decision, The authority is glêl1ted to him
in the King County/City of Federal Way interloca1 agreement, and the provisions of the
Feder;li Way Zoning Code (FWZC) Chapter 155,
5.
The proposed preliminary plat has be::n reviewed pursU2I1t to the King County zoning
and deve10pment standards. The proposal satisfies the deve10pment standards for RS7200
zoned property.
PARKWOOD CA..\fPUS
FILE #ILA-90-0002; F\VHE #91-16
PAGE 11
6,
Lot averaging is allowed for development of RS7200 zoned properries, The lots wiiliin
ilie proposed subdivision have been averaged and 2Ie consistent wiili ilie King County
Zoning Code,
7.
The proposal is consistent wiܡ ilie comprehensive plan of King County.
8,
The City of Federal Way Planning Department reviewed ill of ilie applicab1e zoning
standards and all of the applicable development standards of KLig County. The Planning
Depanment has indicated iliat ilie proposal, wiili conåirions, is consistent wiili these
standards.
9.
AIiy environmental impacts iliat 2Ie ilie result of ilie proposed deve1opment will be
mitigated pursuant to ilie conditions of ilie Mitigated Determination of Non-Significance
(MDNS) iliat was issued in this matter.
v. RECOMMENDATION TO CITY COUNCIL
. Based upon the preceding findings of facts and conclusions, the testimony and evidence
submitted at the public hearing, and upon the impressions of the he2ri..ig examiner at a site view,
it. is hereby recommended to the Feder2l Way City Council that the requested preliminary plat
for a 51 lot subdivision on property located generally between 1st Avenue South and 5th Way
South, and between South 308th Street and South 3lOth Street, Ü both roads were extended, be
granted. The preliminary p1at should be granted subjec:t ~ the following conditions:
1.
2;
The p1at shall comp1y with all p1atting provisions of Title 19 of ilie King County
Code (King County Subdivision Ordinance).
All persons having an ownership interest in the subjo::t property shall sign on the
face of the fIDal plat a dedication which includes the language set forJ1 in King
County Council Motion No. 5952 (Exhibit AG) except as modified for the City
of Feder..! Way.
3.
The area and dimensions of all10ts shall meet the minimum requirements of ilie
SRnOO zone classification, Compliance wiili ilie conditions of preliminary plat
approval may result in reducing the number and/or location of lots as shown on
ilie preliminary approved pl:H,
4.
The applicant must obtain ilie approval of ilie City of Federal Way for ilie
adequacy of ilie fire hydrant, water main, and flrC: flow standards.
PARKWOOD CAMPUS
Fll..E #ILA-90-0002; FWHE #91-16
PAGE 12
5.
A Developer Extension Agr~;nent for the water system must be entered into
between the applicant and the Federal Way Water and Sewer District. Part of the
design of the water system may require 1coping of the new system to existing
mainlines to provide circulation and maintenance enhancements in accordance
with the requirements of the Federc.l Way Water and Sewer District.
A Deve10per Extension Agr~;-:)ent must be entered into between the applicant and
the Federal Way Water and Sewer District for the sewer system. As part of the
agreement, the applicant will be required to extend sewer mains to the far edge
of the property where property can be served,
6.
Two wetlands have been identified on or near the site. A pre-existing wetland
identified as the "Teabos" depression (Class ill) exists in the central area of the
site and an uninventoried weÙ2nd (Class JII) exists south of the west side of the
site. The following conditions shall be satisfied with respect to these wetlands:
7.
a.
The wetlands shall be located relative to the boundaries of the plat by a
field survey. The inventoried wetland with an associated 25-foot buffer
and the uninventoried wetland with an associated 25-foot buffer shall be
designated Native Growth Protection Easements (NGPE). The 25-foot
setback shall be established along the edge of the Class 3 wetland as
identified in the Tern. Associates, Site Evaluation Addendum (May 22,
1991), and as depicted on the revised preliminary plat plan (Exhibit A) of
the preliminary staff report. ' '.
b.
The NGPE's shall be located within separate tracts and shown on the
approved engineering plans and fin.a.1 plat.
c.
An additional 15-fcot Building Setback Line (BSBL) from the rear of all
lots (measured inward) abutting a wetland area shall be established and
shown on the approved engineering plans and recorded final plat,
d.
The enhancement p1<L'1 shall include fUlal grades and hydrology induding
a del2iled planting pl<L'1 showing plant species, sizes and locations, and a
construction sequence.
e,
The plan shall mitiga:e the potential impact of the human intrusion into the
wetland by providL~g permanent fencing along the rear lots adjoining the
wetland buffer area (Refer to Condition #10),
PARKWOOD CAMPUS
FILE ;¡']LA-90-0002; FWHE #91-16
PAGE 13
f,
g.
8,
This plan shall be prepared by a biologist specializing in wetland
enhancement. The plan shall be subject to the review and approval of the
City of Federnl Way's wetl2nd biologist. All enhancement operations
v.-ithin the wetland buffer shill be done by hand. The final p1an shall note
the name, address, aT1d phone number of the biologist retained to monitor
the implementation of the enh2ncement plan.
The biologist retained to monitor the implementation of the enhancement
p1an shall conduct a ¡hr~ ye.ar monitoring program, The site ""ill be
evaluated at least ¡v,'iœ a ye.ar to assess the survival and growth of the
p1anted vegetation, An annual report will be prepared and submitted to
the City of Federnl Way Dep2rtment of Community Deve10pment for
review and approval.
h.
The applicant shall post a wetland enhanœment performance bond in an
amount to cover the cost of planting, and construction management and
monitoring by the consulting biologist. Upon approval of the final (
monitoring report or when the enhancement pJan is deemed successful,
whichever is later, the City of Federal Way shall release the bond.
i.
The final engineering plans for the improvements to the site shall ensure
that the hydraulic function of the proposed on-site wetland is not altered.
The reestablished wetland shall be allowed to be utilized as a
Retention/Detention facility,
To insure that citizens understand the importance of an NGPE area,
interpretive signs shill be posted along the edge of the NGPE area (S.
309th Street and the emergency/pedestrian access way), Signs shall
comply with Feden.! Way code 95.100 (Chart 95-2) and have a green
background, white 1etters ...,d state the following: "NATIVE GROWTH
PROTECTION EASE.\Œ.""T, This area is preserved by a "Native
Growth Protection &.semen!." No dumping, cutting, grading or fùling/
is allowed. "
Final p1at approval shall require full compliance v.-ith drainage provisions set forth
in King County Code 9,04 2nd stonn drainage requirements and guidelines as
established by King County Surfaœ Water Management in effect at the time of
preliminary plat application. Complianœ may result in reducing the number
and/or location of lots as sho',,"'n on the preliminary approved plat. The following
conditions represent ~ of the Code and requirements and shall apply to ~
plats:
j.
PARKWOOD CAMPUS
FILE #ILA-90-0002; FWHE #91-16
PAGE 14
a.
b.
Federal Way Public Works Department approval of the drainage and
roadway plans is required prior to any construction.
A separate Erosion and Sediment Contr01 (ESC) plan for this project shall
be submitted with the drainage and roadway plans. The p1an shall show
the limits of the area to be cleared (limits of c1e.aring) during construction
of roads and the installation of drainage improvements and utilities, and
provide a schedule of construction (construction sequence), The plans
shall include provisions for protecting exposed soi1s from weathering by
. wind or rain by covering piles of soil v.'ith tarp, The Erosion and
Sediment Control plan shall also incorporate the "Essential
Recommendations' of the April 6, 1989 Jetter from the King County
Conservation District to Tun Sanders, King County BALD (Exhibit IC).
Due to erosion hazard and the presence of wetlands on-site, c1earing shall
be limited only to those areas required for construction of roadways and
utilities.
Prior to any clearing or grading, a bound2.ry delineation acceptable to the
City of Feden! Way. shall be provided between 10ts and areas designated
as a NGPE. Said boundary delineation shall remain in place until a
dwelling is constructed on the lot or ownersrup transferred to the fust
owner-occupant at whIch time a five foot fence meeting the requirements
of Condition #10 shall be constructed.
c.
Retention/detention (RID) facilities shall be located in separate tracts,
unless located within improved City of Federal Way rights-of-way.
Access for maintenance shall be provided to all facilities. This will
require a 15-foot access roadway to all manh01es (RID). The design of
these facilities shall confonn to Chapter 9.04 of Ü)e King County Code.
The design frequency stonn event shall be 25-year with runoff from the
site restricted to no more than the pre-developed runoff rate for a 5-y=
stonn event, as based on the requirements of the May 1979 King County
Stonn Drainage Contr01 Requirements and Guidelines,
d.
Prior to recording of the final plat, those portions of the stonn drainage
facilities necessary to control and treat the flows discharging from the site
shall be constructed and operational.
PARKWOOD CA1\1PUS
FILE #ILA-90-0002j F\\'HE #91-16
PAGE 15
e.
f.
Oil/water separation faCilitie-~ provided at e2ch point of permanent
storm drainage release from ~ prevent contaminants from entering
the natural drainage features, In addition to 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, fl2.t-bonom, gr..ss-lined
swales or equivalent, the design of which shall be i."1 conformance v.ith
generally accepted pr<.ctices. A 15-foot gr<.ve1 auess shall be provided
along the entiIe length of e2ch biofiltration swale for m2.Ìntenance,
Drainage outlets (stub-outs) shall be provided for each individual lot,
except for those Jots approved for infiltration by the City of Federal W2.y,
Stub-outs shall be shown on the engineered plans and shall conform to the
following:
g.
1)
Each outlet shall be suitabJy located at the lowest elevation on the
lot, so as to service all future roof downspouts and footing drains,
driveways, yard drains, and any other surface or subsurface drains
necessary to render the lots suitable for their intended use. Each
outlet shall have free-flowing, positive draIDage to an approved
stormwater conveY2Jlce system or to an approved outfall location.
2)
Outlets on each lot shall be located with a five-foot-high, 2"x4"
'stake marked ~ storm". The - stub-out shall extend above surface
level, be visib1e and be secured to the stake.
3)
Pipe material shall conform with underdrain specifications
described in KCRS 7.04 and, if non-metallic, the pipe shall contain
wire or other acceptable fe2ture detectable from the surface.
4)
Drajnage easements are required for drainage systems designed to
convey flows through more than one lot.
5)
All individual stub-outs shall be privately owned and maintained
by the 10t home owner.
In some cases, on-site infùtration systems may be auepted for retention
for the lots depending on soil conditions. To determine the suitability of
the soil for infiltration systems, a soils report that inc1udes percolation
tests and a soil log t2ken 2.t 6-foot minimum depth shall be submined by
P ARKWOOD CAMPUS
FILE #ILA-90-0002j F\VHE #91-16
PAGE 16
h.
~.
(}.A.:I(,U1 VI I
~.:>oh..J-iO11. 'b~q3
W
S IÅ þÇ. f¡ f"I-\ * G{
Woro(itlO .
<).1 t. I Cf 2- .
i.
j.
a professional engineer, or soil specialist. This shall inc]ude, 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 do\1o'Il gradient impacts due to increased hydraulic 10ading
on slopes and structures, If the soils report is approved, the infiltration
systems shall be inst2l1ed at the time of the building pennit. A note to
this effect shall be p1aced on the face of the final pJat map. The drainage
p]an and the final p1at map shall indicate each lot approved for infiltration,
ownstre.am drainage analysis shall be inc1uded with the drainage p]an.
This sis must exte:1d for a minimum distance of 1/4 mile from the
point of rei of each flow discharging from the site, The analysis must
address any exis roblems with flooding, capacity, overtopping,
scouring, sloughing, ero' or sedimentation of any drainage facility,
whether natural or ma.,-made. obable impacts due to construction of
the project must also be addressed t to these same concerns.
Where this analysis reveals a more restric ' situation, more stringent
cmmage controls than would otherwise be n for a project of this
type may be requirec!. These controls may include addl on-site rate
and/or volume controls, off-site improvements, or a combinatJ: f both.
AI1y off-site improvements will require the approval of all
property owners.
Current standard notes and Èrosiòn Sedimentary Control (ESe) notes, as
established by the City of Fedexa1 Way Public Works Depanment, shall
be placed on the engineered plans.
The following note shall be p1aced on the face of the final plat map:
. All building downspouts, footing drains, and cmms from all impervious
surfaces, such as patios and driveways, shall be connected to the
permanent storm dr.J.n outlet as shown on the approved construction
drawings on fi1e with the City of Federal Way Public Works Department
under Project #_' This p]an shall be submitted with the application of
any building permit. All connections of the drains must be constructed
and approved prior to the final building inspection approval. For those
10ts that are designated for individual lot infiltration systems, the systems
shall be constructed prior to certificate of occupancy and shall comply
with p1ans on fi1e. .
PARKWOOD CA1\1J>US
FILE #JLA-90-0002; F\\'HE #91-16
PAGE 17
k.
In order to mainl2in rainfall contributions to the wetl<!I1ds, lots abuning the
NGPE shall be graded in such a way as to enable runoff from l<!I1dscaped
yards to flow directly to the wetl<!I1ds,
9,
The following statement shall be shown on the approved engineer:ing p1ans and
recorded flnel plat:
"Building Setbacks and Native Growth Protection Easements
Structures, fill <!I1d obstructions (induding, but not limited to decks, patios,
outbuildings, or overhangs beyond 18 inches) are prohibited "Within the building
~tback line (BSBL) and restricted floodplains (if applicable), and within the
Native Growth Protection wement(s) as shown.
Dedication of a Native Growth Protection Easement (NGPE) conveys to the
public a beneficial interest in the l.2nd within the easement. This interest includes
the preservation of native vegetation for all purpo~s that benefit the public
health, safety and weJ.f2re, including control of surface water and erosion,
maintenance of slope stability, visual and aural buffering, and protection of plant
and animal habitat. The NGPE imposes upon all present and future owners and
occupiers of the land, subject to the easement, the obligation, enforceable on
behalf of the public by the City of Federal Way, to leave undisturbed all trees and
other vegetation within the easement. The vegetation within the easement may
not be cut, pruned, cover~ by fill, removed or damaged without express
pennissioo from the City of Feder-oJ. Way, which pennission must be obt2ined in
writing from the City of Federal Way Department of Community Development
or its successor agency.
Before and during the course of <!I1Y grading, building construction, or other
development activity on a lot subject to the NGPE, the common boundary
between the easement and tÌJe 2Tea of development 2ctivity must be fenced or
otherwise marked to the S2tisfaction of the City of Federal Way or its successor
agency. "
10.
A minimum five foot tall fence must be installed OIl the edge of 10ts abuning a
wetl<!I1d buffer/NGPE area or along <!I1Y stonn dmnage easement line at the time
that a dwelling is constructed on the adjoining lot or ownership of that lot
tI3J1sferred to the first owner-occup<!I1t. This fence must be constructed of such
material which would allow visibility of the NGPE from the lots, A statement
to this effect must be pJaced on the face of the recorded plat. Fencing, may be
PARKWOOD CA1ŒUS
FILE #ll..A-90-0002¡ FWHE #91-16
PAGE 18
11.
'.
12..
13,
14.
15.
required along each side of the 20-foot wide emergency vehicle/pedestrian access
for security purposes depending on topography, shall be see through. Exact
design requirements acceptab1e to the Director of Public Works shall be
determined during engineering plan review.
All roads shall be improved .",ith verrica1 curb, gutter, and sidewalks (both sides),
a.
b.
All right-of-ways for roads, and sidewalks shall be dedicated to the public
upon recording of the final plat.
A geotechnical report shall be prepared by a licensed geotechnical
engineer to address recommended designs for the proposed roadways.
The report shall detzil the soil and groundwater conditions, The
recommendations to ensure integrity of future roadways shall be subject
to review and approval by the City of Feden! Way.
All conmuction and upgrading of public and private roads shall be done in
accordance with the King County Road SWidards established and adopted by
Ordmance No. 8041 (1987 King County Road Standards). All roads will be
constructed to full street improvements (no half-streets). The follo\1,i.ng lists the
classification of each:
a.
b.
c.
d.
S. 309th Place (east hili of site) -' Sub access
3rd Place S. - Minor Access
S. 309th Street/2nd Avenue S. - Subaccess
1st Place S. - Minor Access
Note: The pavement .",idth of subject streets shall be 28 feet as proposed
by the applicant.
There shall be no åirect vehicular access to or from 1st Avenue South from those
lots which abut it.
First Avenue South shall be improved to urban minor arterial standards with curb,
gutter, sidewailc and street lighting where it abuts subject site,
Twelve feet of additional right-of-way for 1st Avenue South shall be dedicated
along the west property line, allowing for 42 feet of right-of-way from centerline.
PARK\VOOD CAMPUS
FILE #ILA-90-0002; FWHE #91-16
PAGE 19
16,
17.
18.
19.
20.
21.
22.
23.
5th Way South from proposed South 309th P12œ to South 312th Street shall be
improved to full-width Urban SubcoUector standards including pertinent drainage
collection, conveyance, and detention facilities, curb, gutter, sidewalk and paving,
A twenty (20) foot wide easement shill connect proposed S, 309th Plaœ and 2nd
Avenue South, A 20 foot wide all weather surf2œ (asphalt) shall be 1ceated
within the tract to provide for a pedestrian/emergency vehicle access way (see
also Condition #21). The 2pplicant shall work v..'Ìth King County Fire District
#39 on the design to install removab1e barriers 2t each end of the access way,
A planter island shall be provided \\,'Ìthin the 'eyebrow' semng lots 30-34,
Planter islands within any cul-de-sacs shall be maintained by the abutting lot
owners. This shall be stated on the faœ of the fin2l plat,
Any fencing constructed along any street shall include a landscaped area placed
along the perimeter of each fence (between curb and fence), with irrigation, street
trees, shrubs and groundcover. Adjacent prope.'1y owners shall be responsible
for the continued maintenance of subject lan~ping. TIús shall be placed on the
face of the plat prior to final pl2.t recording.
At the time of recording of the final plat, all open spaœ areas, including those
areas designated as a NGPE, and the 20 foot wide tract connecting South 309th
Place cul-de-sac and 2nd Avenue South, shall be design2ted as separate tracts and
shall be shown of the face of the finai plat: In order to provide for its ownership
and continued maintenance, said tracts shall be either dedicated to the City of
Federal Way or to a Homeowners Association or other workable organization.
The determination as to ownership shill be made by the City of Federal Way
prior to recording of the final p12t.
If a Homeowners Association is fonned, the Declaration of Protective Covenants,
Conditions, and Restrictions shill be reviewed by the City of Federd Way to
ensure that adequate provisions are made for ownership and maintenance of
common areas. Said declantion shall be recorded prior to issuance of any
building permits in the p12t or the release of the perfonnance bond for the plat
improvement,
Easements shall be provided for ill utilities not located within public right of
way. The width of the easements for the individual utilities shall be approved by
the respective utility provider. These easements shill be cJearJy JabelJed on the
face of the final plat.
PARKWOOD CAMPUS
FILE #JLA-9a-OOO2; F\VHE #91-16
PAGE 20
24.
25.
26.
A 10 foot utility easement shill be provided along the front 10 feet of all lots and
tracts adjacent to the proposed streets.
The following statement shall be noted on the face of the fmal p1at:
"Easement Reservations
An easement is hereby reserved for and grcl1ted to any public utility and their
respective successors and assigns, under and upon the front ten feet parallel with
and adjoÏ11ing t,'Je street front?ge of ill lots and tracts in which to install, 1ay,
construct, renew, opente and maintain underground pipe, conduit, cables and
wires with necessary facilities and oilier equipment for the pUIpOse of serving this
subdivision and oilier property witÌl utility service, togetÌler witÌl the right to enter
upon the lots at ill times for the purposes herein stated. These easements entered
upon for these pUIpOses shill be restored as n= as possible to their origiDal
c;ondition. No utility lines shill be placed or permitted to be placed upon any lot
unless the same shall be underground or in conduit attached to a building. .
The following have been est2blished by SEP A as necessary requirements of this
development as mitigation. The applicants shall demonstrate compliance with
these items prior to final plat approval.
"The use of wet ponds, vegetated swales, wdJor biofiltration is required,
as deteI1IÙned and approved by the BALD Drainage Review Section. "
Increased rainfill runoff as a result of development at this site will be allowed to
be conveyed to the "Teabos. depression only to the extent that the deve1oped 100-
year runoff water surface elevation in the depression is no higher than the current
(time of King County BALD an21ysis prior to filling) 100-year runoff water
surface elevation. Control of this runoff may be accomplished by a combination
of methods inc1uding but, not limited to, on-site infiltration systems,
compensation stonge excavation, on-site detention facilities, etc,
A detailed an21ysis of tÌle s:orm drunage system wd tÌle .Teabos. depression
shall be prepared by a licensed professjon21 engineer experienced in
hydnulicsJhydrogeology to 2.Ssure compliance witÌl this condition, The analysis
shall inc1ude potenti21 runoff contributions through tÌle site to tÌle "Teabos.
depression. A 15-foot gnveJed road access shill be provided into the "Teabos.
depression area to provide for future maintenwce.
P ARKWOOD CAMPUS
Fll..E #ILA-90-0002; F\\iHE #91-16
PAGE 21
27.
28.
29.
30.
31.
32,
33.
The "Teabos" depression area of the site shall be located in a separate tract and
shall be restricted from development of any organized recreational activity facility
in order to preserve the natural infiltration ch2.Tacteristics of the area, A
statement to this affect shall be placed on the face of the final plat.
The existing Pacific Telephone and Telegr<J!1 Co, pole line easement shall be
vacated or relocated in a way ¡;s not to impact the lots,
The applicant shall inst.a1llimited sight distance or other acceptable signs along
South 308th Street between 1st and 2nd Avenues South, In addition, nonhbound
tnffic on 2nd Avenue South shall be limited to right turns only onto South 308th
Street.
The applicant shall participate v.;th the City in developing and f.nancing school
bus crosswalks in the area. The exact location of these crosswalks shall be
detennined by the City of Federal Way and the Federal Way School District.
The applicant s~all comply with K.C.C. 19,38 by providil!g for .667 acres of
open space or pay to the City of Federal Way Parks Department a fec-in-lieu of
Tese.xvation or dedication for open space and parks in the amount of 523,302.11.
AIly open space provided shall m::et the requirements of King County Title 19,38.
As a result of proposed South 309th Streit ~croaching into the wetland buffer
at the southwest corner of the site, Lot #36 as depicted on Exbibit . A' shall be
reduced to 7,200 square feet. The remaining triangle between proposed South
309th Street, the south property line, and the west edge of Lot #36 shall be
designated as a NGPE area. The applicant shall prepare a vegetation
enhancement plan which includes fiml grades and a detailed planting plan
showing plant species, sizes and 1ocations, and a construction sequence for subject
NGPE area. Conditions #9 a;1d #21 shall also apply to this area,
A geotechnica1/soils report shall be submitted along with each building permit
application for any lots cont2.ining slopes in excess of 20 %, This condition shall
be placed on the face of the plat prior to fl11al plat recording,
A1llots within subject subdivision shall confonn to King County Slope Density
Ratio Guideline requirements, Lot sizes shall be determined as part of the
engineering plan review, subject to the approval of the Director of Public Works,
PARKWOOD CAMPUS
FTI..E #ILA-90-0002; FWHE #91-16
PAGE 22
34.
An easement shall be reserved for future utility easements for Tax Lot 249. The
easement shall be located between proposed Lots 19 & 20,
Done and dated this 31st day of December, 1991.
~ It Þ9~
JAMES..J,{ DRISCOLL, Hearing Examiner
VI. RIGHTS TO RECONSIDERA nON AND APPEAL
Any person who has a right to challenge a r=mmendation under the Fede.m Way Zoning Code
may request the Hearing Examiner to reconsider any aspect of his or her r=mmendation by
delivering ~ written request for reconsideration to the Planning Department within seven (7)
calendar days after the date of issuance of the Hearing Examiner's r=mmendation. The person
requesting the reconsideration shall specify in the request what aspect of the recommendation
he or she wishes to have reconsidered and the reason for the request The distribution of the
request and the response to the request shall be governed pursuznt to the provisions of the
Fedenl Way Zoning Code. Within ten (10) working days after receiving a request for
r=nsideration, the Hearing Examiner shall notify the persons who have a right to appeal under
the Fede.m Way Zoning Code, whether or not the r=mmendatioD will be r=nsidered. The
He.aring Examiner may r=nsider the recommendation OIÙY if he or she concludes that there is
substantial merit in the request. The process of the reconsideration will be followed in
accordance with the Federal Way Zoning Code. The r=mmendation of the Hearing Examiner
may be challenged by any person who is to receive a copy of that r=mmendation pursuant to
FWZC 155.60,6. That challenge, in the form of a letter of challenge, must be delivered to the
P1anning Department within fourteen (14) calendar days after the issuance of the He.;¡r;.ng
Examiner's recommendation or, if a request for r=nsideration is fùed, then within founeen
(14) calendar days of either the decision of the Hearing Examiner denying the request for
r=nsideration or the r=nsidered recommendation. The 1etter of challenge must contain a
clear reference to the matter being challenged and a statement of the specific factual fmdings and
conclusions of the Hearing Examiner disputed by the person filing the challenge. The person
filing the challenge shall include, with the Jetter of appeal, the fee established by the City, The
appeal will not be accepted uIÙess it is accompanied by the required fee. The recommendation
of the Hearing Examiner may be challenged whether or not there was a request to reconsider
the Hearing Examiner's recommendation.
WSDA - PLANT SERV1CES DIVISION
1991 G.M, PROGRAM SUMl1..-illY REPORT
Table 4, 1991 Federal Land Gypsy Moth Trap Deployment
FACILITY I TRAPS
Bangor Submarine Base I 13
Chehalis Indian Reservation 2
Fort Lewis 16
Gifford Pinchot National Forest 261
Lummi Indian Reservation 24
McCaw Indian Reservation 5
McChord Air Force Base 0
Mount Baker-Snoaualmie National Forest 112
Mount Rainier National Park 13
North Cascades National Park 9
Okanol<an National Forest 11
Olvmpic National Forest 102
Olvmpic National Park 14
OlvIn'Dic Wildlife Area 6
Port Gamble Indian Reservation 2
Port Madison Indian Reservation 7
Quinault Indian Reservation 31
Ross Lake Recreational A:rea 21
Scatter Creek Wildlife A:rea 1
Shoal water Indian Reservation 1
Skokomish Indian Reservation 4
Spokane Indian Reservation 15
Swinomish Indian Reservation 7
Tulalip Indian Reservation I 18
Wenatchee National Forest æ
Willipa National Wildlife Refuge I 1
Yakima Indian Reservation 1 4
Total I 78/3
(Federal Trap Numbers axe included in Table 3 Totals)
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