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Home My WebLink AboutLUTC PKT 10-03-2005 City of Federal Way City Council Land Use/Transportation Committee October 3'd, 2005 City Hall 5:30 p.m. Council Chambers MEETING AGENDA Disintegrating 1. CALL TO ORDER 2. APPROVAL OF MINUTES: September 191\ 2005 3. PUBLIC COMMENT (3 minutes) 4. BUSINESS ITEMS A. 2005 Asphalt Overlay Project - Project Acceptance and Retainage Action Mulkey / 5 min Release B. SR 161 at SR 18 Intersection Improvements Project, 85% Design Action Emter / Salloum / Status Report Smin C. 2006 Street Sweeping Services: Authorization to Bid Action Salloum / 5 min D. Cottages at Hoyt Road Preliminary Plat - Revisions Action Harris / 15 min E. Neighborhood Business Zone - Self Service Storage Facilities Action Shull / 10 min 5. FUTURE MEETINGS/AGENDA ITEMS 6. ADJOURN Committee Members City Staff Jad Dovey, Chair Kathy McClung, Community Development Services Director Eric Faison Marianne Stiles, Administrative Assistant Michael Park 253-835-2701 (;,\LUTClLUTC Agcnd.,and Summarie, 2005\10.03-05 I.UTe Agenda.doc City of Federal Way City Council Land Use/Transportation Committee September 191h, 2005 City Hall 5:30 pm Council Chambers MEETING MINUTES In attendance: Council Member Michael Park, Council Member Eric Faison, Mayor Dean McColgan; Deputy Mayor Linda Kochmar; City Manager David Moseley; Assistant City Manager Derek Matheson; Assistant City Attorney Amy Jo Pearsall; Public Works Director Cary Roe; Community Development Director Kathy McClung; Public Works Deputy Director Ken Miller; Deputy Community Development Director Greg Fewins; Development Services Manager Will Appleton; Engineering Plans Reviewer Kevin Peterson; City Traffic Engineer Rick Perez; Traffic Engineer Sarady Long; Streets Project Engineer Al Emter; Senior Planner Margaret Clark, Senior Planner Jim Harris, Senior Planner Deb Barker, Community Development Consultant Janet Shull, Planning Intern Reilly Pittman, and Administrative Assistant Marianne Stiles. A number of citizens people also attended. 1. CALL TO ORDER Councilman Park called the meeting to order at 5:32 pm. Councilman Jack Dovey was excused as he is out of the state. 2. APPROVAL OF MEETING MINUTES The minutes of September 6th, 2005, were approved. 3. PUBLIC COMMENT Robert LaBounty: Commenting on Item 'C', Cottages at Hoyt Road He has a tape measure and says that of eighty feet of greenbelt there is only sixty~two feet left. They've (Trinity) dropped 20% of the trees they were supposed to keep up. They mismanaged the survey and the retaining pond, they've made past mistakes and why should they be allowed to continue? Pete Bristow: He measured and has only fifty feet (50') from his fence line- it should be 80 '. Some one should be accountable. This needs to be looked at. Andrea McDowell: She received a letter about more trees coming down and questions the definition of "hazardous trees". When did they become hazardous? Did they only become that w~ after the clearance began? 4. BUSINESS ITEMS A. Windswept Final Plat Deb Barker provided the background information. Cmte PASSED staff recommendation to fwd approval to the October 4th Council Consent Agenda. She noted that the final plat was submitted Oct. 12th, not on the 21 81 as written. That was a typo. M()~El?b)lc:;ouncilman Park. SECONDED Councilman Faison. PASSED Unanimously, B. The Greens Preliminary Plat Jim Harris provided the background information. Cmte PASSED staff recommendation to fwd a recommendation approving the Plat to the September 20th Council Consent Agenda. O:\LlJTC\LUTC Agendas and Summaries 2005\09-19-05 LUTe Mjnutcs.doc ------- Land Use/Transportation Committee Page 2 August 1, 2005 Greg Sears (Belle vue), representing FW LLC, urged the Council to approve the Plat. MOVliiJby.C~ll~~ii;~~~~~i;~;~:..SECONfjEjj. Councilman Park. PASSED Una~i~()~;ly:' .........,........ .,n",.'. c. Cottages at Hoyt Road Preliminary Plat - Revisions Jim Harris provided background information. Staff provided no recommendation. The revision for this already approved preliminary plat is necessary due to a surveying error. The site is steep and the original survey was offby ten feet (10'). Trinity wants to add one new retaining wall and to extend and increase the height of an additional one. They want to increase the land clearing and remove 'hazardous' trees in the Natural Growth Protection Area (NGPE). The Applicant has an arborist's report on the hazardous trees. The City also retained an arborist who concurred with the first arborist and expanded the list of trees. The tree danger stems from root disturbance & wind exposure. Citizen Comment: Paula Kramer (lives at north end above the plat) said that the company admitted to removing more trees than they should have but they have offered to replant. She said the Applicant spoke with her and her husband and resolved things to their satisfaction. She now wants the project to move forward. Sean McDowell (lives above the plat to the East) questioned that, if the Council approved the Applicant's planned revisions tonight what precedent does it set for future developers to get away with ruining green spaces? Chris Austin, Trinity Land Development, Puyallup, WA. Mr. Austin said that City staff has been very helpful. Trinity has spent lots of money on this project. He has three clarification to the staffreport: a. Increased Height of Wall: There will be nothing taller than eightfeet (8') at the pond and tenfeet (10') at others. b. Trinity is not proposing to grade and clear the bottom corner of the lot, at least, not beyond the clearing limits. c. Couldn't remember 'c'. The original project in 2001, the Touma Plat (at the time) established distances of clearing with the eastern neighbors. Trinity has eliminated five lots (at a cost to them of about one million dollars) and made no changes to the south" east, and north borders of the buffer. 80' - 50' buffers: Mr. Austin suggested that the neighbors are misunderstanding the 80' buffer zone issue. He said it consists of 50' from a 30' drainage line. He cannot speak to commitments made prior, but said Trinity has NOT cut into buffer zones. They cleared trees to get the pipe in to attach to the upper drainage system. He said the arborist's report is due to previous work done by Touma. Trinity has had to deal with unforeseen conditions. They spoke to the Kramer & Jones families. He admitted,that clearing the site made the hazard. He said Trinity had addressed the issue to the Kramer's satisfaction and noted that the Mrs. Kramer came to the meeting and spoke. Regarding the grading issue, he said there would be no extension of clearing and no change to the intersection. He said that Bob Strong has a park tract adjoining and supports the removal of three dead trees. Mr. Austin says Trinity has tried to make the project as sensitive as possible. Dan Balmelli, Barghausen Engineering. Mr. Balmelli said that Barghausen are the engineers of record. They redesigned the original project and, while staking the property, found the 10' discrepancy. Their options varied but they feel what they are offering now has no significant changes. Councilman Faison asked if there have been any changes in the vegetation on the East side. Mr. Balmelli responded that they have not changed the property lines. The buffer changes at the South end. Mr. Austin said they've re-staked the edge of clearing limits. Ken Miller said the city does not have a surveyor and relied on the developer's stakes. The contractor went 6' beyond clearing limits at the north side and 12' on the other sides. There have also been some intrusions into the NPGE. Councilman Faison asked how far in the intrusions are? Ken Miller responded that he has measured 6' or 5' inlrusions and they have found six differenl inlrusions into the buffer. They are up to 20' long. Councilman Faison asked what the remedy is. Ken Miller responded that the developer is coming up with a mitigation plan. Councilman Faison asked what the timeline would be on this. Mr. Balmelli said they could have it in a couple of days. Councilman Faison said it looks like they will be moving G,ILUTCILUTC AgcnJ.. and Summ.,;cs 2005109-19-05 LUTC M;nutes.doc ----------------- Land Use/Transportation Committee Page 3 August I, 200S straight to the remedy. He asked what staff recommends. Ken Miller stated that the retaining walls and clearing are the two issues. Once Barghausen submits the plans staff can devise II plan. He estimated it will take a week to come up with a plan. Mr. Greg Fewins said there are two questions: 1) North end changes, & 2) Removal of the 30 trees. He said the third issue is unrelated, although the construction violations do need to be dealt with. Mr. Fewins wanted staff to deal with the violation and leave the Council with the two main questions. Mayor McColgan interjected that his confidence in this project and these entities is waning. Movingfonvard he is skeptical, thinking 'What will be lhe next violation?' He strongly recommended looking at the whole project and would like more information. Deputy Mayor Linda Kochmar urged delaying the approval until the Council has more information. Her questions involve re-vegetation and the walls. She stated she is not ready to approve this at the full Council and wants more time. Councilman Faison said he is not comfortable with the issue staying 'staff administrative' because of the violations. He suggested this return to the next LUTe. He urged Trinity to meet with the neighbors on the east side of the plat and said he wants to hear about the results of those meetings. Councilman Park noted the next LUTC is October 3rd He suggested tabling the issue until the next meeting and requested a report on October 3rd. Councilman Faison asked Mr. Austin if this would affect Trinity's timeline. Mr. Austin said that if staff allows construction, they plan to movefonvard. They will not leave (the site) unless told to. He said he was not aware of the comments of the neighbors to the east and said he would meet with everyone who wanted to meet. He is strongly against tabling this for two weeks and noted that the two issues are: 1) hazardous trees, & 2) the north end changes. He said the buffer violation is a third issue, He urged movingfonvard. Councilman Park asked staffifit was possible to separate the two issues, Can they move fonvard with the North end changes and hold off on the buffer for two weeks - the next meeting. {After continued conversation, the outcome was set. At that point, Mr. Austin met with citizens in the Hylebos Room with Kathy McClung.} _________________________________________________________________________"_ft_~_._._____~_.,___________________________~_._"_. i) The issue of hazardous trees PASSED, in that it was sent to the September 20th Council Agenda. Staff will work in the time given to identify which trees should be removed to ensure the safety of existing residential homes. ii) The rest the revision issues DID NOT PASS. They were tabled until the next LUTC meeting, October 3rd, _':':.~~?_ !~~J ~il}_ b~_~~~i~~~~._ T!!~~~ _i~_ ~~ J'()!_S!~j~~~ ~:~(~~i_~~ _t.?.t!I.~ ~~~()~~r~_~h ~~~~i~ ~I~e!i~~~ _ _ _ _ _ _. _. _.... _ ..... _. _. D. Lakehaven ILA Preliminary Engineering Al Emter was prepared buy not required to present background information. ~Q~~Q}i:9~~~0yi!t~~~ F aI;~~~"~F;~Qi{D!;p.}i :9i~~iJ!~~n=f~~(=~~~~~Q = ~~~~!~~~s]y~: E. Neighborhood Business Code Amendment Janet Shull presented background information. Citizen Comment: Vilma Taylor said that she would like her property to be included in the BN zone; she has had a family business there for 20 years and it does well there. Brian Loller, of the Ernest Gerald Foundation, (sp), supports the amendment. Cameron Smock. Bonney Watson Funeral Home, also voice support for the amendment. Councilman Faison said he supports most of the changes but has a concern: self-storage in a NB zone; he'd like it to be not auto-oriented. He does not want U-Hauls driving up all the time. Mr. Loller noted that vehicular access is usually required but that staff has put a size limit in place and a vehicle storage area. Councilman Faison said he was concerned that self-storage units are already allowed in BP & BC zones, are rows of single story buildings, & do notfit in 'residential' areaS. He mentioned an increase in height in the BN zone and suggested setting back the discussion. He asked what Fred Meyer was currently zoned. Janet Shull said it is BN, but it was zoned before Federal Way incorporated and was grand-fathered in. Councilman Faison replied that perhaps the BN zone should be reviewed; he is not sure it is working. He suggested Brian Loller try to re-zone his property and said he wants further discussion on this issue. Deputy Mayor Linda Kochmar asked if Councilman Faison would move this item forward without a recommendation to the Council? It was approved by the planning commission unanimously. Mayor McColgan then asked if perhaps they could move fonvard with the items Councilman Faison did not disagree with. Councilman Faison supported the Mayor's statement, v.i~t!zi lj~ltt:~!i:N/?Y4p}y.. i;q~_n:~ij~q~ Eqlsq~; ::~~,C;Q)jij};Q)y: 9~~~:0(i!q~~fJ!!:(.,' .f~~~4!!=i1~q~!~9Y:"iiii G,\LUTC\LUTC AgenJ.. and Summarie, 2005\09-19-05 LUTC Minutes.doc ~ Land Use/Transportation Committee Page 4 August I, 2005 I--------------------------------.-----~----------_.-.-.-.-.- -.-------------.~----.-.- -.-.-/, l~~'!}!_?2 _ ~~!Q !HI} _"!97:!' 1~S~~hf!Y_ ~~~~ !:~~o!!e~ !?_~'~~~rn ~oJ~~ _'!~~!J/:[(c;_?!! 9(;tr~:i F. 2005/2007 Implementation of Commute Trip Reduction (CTR) Plans & Program Agreement with WSDOT (CGA4567) - Rick Perez provided the back-ground information. iMQVkp }j;: 9~~~:~ii~q~~ F aisq~~ :jij?;Q!!PpI}_~J~: 9~~~i!!~q~= f.q~( -.rd~~~P =il~q~-Xi!~__~;j;) G. 2005/2006 Implementation of Commute Trip Reduction (CTR) Plans & Program Agreement with King County - Rick Perez provided the back-ground information. ~Q fjp }j;: 9.~~~~iiif,q~= ~ a~sq~=: ~ijt:Qj.{jj/i)}y :9~~~~j!~q~= f.q~(':E~~~E;P =il,!qili~o.~;ji:; 6. FUTURE MEETINGS The next scheduled meeting will be October 3rd, 2005. 7. ADJOURN The meeting adjourned at 7:36 p.m. GI!,UTClLUTC Agcnd.. and Summarie, 2005\09-19-05 LUTe M;"ule,.d"" ~ CITY OF ,~~ iFederal Way DATE: October 3, 2005 TO: Jack Dovey, Chair Land Use and Transportation Committee FROM: Marwan Salloum, P. E., Street Systems Manager John Mulkey, P.E., Street System Engineer ..~..:-""'" VIA: D,,,;d H. ;.;::,~" SUBJECT: 2005 Asphalt Overlay Project - Project Acceptance and Retainage Release POLICY QUESTION: Should the Council accept the 2005 Asphalt Overlay Project constructed by Lakeside Industries as complete? BACKGROUND: Prior to release of retainage on a Public Works construction project, the City Council must accept the work as complete to meet State Department of Revenue and State Department of Labor and Industries requirements. The above~referenced contract with Lakeside Industries is complete. The final construction contract amount is $1,372,320.82. This is $120,618.95 below the $1,492,939.77 (including contingency) budget that was approved by the City Council on March 15,2005. Staff will be present at the October 3rd Land Use & Transportation meeting to answer any questions the Committee might have. OPTIONS: 1. Authorize final acceptance ofthe2005 Asphalt Overlay Project constructed by Lakeside Industries, in the amount of $1,372,320.82 as complete. 2. Do not authorize final acceptance of the completed 2005 Asphalt Overlay Project constructed by Lakeside Industries as complete and provide direction to staff. RECOMMENDATION: Staff recommends forwarding Option 1 to the October 18, 2005 City Council Consent Agenda for Approval: Authorize final acceptance of the 2005 Asphalt Overlay Project constructed by Lakeside Industries, in the amount of $1,372,320.82 as complete. k:\IUlc\2005\2005 asphalt overlay projecl- P,oject acceptance.doc cc: Project File Celltral File ------ .-------------- CITY OF FEDERAL WAY MEMORANDUM DATE: October 3, 2005 TO: Land Use and Transportation Committee VIA: DavidH. M~ager FROM: Marwan Salloum, .E., Street Systems Manager ~ l~'" 7/( S SUBJECT: SR 161 at SR 18 Intersection Improvements Project; 85% Design. Status Report POLlCY QUESTION: Should the Council authorize staff to proceed with design of the SR 161 at SR 18 Intersection Improvements Project and return to the Council at the 100% design completion for further reports and authorization? BACKGROUND: This project will add a 3rd leftvtum lane and a rightvtum lane westbound, a right-turn lane eastbound, a second right-turn lane northbound, and continue a 3rd lane southbound on SR 161 (Enchanted Parkway) from the OPUS development to S 352nd Street. The traffic signal replacement/modification and the added lanes fronting OPUS development will be constructed by OPUS as a requirement of their development and/or part of the Voluntary Development Agreement approved by the City Council on August 2, 2005. This project is scheduled to go to ad in May 2006 and start construction July 2006. PROJECT ESTIMATED EXPENDITURES: Planning and Design $450,000 ROW Acquisition 150,000 OPUS Signal replacement /modification 195,000 Construction cost 2006 (estimate) 540,000 15% Construction Contingency 81,000 Construction Management 100,000 TOTAL PROJECT COSTS $1,516,000 AVAILABLE FUNDING: REET Fund $179,000 Utility Tax 15,000 Transfer in street CIP Fund 756,000 Mitigation 770,880 TOTAL AVAILABLE BUDGET $1,720,880 October 3, 2005 Land Use and Transportation Committee SRl61 at SR18 Intersection Improvements Project - 85% Design Status Report Page 2 OPTIONS: 1. Authorize staffto proceed with design of the SR 161 at SR 18 Intersection Improvements Project. Bid the project and return to LUTC Committee with a request for permission to award the project to the lowest responsible, responsive bidder. 2. Authorize staff to proceed with design of the SR 161 at SR 18 Intersection Improvements Project and return to LUTC Committee at the 100% design completion stage for further reports and authorization 3. Do not authorize staff to proceed with finalizing the design ofthis project and provide direction to staff. STAFF RECOMMENDATION: Staff recommends forwarding Option 1 to the October 18, 2005 City Council Consent Agenda for approval: Authorize staffto proceed with design of the SR 161 at SR 18 Intersection Improvements Project. Bid the project and return to LUTC Committee with a request for permission to award the project to the lowest responsible, responsive bidder COMMITTEE RECOMMENDATION: Forward the above staffrecornmendation to the October 18,2005 City Council Consent Agenda. cc: Projecl File Day File CITY OF FEDERAL'WAY MEMORANDUM DATE: October 3, 2005 TO: Land Use and Transpo~n Committee VIA: David H. M~ anage, FROM: Marwan Salloum, .E., Street Systems ManagerWh f'r -;~1 S SUBJECT: 2006 Street Sweeping Services; Authorization to Bid POLICY QUESTION: Should the Council authorize staff to seek bids for the 2006 Street Sweeping Service Contract? BACKGROUND: The City of Federal Way contracts for street sweeping services. Staff recommends advertising for this service for the year 2006. AVAILABLE FUNDING: The approved budget for the 2006 Street Sweeping Service contract is $74,605. OPTIONS: 1. Authorize staffto bid for the 2006 Street Sweeping Services and return to LUTC Committee with a request for permission to award the project to the lowest responsible, responsive bidder. 2. Do not authorize staff to bid for the 2006 Street Sweeping Services and provide direction to staff. STAFF RECOMMENDATION: Staff recommends forwarding Option 1 to the October 18,2005 City Council Consent Agenda for approval: Authorize staff to bid for the 2006 Street Sweeping Services and return to LUTC Committee with a request for permission to award the project to the lowest responsible, responsive bidder. COMMITTEE RECOMMENDATION: Forward the above staff recommendation to the October 18, 2005 City Council Consent Agenda. cc: Project File Day File , ~ CITY OF ~ Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES MEMORANDUM DATE: September 27,2005 To: Jack Dovey, Chair Land Use/Transportation Committee FROM: Ji~ Harris, Senior Planner (] \\. ~ Wtlham Appleton, Development ServICes Manager VIA: DaVidM~er RE: Cottages at Hoyt Road Revised Preliminary Plat Application No's. 98-104394-00-SU and 05-104602-00-AD MEETING DATE: October 3, 2005 I. STAFF OVERVIEW Trinity Land Development has requested to revise the design of the Cottages at Hoyt Road preliminary plat, which is currently under construction. Specifically, on September 10, 2005, the applicant requested modifications to the approved preliminary plat as follows: modify the slope and retaining wall configuration along the northwest portion of the approved preliminary plat, and remove up to 30 trees located within Native Growth Protection Easements (NGPE) around the perimeter of the site. Proposed changes to the Cottages at Hoyt Road preliminary plat are significant enough to warrant review by the Land Use/Transportation Committee (LUTe) and City Council in order to determine if the resulting plat would remain in substantial conformance with the approved preliminary plat, or if the proposed revisions are not in substantial compliance with the approved preliminary plat. At the September 19, 2005, LUTC meeting, City staff provided an overview of two revisions to the Cottages at Hoyt Road preliminary plat, which were requested by Trinity Land Development. The September 13,2005, staff report to the LUTC is attached to this memo as Exhibit E. Following discussion of the proposed revisions at their September 19,2005 meeting, the LUTC requested further information regarding five items as discussed below. Each LUTC request is identified in bold, and the City staff response follows each item. Cottages at Hoyt Road Revised Preliminary Plat File #05-104602-00-AD / Doc ID 33336 LUTC Memo Page 1 1. The LUTC requested information regarding the appearance of the proposed retaining walls. Staff Response: The applicant has provided engineering plans, cross sections, elevation views, photos, and catalog samples of the proposed retaining wall design and materials (Exhibit A). The proposed walls are made of rough face concrete block. For this project, which is currently under construction and had an unexpected ten-foot error in the topographic survey, the proposed retaining walls substantially comply with the approved preliminary plat, provided the condition recommended by City staff is approved. 2. The LUTC requested the developer to meet with neighbors regarding proposed revisions to the preliminary plat including proposed removal of trees within the perimeter Native Growth Protection Easements (NGPEs) and proposed re-vegetation plans. Staff Response: Following discussion of the proposal at the September 19,2005 LUTC meeting, the applicant and City staff met with neighbors of the Cottages at Hoyt Road project. The developer has also scheduled a meeting with several neighbors at the site on Wednesday, September 28,2005. This report was prepared prior to the meeting; therefore, the developer will update the City Council committee on this topic at the October 3, 2005 LUTC meeting. City staff will attend the site meeting. 3. The LUTC requested the developer to provide a survey showing the location and extent of encroachments into the NGPEs during site construction. Staff Response: On September 26,2005, the developer provided City staff with a survey ofthe areas where construction activities encroached into the NGPEs. The survey map shows approximately 14 areas of encroachment. The areas of encroachment range from sizes of a couple feet of depth and width, to the largest encroachment area approximately 80 feet in width and 80 feet deep at the widest location (Exhibit B). Please see item five below, regarding restoration and replanting ofNGPE construction encroachment areas. 4. The LUTC requested a copy of the arborist report prepared for the City to review the developer's arborist report by Washington Forestry Consultants. Staff Response: A copy of the September 14,2005, report and findings by Urban Forestry Services Inc, reviewing the findings ofthe Washington Forestry Consultants September 2,2005, report is attached (Exhibit C). Following the September 19,2005 LUTC rneeting, City staff requested our consulting arborist to conduct an additional site visit to evaluate and report on the following: a) NGPE trees which have been impacted by approved construction which are now subject to root disturbance; b) NGPE trees which have been impacted by unauthorized encroachment into the NGPEs; c) trees located in the NGPE which were dead, dying, or dangerous prior to plat construction; and d) perimeter NGPE trees remaining which are exposed to wind throw as a result of site development. A copy ofthe forthcoming arborist report will be provided to LUTC members at the October 3, 2005 meeting. Cottages at Hoyt Road Revised Preliminary Plat File #05~104602-00-AD / Doc lD 33336 LUTe Memo Page 2 5. The LUTC requested a plan be prepared by the developer for restoration and re- vegetation of the following areas: sloped areas cleared through plat construction; areas of unauthorized clearing in NGPEs; and areas in NGPEs where the developer is requesting to remove hazardous trees. Staff Response: On September 27, 2005, the applicant provided preliminary landscape plans by Barghausen Consulting Engineers (Exhibit D) for the following areas: additional areas proposed to be cleared as a result ofthe proposed grade changes; areas of unauthorized clearing in NGPEs; an additional expanded NGPE generally located between the eastern NGPE and the easternmost retaining wall; and areas in the NGPE where the developer is requesting to remove hazardous trees. The preliminary landscape plan prepared by Barghausen Consulting Engineers does not implement landscaping with native trees, shrubs, and groundcover to the extent City staff considers appropriate in each of the affected areas described above. Therefore, staff has recommended a condition of approval pertaining to landscaping. For this project, which is currently under construction and whereby an arborist report has been provided to the City describing approximately 25 potentially hazardous trees on the site, removal ofthe additional hazardous trees is warranted. The proposed tree removal and proposed re- landscaping substantially complies with the approved preliminary plat, provided the conditions recommended by City staff are approved. II. LUTC OPTIONS Two options were provided for the LUTC consideration in the September 13, 2005 staffreport (Exhibit E). III. MODIFIED STAFF RECOMMENDA nON City staff recommends the LUTC forward to the City Council and direct City staff to prepare a resolution, finding the modified preliminary plat in substantial compliance with the approved preliminary plat, subject to conditions 1 and 2 below, and allowing the applicant to proceed to engineering design, final landscape plan design, and construction ofthe modified preliminary plat subject to the following conditions: 1. A landscape plan shall be prepared by a landscape architect in consultation with a certified arborist for approval by the Department of Community Development Services. All landscaping shall be installed prior to final plat approval. The intent of the landscaping is to mitigate for loss of vegetation during the site development. The landscape plan shall be designed to replant the NGPE's and impacted construction areas with appropriate sizes and types of native trees, shrubs, and ground cover in all areas, to provide an extension of the existing remaining forest community on the site. The landscape plan shall address each of the following: a. All areas ofNGPEs impacted by hazard tree removal. b. All areas ofNGPEs impacted by unauthorized clearing. c. The expanded easterly NGPE area, generally located between the approved Cottages at Hoyt Road Revised Preliminary Plat File #OS-104602.QO-AD / Doc 10 33336 LUTC Memo Page 3 eastern NGPE boundary and the eastern rnost retaining wall, on all the lots along the east side of the plat. d. All areas outside NGPEs and outside lot areas that have been cleared as a result of plat construction. e. Existing mature vegetation shall be retained in the NGPEs to the maximum extent possible. f. Appropriate irrigation systems shall be provided for the planted areas. 2. The retaining wall design shall be approved by the Director of Community Development Services, shall include wall design with a maximum height of 10 feet above grade, and shall promote residential design themes through such means as terracing, orientation, color, material selection, anti-graffiti treatment, vegetation screening, pattern, and textural treatment. EXlllBITS A. Retaining Wall Design Materials B. NGPE Construction Encroachment Map C. Arborist Report by Urban Forestry Consultants, September 14, 2005 D. Preliminary Landscape Plans by Barghausen Consulting Engineers, September 27, 2005 E. September 13,2005, Staff Report to the LUTC with Exhibits Approval of Committee Report Jack Dovev, Chair Michael Park, Member Eric Faison, Member Cottages at Hoyt Road Revised Preliminary Plat File #05-I04602-00-AD / Doc lD 33336 LUTe Memo Page 4 " ~ GRAVITY STONEi;~\'1 So Simple So Advanced >--_._--->-,,;: ~~..", ,- " ~'f .' . n ..', . ^~ )\. ~ ." . '<;-. .. ..'. ... 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This provides more room for utilities immediately behind the wall. When reversed, with the Modular wall design used below MSE, the narrow Modular cross section saves excavation, thereby lowering costs and installation time. For all GravityStone Walls the Dual.batter Alignment Plug provides alignment and shear resistance to assure accuracy and strength of construction. RECEIVED BY COMMUNITY DEVELOPMENT DEPfsRT~~W GravltyStone is the ONE product that adjusts to the varying conditions of sites and sol s an at is why GravityStone is SO SIMPLE, SO ADVANCED. SEP 27 2005 - See GravityStone Modular Literature GravityStonelBJ Specifications at a Glance STANDARD UNIT CORNER BLOCK Dimensions 11,8" x 8" x 18" Dimensions 5.8" x 8" x 15" Weight 7S pounds Weight 45 pounds Face Area 1.0 sq. ft/unlt CAP BLOCK Dimension "" x4" x 18" THIN FACE BLOCK Weight 60 pounds Dimensions 5.8" x 8" x '8" Weight 60 pounds GENEAAL INFORMATION Face Area 1.0 sq. ft/unlt Compressive strength 4,000 p.s.i Absorption rate 7.0% max ANCHOR/JUNCTION BLOCK Dimension1!XfflB1T Dimensions 4.6" x 8" x 11.6" Weight 30 pounds COLOR ~ OF Check WithPAGeurer Adual unit dimensions. weight, and availability may vary or change without notice. Contad the manufacturer for details. LEVELING PAD PLACE GEOTEXTllE Prepare a foundation by over following the engineers design. excavating. filling in. and place the Geotextile at the compacting the specified proper course and to. the aggregate to the desired grade. specified length. Make sure A small amount of bedding that the Geotextile is in full sand can be placed over the contact with the soil. compacted aggregate to assist in final leveling. PLACEMENT OF STACK ADDITIONAL FIRST COURSE COURSES Starting at the lowest elevation, Continue stacking the wall to place a string line to locate the the appropriate height. Backfill front face of the wall. Position and compact after each course the first course of block to the using drainage aggregate line. Using a level and a rubber and soil as designated. Repeat mallet. level each block side to the process of placing side and front to back. Geotextile at the locations as determined by the engineer. PLACE PLUGS CAP THE WALL After completing each course. Once the body of the wall is place a GravityStoneiRl Dual- complete and backfilled. Batter Alignment Plug into permanently affix a.solid each of the two "T" -Shaped GravityStoneiRl cap Block to the Plug cores cast into the top of Face Block using anapprolled each Face Block. Placing the concrete adhes1ve. Place 1/4" GravityStone Alignment bead of adhci!sive parallel to the Plug in the forward position wall face on both sides of the will create a ~cal wall. plug holes. Place the cap Block reversing the Plug will createCOMMUN onto the adheSive. rnakingsure a .1/1;l [4.5 degree] batter. of it's proper position. PLACE DRAINAGE DRAINAGE SWALE AGGREGATE Tominimize water infiltration. Place aggregate inside, between, place a drainageswale at the top of the wall. This diverts and at least 12" behind each surface water from infiltrating block, Backfill behind the drainage aggregate with soil. into the face drain, iMiII.and from flowing over the top of the wall. Use aloWperrneability soil layer above a filter fabric for best protec' n oAe . retaining wall. BIT PAGE--3-0F BACKFILL AND COMPACT FINISH GRADIN After aggregate and backfill have Finish grading consists of~ been placed. compact the soil placing.and compacting fill with a vibratory compactor to . above. the t6pof the wall and the. proper density, SweeP debris at the toe of the wall. When from the .top of the blocks before landsc;lping behind or.infront starting the next block (ourse, of the wall, the finish grade should beat least 4" low to provide for topsoil, seed. sod. or other landscaping treatments as specified In the wall design. Every GravityStone<<ll wall installation requires one or more unique details to fit the wall to the site and ensure long-term performance of the system. This section provides many of the standard installation details routinely executed on most M.S.E. projects. A knowledge of the GravityStone components helps in understanding these installation details. Geotextile Hybrid Walls Corner Modular*/MSE Detail When space at the top and immediately behind the wall is at a premium, create a utility easement by topping the MSE wall with the structurally independent modular units. 90' Corners Outside Radius Comers OUtside Ulility 0 ,// Modular 90' Corners Inside Geotextile Reinforcement Block Corner Mini-Cell Outside Corner MSElModular* Detail When a site has a short cut, minimize excavation by using the narrower Modular wall design in the bottom Standard Unit section and a MSE wall design in the Comer upper fill section. RECEIVE Y Standard Unit MUNITY DEVELOPME T EPARTM Corner SEP 21 5 "- Geotextile Reinfo'cement Mini-cell Convex Modular Standard Unit Concave rv p, , A 1 I> 8 COMPONENTS c c E STANDARD UNIT F ( Depth 12" ~ FACE BLOCK Application: Conventional walls , The Thin I Face Block less than 4' tall, and is available in reinforced Geotextile 1 straight and walls on fill sites up I curved split to 15' tall. faced texture E and a variety ( of colors. Cast into each Face MINI.CELL Block are the Depth 20" I Alignment Plug I cores and Female Application: Gridlocke. Conventional walls I less than 6' tall, and ANCHOR! reinforced Geotextile JUNCTION walls above 15' tall. BLOCK Two Anchor Junctions connected together BARRIER WALLS provide depth Width 21" and a tail to Application: the Mini-Cell assembly. O~~~~E~T~E J arners. ,. t pJ r ;:" t.., CORNER BLOCK Geotextile The Thin Face Block Geotextiles reinforce doubles as a comer the soil in the zone when altered, behind the wall, and providing are placed between continuity in color and courses of block at texture. designated locations, CAPI;lLOCK The Cap Block is available in colors ahd textu res to match or highlight GRIDLOCK@ DETAIL ALIGNMENT PLUG the FacE! Block. The modular components The Dual.Batter Plugs assemble into cells by sliding align the GravityStone<ll> the male and female Gridlocke Face Units and establish connectors together. wall batter. .lQi . !it' ;I,.. "1,.' . ~r '. ...,... },. , . '. -<,. . ,~~i:" ~. ,.~. ...'~ '~" ~ ~ , 'if. . . ;. ~, ~.: ~ ~. . I 1 I~ Ii _'\t~ j . . , , .to.' ,'~ , :, ':'~ ,,! :'i", "'., , ....: \. .~"~'''i ,.." ,4;0" .. ." ~, -' ',' .; 'C', ,.J,,', " '... ..' . '. .. ,.... ....' ." _.. "~, >',' '.. t,."., .. ':""f;.', ' , ...." '':. , <..... 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'" @~ ~" ~g '!PL @';o ~I~i~ ~ ~~ ' ~ ~-K) .,_.-----~".......- " ~~~ ,~~~ \ 'i' '" · ,,~ ~ $ i~.t"i ~ ~~ ~. 1;1 ';1 " KG: .~ . i"U ~ "'. ~ ,,1.00.0\,90S -. -~ i SOO'35'OQ"W 420.00' ~ ; z OJ 0> <ft 0 z 01 0> u.. (0 ~ 0; :e 0 fi ci (f) "iiiiiiiiiiiW>:' '?<;> 0 ~ (\ ;"L ~ 0; ~~ (: Z t" ~/'IIC.f~~~ 01 t:=j o_ j i Q f: ~:( Cr.> 5~ ~ ~iJ ~~ ~: f!j , I ,7:~ ~ ~ ~ ~j ~ ~ <P. '" -< - '-". ... "'. z ';J, 0 '0 o. .--- - '- --- ~ - -- \. - '.- -- . .~ Urban Forestry Services, Inc. Arborlcultural Consulting I Wholesale Tree Nursery COMMUNITY~EV. ELnD1~D BY unwENT DEPARTMENT SEP 16 2U05 Site Visit: The Cottages at Hoyt Road Prepared For: Mr. Jim Harris Senior Planner City of Federal Way Prepared By: Urban Forestry Services, Inc. James M. Barborinas Registered Consulting Arborist #356 ISA Certified Arborist #PN-0135 and Deb Powers ISA Certified Arborist #PN-1465-A Date: September 14,2005 CONTENTS Summary Introduction Findings and Recommendations Assumptions and Limitations Summary After a site visit and.J:'~,i€:wofth~.111arked trees9.esit~~z}Trbtin FOfestry Services; me. (UFS) agrees withtbe:conclusions oftha Tree Evalp:ationtepottattd tree marking, submitted by Washin~nrorestrYfonsultan,ts{WFG).. ... T~r\YFC.reportrecommends)'~ total of thirty trees b~\removed on or adjacent to tp.e d~"fllpplll:~t... .M()s~ofthese tre:es have sustained severe rQ.ot damageJrolll: site clearing, wl1ilesoin~ have inherent characteristics or conditions deel1liIig them too hazardous i~~residentialarea. In addition, tl,lere are other trees located Wi.tltill.,\me prop@(tytljafwere a(jv~~~ly affected by site clearitt~ or that were left remaining in lllghly exposed locations. Tljese trees will likely become'bazardous<\S well. We recQl11l11~tld tha,ta follow-up. tree. ... .... >/' evaluation be conductedtodetel111iIle whiph additi()it~l.tfeesareconsidered hazard9Ms~' Overall, there does not appear to be any tree protectj'on tec:;twiques being implemented the site. ........ rc vH I 10 RT. t:.. 15119 Mclean Road ~:;^ g r.;.;s ~ . " Mount Vernon, WA 98i73 fJ' Ai. ;~ ~.. . .OF' "2. . OffIce (360) 428-5810 ~""!.'ViL;.:.--l._._ ~_. Fax (360) 428-1822 Cell (360) 770~9921 Email;jimb-ufslnc@wavecaple.com P I ann in o. Mana 0 i no. & Resto rl no U rba n Green 5 oa ces www.urbanforestrvservices.com Introduction As requested by Mr. Jim Harris of the City of Federal Way, Urban Forestry Services was contacted to determine the accuracy of a Tree Evaluation by WFC regarding a forty lot single-family subdivision in Federal Way. This site, called The Cottages at Hoyt Road, is currently under construction. We reviewed the WFC report and visited the site on September 13,2005. We made no additional markings on the trees. Random trunk diameter measurements were taken to verify the accuracy of those in the report. We followed the numbered order, starting in the southwest comer of the parcel. Findings and Recommendations The assessed condition of all thirty trees is accurately stated in the report by WFC. It is also our Photo 1. Edge trees may not opinion that these trees be removed or cut to a safe be wind firm and are height wildlife snag. fu addition, the remaining susceptible to root damage, ., buffer along the south side of the development is less than 20' wide and includes a number of highly sunscald and potentially high' exposed Doug Fir not included in the removals list. uTlnn<: We observed a number of trees not included in WFC's report that have been severely impacted by the clearing cut, which probably occurred after the WFC tree evaluation. Most of these trees are located along the east side of the development. Along the road cut, there is survey staking designating the Line of Clearing, without any apparent measures taken to protect the remaining trees. These remaining trees will become hazardous or lose vigor due to significant root loss and damage as well as soil compaction. We recommend they be re-evaluated as well. For example, there are three unmarked Douglas Firs adjacent to Trees #19 and #20. They measure (31", 31", 20"), larger than the two unmarked ones noted on the report. They are minimally affected by the road cut at this time but Photo 2. No tree protection should be protected from further construction damage teclmiqueshave been if they are to be successfully retained. implemented on site. Also, along Hoyt Road SW is an area marked EXH~"~':""" C. ~,' "':._,'. j .J .'........,~:'.........,_ PAGE.~ -_~,,_{J~,.,I'dL-_ 'To Remain Undisturbed' on the site map. As stated in the WFC Recommendations, we recommend further tree evaluation during and after clearing and grading in this area since it is fairly narrow. . In the future, at least basic tree protection methods such as fencing and signage should be implemented on site. A pre-construction meeting with the contractor, root pruning, root treatment, root zone protection, and periodic monitoring should also be considered as needed iflong-term tree retention is to be accomplished. Please call our office (360) 428-5810 if you have any questions regarding the trees at The Cottages at Hoyt Road. EXHIBIT '- "~E .-\:'~1 . -3-0F -l- 1- --- - __I ~ J !: I. .BIlJ:l I<<l .01 IY ",. JI1 MJ IlO11OI lII1 N*I 0.\ SI'lOllCI0311 NO.lDNH8VM 'J.. '1M 1VI:I3a3:d dO JJJO - lIlJlO:) I<<l .K IY SII3o\IXIlJI'lO II~ . 8 r I lWIIJ:ll<<l.~IIY l81IK IlDlOllW / SI'lOllCI03II MJ 3It'IlDI_ ....... WE. 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Fede!ral Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES MEMORANDUM To: Jack Dovey, Chair Land Use and Transportation Committee FROM: William Appleton, Public ~tks ~ent, DevelopmCllt Services Manag(lr Jim Harris, Senior Plann~ \ VIA: David Moseley, City Manag~ (..J RE: Cottages at Hoyt Road Revised Preliminary Plat Application No's. 98-104394-00-SU and 05-104602-00-AD DATE: September 13, 2005 I. STAFF OVERVIEW Trinity Land Development has requested to revise the design of the Cottages at Hoyt Road preliminary plat, which is currently under construction. Proposed changes to the Cottages at Hoyt preliminary plat are significant enough to warrant review by the Land Use and Transportation Committee and City Council in order to detennine if the resulting plat would remain in substantial conformance with the approved preliminary plat or if the proposed revisions are not in substantial compliance with the approved preliminary plat ll. SUMMARY OF PROPOSAL The applicant, Trinity Land Development, has proposed modifications to the Cottages at Hoyt Road preliminary plat. The Cottages preliminary plat was originally approved by the City Council on October 16,2001 via Resolution 01-349, and subsequently, the City Council approved modifications to the preliminary plat on July 6, 2004 via Resolution 04-416. (Exhibit 1 - July 6, 2004 approved preliminary plat; Exhibit 2 - September 2005 proposed modified preliminary plat.) On September 10, 2005, the applicant requested additional modifications to the approved prelirninary plat. The modifications as requested include the following: modifY the slope and retaining wall configuration along the northwest portion of the approved preliminary plat, and remove up to 30 trees located within Native Growth Protection Easements (NGPE) around the perimeter of the site. Modifications to the preliminary plat as requested, would result in approximately 100 linear feet of retaining wall extensions along the northwest portion of the site, addition of a new approximately 325-foot-Iong retaining wall, an increase in the height of existing and proposed retaining walls, steepening of slopes along the northwest portion of the site, increase EXHIBIT " PAGE-LOF --.lL the area of clearing and grading, slight re-alignment to the northern roadway, and the removal of mature trees within the NGPE and replacement with new plantings. Ill. BACKGROUND As identified in the September 10,2005 Trinity Land Development letter (Exhibit 3), the applicant found during the course of construction that the topography along the northwest portion of the site was not properly surveyed. In areas, the survey shows the topography 10 feet higher than field conditions; consequently, the project cannot be constructed as approved without alteration to the approved preliminary plat. On September 9, 2005, City staff notified property owners within 300 feet of the site, and parties of record, of the requested revisions to the plat and the September 19,2005 LUTC meeting. City staff also encouraged Trinity Land Development officials to conduct a neighbarhood meeting regarding the proposed revisions. IV. REASON FOR COUNCIL ACTION Pursuant to Federal Way City Code (FWCC) Section 20-136(b), amongst several criteria, the City Council must ultimately find the final plat in substantial compliance with the approved preliminary plat. As detailed in Section V below, the proposed plat modifications result in some changes to the approved preliminary plat layout. Therefore, City staff is requesting the City Council determine if proposed modifications to the approved preliminary plat are in substantial conformance with the approved preliminary plat. Criteria contained in FWCC Section 20-127 also can provide a benclunark as to the significance of the proposed modifications. Pursuant to FWCC Section 20-127, when the Hearing Examiner has forwarded a recommendation on a preliminary plat application to the City Council, the City Council may require or approve a minor modification to the preliminary plat if: 1. The change will not have the effect of increasing the residential density of the plat; 2. The change will not result in the relocation of any access point to an exterior street from the plat; 3. The change will not result in any loss of open space area or buffering provided in the plat; and 4. The City determines that the change will not increase any adverse impacts or undesirable effects of the project and that the change does not significantly alter the project. Although these criteria do not specifically apply to the current proposal, they do provide factors for the City Council to consider regarding whether the modifications are major or minor, and ultimately whether the final plat would be in substantial conformance with the approved preliminary plat. Additionally, criteria used by City staff to evaluate the 2004 redesign of the approved preliminary plat were as follows: . Retaining wall heights not to exceed eight feet t . Retaining wall and landscaping aesthetics EXHIBIT . Maximum slopes ranging from 2H: 1 V to I.5H: 1 V PAGE 2 OF --1L Land Use and Transportation Corrunittee September l3, 2005 Cottages at Hoyt Road Revised Preliminary Plat Page 2 . Adequate NGPE buffers . Landscaping of graded areas v. FINDINGS AND CONCLUSION 1. The proposed modifications to the preliminary plat will result in the construction of approximately 100 linear feet of retaining wall extensions along the northwest portion of the site, addition of a new approximately 325-foot-Iong retaining wall, an increase in the height of existing and proposed retaining walls, steepening of slopes along the northwest portion of the site, increase the area of clearing and grading, slight re~alignment to the northern roadway, and the removal of mature trees within the NGPE and replacement with new plantings. Due to the surveying error found during construction staking, the applicant is proposing these changes in order to preserve the roadway, lot configurations, and detention pond design substantially in compliance to the approved preliminary plat The applicant has provided ,a revised preliminary design for the proposed slope and retaining wall revisions; and re-alignment of the northern roadway (Exhibit 2). 2. Additionally, the applicant has provided a Tree Evaluation dated September 2, 2005, from Washington Forestry Consultants Inc. The Tree Evaluation identifies 30 trees on-site and off- site to be removed that are deemed hazardous, or would become hazardous due to grading required to construct the retaining walls. At the time of preparation of this report, City staff is hiring an arborist qualified to review the Tree Evaluation report, and provide findings and conclusions regarding the accuracy and recommendations of the Tree Evaluation. The applicant has proposed to provide remedial planting to enhance the NGPE along the northern property line where the trees would be removed, and other areas where trees are proposed to be removed were not addressed. City staff will have further information regarding the Tree Evaluation at the September 19, 2005 LUTe meeting. The preliminary plat modification is subject to all applicable codes and policies as well as all findings, conclusions, and conditions of approval contained in City Council Resolution No. 04-416 approving the revised preliminary plat; City Council Resolution No. 01-349 approving the original preliminary plat, and the September 6, 2001 Hearing Examiner's recommendation. VI. LAND USE AND TRANSPORTA nON COMMITTEE ACTION The LUTC may, by action approved by a majority of the total membership, take one of the following actions, pursuant to FWCC Section 20-136(b). Option I. FQrward a recommendation to the full City Council, and direct City staff to prepare a resolution, finding the modified preliminary plat in substantial compliance with the approved preliminary plat, subject to conditions a- c below, and allowing the applicant to proceed to engineering design and construction of the modified preliminary plat subject to the following conditions: a. Existing mature vegetation shall be retained in the NGPE's to the maximum extent possible. All areas ofNGPE's impacted by tree removal as approved by the Director of Community Development Services shall be replanted with Type I landscaping to be approved by the Land Use and Transportation Committee September 13,2005 ~ Cottages at Hoyt Road Revised Preliminary Plat EXHIBIT3 PAGE ~ OF I~ Director of Community Development Services. A licensed landscape architect, in consultation with a certified arborist, shall prepare a tree replacement plan for the NGPE's. b. A landscape plan shall be prepared by a landscape architect for approval by the Director of Community Development Services and implemented prior to final plat approval. The landscape plan shall address all areas outside oflot areas, which have been cleared or graded as'a result of the preliminary plat construction. Planting of cleared and graded areas shall include planting with native trees, shrubs, and grourtdcover. c. The retaining wall design shall be approved by the Director of Community Development Services and shall include wall design with a maximum height of 10 feet above grade, and shall promote residential design themes through such means as terracing, orientation, color, material selection, vegetation screening, pattern and textural treatment. . . Option 2. . ' Forward a recommendation to the full City Council, and direct City staff to prepare a resolution, fmding the modified preliminary plat not in substantial compliance with the approved preliminary plat, and reject the request for a revision to the preliminary plat, requiring the applicant to redesign the plat in substantial compliance with the approved preliminary plat or file a new preliminary plat application. EXIllBITS 1. Approved Preliminary Plat for the Cottages at Hoyt Road dated June 3, 2004. 2. Proposed Preliminary Plat modification with cross section for the Cottages at Hoyt Road dated September 12, 2005. 3. Letter from Trinity Land Development dated September 10,2005. 4. Tree Evaluation Report from Washington Forestry Consultants Inc. dated September 2,2005. IApproval of Committee Report ~ack Dovey, Chair Michael Park, Member Eric Faison, Member EXHIBIT e . PAGE~OF K_ Land Use and Transportation CorruniUee September 13, 2005 Cottages at Hoyt Road Revised Preliminary Plat Page 4 J ,- -- - - - .. ~'(~ - ,..;:....-.:r............ -- -~~~~ - - ~-:_<: f t 0 Z f: i z 4: ~ ---.J f- 00.... ~:z: ! 00 ; Of::: ~: w4: ;~ 1- mQ ~ .~~ O!b 0....0 ~ .:........ ~- "' 00 i :E2 ~ l; r~5O' - 100 o ~_~~ " A! t'1-... F- -- '" ~-!" ~ .... 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'" ~ U>~ VI ~ I'11z 0 ~ 3!2' ~ ~ ap ~ ~ ~ i ~ ~ ~ It i!~'! (S=~:'~~7~~~ ':;; 0 ~~~~~ 'V-v NOII03S ~ ~ - f r ~;); ," &l!t 0. "- Oll(: 61 ':I :it ,,~~ QI.C ~o ~t8~ ~:I!o :t1ooo ~~~ ~m5 "~,, ,.,rn~ ow: m ~ OSG d f ~ f- C ~ 09G ?;" f- o::IJ 11' 0 -0 f- Z" ~ ~ ~m ;rf- '!I C - m z:!: Cf) <02: )>T1:::r -10,.,0 :Do:D :r. 01S:::: 0 :::i I 0 oQ :D ::IJTI r o ~o 011038 88080 )> > g o :::I m~ NO E>NIHS'1M 'J.. '1M 1'Vl:13Cl3::1 ::10 J..1K> a "rfM '!S\f3 C 'H.WoN ~~ dlHSNM01 'VI, NOI.103S ;;JO NOlU:IOd 'V S Q'101J lJ..OH 1'1 S30\f.LlOO z --90IlL/6-N\fld ONIGV'tlO 01 NOll V'jl~lab~ 80NIV'J a3S0dOtld ' ..- _......n.. , n__ _"_I - _ "_.". __on _.._._.,.. .,.... _ . ~ -..,-- ..-. - .. "~~.. -'," --- __"_n_ -- -,,~ - "li<'r'~.,I";. ~ _~ df""2", TRINITY LAN D RECEIVED DEVELOPMENI SEP 0 9 ZOO5 September 10, 2005 CITY OF FEDERAL WAY Mr. Jim Harris, Senior Planner BUILDING DEPT. Mr.- Will Appleton, Director of Public Works - City of Federal Way Community Development Services Dept 33530 1st Way South- PO Box 9718 Federal Way, WA 98063-9718 RE: Request for Modification to grading' plan and removal of hazard trees, Cottages at H_oyt Road File NO. 98-104394-00-SU ,. Resolution 04-416 Dear Jim and Will: Thank you for your help in establishing the appropriate way to address these unforeseen site conditions at the Cottages at Hoyt R9ad Development. Weare requesting your approval of two minor modifications to our approved plans: I) Extension and addition of retaining wall system along the north side of the northern internal road to take up aCq,Ial grades not realized (based on inaccurate topographic ,Survey information provided by Touma Engineers - the original Surveyor/Civil-Engineer on the project); # 2) -Approval to remove/trim hazard trees in Tract C, NOPE as outlined in the~ attached arborist report from Washington. Forestry Consulting, Inc. dated September 2, 2005 The project is under construction_ qearing is coniplete, temporary erosion control measures arc in Place and grading is underway. Timing is ofthe essence. , F Additional Retainin2 WaD. EXHIBIT , - PAGEurn1-0F-1L The survey error discovered during grade staking two weeks ago involves inaccwa e - .:_,;' ,';?,<i,\,:,topographic data along the northern property line. The difference is up to 10 feet in );//,i ' additional grade that must be accommodated between the northern property line and the internal grading plans include a retaining wall at the edge of the EXHIBIT 3- 1 PAGE-L-OF .~ ~29th SL NE · Puyallup, WA 98371 .F: 253.848J813 · www_trinityland_com . 15 foot NGPE (Native Growth Protection Easement) with a Iuaximum exposed height of 10 feet. In order to maintain the NGPE and keep walls at a maximum height of 10 feet, we are proposing a wall along the north side of the internal road. We propose a slightly different road alignment that ~aximizes the distance between the road and the NG~E ~hile keeping the two retaining wall~ in the pond area at a maximum height of 8 feet" In addition, in order to maintain the existing <;learing limits and a maximum 10 foot high -' wall, a limited area of gr~ed slope is proposed at slightly greater than a 2: I slope. . Hazard T,ree RemovalfTrimmine. \ -. After completion of the permitted clearing activity, we engaged Galeh Wright, a licensed -Arbonst, to conduct a survey of potentially hazardous trees at the edges of the cleared area. As is often the case when general dimensional buffers are included on a project, some trees within the margins of the retained tree tract can be at risk due to adjacent grading work and/or the exposure of wind that previously had been buffered by'a forest. These' trees become a safety risk for either the adjacent property owners, the new homes to be developed on site, or the public traveling on the public road. In this case, the approved NGPE has set aside more than twice the originally proposed undisturbed area and greatly exceeds the retained tree requirements inthe City's code. Since many of th~ trees along the northern property lin~ have beert identified as hazard trees, ~e propose tQ provide" replacement tree vegetation to allow a new tree buffer to establish itself over I tim~. We will work with City S.taff and the two neighboring property owners affected -in High Point Park Division 3 to establish an appropriate replanting plan forthis area. I would like to point out that the amendmentto the- original preliminary plat approval for this project, Resolution 04-416, was - approved based on the merits of significantly reducing the amount of export, significantly increasing th~ ,amount of open space and reducing the number of lots in the project from 40 to 35. The two modifications that we are requesting do not change the spirit of that approval and, we suggest, have been brought to the table proactively, and in open discussion with City Staff. III Summary: ., We do' not pr,?pose any changes to the Hmit of clearing. , We do not propose any retaining walls greater than 10 feet in exposed height . . . between the road and the property line and no more than 8 foot high in the pond , area. . We propose to provide remedial planting to enhance the NGPE aloI!gthe northern I! property line in t,he area wh~re hazard trees would be removed. .EXH I BIT. We have enclosed a copy of the staff report and maps from the prRAG6uinor'f-OFL.. modification to the Preliminary Plat (resolution 04-416) for your reference, three exhibits ,showing the appro'ximate location of the additional retaining wall, and the road alignment EXHIBIT , , , ~ 2 PAGE ~ OF . ' shift, and a copy of the Arborist report and map. 'lbank you for your consideration of these necessary modifications. ~ S inccrel y, Trinity Land Development, on behalfof Cottages at Hoyt RO<:i,d LLC Stella Thompson - Development Coordinator, on behalf of .. Chris R. Austin - Director of Development End: Existing plat amendment Proposed grading plan revision Arborist report \.. . / , , EXHIBIT Ii'- PAGEJO OE-LL.. EXHIBIT 3, f. - 3 PAGE-3-0F 3- WASHINGTON FORESTRY CONSULTANTS, INC. FORESTRY AND VEGETATION MANAGEMENT SPECIALISTS W F C I 360/943-1723 1919 Yelm Hwy SE, Suite C FAX 360/943-4128 Olympia, WA 98501 September 2, 2005 RECEIVED SEP 0 9 Z005 Chris Austin, Director of Development CITY OF FEDERAL WAY Trinity Land Development BUILDING DEPT. . . 310 29th Ave. NE Puyallup, W A 98372 RE: Tree Evaluation at the Cottages at Hoyt Road - Federal Way, W A Dear Mr. Austin: I have completed an evaluation of selected trees in the tree tracts at the Cottages at Hoyt Road in Federal Way, Washington. The purpose of the evaluation was to identify trees that are hazardous to the new improvements, or would become hazardous due to grading required to construct the retaining walls. Findings The area of evaluation included selected trees along the north, east, and south perimeters of the parcel, and the small tree tract along the west side of the parcel. The tree tracts were part of a contiguous second-growth conifer forest that was fully stocked with trees at the time of harvest. The residual trees in the tree tracts are now new edge trees that were previously sheltered by the surrounding stand. I have identified 30 trees that are, or will become hazardous to the new improvements. The trees are dead, in decline, are exposed to the prevailing winds, or will sustain damage during retaining wall construction that will cause the trees to become hazardous. The following table provides a summary of our findings and recommendations. DB" NEAREST OWNED #-' SPECIES in CONDITION TARGET LOT BY RECOMMEND 1 P.Madrone 17 Severe decline; New house 16 Trinity Remove AT - 90"10 dead Could create 2 P. MadTone 19 Severe decline; New house 16 Trinity 70% dead; 3 Cottonwood 16 Leans over house Off-site 16 Trinity to south; High house tential for branch PAGE-LOF -S:- URBAN/RURAL FORESTRY · TREE APPRAISAL · HAZARD TREE ANAL YSIS RIGHT.OF-WAYS. VEGETATION MANAGEMENT. ENVIRONMENTAL STUDIES. CONTRACT FORESTERS Member of International Society of Arboriculture and Societv of American Foresters Cottages at Hoyt Road - Tree Evaluation DBH NEAREST OWNED # SPECIES (in) CONDITION TARGET LOT BY RECOMMEND failure onto house/deck; 4 Red alder 22 Dead~leans west New house 17 Trinity Remove HT 5 Douglas-fir 17 Severe root New house 18 Trinity Remove damage & potential damage from wall; 6 Douglas-frr 26 90% defoliated; New house 21 Trinity Remove lIT 7 Douglas-frr 24 Dead; Suspect Houses to 21 Trinity Remove HT laminated root rot; east/west; 8 Red alder 13 Dead; Leans west; New house 23 Trinity Remove HT 9 W. hemlock 10 Dead Yard 24 Trinity Remove 10 Red alder 24 Top dying; Stem New house 24 . . . Trinity Remove HT decay; Leans west; 11 Red alder 16 Decay in west New house 30 Trinity Remove west stem; stem ~ HT 12 p.Madrone 12 I stem dead; Leans New house 32 Trinity Remove dead west; stem 13 Douglas-frr 20 Will be made New house 35 Trinity Remove hazardous by wall cut; 14 Douglas-fir 10 Dead Street 35 Trinity Remove Hf 15 Douglas-fir 9 Dead Street 35 Trinity Remove HT 16 P. Madrone 12 Nearly dead; Street 35 Trinity Remove HT 17 Douglas-frr 10 Dead Street 35 Trinity Remove lIT 18 Douglas-fir 10 Dead Street 35 Trinity Remove HT 19 Douglas-frr 18 Dead ~ decayed Offsite Trinity Remove HT house 20 Douglas-fir 24 Exposed Offsite Trinity Remove HT house 21 Douglas-fir 21 Exposed Offsite Trinity Remove HT house 22 Douelas-frr 19 ExPosed House Private Contact owner 23 Douglas-fir 14 Exposed House Private Contact owner 24 Douglas-fit 18 Exposed; Roadcut House Trinity Remove HT will damage roots; 25 Douglas-frr 26 Exposed; Roadcut . House Trinity Remove HT will damage roots; 26 Douglas-fit 15 Exposed; Roadcut House Trinity Remove lIT will damage roots; 27 Douglas-fir 22 Exposed; Roadcut House City tree? Remove HT will damage roots; 2S ~ . Douglas-fir 23 Exposed; Roadcut House Trinity Remove HT will damage roots; 29 Red alder 22,24 1 stem dead, I stem Street City Remove HT nearly dead; 30 Red alder 24 Decline; Heavy Street City E :m'ffJIT ~ lean over Hoyt Rd. · HT = Hazard tree; PAGE I) OF If' EXHIBIT "I PAGE-2-0F 5- Washington Forestry Consultants, Inc. 2 Cottages at Hoyt Road - Tree Evaluation The tree numbering starts on the southwest comer of the parcel. The trees are marked with blue paint dots at eye level and on the stump. A blue painted number was placed and is visible from the cleared area of the unit. The approximate location of the trees is shown on the attached site plan. Recommendations Thirty trees were marked for removal. These include 3 trees that appear to be on the City of Federal Way tract to the north (trees #27, 29,30), two trees that appear to be on a private lot (trees #22 and 23), and the rest appearing to be within the Trinity ownership. Tree # 3 is the cottonwood that is inside of the green chain-link fence on the south end of the project. This tree is hazardous to the house to the south and the hazard risk win increase with increasing tree size. Two additional trees occur on a parcel to the north that are hazardous due to exposure. They are near trees numbered 25 and 26 and are a 15 and 12 inch DBH Douglas-firs. These trees are close to the line, but were not marked due to the young neighbor and his unfriendly dog. Both neighbors to the north need to be contacted about the high risk of failure of their trees due to exposure. I did not find any hazard trees in the tree tract above Hoyt Road SW. The dead Pacific madrone that we discussed can reach the powerline, but it is not likely to reach the road. Removal of the top, leaving a snag removes all risk. I did not mark any additional removals along the lower edge of this tree tract since the staking in the field did not correspond with that on the map. As a rule of thwnb, I recommend that all trees within the clearing limits be removed. and all Douglas-firs within 10 feet of the top of the cut also be removed. This appears to leave a fairly narrow strip of trees. It should be evaluated again at the time of cutting to detennine if additional trees need to be removed. , EXHIBIT e PAGE1.1.-0F ~ EXHIBITk PAGE '3 OF Washington Forestry Consultants. Inc. 3 Cottages at Hoyt Road - Tree Evaluation Summary I have marked 30 trees to be removed from or adjacent to the tree tract. Three are on the City tract, 2 on a private lot, and the remainder on the Trinity parcel. Two additional trees occur on a lot north of the Trinity parcel that are hazardous and should be removed. These two trees were not marked but are the only Douglas-fIT trees present You will need to talk to the two landowners to the north to discuss the hazard potential and removal of their trees. Contact me when the clearing west of the Hoyt Road tree tract occurs. There may be additional trees that need to be removed. Please give me a call if you have questions. Respectfully submitted, wg:n Forestry ConsuIIanls, Inc. P(.~ Galen M. Wright CF, ASCA Certified Arborist No. PN-0129 Certified Forester No. 44 attachment: site map , ~ EXHIBIT PAGE~OF --LL EXHIBIT .., PAGE~OF ---S::- Washington Forestry Consultants, Inc. 4 I -- I 1m It -- '3.( YO -O'llflllV1S A'lI~ 51 lIlS IGlil S~J lOlIlHIP NOtSOlIl _"11 'WlIIllI -., -<--- ~ ~ =t 111" " f.t>. J :.A8 03l\O~MdV ........ .... IM~lS 'Th' JI> "1IIS UO .... 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'" -f~ J> ::: , \ " :r ~ r e5 i_________.._____ I . o ' i ~ ~I-'" 'S~ L()l -1<N\ g ~ ~ ~ m i & /110 153M ao<lll~03M a '& ~ :D). 0 ~ _10) -; - .. ;:;" o ~ ~ ,. 0," }> t : m l I ~ --, a~ ~ ~ ! ~ t 001 ~t 0 "- 'e: t ~ ~ M~~~~ ~ ~ ~ NVld lOH.LNb; :;~.iN ~~~a;;~';;~3 AHVHOd~31 .-_----=_=--=--=---=-~~----~~------------..----~--..-'--- -----------1----_____ _,_______,__ _______ ____ ________________ -___ __ -- -- -------- --.----~ . ~ CITY Of ~,,::;::;.' Federal Way STAFF REPORT September 21, 2005 To: Jack Dovey, Chair Land Use/Transportation Committee (LUTC) VIA: David anager PROM: Kathy McClun , Director of Community Development Services ~ Margaret H. Clark, AICP, Senior Planner ~ Janet Shull, AICP, Contract Planner SUBJECT: Amendments to Federal Way City Code (PWCC) Chapter 22, Article XI, "District Regulations, Neighborhood Business Zone," relating to the addition of Self-Service Storage Facilities, Pile #05-10358S-00-UP MEETING DATE: October 3, 2005 1. BACKGROUND Since the City's incorporation, the Neighborhood Business (BN) zone has been the focus of numerous requests for amendments. As a result, the City Council and Community Development Services Planning Division staff identified this zone as one that would benefit from a comprehensive review. The BN Zone study objectives were as follows: . Evaluate the BN zoned property in relation to the comprehensive plan vision for the character/function of this zone. . Review current allowable uses and consider if additional uses should be permitted within the BN zone. On May 18,2005, Planning Division staff presented an overview of the existing conditions within the City ofPederal Way's 14 BN zoned areas to the Planning Commission in a study session. Findings were presented along with recommended amendments to the Federal Way City Code (FWCC) to allow for additional uses in the BN zone, as well as amendments to existing FWCC sections related to development within the BN zone. Following the Planning Commission study session, staff prepared draft amendments to the FWCC for further consideration by the Planning Commission at an August 17,2005, public hearing. Following the public hearing, the Planning Commission recommended that the staff-proposed code amendments be approved by the City Council. On September 19,2005, the Land Use/Transportation Committee (LUTC) held a public meeting to consider the recommended code amendments. The LUTC forwarded the majority of the proposed code amendments to the full City Council with a recommendation for approval. The LUTC requested that the Planning Commission's recommendation to amend the FWCC to allow selfwservice storage facilities as a permitted use in the Neighborhood Business (BN) be brought back to the LUTC for further discussion. This includes the related code amendments to existing use zone charts for Community Business (BC) and Business Park (BP) zones, and Community Design Guidelines. This staff report provides some additional background information, in Section III, related to the proposed code amendment that would allow self-service storage facilities in the BN zone. II. PROPOSED FWCC AMENDMENTS TABLED FOR FURTHER DISCUSSION BY THE LUTC The following are the proposed FWCC amendments that were tabled by the LUTC for further discussion (Exhibits 1-4). 1. Add a new use zone chart for self-service storage facilities in the BN zone (Exhibit 1). 2. Amend FWCC Section 22-752 ("Bulk Retail- Warehouse and Storage" in the BC zone) to change reference from "public mini warehouse or storage facilities" to "self-service storage facilities" (Exhibit 2). This amendment would make the Community Business (BC) use zone chart consistent with the proposed definition of self-service storage facilities. 3. Amend FWCC Section 22-864 ("Warehouses, Wholesale Distribution - Storage Yards- Rental Facilities" in the BP zone) to change reference from "mini warehouse and public storage facilities" to "self-service storage facilities" (Exhibit 3). This amendment would make Business Park (BP) use zone charts consistent with the proposed definition of self-service storage facilities. 4. Amend FWCC Section 22-1638 ("Community Design Guidelines") to add the requirement that self-service storage facilities have the appearance of pitched roofs (Exhibit 4). This amendment would help ensure that self-service storage facilities in the BN zone would be compatible with surrounding neighborhood development. III. SELF-SERVICE STORAGE FACILITIES IN NEIGHBORHOOD BUSINESS ZONES This section provides information related to staffresearch on self-service storage facilities in neighborhood business zones. Original Request to allow Self-Service Storage Facilities in the BN zone The applicant, the Irmas Charitable Foundation, owns approximately four acres of land located north of SW 356th Street and west of 21 st Avenue SW. The applicant has stated that this property has been on the market off and on for over ten (10) years, with no interest from the development community, with the exception of developing the site with a selfwservice storage facility. The City Council originally heard the request to allow mini-storage in the Neighborhood Business (BN) zone in October of2003. At that time, staff recommended to the City Council that it not advance for consideration in the annual code amendment process. Staff further recommended that if Neighborhood Business (BN) Code Amendments File #05-1 03585-00-UP Staff Report to LUTe Page 2 the City Council wished to consider the request further, it should be considered as part of a comprehensive review of the BN zone that was already part of the Planning Division work program. The City Council concurred with staff. Existing Conditions There is one example of an existing self-service storage facility located within an existing BN zoned area. This business is located at Dash Point Road and 2181 A venue SW, just south of the Metropolitan Market. The developed area is a little over two (2) acres in size. Average building size is approximately 15,500 square feet [three (3) buildings for a total of approximately 47,000 square feet]. This business was established prior to Federal Way's incorporation and is a legal nonconforming use. Self-service storage facilities are currently allowed in Federal Way's Community Business (BC) and Business Park (BP) zones. Review of Other Jurisdiction's Neighborhood Business Zones Permitted Uses Staff conducted a review of six other nearby cities: Auburn, Burien, Kent, Kirkland, Sea- Tac, and Renton. Overall, this review found that Federal Way's BN zone offers a range of permitted uses very similar to what can be found in nearby cities' similar zoning districts. Self-service storage facilities are typically not allowed in neighborhood business zoning districts. The City of Renton allows self-service storage facilities in a neighborhood business zone under certain conditions (including it as part of a mixed-use development and subject to a conditional use permit/hearing examiner process). The cities of Kent and Auburn allow self-service storage facilities in commercial zones that are of a slightly higher intensity than Federal Way's BN zone. These commercial zones would fall in between Federal Way's BN and BC zones in terms of scale of development and intended service area. A conditional use permit is also required for self-service storage facilities in Kent and Auburn's commercial districts. The City of Federal Way does not have a conditional use permit process. Pros and Cons of Allowing Self-Service Storage Facilities in the BN Zone Historically, self-service storage facilities have been allowed in industrial zoning districts because they have been classified as a warehouse use. However, self-service storage facilities differ from warehouse development in many ways. Manufacturers typically use warehouses, while families and small businesses use self-service storage facilities. Warehouse developments must accommodate semi-truck traffic, while self-service storage facilities need to accommodate only two-axle vehicles. Self-service storage facilities can also be designed to be architecturally compatible with surrounding residential development (Exhibit 5). Staff presented two options to the Planning Commission with regard to the Irmas Charitable Foundation's request to allow self-service storage facilities as a permitted use in the BN zone. These two options were to either allow the use (subject to special regulations) or to not allow the use in the BN zone (no change alternative). The pros and cons of allowing self-service storage facilities in the BN zone were presented in the table below. Neighborhood Business (BN) Code Amendments File #05-1 03585-00-UP Staff Report to LUTC Page 3 Arguments in support of self-service Arguments against allowing self-service storage storage facilities as a permitted use: facilities as a permitted use: 1. Self-service storage facilities can be 1. Self-service storage facilities do not provide designed so that size and character retail or service use that would be used on a is compatible with residential regular basis by neighborhood residents. neighborhood (Exhibit 5). 2. Self-service storage facilities do not encourage 2. Self-service storage facilities do not pedestrian and bicycle access. generate large amounts of vehicular 3. Self-service storage facilities require security traffic. fencing that would cut off pedestrian circulation 3. Self-service storage facilities in through the site. neighborhood centers would be 4. Self-service storage facilities may be appropriate convenient to surrounding residents in some BN zoned areas, but not in all existing or and small business. future BN zoned areas. 5. Self-service storage facilities are auto-oriented by nature. The Planning Commission determined that self-service storage facilities should be allowed in the BN zone subject to the following development standards and special regulations. Since the City of Federal Way does not have a conditional use permit process whereby the appropriateness of a proposed development site can be established on a case-by-case basis, numerous special regulations were established for self-service storage facilities. The intent of the special regulations is that self- service storage facilities be compatible with surrounding uses, particularly residential. Proposed Development Standards: Required Review Process: Process III Minimum Lot Size: 1 acre Minimum Required Yards: Front: 25 feet Side: 20 feet Rear: 20 feet Height: 35 feet above average building elevation. If any portion of a structure on the subject property is within 100 ft. of a residential zone, then that portion of the structure shall not exceed 30 ft. above average building elevation and the structure shall be set back a minimum of 20 ft. from the property line of the residential zone. Required Parking: Determined on a case-by-case basis Proposed Special Regulations: 1. Hours of operation may be limited. 2. The maximum portion of a subject property developed with a self-service storage facility shall be three (3) acres. 3. No single building shall contain more than 40,000 gross square feet of building area. 4. No door openings for any storage unit shall be constructed directly facing any residentially zoned property. 5. The subject property shall be designed so that anyon-site vehicle maneuvering space shall be located as far as possible from any adjacent residential, and secondarily, from any public right- of-way. Neighborhood Business (BN) Code Amendments File #05-1 03585-00-UP Staff Report to LUTC Page 4 6. One accessory living facility is allowed. 7. On-site parking for one truck to be used by tenants for moving items to and from the site is allowed. 8. No outdoor use, activity, or storage is permitted associated with a self-service storage facility. 9. No individual storage stall or locker may exceed 500 square feet of floor area. 10. Use is restricted to dead storage only. The following are specifically prohibited: a. Commercial, wholesale, or retail sales. b. The service, repair, or fabrication of motor vehicles, boats, trailers, lawn mowers, appliances, or other similar equipment. c. The operation of power tools, spray painting equipment, table saws, lathes, compressors, welding equipment, kilns, or other similar equipment. d. The establishment of a transfer and storage business. e. Any use that is noxious or offensive because of odor, dust, noise, fumes, or vibration. f. Storage of hazardous or toxic materials, and chemicals or explosive substances. 11. Required landscape areas must be planted with Type 1 landscaping when in the side/rear yards and with Type III landscaping when adjacent to a right-of-way. 12. When self-service storage facilities are part of a mixed-use development, then the front yard setback and landscaping requirements shall be as for the permitted retail/office/entertainment use(s). 13. No maximum lot coverage established. 14. Community design guidelines per Article XIX as applicable. 15. Landscaping requirements per Article XVII as applicable. 16. Sign requirements per Article XVIII as applicable. 17. Other requirements as applicable. Proposed Amendment to Community Design Guidelines: Staff reviewed FWCC Article XIX, Community Design Guidelines, as they apply to development in the BN zone in general and proposed self-service storage facilities in particular. The existing Design Guidelines provide good overall direction for new commercial development in the BN zone. Building fayade modulation and/or screening is required as well as building articulation and pedestrian circulation. However, staff recommends that one of the existing requirements for residential development should also be applied to self-service storage facilities. This requirement is that roofs shall have the appearance ofa pitch ranging from a minimum of 4:12 to a maximurn of 12:12 (Exhibit 4). IV. LAND USE/TRANSPORTATION COMMITTEE OPTIONS/STAFF RECOMMENDATION The Committee has the following options: 1. Recommend that the full Council adopt an ordinance approving the proposed code amendments as recommended by the Planning Commission. 2. Modify the proposed code amendments and recommend that the full Council adopt an ordinance approving the proposed code amendments, as amended. 3. Recommend that the full Council disapprove the proposed code amendments. Staff recommends that the LUTC recommend to the full Council Option No.1 above, that is, adoption of the Planning Commission Recommendation. Neighborhood Business (BN) Code Amendments File #05-103585-00-UP Staff Report to LUTC Page 5 v. LAND USE/TRANSPORTATION COMMITTEE RECOMMENDATION The LUTC forwards the proposed amendment to the full Council for first reading as follows: As recommended by Planning Commission As recommended by Planning Commission and amended by the LUTC LIST OF EXHIBITS Exhibit 1 Proposed New Use Zone Chart for Self-Service Storage Facilities in the BN Zone. Exhibit 2 Proposed amendments to Use Zone Chart 22-752 (BC zone) Bulk retai1- Warehouse and storage. Exhibit 3 Proposed amendments to Use Zone Chart 22-864 (BP zone) Warehouses, wholesale distribution - Storage yards - Rental facilities. Exhibit 4 Proposed amendments to Article XIX, Community Design Guidelines. 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':'" -Eh ~ 0 ] "il ~ .;:; =' - (::; ..1; '" z ~ ~ SS;I:lOld M.;I!A;l~ ~ ~ ~ 11 ~ e:: p:ll!nb;l~ ~ ~ g- ~ ~ Cl ~-cg::::i ~ '0 SNOUY'1n~::illl ra I '0 - 12 ~ ;Z ;!; ;!;: ~ ",- ra <::tl;:-' :0................ <: 'S;: ,g '.z: '" <:: '" - I I I I ....; ~= :.= 11.)0 l\) =__\0_" ~ . ., 8 u ..... r;n 5-o...c= ~ I.(') "" 00 f'/j 0 "0 ~ cI) ..u g :.c = 00 = = fI( ~ ~ ,. ~ 0 ~ ~~~<;;8 j t~l~ ]E.~~E ...;~;:;j;:;j;:;j ~ ~ IIp f;I;l ~ .b B 8. ,- . ....:. e i:! .9-:= .a ,9- ~ "'" ..,; <:> ~ ~ ~81]~' . Jl~ ~g.]~g. ~ s ~ EXHIBIT 4 22-1638 District guidelines. In addition to the foregoing development guidelines, the following supplemental guidelines apply to individual zoning districts: (a) Professional office (PO), neighborhood business (BN), and community business (BG). (1) Surface parking may be located behind the building, to the side(s) of the building, or adjacent to the right-of-way; provided, however, that parking located adjacent to the right-of-way maximizes pedestrian access and circulation pursuant to FWCC 22-1634(d). (2) Entrance facades shall front on, face, or be clearly recognizable from the right~of- way; and should incorporate windows and other methods of articulation. (3) Ground-level mirrored or reflective glass is not encouraged adjacent to a public right- of-way or pedestrian area. (4) If utilized, chain-link fences visible from public rights-of-way shall utilize vinyl- coated mesh and powder-coated poles. For residential uses only: (5) Significant trees shall be retained within a 20-foot perimeter strip around site. (6) Landscaped yards shall be provided between building(s) and public street(s). Parking lots should be beside or behind buildings that front upon streets. (7) Parking lots should be broken up into rows containing no more than 10 adjacent stalls, separated by planting areas. (8) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of the project and the public sidewalk. (9) Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields. This shall not apply to public parks and school stadiums and other comparable large institutional uses. The maximum height for large institutional uses shall be 30 feet and shall include cutoff shields. 20' fii!\IU>:: I r.. Sl."l:. 22 . 163l! (4) (10) Principal entries to buildings shall be highlighted with plaza or garden areas containing planting, lighting, seating, trellises and other features. Such areas shall be located and designed so windows overlook them. <02004 Code Publishing Co. Page 1 Fisun; 17" Srl,- n" 1633 (il) (11) Common recreational spaces shall be located and arranged so that windows overlook them. ..--- FilllJt 18 - s.:..:. 22 - I (,.~ll (:.'I) (12) Units on the ground floor (when permitted) shall have private outdoor spaces adjacent to them so those exterior portions of the site are controlled by individual households. ~ ~ f/1s;ure 1':1' - See, 22 - 16:13:#) (13) All new buildings, including accessory buildings, such as carports and garages shall appear to have a roof pitch ranging from at least 4:12 to a maximum of 12:12. Fill'ure 20 - Sec. 11- r6i8 (II} (14) Carports and garages in front yards should be discouraged. (15) The longest dimension of any building facade shall not exceed 120 feet. Buildings on the same site may be connected by covered pedestrian walkways. (16) Buildings should be designed to have a distinct "base," "middle" and "top." The base (typically the first floor) should contain the greatest number of architectural elements such as @2004 Code Publishing Co, Page 2 windows, materials, details, overhangs, cornice lines, and masonry belt courses. The midsection, by comparison, may be simple. (Note: single-story buildings have no middle.) The top should avoid the appearance of a flat roof and include distinctive roof shapes including but not limited to pitched, vaulted or terraced, etc. h!lun:~ 21 - s.:'t, n - 1633lal (17) Residential design features, including but not limited to entry porches, projecting window bays, balconies or decks, individual windows (rather than strip windows), offsets and cascading or stepped roof forms, shall be incorporated into all buildings. Window openings shall have visible trim material or painted detailing that resembles trim. (18) Subsection (a)(13) of this section shall app1v to self-service storal!e facilities. (b) Office park (OP), corporate park (ep), and business park (BP). (1) Surface parking may be located behind the building, to the side(s) of the building, or adjacent to the right-of-way; provided, however, that parking located adjacent to the right~of~way maximizes pedestrian access and circulation pursuant to FWCC 22~1634(d). (2) Buildings with ground floor retail sales or services should orient major entrances, display windows and other pedestrian features to the right~of-way to the extent possible. (3) Ground-level mirrored orreflective glass is not encouraged adjacent to a public right- of-way or pedestrian area. (4) If utilized, chain-link fences visible from public rights-of-way shall utilize vinyl. coated mesh and powder-coated poles. For non-single-family residential uses only: (5) Subsections (a)(S) through (a)(17) of this section shall apply. (c) City center core (CC-C) and city center frame (CC-F). (1) The city center core and frame will contain transitional forms of development with surface parking areas. However, as new development or redevelopment occurs, the visual dominance of surface parking areas shall be reduced. Therefore, surface parking areas shall be located as follows: a. The parking is located behind the building, with the building located between the right-of-way and the parking areas, or it is located in structured parking; or b. All or some of the parking is located to the side(s) of the building; or c. Some short~term parking may be located between the building(s) and the right~of- way, but this shall not consist of rnore than one double-loaded drive aisle, and pedestrian circulation shall be provided pursuant to FWCC 22-1634(d). Large retail complexes may not be able to locate parking according to the above guidelines. Therefore, retail complexes of 60,000 square feet of gross floor area or larger may locate surface parking between the building(s) and the right-of-way. However, this form of development shall provide for small building(s) along the right-of-way to break up and reduce the visual impact of the parking, and pedestrian circulation must be provided pursuant to FWCC 22~1634(d). For purposes of this guideline, "retail complex" means the entire lot or parcel, or series of lots or parcels, on which a development, activity or use is located or wil1locate. ~2004 Code Publishing Co, Page 3 (2) Entrance facades shall front on, face, or be clearly recognizable from the right-of- way, and should incorporate windows and other methods of articulation. (3) Building facades that are visible from a right-of-way and subject to modulation per FWCC 22-1635(b) shall incorporate facade treatment as follows: a. The facade incorporates modulation and/or a landscape screening, pursuant to FWCC 22-1635(b); and b. The facade incorporates an arcade, canopy or plaza, and/or one or more articulation element listed in FWCC 22-1 635(c)(2); provided, that the resulting building characteristics achieve visual interest and appeal at a pedestrian scale and proximity, contribute to a sense of public space, and reinforce the pedestrian experience. (4) Drive-through facilities and stacking lanes shall not be located along a facade of a building that faces a right-of-way. (5) Above-grade parking structures with a ground level facade visible from a right-of- way shall incorporate any combination ofthe following elements at the ground level: a. Retail, commercial, or office uses that occupy at least 50 percent of the building's lineal frontage along the right-of-way; or b. A 15-foot-wide strip of Type III landscaping along the base ofthe facade; or c. A decorative grille or screen that conceals interior parking areas from the right-of- way. (6) Facades of parking structures shall be articulated above the ground level pursuant to FWCC 22-1635(c)(1). (7) When curtain wall glass and steel systems are used to enclose a building, the glazing panels shall be transparent on 50 percent of the ground floor facade fronting a right-of-way or pedestrian area. (8) Chain-link fences shall not be allowed. Barbed or razor wire shall not be used. For non-single-family residential uses only: (9) Subsections (a)(5) through (a)(17) of this section shall apply. (d) For all residential zones. (1) Nonresidential uses. Subsections (a)(5) through (a)(10) and (a)(13) through (a)(17) of this section shall apply. (2) Non-single-family residential uses. Subsections (a)(S) through (a)(17) of this section shall apply. (Ord. No. 96-271, ~ 3, 7-2-96; Ord. No. 99-333, ~ 3, 1-19-99; Ord. No. 00-382, ~ 3, 1-16-01; Ord. No. 03.443, ~ 3, 5-20-03) 1:\2005 Code Amendments\Neighborhood Business Text Amendments\LUTC\\ 00305 Meeting\22-\638.doc <D2004 Code Publishing Co. Page 4 I , EXHIBIT 5 "\i :>.PAGE-LOF =:N W ~- :I:.... ..It) -~ -0 0..... Qjoo lI)M "' ..en _00 Q) ..l: en >ct Cl W :: 0- ct I Q):: = _ :I: Q)~ E - ..l:Q) a. -Q) Q):] 0.. C)- aJ 0 Iii I/) ...._ -v:>. ....:: 0 :] (1) 00:E Ma.. .- ..... ..... - .... .... .- - .- 0 ctI ~ .. r Q L1. (1) C) I . ctI ~ l ~ 0 ,IQjoo - (/) . Q) en . .. """ -ct - f ~:: (1) co - (/) co"C - I W ~ ctI ~ C/)"Uj 0 - ~~ ....- 0 "'.~ o .. ...J It) Q) .:.: 00 ~ """ Q) 0 I :E I/) (1) l - Co E ctI >< W N w..... C/)~ -en Q) ~ct ;;;:: .c - - a. It) :] ....- en I'll M:>' N :] a.. , y ~ ' I, il EXHIBIT --5..- PAGE--2.....0F ..2- I I/) (1) .- - .- - .- 0 ctI U. (1) C) . ctI ~ 0 - - (/) """ - (1) (/) - ctI 0 0 ...J """ 0 I/) (1) - Co E ctI >< W