Res 99-287
RESOLUTION NO.
99-287
"
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
FEDERAL WAY, WASHINGTON, APPROVING THE FINAL PLAT
OF REDONDO FIRS, KING COUN1Y FILE NO S90POOO2, FEDERAL
WAY FILE NOS. ILS90PPl8-SUB and SUB98-0001.
WHEREAS, the preliminary plat for Redondo Firs, King County File No S90POO02,
Federal Way File Nos. ILA90-PPI8-SUB & SUB 98-0001 was approved on May 4, 1993, by Federal
Way Resolution No. 93-140; and
WHEREAS, the applicant has satisfied all ofthe conditions set forth in Resolution No.
93-140 and in the April 5, 1993, Recommendation of the Federal Way Hearing Examiner; and
WHEREAS, the applicant has submitted the application for final plat for Redondo Firs
within the required time of receiving approval for the above-referenced prelimina.rY plat; and
*
WHEREAS, City of Federal Way Department of Community Development Services
staff have reviewed the proposed final plat for its conformance to the conditions of the preliminary
plat and the Federal Way Hearing Examiner, and their analysis and conclusions are set forth in the
Staff Report dated January 25, 1999; and
WHEREAS, the Land Use and Transportation Council Committee considered the
application for final plat of Redondo Firs at its February 1, 1999 meeting and recommended approval
by the full City Council; and
WHEREAS, the City Council reviewed and considered the Staff Report and the
application for final plat of Redondo Firs prior to and during the Council's February 16, 1999
meeting;
Res. #99-281Page 1
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY HEREBY
RESOLVES AS FOLLOWS:
Section 1 FindiQgs of Fact Conditions and Conclusions
1.
Thefinai plat for Redondo Firs, King County FileNo S90POOO2, Federal Way
File Nos. ILA90-PPI8-SUB and SUB 98-0001 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 the substantially complete application.
2.
Based on, inter alia, the analysis and conclusions in the Staff Report, and on
the City Council's review of the application for fina1 plat, the proposed subdivision makes appropriate
provision for the public health, safety, and general welfare, and for such open spaces, drainage ways,
streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks
and recreation, play grounds, and schools and schoolgrounds as are required by City Code or are
necessary and appropriate, and provides for sidewalks and other planning features to assure safe
walking conditions for students who only walk to and fÌ'om school.
3.
The public use and interest will be served by the final plat. approval granted
herein.
4.
All conditions as listed in the Federal Way Resolution No. 93-140 and the
conditions in the April 5, 1993, Recommendation of the City of Federal Way Hearing Examiner, have
been satisfied, and/or satisfaction of the conditions have been sufficiently guaranteed by the applicant
as allowed by Federal Way City Code section 22-133.
Res. # 99-2&7Page 2
5.
All required improvements have been made and sufficient bond, cash deposit,
or assignment of funds have been accepted, or will be accepted, prior to recording by the City of
Federal Way as financial guaranty for maintenance of all required plat improvements.
6,
All taxes and assessments owing on the property being subdivided have been
paid, or will be paid prior to ,recording the final plat.
Section 2 Application approval. Based upon the Findings of Fact contained in
Section 1 above, the final plat of Redondo Firs, King County File No S90POO02,City of Federal
Way File Nos. ILA90-PPI8-SUB and SUB 98-0001 is approved, subject to satisfaction of the
maintenance conditions that are required by the city.
Section 3 Recordin~. 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. All recording fees shall be paid by the applicant.
Section 4 Severability 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 5 Ratification. Any act consistent with the authority and prior to the
effective date of the resolution is hereby ratified and affirmed.
Section 6 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 16th day of February
.1999.
Res. # 99-2~Page 3
CITYZ.RAL WAY
~7'
MA ÝOR, RONALD GINT
~'
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/ ". " ;L-L...--
CITY LERK, N. CHRI~~MC
APPROVED AS TO FORM:
~~'~~~ì~"
CITY ATTORNEY, LO I . LÍNDE L
FILED WITH THE CITY CLERK: 2/15/99
PASSED BY THE CITY COUNCIL: 2/16/99
RESOLUTION NO. 99-287
K:"""'=lut.edondo"""
Res. # 99-21!1'age 4
I. INTRODUCTION
Date:
Request:
Description:
Owner:
Engineer:
Location:
COMMUNITY DEVELOPMENT SERVICES
STAFF REPORT
REQUEST FOR FINAL PLAT APPROVAL
REDONDO FIRS
King County File No. 590POOO2
Federal Way File No's: ILA90-PP18-5UB & 5UB98-0001
January 20, 1999
Request for Final Plat Approval for Redondo Firs
Redondo Firs is a proposed subdivision of six single family lots on 3.75
acres. It was originally approved by the Federal Way City Council on May
4,1993, per Resolution 93-140 (Exhibit A) as a seven lot subdivision
(Exhibit B, Approved Preliminary Plat of Redondo Firs).
King County zoning for the site at the time of application was Suburban
Residential (SR-7200). Lot sizes on the final plat (Exhibit C, Final Plat of
Redondo Firs) average about 15,000 square feet.
Access for the subdivision is proposed via 21st Place South through the
Laurelwood development (Exhibit C, Final Plat of Redondo Firs).
All roads and sidewalks within the proposed subdivision have been
constructed, storm drainage facilities have been installed, and water and
sewer lines are in.
Chuck Holcolm, Jr.
6312 Madrona Drive
Tacoma, Washington 98422
(360) 754-4700
Schupe Holmberg
Baima & Holmberg Inc.
100 Front Street
Issaquah, W A 98027
(425) 392-0250
The site is located north of South 277th Place at 21st Place South, in Section'
33, Township 22 North, Range 4 East, WM, King County (Exhibit D,
Vicinity Map). EXHIBIT .-M-
PAGE...L~
Sewage
Disposal:
Midway Sewer District.
Water
Supply:
Lakehaven Utility District
Fire District: Federal Way Fire Department
School
District:
Federal Way, No. 210
Report
Prepared By: Deb Barker, Associate Planner
II
HISTORY AND BACKGROUND
A Resolution of the City ofFederai Way, Washington, approving the final plat of Redondo
Firs designated as King County File No.S90POO021Federai Way File No's. ILA90-PPI8 and
SUB98-0001 is enclosed (Exhibit E).
The application for the subdivision of Redondo Firs was filed with King County on
February I, 1990, prior to the incorporation of Federal Way. This proposal is an "An List
item under the King CountylFederai Way Interlocal Agreement. Therefore, the City of
Federal Way is responsible for reviewing Redondo Firs pursuant to King County plans,
regulations, and codes in effect at the time of the preliminary plat application.
The preliminary plat of Redondo Firs consisting of seven single-family residential lots on
3.75 acres (Exhibit B), was granted approval by the City of Federai Way on May 4, 1993,
per Resolution 93-140 (Exhibit A, pages 1-3) based on the findings, conclusions, and
recommendations contained in the April 5, 1993, Hearing Examiner report, as adopted by
reference. During engineering review, it became evident that access to lot #7 would not be
possible. Lot #7 was incorporated into Tract A, and the lot number reduced to six.
The applicant applied for final plat approval on March 31, 1998.
Redondo Firs is an "An List item being processed under the City of Federal Way/King
County Interlocal Agreement. As per RCW 58.17.170 and Division 7 of the Federal Way
City Code (FWCC), the council is charged with determining whether the proposed final plat
conforms to all terms of the preliminary plat approval, and whether the subdivision meets
the requirements of all applicable state laws and local ordinances which were in effect at the
time of preliminary plat approval.
Staff Report
Page -2-
EXHISI-r~
PAGE ~ OF...&- .
City of Federal Way staff has reviewed the final plat of Redondo Firs for compliance with
preliminary plat conditions and all applicable codes and policies. All applicable codes and
policies and plat conditions have been satisfactorily met. Staff recommends final plat
approval to the council. The remainder of this staff report addresses how the applicant has
fulfilled the conditions of preliminary plat approval.
III COMPLIANCE WITH PRELIMINARY PLAT CONDITIONS
Hearing Examiner Condition #1 - The plat shall comply with all platting provisions of Title
19 of the King County Code (King County Subdivision Ordinance).
Response - This condition has bee!} met. (Based on review of the file, an inspection of the
site, and conditions as outlined in this staffreport, staffhas made the determination that the
applicants have complied with the platting requirements of King County Title 19,
Subdivision Code).
Hearing Examiner Condition #2 - The area and dimensions of all lots shall meet the
minimum requirements of the SR 7200 zone classification.
Response - All lot sizes meet and exceed the minimum requirements of King County
Section 21.08.080 "Lot Area." This condition has been met.
.
Hearing Examiner Condition #3 - All persons having an ownership interest in the subject
property shall sign on the face of the final plat a dedication which includes the language set
forth in King County Council Motion No. 5952 except as modified for the City of Federal
Way.
Response - This language has been included under DEDICATION on Sheet 3 on of the Final
Plat (Exhibit C). The Title Report shows certain parties as having ownership interest in the
property. The required signature blocks are provided under the dedication language on Sheet
3 of 3 of the final plat (Exhibit C). Signatures of all parties having ownership interest will be
provided on the final plat mylar prior to signing by the Mayor and other department heads,
and recording with King County. This condition has been met.
Hearing Examiner Condition #4 - A developer extension agreement must be entered into
between the applicant and the Federal Way Water and Sewer District for the water system.
Response - In an October 27, 1998 letter, Lakehaven Utility District (formerly Federal Way
Water and Sewer District) the district accepted the final plat (Exhibit F). This condition has
been met.
Staff Report
Page -3-
EXH~srt~
PAGE.ï.OF f3
Hearing Examiner Condition #5 - Approval shall be obtained from the Midway Sewer
District for the sewer system.
Response - In a November 23, 1998 letter, Midway Sewer District has accepted the final
plat (Exhibit G). This condition has been met. The recorded sewer easement will be
provided prior to plat recording.
Hearing Examiner Condition #6 -The applicant must obtain fmal approval fÌ'om the King
County Health Department.
Response - All lots will receive water from the Lakehaven Utility District and all lots will
receive sewer service fÌ'om Midway Sewer District. There are no facilities which require
service or approval by the King County Health Department.
Hearing Examiner Condition #7 - The applicant must obtain the approval of the City of
Federal Way for the adequacy of the fire hydrant, water main, and fue flow standards.
Response - On November 30, 1998, the Federal Way Fire Department verified that hydrant
is adequate and facilities are in service. This condition has been met.
Hearing Examiner Condition #8 - In lieu of providing an approved turnaround for
emergency vehicle access for lots #5 and #7, the applicant may request that the subject
residences to be constructed on these two lots be sprinkled.
Response - This condition has been met with the elimination of lot #7 and the plat note for
lot #5 indicating that a sprinkler system is required for the residence on lot #5.
Hearing Examiner Condition #9 - An uninventoried Class III wetland exists on the site of
the proposed subdivision. The following conditions shall be satisfied with respect to this
wetland:
a.
The uninventoried wetland and stream feature that have both been field surveyed shall
be protected by a 25 foot buffer and shall be designated as a Native Growth Protection
Easement (NGPE).
Response - This condition has been met.
b.
The NGPE shall be located within a separate tract and shown on the approved
engineering plans and recorded on the final plat.
Response - This condition has been met as the NGPE's have been located within
separate tracts-Tracts A and B.
Staff Report
Page 4-
-
PAG E~ OF /'J
c.
An additional 15 foot building setback line (BSBL) shall be delineated adjacent to the
NGPE, shown on the approved engineering plans, and recorded on the final plat. No
improvements or intrusions except a biofiltration swale shall be allowed within the
BSBL.
Response - This condition has been met with the depiction of the 25 foot BSBL on the
Sheet 1 of3 and BSBL language on Sheet 3 of3 of the final plat (Exhibit C).
d.
The plan shall mitigate the potential impact of the human intrusion into the wetland by
providing permanent fencing (refer to condition #13).
Response - This condition has been met with the fence note on Sheet 1 of 3 of the final
plat (Exhibit C).
Hearing Examiner Condition #10 - The following statement shall be shown on the approved
engineering plans and recorded final plat:
Building Setbacks and Native Growth Protection Easements
$
Structures, fill, and obstructions (including, but not limited to decks, patios,
outbuildings, or overhangs beyond 18 inches) are prohibited within the building
setback line (BSBL) and restricted floodplains (if applicable), and within the
Native Growth Protection Easement(s) as shown.
Dedication of a Native Growth Protection Easement (NGPE) conveys to the public
a beneficial interest in the land within the easement. This interest includes the
preservation of native vegetation for all purposes that benefit the public health,
safety and welfare, including control of suñace 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, which permission must be obtained in writing
from the Federal Way Department of Community Development Services, or its
successor agency.
Before and during the course of any grading, building construction, or other
development activity on a lot subject to the NGPE, the common boundary between
the easement and the area of development activity must be fenced or otherwise
marked to the satisfaction ofthe City of Federal Way, or its successor agency.
Response - This condition has been met per language on Sheet 3 of 3 of the final plat
(Exhibit C, Building Setbacks & Native Growth Protection Easements).
Staff Report
Page -5-
~irslsuM
PAGE-E-OF f?:>
Hearing Examiner Condition #11- At the time of recording of the final plat, the NGPE
shall be dedicated to a Homeowners Association or other workable organization in order to
provide for its ownership and continued maintenance.
Response - This condition has been met per Note # 4 on Sheet 2 of3 of the final plat
(Exhibit C).
Hearing Examiner Condition #12 - The Declaration of Protective Covenants, Conditions,
and Restrictions of the Homeowners Association shall be reviewed by the City of Federal
Way prior to recording to ensure that adequate provisions are made for ownership and
maintenance of the NGPE and other open space areas.
Response - This condition has been met with per language in the Declaration of Covenants,
Conditions, and Restrictions for Redondo Firs Homeowners Association.
Hearing Examiner Condition #13 - A five foot tall fence must be installed at the edge of the
wetland buffer/NGPE at the time that a dwelling is constructed on the adjoining lot or
ownership of that lot transferred to the first owner occupant. This fence must be constructed
of such material which would allow visibility of the NGPE ITom the lots.
Response - This condition has been met with the fence note on Sheet I of3 of the final plat
(Exhibit C).
Hearing Examiner Condition #14 - Final plat approval shall require full compliance with
drainage provisions set forth in the 1990 King County Surface Water Design Manual.
Compliance may result in reducing the number and/or location of lots as shown on the
preliminary approved plat. The following conditions represent portions of the manual and
apply to all plats:
a.
Federal Way Public Works Department approval of the drainage and roadway plans is
required prior to any construction.
Response - Engineering plan approval was granted on December 23, 1997.
b.
A separate Erosion and Sediment Control (ESC) plan for this project shall be submitted
with the drainage and roadway plans. The plan shall show the limits of the area to be
cleared during construction of the roads and the installation of drainage improvements
and utilities, and provide a schedule of construction. The plans shall include provisions
for protecting exposed soils ITom weathering by wind or rain by covering piles of soil
with tarp.
Due to erosion hazard and the presence ofwetIands on-site, clearing shall be limited
only to those areas required for construction of roadways and utilities. Prior to any
Staff Report
Page -6-
EX.nØ1~SUB98#
PAGEJLOF I??
clearing or grading, a boundary delineation acceptable to the City of Federal Way shall
be provided between lots and areas designated as NGPE. Said boundary delineation
shall remain in place until a dwelling is constructed on the lot or ownership transferred
to the first owner-occupant at which time a five foot fence meeting the requirements of
Condition #13 shall be constructed.
Response - The TESC plans approved on December 23, 1997 depict this requirement.
c.
Retention/detention (RID) and biofiltration facilities shall be located in separate tracts
and dedicated to the City of Federal Way, 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 manholes (RID). Tract C (biofiltration
and maintenance tract) shall be a minimum of 45 feet wide. The detention system shall
be designed to accommodate the 100 year 24-hour storm event with a maximum release
rate of approximately 70 percent of the 2-year 24-hour predeveloped storm.
Response - The retention/detention facilities are located in a separate tract (Tract C).
All manholes are located within the roadway with the exception of CB #3 and CB #4
which are located within a 20 foot easement located on lots #4, #5, and #6. Access to
this area is by a 20 foot access drainage easement, and lot #5. This condition has been
met.
d.
Prior to recording of the final plat, those portions of the retention/detention facility
necessary to control the flows discharging from the site shall be constructed and
operational.
Response - This condition has been met. All storm drainage facilities have been
constructed and are functioning.
e.
Oil/water separation facilities shall be provided at each point of permanent storm
drainage release from the site so contaminants do not enter natural drainage features. In
addition to oil/water separators, the applicant is required to provide biofiltration prior to
discharge of stormwater into any sensitive area (e.g. streams, wetlands, lakes, etc.).
Such biofiltration includes 200 feet of broad, flat-bottom, grass-lined swales, or
equivalent systems.
Response - Oil/water separation facilities have been designed and approved as part of
engineering review (Exhibit H, Sheet 4 of 5) of the approved engineering plans.
Biofiltration has been provided.
f.
Drainage outlets (stub-outs) shall be provided for each individual lot, except for those
lots approved for infiltration by the City of Federal Way. Stub-out shall be shown on
the engineered plans and shall conform to the following:
Staff Report
Page -7-
EXHIBIT ~
~d*rs/~
I)
Each outlet shall be suitably located at the lowest elevation on the lot, so as to
service all future roof down spouts and footing drains, driveways, yard drains, and
any other surface or subsurface drains necessary to render the lots suitable for their
intended use. Each outlet shall have free-flowing, positive drainage to an approved
storm water conveyance system or to an approved outfall location.
Response - Drainage outlets have been installed for each lot in compliance with
this condition. Infiltration feasibility will be determined on a lot by lot basis at the
time of building permit application, per Note 17 on Sheet 2 of 3 of the final plat
(Exhibit C). This condition has been met.
2) Outlets on each lot shall be located with a five-foot-high, 2 x 4 inch stake marked
"storm." The stub-out shall extend above surface level, be visible, and be secured
to the stake.
Response - The stub outs have been installed to the satisfaction of the city.
3)
Pipe material shall conform to under drain specifications described in KCRS 7.04
and, if non-metallic, the pipe shall contain wire or other acceptable detection
feature.
Response - The pipe materials installed are to the satisfaction of the city.
4) Drainage easements are required for drainage systems designed to convey flows
through more than one lot.
Response - This condition has been met per drainage easements shown on Sheet 1
of3 of the Final Plat (Exhibit C) and per Notes No.7, 8, and 9 on Sheet 2 of3 of
the final plat (Exhibit C).
5) All individual stub-outs shall be privately owned and maintained by the lot home
owner.
Response - Note No.2. "Downspout Note" on Sheet 3 of3 of the final plat
(Exhibit C) addresses this condition.
g.
In some cases, on-site infiltration systems may be accepted for detention for the lots
depending on soil conditions. To determine the suitability of the soil for infiltration
systems, a soils report that includes percolation tests and a soil log taken at six-foot
minimum depth shall be submitted by a professional engineer, or soil specialist. This
shall include, at a minimum, information on soil texture, depth to seasonal high water
and the occurrence of mottling and impervious layers. ~XRi1:J1tf> ~
eMiE Ct OF ~
Redondo Firs1SUB98-0001
Page -8-
Staff Report
~
potential down gradient impacts due to increased hydraulic loading on slopes and
structures. Soil permeability data obtained from the design of the septic system may be
used for the drywell retention system, provided data is submitted verifYing that no
impervious layer exists within six feet of the soil surface. If the soils report is approved,
the infiltration system shall be installed at the time of the building permit. A note to this
effect shall be placed on the map page of the recorded document. The drainage plan and
the recorded document shall indicate each lot approved for infiltration.
Response - Wherever possible, infiltration shall be utilized unless determined not to be
feasible as verified by soil logs. Note #17 of Sheet 2 of 3 of the final plat (Exhibit C)
addresses this condition.
h.
A downstream analysis shall be included with the drainage plan. This analysis must
extend for a minimum distance of 11. mile from the point of release of each flow
discharging from the site. The analysis must address any existing problems with
flooding capacity, overtopping, scouring, sloughing, erosion, or sedimentation of any
drainage facility, whether natural or man-made. Probable impacts due to construction of
the project must also be addressed with respect to these same concerns. Where this
analysis reveals 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 additional on-site rate and/or volume controls, off site improvements, or a
combination of both. Any off-site improvements will require the approval of all
affected property owners.
Response - A level I drainage analysis prepared by Triad Associates, Inc. (January
1990) was submitted with the Technical Information Report (TIR) on November 1,
1996. More stringent requirements were not necessary.
i.
Current Standard Notes and Erosion Sedimentation Control (ESe) notes, as established
by the City of Federal Way Public Works Department, shall be placed on the
engineered plans.
Response - This condition has been met as per language on Sheet 5 of 5 of the
approved engineering plans (Exhibit H).
j.
The following notes shall be provided on the map page of the recorded document:
"All building down spouts, footing drains and drains from all impervious surfaces
such as patios and driveways shall be connected to the approved permanent storm
drain outlet as shown on the approved construction drawings on file with the City
of Federal Way Public Works Department under project #ILA-90-0018SUB. This
plan shall be submitted with the application of any building permit. All
connections of the drains must be constructed and approved prior to the final
Staff Repon
Page -9- Redondo FirslSUB98-000 I
EXHIBIT w
PAGE-L OF PJ
building inspection approval." Those lots that are designated for, "Individual lot
infiltration systems, shall be constructed at the time of the building permit and
shall comply with plans on file at the Public Works Record Center."
Response - This language has been provided on Sheet 3 of3 of the final plat (Exhibit C).
Hearing Examiner Condition #15 - Prior to final plat approval, a pro rata share of $5,808
shall be contributed by the developer towards the cost of project number 3323, a project to
improve the flooding problem at South 272nd Street and South Star Lake Road.
Response - Pro rata share payments were made on January 13, 1998. This condition has
been met.
Hearing Examiner Condition #16 -: All construction and upgrading of public and private
roads shall be done in accordance With King County Road Standards established and
adopted by Ordinance No. 8041 (1987 King County Road Standards).
Response - The roadway was installed to the satisfaction of the city.
Hearing Examiner Condition #17 - 21st Place South shall be designed and constructed to
Sub Access Street standards with 36 foot sections, in order to match the existing street
configuration to the south. This street shall have vertical curb, gutter, and sidewalks along
both sides.
Response - 21st Place South was constructed to a sub access street standard.
Hearing Examiner Condition #18 - Planter islands (if any) within the cul-de-sacs shall be
maintained by the abutting lot owners. This shall be stated on the face of the final plat.
Response - Planter islands were not constructed with the plat.
Hearing Examiner Condition #19 - Easements shall be provided for all 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 shall be clearly labeled on the
face of the final plat.
Response - Sewer utility easements are shown on the face of the plat, and have been
approved by the Midway Sewer District. All Lakehaven Utility District facilities are located
within the public right of way.
Hearing Examiner Condition #20 - A ten foot utility easement shall be provided along the
front ten feet of all lots and tracts adjacent to the proposed streets. The following statement
shall be noted on the face of the final plat:
Staff Report
Page -10-
EXHIBlfdondo WUB98-0001
PAGE.£....OF 13
Easement Reservations
An easement is hereby reserved for, and granted to, any public utility and their
respective successors and assigns, under and upon the front ten feet parallel with
and adjoining the street frontage of all lots and tracts, in which to install, lay,
construct, renew, operate, and maintain underground pipe, conduit, cables, and
wires with necessary facilities and other equipment for the purpose of serving this
subdivision and other property with utility service together with the right to enter
upon the lots at all times for the purposes herein stated. These easements entered
upon for these purposes shall be restored as near as possible to their original
condition. No utility lines shall be placed or permitted to be placed upon any lot
unless the same shall be underground or in conduit attached to a building.
Response - Utility easements are provided for in each lot and tract. This language has been
provided in note form on Page 3 of 3 of the final plat (Exhibit c).
Hearing Examiner Condition #21 - Prior to final plat approval, a fee of $8,269 shall be paid
to City of Federal Way Parks, Recreation and Cultural Services Department to mitigate
potential impacts on area parks.
Response - Mitigation fees were paid on November 23, 1998. This condition has been met.
Hearing Examiner Condition #22 - All development activities shall be designed and
constructed in accordance with recommendations and conclusions contained in the March 1,
1991, Geotechnicial Investigation prepared by Dennis Joule for the proposed development,
as required by the Public Works Director and Building Official. Supplemental geotechnical
analysis and recommendations may be required by the Public Works Director and Building
Official during development of the site.
Response - This has been done to the satisfaction of the Public Works staff.
Hearing Examiner Condition #23 - The applicant shall work with Puget Power to install a
street light on-site.
Response - A street light is installed at the cul-de-sac.
Hearing Examiner Condition #24 - Prior to final plat approval, legal access shall be
provided to lot #7, or the lot shall be designated as open space and dedicated to the Redondo
Firs Homeowners Association, or the applicant may sell the proposed lot to an abutting
property owner. In the event that the applicant decides to sell the proposed lot to an abutting
property owner, the applicant would submit a Boundary Line Adjustment application to the
City of Federal Way for their review and approval prior to the recording of the final plat.
Staff Report
Page-II-
Redondo Firs/SUB98-0001
EXH~BiT Mf
PAGE.JL OF I!:>
Response - Lot #7 has been eliminated and is now incorporated into tract A, NGPE,
and is dedicated to the homeowners association per Note 4 of Sheet 2 of 3 of the final
plat (Exhibit c).
IV DECISIONAL CRITERIA
Pursuant to Section 20-134(b) of the Federal Way City Code (Supplement #4), if the City
Council finds that the following criteria have been met, the City Council may approve the
final plat for recording:
CRITERION #1- The final plat is in substantial conformance to the preliminary plat.
Response - This criterion has been met.
CRITERION #2 - The final plat is in confomiity with applicable zoning ordinances or other
land use controls.
Response - This criterion has been met.
CRITERION #3 - All conditions of the Hearing Examiner and/or City Council have been satisfied.
Response - This criterion has been met.
CRITERION #4 - All required improvements have been made and maintenance bonds or other
security for such improvements have been submitted and accepted.
Response - This criterion has been met. All road and storm drainage improvements have
been constructed. In addition, all water and sewer lines have been installed. Adequate
bonding is in place with the city, Lakehaven Utility District, and Midway Sewer District.
CRITERION #5 - All taxes and assessments owing on the property have been paid.
Response- Prior to being recorded, the plat is reviewed by the King County Department of
Assessments to ensure that all taxes and assessments have been paid.
v
CONCLUSION
Based on a site visit, review of the final plat maps, construction drawings, and the project
file, staff has determined that the application for final plat approval for Redondo Firs meets
all platting requirements ofRCW 58.17.070, King County Title 19, and Section 20-134 of
the Federal Way City Code (supplement #4). A recommendation of final plat approval is
therefore being forwarded to the City Council for yoUr approval.
Staff Report
Page -12- Redondo FirslSUB98-000I
EXHIBIT ~
PAGE~OF e,
Exhibit A
Exhibit B
Exhibit C
Exhibit D
Exhibit E
Exhibit F
Exhibit G
Exhibit H
EXHIBITS
Resolution 93-140 - City of Federal Way Preliminary Plat Approval of Redondo
Firs with Accompanying Hearing Examiner Report
8Y:. x 11 Reduced Copy of Approved Preliminary Plat of Redondo Firs
8Y:. x 11 Reduced Copy of Final Plat Map of Redondo Firs (three pages)
Vicinity Map for Redondo Firs
Final Plat Resolution of the City of Federal Way Approving the Final Plat of
Redondo Firs
CoITespondence from Midway Sewer District
CoITespondence &om Lakehaven Utility District
8Y:. x 11 Reduced Copy of Approved Engineering Plans for Redondo Firs
L, \P RMS YSIDOCUMENnS UB9I _00. 0 I 1ST AFFRPT. DOC
.
Staff Report
Redondo Firs1SUB98-0001
Page -13-
EXHIBIT Mr
PAGE---12. OF
l3
RESOLUTION NO.
93-140
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF FEDERAL WAY, WASHINGTON, APPROVING WITH
CONDITIONS THE PRELIMINARY PLAT OF REDONDO
FIRS, KING COUNTY BUILDING AND LAND
DEVELOPMENT FILE NO. S90POOO2 (FEDERAL WAY
FILE NO ILA-90-0018-SUB).
WHEREAS, the applicant, Chuck Holcom, Jr., applied to
King County for preliminary plat approval to subdivide certain real
property consisting of 3.75 acres located at South 278th Street,
east of Pacific Highway South and north of South 277th Place into
seven (7) single family lots; 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 interlocal agreement between the city of
Federal Way and King County requires that the City 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 March 23,1993, concerning the preliminary plat
of Redondo Firs; and
WHEREAS, at the conclusion of said hearing the Federal
'Way Land Use Hearing Examiner issued its Findings, Conclusions,
Conditions, Recommendations and Decision on April 5, 1993; and
WHEREAS, the City Council of the City of Federal Way is
the governmental body now having jurisdiction and authority to pass
EXHIB~T A
PAGE-L OF --11..C OJ p"
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 Chapter 20
of
Federal
Way
City
Code,
Chapter
58.17
RCW
and
all
other
applicable city Codes; NOW THEREFORE,
THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON,
DOES HEREBY RESOLVE AS FOLLOWS:
Section
1.
Findinas
of
Facts.
Conditions
and
Conclusions.
The Findings, Conclusions and Recommendations of the
Federal Way Land Use Hearing Examiner issued on April 5,
1993,
following a hearing held on March 23,
1993,
which included a
recommendation to approve the preliminary plat of Redondo Firs
subject to certain conditions, are hereby adopted as the Findings,
Conclusions and Conditions of the City Council.
Section
2.
Application Approval.
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,
the preliminary plat of Redondo Firs,
Building and Land Development File No. S90POO02 (Federal Way File
No. ILA-90-0018-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 April 5,
1993,
attached
hereto as Exhibit A and incorporated by this reference.
2
EXHIBIT A
PAGE~OF
Resolution No. 93-140
I?-
Section
3.
Conditions
of
Approval
Inteqral.
The
conditions of approval of the preliminary plat are all integral to
each other with respect to the City Council finding that 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 recommendátion
to the City Council for further action.
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 4th DAY OF
May
,1993
~~r~
MA OR, ROBERT STEAD
3
EXHIBIT A-
PAGE2..0F
Resolution No. 93-140
I-:¡--
APPRO1ED AS TO FORM:
\ 'J~
C~ATTORNEY, CAROLYN A. LAKE
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
RESOLUTION NO. 93-140
Kmhkenlmolndðrodo.jirs
April 28, 1993
Hay 4, 1993
4
~XHIBIT It
FAGE.!LOF 1=1-
BEFORE THE HEARING EXAMI1','ER OF THE CITY OF FEDERAL WAY
IN THE MATTER OF THE
APPLICATION OF:
)
)
)
)
)
)
)
)
)
)
KING COUNTY FILE #S90POO02
FILE #ILA-90-00I8-SUB
FWHE #93-1
CHUCK HOLCOM, JR., FOR
PROPOSED PLAT OF REDONDO FIRS
Approval of Preliminary Plat
RECOl\1l\1EI'.'DA TION
I. SIlMMARY OF APPLICATION
Redondo Firs is a proposed subdivision of 3.75 acres into seven (7) single family lots with
access proposed to be off of 21st Place South and Pacific Highway South (Exhibit A). Lot sizes
range from 12,400 to 31,950 square feet with an average lot size of 15,061 square feet. There
is a Class ill Wetland in the west-central portion of the site. The proposal falls within a
suburban residential (SR-72oo) zone.
ll. PROCEDURAL INFORMATION
At the hearing the following presented testimony and evidence:
1.
Margaret Clark, Senior Planner, City of Federal Way
33530-1st Way.South, Federal Way, WA 98003
2.
Andy King, Triad Associates
11415 NE 128th Street, Kirkland, WA 98034
3.
Ron Garrow, Senior Development Engineer, City of Federal Way
33530-1st Way South, Federal Way, WA 98003
At the hearing the following exhibits were admitted as part of the official record of these
proceedings:
EXHIBIT .11:
1.
Staff Report with Exhibits
a. Preliminary Plat Map
b. Vicinity Map
c. Mitigated Determination of NOn-SignifiCancEXHIBIT A-
PAGE ~ OF l-:r
COpy
REDONDO FIRS PRELIMINARY PLAT
KING COUNTY FILE HS90POOO2
FILE HILA-90-0018-SUB; FWHE #93-1
PAGE 2
i.
j.
k.
1.
m.
n.
o.
p.
q.
r.
2.
d.
e.
f.
g.
h.
Preliminary Plat Map
Environmental Checklist
Letter from Federal Way Public Schools dated 12/23/92
Communication from Pat Kettenring, Fire District, dated 12/31/92
Community Development Technical Review Committee Report from
Federal Way Water and Sewer dated 12/31/92
Letter from C. Gary Schulz, Wetland/Forest Ecologist, dated 5/26/91
Vicinity Map
Geotechnical Investigation
King County Roåd Adequacy Standards (KC Code 21.49)
Location Map of Sidewalks Relative to Existing Bus Stops
City Department of Community Development Technical Committee Report
dated 4/18/91
King County Certificate of Water Availability
King County Certificate of Sewer Availability
Seattle-King County Department of Public Health/Environmental Health
Services Application for Preliminary Health Department Subdivision
Approval
King County Council Motion #5952 dated 3/26/84
Applicant's Proposed Revisions to Staff Conditions
3.
Copy of Applicable King County Road Standards
ill; FINDINGS
1.
The applicant has a possessory ownership interest in a 3.75 acre parcel of property
located at the terminus of South 278th Street in north Federal Way, north and east of the
single family residential subdivision of Scarbrough Divisions 1 and 2. The site is east
of Pacific Highway South and north of South 277th Place. A preliminary plat application
was med approximately one month prior to the effective date of the formation of the City
of Federal Way and, therefore, this preliminary plat is considered under King County
plans, regulations, and codes in effect on the date of application (February 1, 1990).
Both the King County and Federal Way Zoning Codes classify the site for single family
residential dwellings on minimum 7,200 square foot lot sizes.
2.
The applicant is proposing a single family residential plat consisting of seven (7) lots,
with a minimum lot size of 12,400 square feet and maximum lot size of 31,950 square
feet, with an average lot size of 15,061 square feet. On October 9, 1992, the City of
Federal Way, as lead agency, issued a Mitigated Determination of Non-Significance
(MDNS) and no appeals were filed. . .." 1811 A
[A,H
PAGEí.OF Ff
REDONDO FIRS PRELIMINARY PLAT
KING COUNTY FILE #S90POOO2
FILE HILA-90-0018-SUB; FWHE #93-1
PAGE 3
3.
The topography of the site is hilly and a stream flows from southwest to northeast across
the western portion of the site. Slopes around the stream are as steep as twenty-five
(25%) percent. The U,S. Soil Conservation Service-King County Soil Survey,
establishes that the soils on the site are Alderwood Gravelly Sandy Loam with some areas
of Everett Gravelly Sandy Loam. In addition, the applicant commissioned a geotechnical
study of the site, which was prepared by Dennis Joule, P.E., and submitted on March
1, 1991. The geotechnical report establishes that the slopes exhibit no evidence of
instability, and that if recommendations contained in the report are followed, both the
existing slopes and the slopes created during construction should remain stable. A
condition in the MONS agreed to by the applicant is that all recommendations of the
geotechnical report be complied with during development of the site. Furthermore, an
erosion and sedimentation control plan will be prepared by the applicant and reviewed
by the City to ensure compliance with King County Ordinance #4938 and the 1990
Surface Water Manual. The soil types, geotechnical report, and future review will assure
that no adverse impacts will occur due to erosion, and that the soils are adequate to allow
development of the site as proposed.
4.
An intermittent stream flows from the southwest to the northeast and there is an
associated Class ill Wetland located on the western portion of the site. The Class. ill
Wetland is the least valuable of all wetlands and in 1990 King County required a twenty-
five (25) foot wetland buffer and a fifteen (15) foot building setback line from the buffer.
The stream will be protected from stormwater impurities by a grass-lined biof1.ltration
sWale. The conditions of approval requiring compliance with the King County Surface
Water Design Manual and the erosion sedimentation control plan are sufficient to protect
the intermittent stream and associated wetland.
5.
Due to past logging activities, the majority of the site is forested upland dominated by
mature deciduous trees with scattered second and third growth conifers. The wetland and
intermittent stream border is characterized by big leaf maple, red alder and other trees
associated with salmon berry understory. A site visit by staff establishes that there are
no threatened or endangered species on site and that the riparian corridor is an isolated
natural drainage area influenced by stormwater run off flows due to recent development.
The twenty-five (25) foot native buffer is satisfactory to protect existing plants and
wildlife within the corridor.
6.
The plat map reveals that six (6) lots are proposed east of the wetland and corridor and
will access the extension of South 278th Street, which will be known as 21st Place South.
Lot seven (7) is on the west side of the corridor and at present has no access. If legal
access cannot be provided, the lot must either be designated as open space or sold to a
surrounding property owner. 1\ .
jE-17HIBIT rr
P A G E..L OF -=¡-
11.
12.
REDONDO FIRS PRELIMINARY PLAT
KING COUNTY FILE #S90POOO2
FILE #ILA-90-0018-SUB; FWHE #93-1
PAGE 4
7.
The site will generate approximately seventy (70) average daily trips, sixty (60) of which
will utilize 21st Place South, with the remaining ten (10) trips onto Pacific Highway
South (assuming access is provided to lot seven (7». A traffic impact study is not
required due to the light traffic volume and no change in level of service at any street
intersection in the immediate vicinity. The plat road will be constructed to 1987 King
County standards. The roads serving the plat are adequate.
8.
Students residing in the plat will attend schools operated by the Federal Way School
District, which will flllance needed facilities by using a combination of construction
bonds, impact fees, and State matching funds. The applicant will provide sidewalks on
both sides of 21st Place South, extending into the bulb of the cul-de-sac. School bus
stops located in the vicinity are accessed by sidewalks at present, thus adequate provision
is made for schools and for the safety of children walking to bus stops.
9.
The applicant is not providing neighborhood parks, but has agreed to pay the sum of
$8,269 to the City of Federal Way in order to mitigate impacts on existing open space
and recreational facilities. The applicant has, therefore, made appropriate provisions for
parks and recreation.
10.
The Federal Way Water and Sewer District will provide both potable water and flIe flow
to the site. The sewer service will be provided by the Midway Sewer District, which has
provided a Certificate of Sewer Availability. Adequate provision is made for water and
the satisfactory disposal of sanitary waste.
The storm drainage system will be designed in conformance with the 1990 King County
Surface Water Design Manual. An infiltration system is proposed to collect run off
generated by roof and footing drains. Run off from impervious road surfaces will be
detained in an underground detention pipe and released at predevelopment rates into a
grass-lined biofùtration swale located in Tract C, which parallels the riparian conidor.
Stonn drainage run off from the site will contribute to an existing flooding problem on .
South 272nd Street and South Star Lake Road. The MDNS requires the applicant to
contribute a prorata share of $5,808 to rectify the flooding problem. The applicant will
design the plat storm drain system to accommodate the one hundred (100) year/twenty-
four (24) hour storm event with maximum release rate of approximately seventy (70%)
percent of the two (2) year/twenty. four (24) hourpredevelop rate. The proposed storm
drain system and off site mitigation funds make adequate provision for plat storm
drainage.
The 1985 King County Comprehensive Plan designates the site as Urban. The proposed
subdivision is not in.conflict with the policies of the King County Comprehensive Plan.
EXHIBIT . It-
PAGE-K.OF 11'-
14.
REDONDO FIRS PRELIMINARY PLAT
KING COUNTY FILE #S90POOO2
FILE #ILA-90-0018-SUBj FWHE #93-1
PAGE 5
The proposal is also located within the Federal Way Community Planning Area, which
designates the project area as single familywith a recommended density of between four
(4) and nine (9) dwelling units per acre. Since this plat is proposed at a density of less
than two (2) dwelling units per acre, it is substantially less than the recommended
density.
13:
The only issue unresolved between staff and the applicant is whether rolled curbs or
vertical curbs should be provided on the plat road. The applicant desires to provide
rolled curbs to match the existing curbs on streets in the Scarbrough division. Public
Works desires a vertical curb and gutter section, which provides a more difficult obstacle
for cars to overcome to get onto a sidewalk. The applicant's reason for requesting rolled
curbs is for continuity and to provide more flexibility for driveway cuts. The King
County Road Standards of 1987 allow a choice of vertical or rolled curbs. It is the
Examiner's opinion that since this site is a new subdivision and not a part of the
Scarbrough division, it should be developed in accordance with present standards as
much as possible. The lots surrounding the cul-de-sac are quite narrow (25 feet) and
rolled curbs may not adequately define the driveways. In addition, children generally
play within cul-de-sacs and on dead end streets. For safety purposes, the vertical curbs
should be required.
The Federal Way Zoning Code provides that preliminary plat applications are reviewed
under Process ill. Under this process, the Hearing Examiner makes a recommendation
to the Federal Way City Council, which will then make the final decision as to approve
or disapprove the proposed plat. Prior to making a recommendation, the Examiner must
find that the specific Process ill decisional criteria are met. Findings required on each
criteria are hereby made as follows:
a.
The project is consistent with the King County Comprehensive Plan and the
Federal Way Community Plan, both of which recommend relatively high density
single family residential for both the area and the ~ite.
b.
The project may not be consistent with all applicable provisions of the Federal
Way Zoning Code, but is consistent with all applicable provisions of the King
County codes in effect on the date of submission of the completed plat
application. The plat complies with Title 19 of the King County Subdivision
Ordinance;RCW 58.17 and the SR 7,200 Zoning District.
c.
Assuming the applicant complies with conditions of approval contained in the
MONS and hereinafter, the public health, safety and welfare will be protected.
EXH~BIT It
PAGE-.:LOF 11-
9.
REDONDO FIRS PRELIMINARY PLAT
KING COUNTY FILE #S90POOO2
FILE #ILA-90-0018-SUB; FWHE #93-1
PAGE 6
IV. CONCLUSIONS
The applicant has established that the proposed preliminary plat of Redondo Firs is consistent
with the King County Comprehensive Plan, the Federal Way CommUIùty Plan, the SR 7,200
zone, Title 19 of the King County Subdivision Ordinance, all other applicable King County
codes and policies, and RCW 58.17.110. This proposed preliminary plat makes appropriate
provisions for open spaces, drainage ways, streets, alleys, other public ways, water supplies,
sanitary waste, parks, playgrounds, sites for schools and school grounds, and considers all other
relevant facts, including sidewalks and other planning features that assure safe walking
conditions for students who walk to and from school. The proposed preliminary plat of Redondo
Firs will- serve the public use and interest by providing an attractive location for single family
residential development in the north portion of the City of Federal Way and should be approved
by the Federal Way City Council, subject to the following conditions:
1.
The plat shall comply with all platting provisions of Title 19 of the King County Code
(King County Subdivision Ordinance).
2.
The area and dimensions of all lots shall meet the minimum requirements of the SR
7,200 zone classification.
3.
All persons having an ownership interest in the subject property shall sign on the face
of the final plat a dedication which includes the language set forth in King County
Council Motion No. 5952 (Exhibit R) except as modified for the City of Federal Way.
4.
A Developer Extension Agreement must be entered into between the applicant and the
Federal Way Water and Sewer District for the water system. .
5.
Approval shall be obtained from the Midway Sewer District for the sewer system.
6.
The applicant must obtain final approval from the King County Health Department.
7.
The applicant must obtain the approval of the City ofFederai Way for the adequacy of
the rITe hydrant, water main, and rITe flow standards.
8.
In lieu of providing an approved turnaround for emergency vehicle access for Lots
five (5) and seven (7), the applicant may request that the subject residences to be
constructed. on these two lots be sprinkled.
An uninventoried Class III Wetland exists on the site of the proposed subdiVision. The
following conditions shall be satisfied with respect to this wetland:
~XHIBIT A-
PAGE-E-OF (1'
REDONDO FIRS PRELIMINARY PLAT
KING COUNTY FILE #S90POO02
FILE #ILA-90-0018-SUBj FWHE #93-1
PAGE 7
d.
10.
a.
The uninventoried wetland and stream feature that have both been field
surveyed shall be protected by a twenty-five (25) foot buffer and shall be
designated by as a Native Growth Protection Easement (NGPE).
b.
The NGPE shall be located within a separate tract and
shown on the approved engineering plans and recorded
final plat.
c.
An additional 15-foot Building Setback Line (BSBL) shall
be delineated adjacent to the NGPE and shown on the
approved engineering plans and recorded final plat. No
improvements or intrusions except a biofiltration swale
shall be allowed within the BSBL.
The plan shall mitigate the potential impact of the human
intrusion into the wetland by providing permanent fencing
(Refer to Condition #13).
The following statement shall be shown on the approved engineering plans and recorded
final plat:
"Building Setbacks and Native Growth Protection Easements
Structures, fill and obstructions (including, but not limited to decks, patios, outbuildings,
or overhangs beyond 18 inches) are prohibited within the building setback line (BSBL)
and within the Native Growth Protection Easement as shown. Dedication of a Native
Growth Protection Easement (NGPE) conveys to the public a beneficial interest in the
land within the easement. This interest includes the preservation of native vegetation for
all purposes that benefit the public health, safety, and welfare, including control of
surface water and erosion, maintenance of slope stability, visual and aural buffering, and
protection of plant and animal habitat. The NGPE imposes upon all present and future
owners and occupiers of the land, subject to the easement, the obligation, enforceable on
behalf of the public by 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, covered by fill, removed, or damaged without express permission from the City
of Federal Way, which permission must be obtained in writing from the City of Federal
Way Department of Community Development or its successor agency.
Err~'BIT It-
PAGE.LOF l-:r
REDONDO FIRS PRELIMINARY PLAT
K.ING COUNTY FILE #S90POO02
FILE UILA-90-0018-SUBj FWHE #93-1
PAGE 8
11.
12.
13.
14.
Before and during the course of any grading, building construction, or other
development activity on a lot subject to the NGPE, the common boundary
between the easement and the area of development activity must be fenced or
otherwise marked to the satisfaction of the City of Federal Way or its successor
agency. "
At the time of recording of the final plat, the NGPE shall be dedicated to a Homeowners
Association or other workable organization in order to provide for its ownership and
continued maintenance.
The Declaration of Protective Covenants, Conditions, and Restrictions of the
Homeowners Association shall be reviewed by the City of Federal Way prior to
recording to ensure that adequate provisions are made for ownership and maintenance of
the NGPE and other open space areas.
A five foot tall fence must be installed on the edge of the wetland buffer/NGPE at the
time that a dwelling is constructed on the adjoining lot or ownership of that lot
transferred to the first owner-occupant. TIùs fence must be constructed of such material
which would allow visibility of the NGPE from the lots.
Final plat approval shall require full compliance with drainage provisions set forth in the
1990 King County Surface Water Design Manual. Compliance may result in reducing
the number and/or location of lots as shown on the preliminary approved plat. The
following conditions represent portions of the Manual and shall apply to all plats:
a.
Federal Way Public Works Department approval of the drainage
and roadway plans is required prior to any construction.
b.
A separate Erosion and Sediment Control (ESC) plan for this
project shall be submitted with the drainage and roadway plans.
The plan shall show the limits of the area 'to be cleared 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 soils from weathering by wind or rain by covering piles
of soil with tarp.
Due to erosion hazard and the presence of wetlands on-site,
clearing shall be limited only to those areas required for
construction of roadways and utilities. Prior to any clearing or
E-, "HIBIT Ir
PAGE--E:.OF /-;¡-
REDONDO FIRS PRELIMINARY PLAT
KING COUNTY FILE #S90POO02
FILE #ILA-90-0018-SUß; FWHE #93-1
PAGE 9
grading, a boundary delineation acceptable to the City of Federal Way
shall be provided between lots and areas designated as a NGPE. Said
boundary delineation shall remain in place until a dwelling is constructed
on the lot or ownerslüp transferred to the first owner-occupant at which
time a five foot fence meeting the requirements of Condition #13 shall be
constructed.
c.
Retention/detention (RID) and biofiltration facilities shall be
located in separate tracts and dedicated to the City of Federal
Way, unless located within improved City of Federal Way rights-
of-way. Access for maintenance shall be provided to all facilities.
This will require a I5-foot access roadway to all manholes (RID).
Tract C (Biofiltration and Maintenance Tract) shall be a minimum
of 45 feet wide. The detention system shall be designed to
accommodate the IOO-year 24-hour storm event with a maximum
release rate of approximately 70 percent of the 2-year 24-hour pre-
developed storm.
d.
Prior to recording of the final plat, those portions of the
retention/detention and biofiltration facilities necessary to control
the flows discharging from the site shall be constructed and
operational.
e.
Oil/water separation facilities shall be provided at each point of
permanent storm drainage release from the site to 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, flat-bottom, grass-lined
swales or equivalent.
f.
Drainage outlets (stub-outs) shall be provided for each individual
lot, except for those lots approved for infIltration by the City of
Federal Way. Stub-outs shall be shown on the engineered plans
and shall conform to the following:
1)
Each outlet shall be suitably located at the lowest elevation
on the lot, so as to service all future roof downspouts and
footing drains, driveways, yard drain.. so..and an~~ A-
F'~Hlall.
F'J-\GE---12-0F ~
REDONDO FIRS PRELIMINARY PLAT
KING COUNTY FILE #S90POO02
FILE #ILA-90-0018-SUB; FWHE #93-1
PAGE 10
surface or subsurface drains necessary to render the lots suitable
for their intended use. Each outlet shall have free-flowing,
positive drainage to an approved stormwater conveyance system.
2)
Outlets on each lot shall be located with a 2 .x4. stake
marked .storm.. The stub-out shall extend above surface
level, be visible 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 feature detectable from the
surface.
4)
Drainage 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 lot home owner.
In some cases, on-site infiltration systems may be accepted for
detention for the lots depending on soil conditions. To determine
the suitability of the soil for infiltration systems, a soils report that
includes percolation tests and a soil log taken at 6-foot minimum
depth shall be submitted by a professional engineer, or soil
specialist. This shall include, at a minimum, information on soil
texture, depth to seasonal high water and the occurrence of
mottling and impervious layers. The report shall also, address
potential down gradient impacts due to increased hydraulic loading
on slopes and structures. If the soils report is approved, the
inf1ltration systems shall be installed at the time of the building
permit. A note to this effect shall be placed on the face of the
final plat map. The drainage plan and the final plat map shall
indicate each lot approved for inf1ltration.
A downstream drainage analysis shall be included with the
drainage plan. This analysis must extend for a minimum distance
of t,4 mile from the point of release of each flow discharging from
the site. The analysis must address any existing problems with
flooding, capacity, overtopping, scouring, sloughing, erosion, or
sedimentation of any drainage facility, whet[~r..n~mäff- A
~AGE._t~OF
g.
h.
l::f
16.
17.
18.
REDONDO FIRS PRELIMINARY PLAT
KING COUNTY FILE #S901'O002
FILE #ILA-90-0018-SUBj F\\o1IE #93-1
PAGE 11
made. 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 additional on-site rate and/or volume controls,
off-site improvements, or a combinati,on of both. Any off-site
improvements will require the approval of all affected property owners.
i.
Current Standard Notes and Erosion Sedimentation Contro1.(ESC)
notes, as established by the City of Federal Way Public Works
Department, shall be placed on the engineered plans.
j.
The following note shall be placed on the face of the Îlllal plat
map:
"All building downspouts, footing drains, and drains from all
impervious surfaces, such as patios and driveways, shall be
connected to the permanent storm drain outlet as shown on the
approved construction drawings on file with the City of Federal
Way Public Works Department under Project #ILA-90-üO18-SUB:
This plan shall be submitted with the application of any building
permit. .AlI connections of the drains must be constructed and
approved prior to the final building inspection approval. For those
lots that are designated for individual lot infiltration systems, the
systems shall be constructed prior to certificate of occupancy and
shall comply with plans on file."
15.
Prior to final plat approval, a pro rata share of $5,808 shall be contributed by the
developer towards the cost of Project Number 3323, a project to improve the
flooding problem at South 272nd Street and South Star Lake Road.
All construction and upgrading of public and private roads shall be done in
accordance with the King County Road Standards established and adopted by
Ordinance No. 8041 (1987 King County Road Standards).
21st Place South shall be designed and constructed to Sub Access Street standards
with thirty-six (36) foot sections, in order to match the existing street configuration to
the south. This street shall have vertical curb, gutter and sidewalks along both sides.
Planter islands (if any) within the cul-de-sacs shall be maintained by the abutting
lot owners. This shall be stated on the face of the final pla\h¡{Hi6ir A-
PAGE.£.~ -
\:J-
REDONDO FIRS PRELIMINARY PLAT
KING COUNTY FILE HS90POOO2
FILE HILA-90-0018-SUB; FWHE #93-1
PAGE 12
20.
21.
22.
23.
24.
19.
Easements shall be provided for all utiliries 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 shall be clearly labelled on the
face of the final plat.
A ten foot utility easement shall be provided along the front ten feet of all lots
and tracts adjacent to the proposed streets.
The following statement shall be noted on the face of the [mal plat:
"Easement Reservations
An easement is herelJy reserved for, and granted to, any public utility and their
respective successors and assigns, under and upon the front ten feet parallel with
and adjoining the street frontage of all lots and tracts, in which to install, lay,
construct, renew, operate, and maintain underground pipe, conduit, cables, and
wires with necessary facilities and other equipment for the purpose of serving this
subdivision and other property with utility service, together with the right to enter
upon the lots at all times for the purposes herein stated. These easements entered
upon for these purposes shall be restored as near as possible to their original
condition. No utility lines shall be placed or permitted to be placed upon any lot
unless the same shall be underground ç¡r in conduit attached to a building. "
Prior to [mal plat approval, a fee of $8,269 shall be paid to City of Federal Way
Parks and Recreation Department to mitigate potential impacts on area parks.
All development activities shall be designed and constructed in accordance with
recommendations and conclusions contained in the March 1, 1991, Geotechnical
Investigation prepared by DellIÙs Joule for the proposed development, as required
by the Public Works Director and Building Official.. Supplemental geotechnical
analysis and recommendations may be required by the Public Works Director or
Building Official during development of the site.
The applicant shall work with Puget Power to install a street light on-site.
Prior to final plat approval, legal access shall be provided to Lot 7, or the lot shall
be designated as open space and dedicated to the Redondo Firs Homeowners Association,
or the applicant may sell the proposed lot to an abutting property owner. In the event
that the applicant decides to sell the proposed lot to an abutting property owner, the
applicant would submit a Boundary Line Adjustment application to the City of Federal
Way for their review and approval prior to the recording of the final plat.
~j,{HIBIT It
PAGE~OF ~
REDONDO FIRS PRELIMINARY PLAT
KING COUNTY FILE #S90POO02
FIJ-E #ILA-90-0018-SUB; FWHE #93-1
PAGE 13
V. RECOMMENDATION
It is hereby recommended to the City Council of the City of Federal Way that the proposed
preliminary plat of Redondo Firs be approved, subject to the conditions contained in the
conclusions above.
VI. RIGHTS TO RECONSIDERATION AND CHALLENGE
"
Any person who has a right to challenge a recommendation under the Federal Way Zoning Code
may request the Hearing Examiner to reconsider any aspect of his or her recommendation by
delivering a written request for reconsideration to the Planning Department within seven (7)
calendar.days after the date of issuance of the Hearing Examiner's recommendation. 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 fÇ>r the request. The distribution of the
request and the response to the request shall be governed pursuant to the provisions of the
Federal Way Zoning Code. Within ten (10) working days after receiving a request for
reconsideration, the Hearing Examiner shall notify the persons who have a right to appeal under
the Federal Way'Zoning Code, whether or not the recommendation will be reconsidered. The
Hearing Examiner may reconsider the recommendation only 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 recommendation of the Hearing Examiner
may be challenged by any person who is to receive a copy of that recommendation pursuant to
FWZC 155.60.6. That challenge, in the form of a letter 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 fIled, 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
clear reference to the matter being ch:i11enged 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 letter of appeal, the fee established by the City. The
challenge will not be accepted unless 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 Èxaminer's recommendation.
DATED this 5th day of April, 1993.
n Examiner
I:\F~CIIRJSG\HE(REFIRS
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REDONDO FIRS
A PORTION Of TIll! III! 1/4 OF TIll! NW 1/4,
OF.BEC 33. ""'22 If, RHQ 4 e. W.M.
CITY OF FEDERAL WAY. KING COUNTY. WA8HD1GTOH
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A POR11OM i)f TIE .,1/4 'OF :TIE NW .1/4-
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CITY OF FEDERAL WAY, ICINO COUNTY, WA_OTON
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REDONDO FIRS
A POR11OH OF "'1£ IE 1/4 OF THE NW 1/4,
OF IEC a, TWP 22 'N,RNG 4 E, W.II.
CITY OF ÆIII!IIAL WAY,.1<ING COUNTY. WASHINGTON
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VICINITY MAP
REDONDO FIRS
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RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
FEDERAL WAY, WASHINGTON, APPROVING THE FINAL
PLAT OF REDONDO FIRS, KING COUNTY FILE NO S90POOO2,
FEDERAL WAY FILE NOS. ILS90PP18-SUB AND SUB98-O001.
WHEREAS, the preliminary plat for Redondo Firs, King County File No S90POO02, Federal
Way File Nos. ILA90-PPI8-SUB & SUB98-0001 was approved on May 4, 1993, by Federal
Way Resolution No. 93-140; and
WHEREAS, the applicant has satisfied all of the conditions set forth in Resolution No. 93-140
and in the April 5, 1993, Recommendation of the Federal Way Hearing Examiner; and
WHEREAS, the applicant has submitted the application for final plat for Redondo Firs within
the required time of receiving approval for the above-referenced preliminary plat; and
.
WHEREAS, City of Federal Way Department of Community Development Services staff
have reviewed the proposed final plat for its conformance to the conditions of the preliminary
plat and the Federal Way Hearing Examiner, and their analysis and conclusions are set forth in
the January 25, 1999, Staff Report; and
WHEREAS, the Land Use/Transportation Council Committee considered the application for
final plat of Redondo Firs at its February 1, 1999, meeting and recommended approval by the
full City Council; and
WHEREAS, the City Council reviewed and considered the Staff Report and the application
for final plat of Redondo Firs prior to and during the Council's February 16, 1999, meeting;
Res.#_,Pagel
EXHIBIT E
PAGEL-OF
if
Now THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY HEREBY RESOLVES AS
FOLLOWS:
Section 1. Findinl!s of Fact. Conditions. and Conclusions.
1.
The final plat for Redondo Firs, King County File No S90POO02, Federal Way File
Nos. ILA90-PPI8-SUB and SUB98-0001 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 the substantially complete application.
2.
Based on, inter alia, the analysis and conclusions in the Staff Report, and on the City
Council's review of the application for final plat, the proposed subdivision makes appropriate
provision for the public health, safety, and general welfare, and for such open spaces, drainage
ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary
wastes, parks and recreation, play grounds, and schools and schoolgrounds as are required by
City Code or are necessary and appropriate, and provides for sidewalks and other planning
features to assure safe walking conditions for students who only walk to and from school.
3.
The public use and interest will be served by the final plat approval granted herein.
4.
All conditions as listed in the Federal Way Resolution No. 93-140 and the conditions
in the April 5, 1993, Recommendation of the City of Federal Way Hearing Examiner, have been
satisfied, and/or satisfaction of the conditions have been sufficiently guaranteed by the applicant
as allowed by Federal Way City Code Section 22-133.
Res. # -, Page 2
EXHIBIT é
PAGE-LOF
t¡-
5.
All required improvements have been made and sufficient bond, cash deposit, or
assignment of funds have been accepted, or will be accepted, prior to recording by the City of
Federal Way as financial guaranty for maintenance of all required plat improvements.
6.
All taxes and assessments owing on the property being subdivided have been paid, or
will be paid prior to recording the final plat.
Section 2. ADD Ii cation Aooroval. Based upon the Findings of Fact contained in Section 1
above, the final plat of Redondo Firs, King County File No S90POO02,City of Federal Way File
Nos. ILA90-PPI8-SUB and SUB98-0001 is approved, subject to satisfaction of the maintenance
conditions that are required by the city.
Section 3. Recording. The approved and signed final plat, together with all legal instruments
M
pertaining thereto as required pursuant to all applicable codes, shall be recorded by the applicant
in the King County Department of Records. All recording fees shall be paid by the applicant.
Section 4. Severability. 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 5. Ratification. Any act consistent with the authority and prior to the effective date
of the resolution is hereby ratified and affirmed.
Res. # -, Page 3
EXHIBIT E
PAGE2-0F t¡.
Section 6. 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 ,1999.
CITY OF FEDERAL WAY
MAYOR, RONALD GINTZ
ATTEST:
CITY CLERK, N. CHRISTINE GREEN, CMC
ApPROVED AS TO FORM:
CITY ATTORNEY, LOND! K. LINDELL
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
RESOLUTION No:
LoIPRMSYSlDOClIMENnSUS98 _000 I IRESOLUTh'.DGC
Res. # -, Page 4
EXHIBIT e
PAGE-.LOF
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Commissio"""
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Mon<tK<r
JACK W. HENDRICKSON
GEORGE LANDON
PO Box 3487. Kent WA98032.()209. 3030 S 240S1
KEN J. KASE
(206) 824-4960
FAX NO.
(206) 878.2692
VINCE H. KOESTER
MIDWAY SEWER DISTRICT
November 23, 1998
Board of Commissioners
Midway Sewer District
RE: Developer Extension 98-4 Redondo Firs
Gentlemen:
~ .
I certit'y that on this date the sanitary sewer extension for the above referenced project is 100%
complete and that all of the requirements of the Contract for this project have been met by
Charles D. Holcolm. .
Very truly yours,
~~=;--
Marc Montieth
Field Representative
REC¡cn,'P:::'" .
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EXHIBrr¡ - Vr
PAGE ~'ti~\I'OF. '/
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LAKEHA VEN UTILITY DISTRICT
31627 - 1st Avenue South. P.O. Box 4249 . Federal Way, Washington 98063
Seattle: 253-941-1516. Tacoma: 253-927-2922. Fax: 253-839-9310
October 27, 1998
Ch~les D. Holcom, Jr.
63 i2 Madrona Drive NE
Tacoma, WA 98422
Re:
REDONDO FIRS
Agreement # 96-346
Dear Mr. Holcom:
The District has received all closing documentation and has completed a satisfactory final inspection of the
referenced project for compliance with Lakehaven Utility District standards for constrÜction of water
distribution systems. This project is hereby accepted for operation and maintenance by the District.
Maintenance Bond No. 5927265 shall be maintained in force for a period of one year from this date of
acceptance and until the District gives written notice of release, pending satisfactory results of the one-year
maintenance inspection. Said bond has been previously submitted for the project the amount of$5,000.00 .
If the actual costs incurred by the District within the one-year maintenance period exceed the amount held
on deposit following reconciliation of the project account and/or completion of the one-year maintenance
inspection, you will be invoiced accordingly. Such invoice shall be paid prior to release of the Maintenance
Bond. Any funds remaining in the account will be refunded following said maintenance inspection.
Please call Brian Asbury, at (253) 946-5407, if you have any questions or need additional infonnation.
Sincerely,
~~~ 7~~
Bertram L. Ross, P.E.
Water Operations and Engineering Manager
BLRlBIAlbia
c:
.- RECEIVED BY
COMVU~!TY DEVELO~MENT DSPARTMENT
Tom Redding-Baima & Holmberg, Inc., 100 Front Street South, Issaquah, WA 9802798
Lt. Brozek- King Co. FD #39 OCT 2 9 1~
King County - DDES
~ Deb Barker- City ofFW
Inspection - LUD
Finance - LUD
Field Operations - LUD
Tom Jovanovich
Commissioner
Dick Mayer
Commissioner
Donald L.P. Miller
Commissioner
IiXHISIT G- Beverly J. Tweddle
POA~~ -L 0 F comrslOner
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