07-100630A�kCITY OF
Federal Way
February 8, 2007
Matt Hough, P.E.
CPH Consultants
733 7th Avenue, Suite 100
Kirkland, WA 98033-5657
CITY HALL
33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
RE; Permit No, 07-100630-00-SM; Federal Way Townhomes Road Modification
2245 S 333rd St - Road Modifcation Request Response
Dear Mr. Hough:
This letter is in response -to your request to modify the Right -of -Way improvements adjacent to
the property as part of your project. As per FWCC Section 22-1477, the Public Works Director
may grant a request to modify, defer, or waive the required street improvements only after
consideration of four specific reasons. The reasons supporting your request are contained in
FWCC 22-1477.
(1) "The improvements as required would not be harmonious with existing street
improvements .. (and) would not be advantageous to the existing neighborhood or city
as a whole'
(2) Unusual topographic or physical conditions preclude the construction of the
improvements as required.
(3� Proper vertical or horizontal alignments cannot be determined because the
existing streets do not have correct alignments.
After evaluating the existing conditions along 241h Avenue South (Private Street), review of
Federal Way City Code (FWCC) provisions (Section 22-1477), and direction provided by the City
Council, the Public Works Department hereby modifies the requirements for street
improvements applicable to your permit application, as discussed below.
2e Avenue South (Private Street) - Corresponds to a City Street Section 'W',
consisting of a 28-foot paved roadway with curb and gutter, four -foot planter strips with
street trees and street lights, five-foot sidewalks, and three-foot utility strips, within a
52-foot Right -of -Way.
Modified as follows; Grant one (1) foot of additional easement width to Parcel
Number 7978200186, making the total easement width 25-feet. Provide 20 feet
of pavement from the curb radius of South 333d Street to the southern property
L:\CSDC\docs\Save\5931666063. DO C
Matt Hough, P.E.
CPH Consultants
RE Permit No. 07-100630-00 SM
February 8, 2007
Page Two
line. Provide a 5-foot wide sidewalk along the west side of the access road from
South 333rd Street to the southern property line. Provide City standard street
lights behind the sidewalk in accordance with existing City standards. Provide
vertical concrete curb and gutter along the east side of 24th Avenue South from
the centerline intersection of South 333rd Street and the I-5 right-of-way line,
south to the southern property line.
The conditions of this Right -of -Way modification will be applicable for one year from the date of
this letter. If a building permit is not issued within the one-year time limit, the Right -of -Way
modification will be void and a new request for modification must be submitted.
If you have any questions, please call Sean R. Wells, P.E., Senior Engineering Plans Reviewer,
at (253) 835-2731.
Sincerely,
Ken Miller, P.E.
Deputy Public Works Director
KM/SRW:cb
cc: William Appleton, P.E., Development Services Manager
Sarady Long, Traffic Engineer
Andy Bergsagel, Planner
Project File/SRW
Day File
L:\CSDC\docs\Save\5931666063.DOC
m
CONSULTANTS
December 28, 2006
Mr. Greg Fewins
City of Federal Way
Department of Community Development Services
33325 8th Ave S
PO BOX 9718
Federal Way, WA 98063-9718
100 6 A Site Planning
Civil Engineering
Project idanagement
Land Denlopment Consulting
RE LtiV,'D
'1AQ c _Z ZUcj,7
Re: Federd Way TownhonNm CPH No. 1706002
Request for Consideration of Special Ste Cornidercrtions and Development Standards Moeifiea tiom
Dear Mr. Fewins,
This letter is provided In support of the Use Process 111 and Land Use Modification permits for the Federal
Way Townhome project to request special consideration and variances to certain specific City of Federal
Way development standards. The subject property is approximately 0.6 acres located along the south
frontage of South 333rd Street in the City of Federal Way (KC Parcel No. 7978200i 80). The project
proposes to improve the site to support 9 new attached residential townhome units in accordance with the
current RM-2400 zoning and City of Federal Way development standards.
There are existing site constraints that make conformance with a limited number of City land use and
development standards Impractical and/or world unnecessarily adversely impact the residential density and
community features of the property. These include topographic conditions, the shape and proximity of the
site to adjacent right-of-ways and private properties, and a significant access/utility easement that
encumbers the entire easterly portion of the property. The current site plan for the project proposes site
improvement alternatives in response to these challenges that provide equivalent public benefits.
Perimeter (Landscape Buffer Width Modifications
Current Federal Way City Code (FWCC) 22-1566(c)(3) provides specific Type III perimeter landscape
buffer widths for the project site. The standard perimeter landscape area for this RM-2400 property
typically requires a continuous 10-foot width along the west and south perimeters where multi -family
residences and like zoning exist. Current code also requires a 20-foot wide perimeter landscape buffer
along the north and eastern boundaries of the property that are adjacent to public right-of-way and/or
the existing private access easement. However, these typical buffer depths are in conflict with other
important land use criteria and community development standards including the requirement for on -site
common open space, surface water controls, pedestrian connectivity, and overall residential density.
The unusual shape and location of the site adjacent to Intestate No. 5 (1-5) along with encumbrance of
the property by the existing access/utility easement limit the amount of property available for
residential structures and community features. The residential density of the proposed project is already
2 residential units (approximately 82 %) less than the allowable 11 units prescribed by the current
zoning. Applying the typical landscape buffer widths would further reduce the residential density by an
additional 2 units once the necessary access and pedestrian improvements are considered, which would
be an approximate 36% reduction In the planned residential density for the property.
733 7th Avenue, Suite 100 - Kirkland, WA 98033 - Phone: (425) 285-2390 - Fox: (425) 285.2389
waw.cphcor sultcnts.com
Fed&W Way Tawnkomes
CPH Projecf No, 1706002
Dumber 28, 2006
Pugs 2of3
Application of the standard FWCC provisions would result in a total perimeter landscape buffer area of
8,640 square feet. The project proposes to reduce the landscape buffer width at limited areas along
the north, northwest, and southeastern boundaries to approximately 7,440 square feet (a 15%
reduction) In accordance with the modification criteria provided by FWCC 22-1570. More specifically,
the proposed modification would not reduce the width below 50% of the required standard per FWCC
22-1750(e). The minimum width of the proposed perimeter landscape buffer is 4 feet at a point along
the southeastern property boundary adjacent to the improved private drive (not including the width of
the pedestrian walkway). The proposed' modification of the perimeter landscape buffer provides for the
optimal combination of on -site common area and residential units without vWating other FWCC's or
ordinances.
FWCC 22-1565 explains that Type III landscaping "...is intended to provide partial visual separation
of uses from streets and main arterials and between compatible uses so as to soften the appearance of
parking areas and _building elevations." On -site parking areas have been located between the rear
fargade of adjacent townhome buildings to limit their visibility from the public right-of-way areas. No
reduction in the perimeter buffer width along the western and southern property boundaries (adjacent
to comparable multi -family residential zoned properties) is proposed. The project does plan to reduce
the perimeter buffer area along the northern boundary adjacent to South 333rd Street and along the
easterly property edge where the site abuts 20 Avenue South and Interstate No. 5. The preliminary
landscape plans provided for the project (Exhibits K1 and K2) Illustrate how the overall site design and
proposed modifications to the perimeter landscaping achieve the stated purpose of FWCC 22-
1566(c)(3).
Below -grade Surface Water Control Facilities
FWCC 22-337(3) specifies that re -development projects not having Federal Way comprehensive plan
designation of CC-F or CC-C shall construct above -grade water quality facilities. The project site is not
located in either of these planning area designations. This suggests that above -grade water quality
facilities would be necessary for the project unless a modification to this criteria is provided by the City's
Stormwater Management Division. The project Is requesting such a modification to allow a below -grade,
combined detention/water quality vault to serve the site Improvements. This modification is necessary to
accommodate certain existing site constraints and to allow for optimal residential density conforming
with other necessary land use codes and development standards, including provisions for on -site common
open -space and perimeter landscape screens.
The preliminary storm drainage system design for the project is in general accordance with the current
Federal Way Surface Water Design Manual (FWSWDM) and FWCC Chapter 21, Surface and
Stormw+ater MarpogemeA The FWSWDM provides design parameters for below -grade flow control and
water quality facilities like those proposed for this project. A preliminary grading and storm drainage
plan and details for the proposed below -grade stormwater vault (Exhibits J1 and J3) have been
provided with the Use Process III application along with a preliminary Technical Information Report (TIR)
for consideration of this request.
24* Avenue South Roadway Improvements
The project site is currently accessed by both South 333,d Street and an existing paved private
driveway along the eastern edge of the property. A portion of this private drive is located in the
existing 24* Avenue South and Interstate No. 5 right-of-ways according to recent survey information.
The encroaching portion of this private drive would be relocated into the existing 24-foot wide
ingress/egress/utility easement along the eastern edge of the property along with other access
improvements for the project.
Feder,! Way Towrr w)es
CPH Projed No. 1706002
December 28, 2006
Page 3 of 3
The existing right -way of 241h Avenue South terminates at an irregular shape near the middle portion of
the eastern boundary of the property at the Intersection of the westerly edge of the Interstate No. 5
right-of-way. The project proposes to dedicate the necessary public right-of-way width for 20 Avenue
South up to this intersecting point of Interstate No. 5 to accommodate a modified Type "W" street
section. This modified section would consist of a 24-foot pavement width with curb and gutter edges,
and a 5-foot pedestrian sidewalk along the westerly edge. The public sidewalk would extend to the
south property boundary in a public pedestrian easement. This proposed reduction in the standard
Type "W" roadway section for 24* Avenue South is proposed in response to the existing site constraints
created by the unique proximity/configuration of the property to Interstate No. 5 and the encumbrance
of the current 24-foot wide access easement.
Be,yond the teminus -of the widened 24e Avenue Sbuth -right-of-way, the improved access drive would
be privately owned and maintained to serve the southerly multi -family complex on the property and an
existing off -site multi -family parcel. The existing 24-foot Ingress/egress/utility easement that encumbers
the easterly limit of the project site provides service to an occupied multi -family residential building
south of the property (KC Parcel No. 7978200186). The residential parcels south of this off -site
property (four residential parcels) have existing access from South 336* Street. The improved 20-foot
minimum width private drive proposed with this project maintains the existing condition and opportunities
for future development of the off -site parcel without unnecessarily encumbering the subject property.
Please, contact me directly at (425)285-2390 or by e-mail at ma!i@cphconsultonts.com if you have
questions or need any additional information. Your prompt response Is appreciated. Thank you.
Sincerely,
CPH Consultants
Motthew J. Hough,
President
Enclosures
Cc Scott Roberts, Dreambuilders NW (Applicant/Owner)
copy to file