The Woodlands Preliminary Plat Public Hearing PresentationThe Woodlands at Redondo Creek
Preliminary Plat
October 7, 2020
Presentation to the Federal Way
Hearing Examiner
The Notice of Public Hearing was published in the Federal Way
Mirror on September 18, 2020
Sent to persons receiving the property tax statements for all
property within 300 feet of the subject property
Sent to Agencies with jurisdiction
Sent to parties of record
Provided comments
Requested to be notified
Posted on site by the applicant
Pacific Hwy South
South 304th Street
20th Ave South
Notice of Public Hearing
Location
The vacant
21.85-acre site is
northwest of
the intersection
of South 304th
Street and 20th
Avenue South,
a portion of the
property is
adjacent to
Pacific Highway
South
Zoning
The subject property has three
different zoning designations.
Parcel 042104-9012 has split
zoning, a portion is zoned Single-
Family Residential (RS 5.0) and
has a comprehensive plan
designation of Single-Family,
High Density, and a portion is
zoned Multifamily Residential
(RM1800) and has a
comprehensive plan designation
of Multi-Family.
Parcel 042104-9221 is zoned
Single-Family Residential (RS7.2)
and has a comprehensive plan
designation of Single-Family,
High Density.
The Woodlands at Redondo Creek
Preliminary Plat
21.85 acre
site
67 lots
Wetland
located
southwest
onsite and
offsite
Environmental Determination of Nonsignificance (DNS) issued July 3, 2020
City staff received 11 written comment letters in response to the Notice of
Application and SEPA determination.
Two comment letters were from public agencies and nine from neighbors.
The public comments were reviewed and considered in the environmental
determination on the project.
No changes or corrections were made to the City’s initial environmental
determination
No appeals were filed
Environmental Determination
The site contains one on-site Wetland, Stream, and
Geologically Hazardous Areas (GHA)
The project avoids impacts to the stream and stream buffer
Impacts to the GHA are mitigated with the submitted
Geotechnical report
The applicant has proposed intrusions within an identified
Category II wetland buffer. To develop the site, the
applicant proposes wetland buffer averaging.
No impacts to the wetland itself are proposed
Critical Areas
Wetland Buffer Averaging
The city’s
consultant,
Environmental
Science Associates
(ESA) peer
reviewed the
applicant’s buffer
averaging report
and mitigation plan
The proposal
meets the criteria
in FWRC
19.145.440(5),
“Buffer Averaging,
Buffer reduction of 18,674
sq. ft.
Buffer add of 19,188 sq. ft.
Enhancement of buffer to
remove trash left by
transient camps and
replanting with native
vegetation
Clearing, Grading and Tree and
Vegetation Retention
The applicant has proposed to clear and grade all of
the 67 lots at the time of construction of the
infrastructure
Retaining walls outside lots 47-51
Tree and Vegetation Plan indicates 512 tree units will
be retained and/or replaced on-site
All trees and vegetation within the stream, wetland,
and buffers will be retained in Tracts
Open Space
Open Space
Category Tracts % of Gross Land
Area Size
Usable E, F, I 2.8%27,072 SF / 0.62 AC
Conservation A, D 25.1%238,433 SF / 5.47
AC
Buffer H 0.7%6,590 SF / 0.15 AC
Constrained B, G 3.6%34,170 SF / 0.78 AC
Total 32.2%306,625 SF / 7.04
AC
A minimum of 15% of the
gross land area shall be
provided as open space
Usable open space includes:
Tract E as a larger play field and
equipment
Tract F picnic table and play
area
Tract I landscaping/visual
amenities
Balance of usable open space
will be provided as a fee-in-lieu
payment, as approved by Parks
Director
The remaining on-site open space
are conservation, buffer, and
constrained open space tracts
Street Improvements
Two vehicular access point to the site
Extension of 20th Ave S from South 304th Street
Internal Road A to 20th Ave S
Off-site improvements will be required on adjacent Lakehaven
property to create the second access point.
Frontage improvements along South 304th Street
On-site construction of Roads A, B, and C to local street
standards
Street lights and street trees per code.
Street Improvements
Concurrency
The concurrency test concluded that 68 new PM peak hour
trips will be generated
No failures are anticipated for the project
Certificate of Reserve Capacity was issued on March 16, 2020
A Transportation Impact Fee (TIF) is required for the project
The fee is assessed and collected at the time of building permit
issuance for each lot
A combined detention and water quality pond is
proposed
Storm drainage facilities are designed in accordance with:
•2016 King County Surface Water Design Manual
•City’s adopted amendments to the manual
Level spreaders will distribute the pond discharge to the
onsite wetland and stream
Best Management Practices will be evaluated during
engineering review
Storm Drainage Facilities
The applicant proposes to serve the proposed plat by
a public water and sewer system managed by the
Lakehaven Water & Sewer District
Certificates of availability were issued May 8, 2019
Capacity to serve development through a Developer
Extension Agreement for both water and sewer
Lakehaven Water & Sewer District
Two fire hydrants must be provided for this project
Approved by the Fire Marshal’s Office
Requirements for fire sprinkler system will be
determined at time of building permit submittal for
each lot
South King Fire & Rescue
The subdivision will be served by the following schools:
Wildwood Elementary
Sacajawea Middle School
Federal Way High School
A school access analysis was provided and forwarded to
Federal Way Public Schools (FWPS) by the City
Elementary and Middle school students will receive bus
transportation
High School students are within walking distance
School Impact Fee are due at the time of building permit
issuance for each new dwelling unit
Schools
Page 10, of the Transportation section, South 304th Street will be constructed as a
modified Type K cross section, with half-street improvements consisting of 22 feet of
pavement, curb, gutter, 8 foot sidewalk, 3’ utility strip, streetlights, and handrail as
necessary.
Page 17, recommendation #1, the Letter of Intent has been provided by Lakehaven
Water & Sewer District
Page 17, recommendation #4, clarification that the planting plan will be required at
engineering approval.
Page 17 , recommendation #7, value conclusion amount provided by CRBE as part of
the appraisal, exhibit 23
Various references in the staff report to a 40-foot ROW dedication on Lakehaven
Water & Sewer District property, revised to 45-foot ROW dedication.
Corrections to Staff Report
The Hearing Examiner may grant approval of the
proposed preliminary plat if the application is
consistent with:
The Comprehensive Plan;
All applicable provisions of the Federal Way Revised Code,
including those adopted by reference from the comprehensive
plan;
The public health, safety, and welfare;
Criteria listed in FWRC 18.05.020; and
Development standards listed in FWRC 18.55, and FWRC
18.60.030 through 18.60.120.
Hearing Examiner
Preliminary Plat; Decisional Criteria
1.Prior to preliminary plat approval, submittal of Letter of Intent from
Lakehaven Water & Sewer District –This condition is met, letter of intent to
be submitted into the record.
2.Prior to engineering approval, signed agreement from Lakehaven regarding
40-foot strip to be dedicated to the City for ROW –Revise to 45 feet
3.Prior to final plat approval, statutory warranty deed must be prepared and
signed
4.Prior to engineering approval, replanting plan of graded area adjacent to the
proposed retaining wall
5.Final plat drawing must dedicate all usable and buffer open space to HOA with
note
6.Final plat drawing must dedicate all conservation and constrained open space
to HOA with notes
7.Prior to recording, fee-in-lieu payment to the City’s Parks Dept.
8.The applicant is required to pay a Transportation Impact Fee (TIF) for each lot
9.The applicant is required to pay a School Impact Fee for each lot
RECOMMENDATION:
The Woodlands at Redondo Creek
Preliminary Plat Approval with Conditions
The Woodlands Preliminary Plat