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17-103991
CITY OF � Federal Way November 29, 2017 Ka -Chung Kwok, AIA, Principal 2284 W Commodore Way, Ste 300 Seattle, WA 98199 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor Email: kkwoklcomptondesignoffice.corn Re: File #17-103991-00-PC, PREAPPLICATION CONFERENCE SUMMARY Star Lake Road Rezone/ Townhomes, 2647 S. Star Lake Road, Federal Way Dear Mr. Kwok: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held September 14, 2017. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions and Public Works Department, and representatives from Lakehaven Utility District and South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Associate Planner Leila Willoughby -Oakes, 253-835-2644, Leila,willoughby-oakesCcr�,,cityoffederalway.com. For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION The applicant requests a project rezone from RS 9.6 to RS 5.0 to construct twenty-two, three-story townhomes. The site contains critical areas. The submitted site plan depicts a new culvert and various stream buffer and wetland buffer reductions. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. These major issues only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section of this letter. Mr. Kwok November 29, 2017 Page 2 Planning Division • On -site open space required by FWRC 19.200.020, note 6. • Process V `Quasi -Judicial Rezone' with final council decision required for project specific rezones. • Environmentally critical areas are present on the site (wetlands, stream and potential geologically hazardous areas). ■ Culverts, stream buffer intrusions and wetland buffer averaging/reductions are subject to land use approval. If approved, applicants shall provide detailed mitigation sequencing per FWRC 19.145.130(2); and if applicable, appropriate mitigation, monitoring and performance bonds (note the decisional criteria throughout FWRC 19.145). o Wetland buffer reduction and averaging cannot be combined. o To proceed with your proposal, the applicant must investigate a project redesign (i.e., reduce building footprints, layout and/or number of units, etc.). • The Community Development Director cannot approve a new culvert per FWRC 19.145.300.3.b. as the owner does have some reasonable use of the subject property — a residence and accessory buildings. The critical areas ordinance cannot permit culverts as a convenience to the applicant in order to facilitate site design and the applicant must demonstrate, by submitting alternative site plans showing the stream in an open condition, that no other reasonable site design exists. Economic hardship is not included in the review criteria. Please see the stream crossing section option (Item #6). • We recommend submitting your critical area reports for peer review before further project design and formal land use applications in order to determine the buildable area. ■ Please show all as-builts (i.e. septic and drain -field) and remove if approvals not obtained from King County Health District. • Public Works Development Services Division • The site is located in a Flood Problem Flow Control Area; therefore, Level 3 flow control will be required in accordance with KCSWDM. • Water Quality Treatment will be Enhanced Basic. • Public Works Traffic Division ■ Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency permit with application fee of $4,650.00 is required for the proposed project. • Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required/assessed at building permit per unit. • Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvement and dedicate right-of-way (ROW) along the property frontage on S Star Lake Road and 27th Ave S (Gravel Road). • Internal street shall be a minimum of 20' paved. Sidewalk is recommended on one side of the internal street. • Access Management (FWRC 19.135.260) — The development shall meet access management standards. 17-103991-00-PC Doc ID: 76504 Mr. Kwok November 29, 2017 Page 3 DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. PLANNING DIVISION (Leila W-Oakes, 253-835-2644, lei la.willoughby-oakes(c),cityoffederalway.com) Zoning Designation and Use — The site is designated Single Family, High -Density and located in the RS9.6 (1 dwelling unit/9,600 sq. ft.) zone. FWRC 19.05.200 does not permit zero -lot line townhouse and attached dwellings in RS9.6 zoning; however, the RS5.0 zone permits townhomes and the applicant proposes a project specific rezone within the same comprehensive plan designation. 2. Land Use Applications • Process V 'Quasi-judicial rezone' 1 • Process IV `Hearing Examiner' — Proposed culvert • Development within wetland buffers o Process III2 `Project Approval'— Wetland buffer averaging (cannot be combined with reduction) o Process III `Project Approval' — Wetland buffer reduction (cannot be combined with averaging) ■ Process III `Project Approval'— Stream buffer intrusion • Process III `Project Approval' — Attached dwelling units • Process V `Quasi -Judicial rezone' —`Optional consolidated permit process' per FWRC 19.15.060 • Preliminary plat — Ten or more lots • Short plat — Nine or fewer lots Preliminary Plat/Rezone A subdivision of ten or more lots (and/or a quasi-judicial rezone requires review and a public hearing on the applications by the city's Hearing Examiner. In summary, following application, the city will review the preliminary plat and/or Process V application for completeness and technical comments. The first procedural decision point for both proposals in this case is the State Environmental Policy Act (SEPA) review and determination. Following conclusion of the SEPA review, city staff will present the staff report and recommendation on the preliminary plat and/or Process V application to the Hearing Examiner, who then makes the final decision on the preliminary plat application. However, city council will make the final decision on any Process V 'Quasi-judicial rezone' and those permits included in the optional consolidated permit process, based upon a Hearing Examiner recommendation. You may also submit the rezone application separately if you do not plan on zero - lot line townhomes. The Hearing Examiner's written decision on the preliminary plat and/or quasi-judicial rezone for a project specific rezone is based on the applicant satisfying criteria pursuant to FWRC 18.35.170(3) and FWRC 19.75.130(3). Preliminary plat decision of the Hearing Examiner may be appealed 1 Townhome proposal related approval contingent on issuance of a Process V 'Quasi-judicial rezone'. 2 All Process III applications may be reviewed under one application (i.e. wetland buffer averaging/reductions and project approval for townhome site plan approvals). 17-103991-00-PC Doc ID: 76504 Mr. Kwok November 29, 2017 Page 4 pursuant to FWRC 18.35.210. After the final decision on the preliminary plat, engineering plans must be submitted and reviewed by the city's Public Works Department. Following review and approval of engineering plans, construction of plat infrastructure may begin. Substantial completion of plat improvements is required prior to final plat review and decision by the City Council as described below. A preliminary plat informational bulletin and Master Land Use application are enclosed. The application must be prepared in accordance with the submittal requirements listed in the enclosed informational bulletin. Preliminary Plat/Short Plat— Per FWRC 18.35.220, preliminary plat approval shall expire five years from the date of Hearing Examiner approval, unless the applicant requests an extension as provided in FWRC 18.05.090. Process III-V — Approvals are valid for five years. Extensions to the land use approval may be granted if certain criteria are met. Enclosed are the master land use application, development requirements checklist, and other applicable land use process handouts. Refer to the Development Requirements checklist, Bulletin #014, for specific submittal requirements. Process III-V — The Community Development Director may impose conditions and restrictions in the written decision determined to be reasonably necessary to eliminate or minimize any undesirable effects of granting approval. 3_ State Environmental Policy Act (SEPA) — The project is subject to environmental review under SEPA for the proposed actions: development of more than 20 dwelling units. A complete environmental checklist with notice materials will be required. The city may utilize the optional DNS noticing provisions for applications that include a SEPA checklist. The optional DNS process allows a combined project and anticipated environmental determination public notice period that expedites the overall land use application process. An environmental threshold determination made by the Community Development Director must be issued prior to land use or building permit approval. 4. Public Notice(s) — Pursuant to FWRC Title 19, a preliminary plat, quasi-judicial rezone and SEPA review, depending on the review process, require notice of application, a final SEPA decision, and public hearing. Public notice will ultimately be required as established in FWRC Title 14 and 19. Within 14 days of issuing the applicant a Letter of Complete Application, a Notice of Application (NOA) and if applicable an Optional DNS will be published in the Federal Way Mirror, mailed to parties of record and residents/property owners within 300 feet of the subject property, posted by the applicant on the site, and placed at the City's notice boards. The city's GIS Department provides mailing envelopes for a nominal fee (less the postage and envelopes). Please see the enclosed bulletin for further information. The applicant will also be required to post city supplied notice boards at the appropriate times and pay the notice board fee. Key Development Regulations — All site improvements must comply with the applicable FWRC development regulations. The following general regulations will apply to the proposal if granted a project rezone from RS9.6 to RS5.0, at the discretion of the Community Development Director and Hearing Examiner recommendation and final council consideration. 17-103991-00-PC Doc ID: 76504 Mr. Kwok November 29, 2017 Page 5 (a) Density — A minimum site area of 10,000 square feet; 5,000 square feet/per unit. (b) Required Setbacks — 20 feet in the front when the parking and garage are located in the front of the townhouse. Otherwise, minimum front yard setback is 10 feet and 5 feet side and rear yards. The minimum rear yard setback is five feet from the property line except for when garages/ driveways are accessed via an alley or drive in the rear. (c) Lot Coverage — 60% (d) Maximum Building Height— 30 feet Average Building Elevation (ABE). ABE is: "...the average of the highest and lowest existing or proposed elevations, whichever is lowest, taken at the base of the exterior walls of the structure, or it means five feet above the lowest of the existing or proposed elevations, whichever, is lowest. ABE is the elevation from which building height is measured." (e) Parking — Two spaces per unit. Zero lot line townhomes require two spaces per unit and one garage. Planning encourages parking in the rear for units along S. Star Lake Road (i.e. terraced homes), for enhanced street presence. (f) Open Space — Under FWRC 19.200.020 (note #6), open space requirements are: 400 sq. ft. per dwelling unit. This includes a minimum of 200 sq. ft. of private open space for each unit and the remainder as usable common open space. o Usable common open space: Defined pursuant to FWRC 19,05.030. o Private open space: Defined pursuant to FWRC 19.05.150. Common open space requirements: Type III landscaping 10 ft. in width shall be provided along all arterial rights -of -way in a separate tract, and credited to the common open space requirement. At least 10 percent of the public open space must be developed and maintained with children's play equipment. If the subject property contains four or more units, this required public open space must be in one or more pieces, each having both a length and width of at least 25 ft. In addliion, if the subject property contains 20 or more units, at least 50 percent of this required open space must be in one or more pieces each having a length and width of at least 40 ft. Please review notes #1-12 in the enclosed Use Zone Chart (FWRC 19.200.020). 6. Environmentally Critical Areas — Site plans submitted as part of the development proposals shall include and delineate all critical areas with their associated buffers and building setbacks per FWRC 19.145.150 (4) on both land use and building permit plans. (a) Geologically hazardous areas —All development activities on or within 50 feet of a geologically hazardous area as defined in FWRC 19.05.070 are subject to the Critical Areas Ordinance, see FWRC 19.145.220. 17-103991-00-PC Doc ID: 76504 Mr. Kwok November 29, 2017 Page 6 It appears the rear of the site is sloped. Please submit a geotechnical report evaluating if the subject property contains geologically hazardous areas' (erosion, seismic or landslide hazard). The geotechnical report will be peer reviewed at the applicant's expense for minimum report requirements in FWRC 19.145.220-250. (b) Mitigation sequencing — The following applies to Items c- g, the applicant shall demonstrate that all reasonable efforts have been examined with the intent to avoid and minimize impacts to critical areas. FWRC 19.145.130(2) requires the minimization of impacts to critical areas by limiting the degree of magnitude of the action and its implementation ...by taking affirmative steps such as project re- design ... to avoid or reduce impacts. Staff note a project redesign is likely and would include a reduction in units or unit sizes/ configuration in order to avoid stream buffer intrusions and development in wetland buffers to a maximum extent. (c) Stream buffer — FWRC 19.145.270 (1) states no development may take place within a stream or stream buffer area except as allowed within this chapter. Please evaluate and Type the streams in your report. i) A buffer intrusion request will be reviewed under FWRC 19.145.330(3)'s decisional criteria, in particular the Director must deem it is necessary for the reasonable development of the subject property. (d) Culvert — A culvert request is processed under a Process IV `Hearing Examiner' review. Culvert requests shall be evaluated under FWRC 19.145.300(3)(a)-(b) by the Director and Hearing Examiner. The city will allow a new stream only if- `... it is necessary for some reasonable use of the subject property. Convenience to the applicant in order to facilitate general site design will not be considered. The applicant must demonstrate, by submitting alternative site plans showing the stream in an open condition, that no other reasonable site design exists. ' It appears you may expand or replace an existing culvert; however, this would not be necessary for some reasonable use of the subject property as it is developed with a single family residence and accessory buildings. Please consider another design option. The two existing culverts on site are located under gravel driveway and an improved Lakehaven utility easement and it is likely the department cannot approve the preapplication site plan as shown based on the decisional criteria. Please see item d and FWRC 19.145.320 `Stream crossings'. (e) Stream crossings — Stream crossings are decided upon using Process III per FWRC 19.145.320, (f) Removal of streams from culverts — If the proposal requires city approval, the city may require the stream to be taken out of the culvert and restored to a natural -like configuration as part of the development. 3 Geologically hazardous area definitions — FWRC 19.05.070 `G'. 17-103991-00-PC Doc ID: 76504 Mr. Kwok November 29, 2017 Page 7 (g) Wetland buffers — FWRC 19.145.420 outlines the minimum wetland identification and delineation requirements. Wetland buffer reduction — Reductions are reviewed under a Process III application, at the discretion of the Community Development Director, and cannot be combined with wetland buffer averaging. Approval conditions may apply. The applicant shall provide a mitigation sequencing evaluation, mitigation plan and performance bonding within the submitted critical area report pursuant to FWRC 19.145.440(6) buffer averaging approval criteria, reviewed by the city's biologist. ii. Wetland buffer averaging — Averaging is reviewed under a Use Process III, unless a consolidated permit; a Process III decision is at the discretion of the Community Development Director, and cannot be combined with a wetland buffer reduction request. Approval conditions may apply. The applicant shall provide a mitigation sequencing evaluation, mitigation plan and performance bonding within the submitted critical area report pursuant to FWRC 19.145.440(5) buffer averaging approval criteria, reviewed by the city's biologist. (h) Building Setbacks — Unless otherwise provided, structures shall be set back a distance of five feet from the edges of a critical area buffer per FWRC 19.145.160. Landscaping, building overhangs, and fences and railings six feet and less in height are permitted. (i) Notice on Title — At the time of land use approval the final Use Process shall be recorded on title (FWRC 19.145.170). (j) Markers and Signage — Per FWRC 19.145.180 (1), permanent survey stakes delineating the boundary between adjoining property and critical area tracts shall be set, using markers capable of being magnetically located and as established by current survey standards. Per FWRC 19.145.180 (2), development proposals approved by the city shall require that the boundary between a critical area buffer and contiguous land shall be identified with permanent signs. The applicant shall install permanent signs approved by the city and designed for high durability. Signs must be posted at an interval of one every 150 feet along the critical area buffer and must be maintained by the property owner or homeowners' association in perpetuity. The wording, number and placement of the signs may be modified by the director based on specific site conditions. (k) Fencing — Permanent fencing will be required at the outer edge of the critical area pursuant to FWRC 19.145.180 (3), to ensure future residents do not disturb the critical areas. Meeting follow-up: Contact the project planner if you would like to discuss deviations from the critical areas ordinance and decisional criteria. As part of the critical area third party review, review funds may be added for an on -site meeting with the city's biologist with city staff. 7. Landscaping — See the bulk zoning requirements on open space. Otherwise, landscaping requirements do not apply if residential uses abut a residential use under FWRC 19.125.060.2. 8, Clearing, Grading, and Vegetation and Tree Retention — As proposed, the potential Process III-V and preliminary plat applications are subject to the provisions of FWRC 19.120, "Clearing, Grading, and Vegetation and Tree Retention." It is recommended that FWRC 19.120 be reviewed carefully in 17-103991-00-PC Doc ID: 76504 Mr. Kwok November 29, 2017 Page 8 reference to the proposed development. A clearing and grading plan that meets FWRC 19.120.020 and FWRC 19.120.040 must be submitted with the formal land use application(s), if clearing and grading work is proposed. • FWRC 19.120.110 `Clearing and grading standards for sites with slope of 15 percent or greater' applies to the development proposal (enclosed). • Clearing and grading cannot affect abutting properties. • Please provide a clearing and grading plan depicting 2 ft. contours. ■ A geotechnical report reviewed by the city's consultant at the expense of the applicant will be required. 9. Tree Density Requirements — The proposal will be subject to tree density requirements of FWRC 19.120.130(1); note that 25 tree units per acre are required in a single family zone. A tree unit is a value assigned to existing trees retained on the property or replacement trees. The larger the tree, the greater value it is assigned. Required tree density can be composed of retained trees and replacement plantings per FWRC 19.120.130. The tree and vegetation plan must clearly show where the tree units are to be located. The formal application must indicate what trees are to be removed. In the case of the 4.05-acre (176,418 sf) site, approximately 102 tree units are required (25 x 4.05 = 101.25 tree units rounded up). Tree unit credits are in Table 2 of FWRC 19.120.130(2). Per FWRC 19.120.130(3), the total number of tree units required to be provided is calculated by multiplying gross site acreage, minus any proposed public, private streets or access easements. FWRC 19.120.130-2 —Tree Unit Credits Retained Trees Tree Unit Credit Existing Tree 1" to 6" d.b.h. 1.0 Existing Tree > 6" to 12" d.b.h. 1.5 Existing Tree > 12" to 18" d.b.h. 2.0 Existing Tree > 18" to 24" d.b.h. 2.5 Existing Tree > 24" d.b.h. 3.0 Replacement Trees Replacement Tree - Small (Mature canopy area < 450 SF) .50 Replacement Tree - Medium (Mature canopy area 450 to 1,250 SF) 1.0 Replacement Tree - Large (Mature canopy area > 1,250 SF) 1.5 10. Community Design Guidelines — Review of the proposal under the city's design guidelines, FWRC Chapter 19.115, is required for the project and will occur in conjunction with the Process III review. The principal applicable guidelines for the project are noted below. However, this does not necessarily include all applicable guidelines, and project designers must consult the guidelines in their entirety in preparing an application. The application must include a written narrative identifying how the proposal complies with the applicable design guidelines, as detailed. 17-103991-00-PC Doc ID: 76504 Mr. Kwok November 29, 2017 Page 9 a. FWRC 19.115.010(2) CPTED — Implement Crime Prevention through Environmental Design (CPTED) principles to reduce opportunities for criminal activities to occur. The city's Police Department and Planning Division will evaluate the formal application and review for compliance with CPTED principles. Special consideration to incorporate principles to all pedestrian routes of travel, and courtyard or plaza areas is strongly encouraged. A completed CPTED checklist must be submitted with your application. i. Natural Surveillance — Promote visibility of public spaces and areas. ii. Access Control — Identify techniques that deter unauthorized access and/or inappropriate access. iii. Ownership — Reduce perception of areas as ownerless. b. FWRC 19.115.050 Site Design — Refer to all sections of this chapter for site design standards. Key sections include: i. (1) General Criteria (b), (c), (d), (e), (f), and (g) ii. (2) Surface Parking Lots (a), (b), (c), (d), and (e) iii. (3) Parking Structures (a), (b), (c), (d), (e), (f), (g) and (h) iv. (4) Pedestrian Circulation and Public Spaces (a), (b), (c), (e) and (f) V. (5) Landscaping vi. (7) Miscellaneous Site Elements (a) C. FWRC 19.115.070 Building and Pedestrian Orientation — Design requirements of this section apply to the project as follows: (1) (a-c). d. FWRC 19.115.060 Building Design — All key design requirements of this section apply to the project as follows. i. (a) Emphasize, rather than obscure, natural topography. Buildings should be designed to "step up" or "step down".hillsides to accommodate significant changes in elevation, unless this provision is precluded by other site elements such as stormwater design, optimal traffic circulation, or the proposed function or use of the site. See FWRC 19.120.110 for related standards for development on sites with slopes of 15 percent or greater. ii. (b) Building siting or massing shall preserve public viewpoints as designated by the comprehensive plan or other adopted plans or policies. iii. (c) Materials and design features of fences and walls should reflect that of the primary building(s) and shall also meet the applicable requirements of FWRC 19.120.120, Rockeries and retaining walls. e. FWRC 19.115.090 District Guidelines — Refer to (1)(j), (1) through (o), and (r) of this section. 11. Rockeries — See FWRC 19.120.120 for specifics about retaining wall requirements of height, location, landscaping and material composition. Rockeries and retaining walls visible from a public right-of-way or adjacent property shall be composed of rock, brick, or other textured/patterned wall styles as approved by the planning and public works directors. Rockeries and retaining walls shall be landscaped in accordance with the applicable standards in Chapter 19.125 FWRC, Article I, Landscaping. 17-103991-00-PC Doc ID: 76504 Mr. Kwok November 29, 2017 Page 10 12. Review Timeframes — Per 19.15.045 (2), the City of Federal Way shall determine whether an application is complete within 28 days of submittal. Staff will notify the applicant of the application status in writing within 14 days. The city also makes every effort to issue land use decisions within 120 days of a complete application. However, the review timeframe is suspended at any time that additional information is requested by the city. The applicant must submit requested information within 180 days of the request, unless an extension is granted pursuant to FWRC 19.15.050 (2). If an applicant fails to provide additional information to the city within 180 days of being notified by mail that such information is requested, the application shall be deemed void and the city shall have no duty to process, review, or issue any decisions with respect to such an application. 13. Tacoma Smelter Plume —The subject property is located in the Tacoma Smelter Plume detect area containing 20.1 ppm to 40.0 ppm arsenic and lead concentration. Please contact Eva Barber, Technical Assistance Coordinator,Washington State Department of Ecology, at Eva.Barber@ecy.wa.gov or 360-407-7094 regarding the Voluntary Soil Clean -Up Program. Additional information on the smelter plume testing and cleanup requirements can be found at lift ://www ecy wa goes/progaamslteplsites brochure/tocoma_smelter/2011/ts-hp.htm. 14. School Access Analysis — A school access analysis is required to be submitted to the City with the plat application, to assure that safe walking routes to schools or bus stops are provided as required by RCW 58.17. If there are not safe and adequate walking routes available, walking route improvements may be required as part of the plat review process. Contact Tanya Nascimento at 253- 945-2071 for information about the school access analysis requirements. Please see the enclosed guidelines. 15. School Impact Fees — School impact fees are due at the time of building permit application for new dwelling units. This fee amount is subject to change as determined annually by the Federal Way School District due at the time of building permit. Please check with the Permit Center for up-to-date fees. 16. Permit Fees —As development fees change annually, please contact the Permit Center at 253-835- 2607 or pennit.centeracinLoffederalwMcoin for an updated fee list prior to submitting your applications. Additional utility fees, school impact fees, concurrency, and engineering plan review fees apply. PUBLIC WORKS — TRAFFIC DIVISION (Sarady Long, 253-835-2743, saradv.lon (a)citvoffedet-alway.com) Transportation Concurrency Analysis (FWRC 19.90) 1. Based on the submitted materials for eight Detached Single Family Housing, the Institute of Transportation Engineers (ITE) Trip Generation - 8"' Edition, land use code 231 (Residential Condominium/Townhouse), the proposed project is estimated to generate approximately 11 new weekday PM peak hour trips. 2. A concurrency permit is required for this development project. The PW Traffic Division will perform concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development. Please note that supplemental 17-103991-00-PC Doc ID: 76504 Mr. Kwok November 29, 2017 Page 1 l transportation analysis and concurrency mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP). 3. The estimated fee for the concurrency permit application is $4,650.00 (11 - 50 Trips). This fee is an estimate and based on the materials submitted for the preapplication meeting. The concurrency application fee must be paid in full at the time the concurrency permit application is submitted with land use application. The fee may change based on the new weekday PM peak hour trips as identified in the concurrency trip generation. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee remains the same. Transportation Impact Fees (TIF) (FWRC 19.91) Based on the submitted materials for 22 townhouse units, the estimated total traffic impact fee is S56,970. The actual fee will be assessed and collected from the applicant when the building permit is issued, using the fee schedule then in effect (FWRC 19.100.070 3(c)). Street Frontage Improvements (FWRC 19.135) L The applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements. The applicant would be expected to construct improvements on the following streets to the City's planned roadway cross -sections: South Star Lake Road is a Principal Collector planned as a Type "K" street, consisting of a 44-foot street with curb and gutter, six-foot planter strips with street trees, 8-foot sidewalks, and street lights in a 78-foot right-of-way (ROW). Assuming a symmetrical cross section, 9- foot ROW dedication and half street improvements are required as measured from the street centerline. Construct gravel road (271' Ave S) to a Type "W", consisting of a 28-foot street with curb and gutter, 4-foot planter with street trees, 5-foot sidewalks and street lights in a 52-foot right-of- way. At a minimum, the applicant shall construct 3/4 street improvement with thickened edge on the east side of the street. Internal road shall be private with a minimum width of 20 feet vehicular access road and must have a concrete or asphalt surface. A tuns -around may be needed as determined by South King Fire and Rescue. Pedestrian path is recommended connecting the private road and to the existing sidewalk on 13`h Court SW. 2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements (FWRC 19.135.070). Information about right-of-way modification requests is available through the Public Works Development Services Division. These modification requests have a nominal review fee currently at $290 ($270.00 plus $20 recording fee). Access Management (FWRC 19.135) Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280 provides access standards for streets based on planned roadway cross -sections. Please note that access classifications are per Drawing 3-1A in the Public Works Development Standards. 17-103991-00-PC Doe ID: 76504 Mr. Kwok November 29, 2017 Page 12 2. Per FWRC 19.135.280, driveway must be located no closer than 150 feet to any street intersection or to any other driveway, whether on or off the subject property. The city may further limit or prohibit access to or from driveway onto arterial streets as deems appropriate for safety. The current proposal does not meet access management standards. South Star Lake Rd is Access Class "4", which permits full access as close as 150 feet to any other street intersection or driveway, whether on or off the subject property. Access to the site should be via the gravel road (27`h Ave S), which must be improved to a Type "W" street for the entire length of the property. Depending on the internal street layout, a temporary turn around meeting Fire Department may be required. 4. The director may grant a modification administratively to reduce spacing standards by up to 20 percent of the tabular values with supporting documentation (FWRC 19.135.290). Please note that these modification requests have a nominal review fee of $2900. Once preliminary traffic queuing analysis has been completed, the applicant's traffic engineer may submit a written request for access modification if desired. For driveways that serve uses other than single-family residential uses and zero lot line townhouse developments, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order to provide adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the Public Works Director. 6. Provide pedestrian connection from 261h Ave S to the internal road. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Cole Elliott, PE, 253-835-2730, cola.elliQto&itN,offe(lerAlway.corn ) Land Use Issues — Stormwater 1. Surface water runoff control and water quality treatment will be required per the 2016 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the manual. This project meets the requirements for a Full Drainage Review. At the time of land use site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the nine core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. The City Addendum can be found at the following website: www.rilKoffederalwgy.com/node/1467. 2. The project lies within a Flood Problem flow control area, thus the applicant must design the flow control facility to meet this performance criteria. In addition to flow control facilities, Best Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies within Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. In addition to the KCSWDM, our initial review suggests that FWRC 19.30.120, "Nonconforming Water Quality Improvements" applies to this site. Specifically, the following items are applicable: La. Redevelopment which involves the creation or addition of impervious surfaces having an area of 5,000 square feet or more; 17-103991-00-PC Doe ID: 76504 Mr. Kwok November 29, 2017 Page ] 3 1.d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater runoff from a drainage area of 5,000 square feet or more; Le. Redevelopment which contains or directly discharges to a floodplain, stream, lake, wetland, or closed depression, groundwater recharge area, or other water quality sensitive area determined by the Public Works Director, based on a written map, policy, water quality monitoring data or plan in existence or implemented by the Director prior to submission of a redevelopment application which is determined to trigger application of this subsection, or based on information developed during review of a particular redevelopment application; Therefore, water quality treatment will be required for the entire site, including new and existing pollution generating impervious surfaces. Treatment options must be selected from the Enhanced Basic Water Quality Menu provided in the KCSWDM. 4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 5. Detention and water quality facilities for private commercial developments outside the City Center Core must be above ground (i.e. open pond). Underground facilities are allowed only with approval from the City of Federal Way Public Works Department. 6. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 7. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) construction storm water permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at http://www.egy.wagov/programs/M/stormwater/constructionlindex.litml or by calling 360-407- 6048. 8. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA) permit may be required. Information regarding this permit can be obtained from the Washington Department of Fish and Wildlife. Right -of -Way Improvements 1. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic related items. 2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior to recording. 3. All stormwater treatment and detention requirements outlined above may apply to any improvements within the public right-of-way. 17-103991-00-PC Doc ID: 76504 Mr. Kwok November 29, 2017 Page 14 Engineering Permit Issues Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are $2,430.00 for the first 18 hours of review for Commercial building permits. Additional review time is charged at $135.00 per hour. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 2. In addition to engineering approval, short plats and subdivisions are required to obtain a separate permit for grading. Details and fees may be obtained from the Building Department. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at: www.cityoffederalw4y.coi-n/tiode/1467 to assist the applicant's engineer in preparing the plans and TIR. 4- Bonding is required for all street improvements and temporary erosion and sediment control measures associated with the project. The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. 5. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for private roads and drainage facilities, including short plats, remain the responsibility of the individual property owners. 6. When topographic survey information is shown on the plans, the vertical datum block shall include the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are called out. 7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. Provide cut and fill quantities on the clearing and grading plan. 9. Temporary Erosion and Sediment -control (TESC) measures, per Appendix D of the 2016 KCSWDM, just be shown on the engineering plans. 10. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. 17-103991-00-PC Doc ID: 76504 Mr. Kwok November 29, 2017 Page 15 PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, Rob. VanOrsow@cityoffederalway.com) Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations for commercial or multi -unit residential housing include: Space Required and Enclosure Basics ■ Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by FWRC 19.125.150 (attached). Note that this typically makes up only about 1/3 of the combined space needed for solid waste and recycling containers combined. • In general, per unit services costs are lower for larger containers emptied less frequently. Sites that do not allow ample space for containers will tend to have higher service costs over the long term. • Basic solid waste and recycling services can be accommodated within a single enclosure with clear interior dimensions measuring 10' deep by 20' across. A two -door swing -open or roll -open gate should span the front of the enclosure. When gate doors are opened, no structure or hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates in both closed and open positions to ease service access and maximize the life of gate hardware. • Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or additional waste types and containers. ■ Plan for user access to interior waste and recycling storage areas/containers, and convenient access to exterior containers screened by enclosure(s). Vehicle and Service Access Plan for unobstructed enclosure ingress and egress for service vehicles, preferably in -line with enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind spots' during entry and while backing. Screening Specification for Enclosures • Consider landscaping, setbacks and screening requirements, based on FWRC 19.125.040 (4) & (5). Help with many design parameters related to service access is available via the City's contracted solid waste services provider, Waste Management. Contact: Dian Young, Route Manager, at 253-804-6815 (office) or 253-455-0355 (cell). COMMUNITY DEVELOPMENT — BUILDING DIVISION (Peter Lawrence, 253-835-2621, Peter.Lawrence@cityoffederalway.com) International Building Code (IBC), 2015 Washington State Amendments WAC 51-50 International Mechanical Code (IMC), 2015 Washington State Amendments WAC 51-52 17-103991-00-PC Doc ID: 76504 Mr. Kwok November 29, 2017 Page 16 Uniform Plumbing Code (UPC), 2015 Washington State Amendments WAC 51-56 & WAC 51-57 International Fire Code (IFC), 2015 Washington State Amendments WAC 51 -54 National Electric Code (NEC), 2014 Accessibility Code, ICC/ANSI A117.1 - 2009 International Residential Code, 2015 Washington State Amendments WAC 51-51 Washington State Energy Code, 2015 WAC 5 1 -11 Building Criteria Occupancy Classification: R-3 Townhomes R302.2 Townhouses Each townhouse shall be considered a separate building and shall be separated by one of the following methods: 1. A common 1-hour fire -resistance -rated wall assembly tested in accordance with ASTM E 119 or UL 263 and a fire sprinkler system in accordance with Section P2904 in both townhouses shall be provided. The cavity of the common wall shall not contain plumbing or mechanical equipment, ducts or vents. The wall shall be rated for fire exposure from both sides and shall extend to and be tight against exterior walls and the underside of the roof sheathing. Penetrations of electrical outlet boxes shall be in accordance with Section R302.4. 2. A common 2-hour fire -resistance - rated wall assembly tested in accordance with ASTM E 119 or UL 263 shall be provided. The cavity of the common wall shall not contain plumbing or mechanical equipment, ducts or vents. The wall shall be rated for fire exposure from both sides and shall extend to and be tight against exterior walls and the underside of the roof sheathing. Penetrations of electrical outlet boxes shall be in accordance with Section R302.4. 3. Two wall assemblies meeting the requirements of Section R302.1 for exterior walls shall be provided. Type of Construction: V-B Floor Area: UNK Number of Stories: 3 Fire Protection: NFPA 13D Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1 A completed building permit application and commercial checklist shall be required. (Additional copies of application and checklists may be obtained on our web site at www.cityoffederalway.com.) Submit _2_ sets of drawings and specifications. Specifications shall include: 2_ Soils report, _2_ Structural calculations, and _2_ Energy calculations, _2_ Ventilation calculations. Note: A Washington State Registered architects' stamp is required for additions/alterations (new or existing) of 4,000 gross 17-103991-00-PC Doc ID: 76504 Mr. Kwok November 29, 2017 Page 17 floor areas or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW). Energy code compliance worksheets are required to be completed and included with your permit application. A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations submitted. Federal Way reviews plans on a first in, first out basis; however, there are some small projects with inconsequential review requirements that may be reviewed out of order. Some project may require a third party review or inspection. The cost to cover these fees is the responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs. Review Timing The first comment letter can be expected within 5-6 weeks of submittal date. Re -check of plans will occur in one to three weeks after re -submittal. Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or Written response, what changes have been made from the original drawings. Plans for all involved departments will be forwarded from the Community Development Department. Other Permits & Inspections Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time prior to commencement of construction. When required, special inspections shall be performed by WABO approved agencies or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection. All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the Building Department can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. Construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, the general or representative, all subs, the architect or representative, the engineer or representative, electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the Building Department and will be scheduled by the inspector of record for the project. The information provided is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at time of building permit plan review. SOUTH KING FIRE & RESCUE (Chris Cahan, 253-946-7243, chris.cahan@southkingfire.org) Water Supply 17-103991-00-PC Doc ID: 76504 Mr. Kwok November 29, 2017 Page 18 Fire Flow The estimated* required fire flow for this project is 2000 gallons per minute. A Certificate of Water Availability including a hydraulic fire flow model shall be requested from the water district and provided at the time of building permit application. *based on largest building gross floor area including garages estimated at 21,600sq. ft. Fire Hydrants There will be at least 1 additional fire hydrant required within the complex. Fire hydrant shall be in service prior to and during the -time of construction. Emergency Access Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006 littR://southkingfire.org/DocumeiitCenter/HomeNiew/24 Designated and marked fire lanes may be required for emergency access. This may be done during the plans check or prior to building final. Requirements and marking options can be found in title 8 of the Federal Way Revised Code: hqp://www.codeptiblisliiiia.coinfWA/FederalWa ! Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction. Vehicle Access Gates All vehicle access gates shall comply with Gate Policy (attached). Fire Department Lock Box A recessed fire department "Knox" brand key box is required for access to fire system controls. Location(s) will be approved by the plan reviewer or Deputy Fire Marshal onsite. Fire Sprinkler System IBC R2 and R3 buildings require a 13R or 13D fire sprinkler system. IRC buildings may not require a fire sprinkler system. Fire Alarm IBC R2 buildings in excess of 3,000 square feet total floor area require an automatic fire alarm system. Provide full notification as required by NFPA 72. This fire detection system shall be monitored by an approved central and/or remote station. LAKEHAVEN WATER AND SEWER DISTRICT (Brian Asbury, 253-946-5407, BAsbury@lakehaven.org) Water This property is located within the water service area boundary of the Highline Water District. Please contact Ms. Polly Daigle (PDaig_ele a HighIinewater.org) at Highline WD for further water system/service information. 17-103991-00-PC Doe ID: 76504 Mr. Kwok November 29, 2017 Page 19 Sewer • A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical. Current/2017 cost for a Sewer Certificate of Availability is $90.00. • A Lakehaven Developer Extension (DE) Agreement will be required to construct new sanitary sewer system facilities necessary for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement. Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. .• The site does not have a previous or existing sewer service connection. . • The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven prior to activating any new sewer service connection(s). • A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary sewer system, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. • Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees/charges/deposits (2017 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. • Sewer Service Connection Permit Fee: $210.00 per building. • Capital Facilities Charge(s)-Sewer: $3.325 per Equivalent Residential Units (ERU). General Lakehaven has no record of a formal easement that covers Lakehaven's sewer system facilities on the property. Execution of a formal Lakehaven sewer easement is required, except for affected areas that will become public ROW as part of the development. All Lakehaven Development Engineering related application forms, and associated standards information, can be accessed at Lakehaven's Development Engineering web pages (littp://www.lakehaven.org/204/DovelORment-Enginecrinp-). • All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. CLOSING This letter reflects the information provided at the preapplication meeting and is intended to assist you in preparing plans and materials for formal application. We hope you found the comments useful to your project. We have made every effort to identify major issues to eliminate surprises during the City's review of the formal application. The completion of the preapplication process in the content of this letter does not vest any future project application. Comments in this letter are only valid for one year as per FWRC 19.40.070 (4). 17-103991-00-PC Doc ID: 76504 Mr. Kwok November 29, 2017 Page 20 As you know, this is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact, Leila Willoughby -Oakes, at Leila.Willoughby-Oakes@cityoffederalway.com, 253-835-2644. We look forward to working with you. Sincerely, Leila Willoughby -Oakes Associate Planner enc: Master Land Use Application Process III, IV and VI Submittal Checklists Preliminary Plat Submittal Checklist Short Plat Submittal Checklist Sign Posting Instructions (Process IV & V) SEPA Checklist FWRC 19.145.080 `Critical area report' requirements Tree Retention Requirements Mailing Labels Handout Administrative Decision Application (Third -Party Review Request) CPTED Checklist Solid Waste & Recycling Guidelines FWRC 19.200.020, `Zero lot line townhouse and townhouse (attached) dwelling units' Use Zone Chart FWPS School Access Guidelines Resubmittal Forms Lakehaven Enclosures c: Peter Lawrence, Plans Examiner Brian Asbury, Lakehaven Cole Elliott, Development Services Manager Chris Cahan, South King Fire & Rescue Sarady Long, Senior Transportation Planning Engineer Rob VanOrsow, Solid Waste & Recycling Coordinator Polly Daigle, Highline Water District, Email: pdaigleftighlinewater.org Jennifer Dadisman, PWS, GeoEngineers, Email: jdadisman Qeoengineers.com Yuendi Mak, Tukwila Commerce Center, Email: uendi & uendi.com (Owner) 17-103991-00-PC Doc ID: 76504 FILE cm or �, Federal Way December 1, 2017 Mark Pendergraft Core Design, Inc. 14711 NE 29`h Place, Suite 101 Bellevue, WA 98007 RE: File #17-105564-00-SU; LETTER OF COMPLETE APPLICATION 81h Avenue Short Plat, 31023 Bch Avenue South, Federal Way Dear Mr. Pendergraft: CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway. corn Jim Ferrell, Mayor Email: rri()a.coredesigninc.com The Department of Community Development is in receipt of your Short Plat application submitted to the city on November 16, 2017. The applicant proposes to subdivide one existing parcel zoned RS7.2 into two parcels for single-family homes. Pursuant to Federal Way Revised Code (FWRC) 18.30.050(1)(a), the city is required to notify the applicant within 28 days and determine whether all information and documentation required for a complete application has been submitted. COMPLETE APPLICATION Please consider this correspondence as a Letter of Complete Application. The application is deemed complete as of December 1, 2017, based on a review of your submittal relative to those requirements as set out in FWRC 18.30.030. The submittal requirements are not intended to determine if an application conforms to the City of Federal Way codes; they are used only to determine if all required materials have been submitted. TECHNICAL COMMENTS The following comments will need to be addressed prior to preliminary approval of your application, and technical review comments from other technical reviewers will follow at a later date. PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734, Kevin. eterson(iWtyoffederalwa�+.com) Short Plat Drawing 1. The PLS shall provide a sealed copy of the lot closure calculations. 2. The Title Block is an older version; the drawings shall be on the City's most current version. 3. Add the City file number in the space provided on the Title Block. 4. The City requires vertical data to be on NGVD-29 or KCAS. The topographic information (including that on the engineering drawings) shall be converted to one of these datum. 5. Add the vested owner(s) name(s) in the space provided under the signature lines on the Title Block. 6. Sheet 1 of the SP drawings indicates that the project lies in Section 21; this needs to be revised to Section 8. Mr. Pendergraft December 1, 2017 Page 2 of 2 Preliminary Engineering Plans 7. The street improvements shown are incomplete. Frontage improvements shall include a planter strip and sidewalk, per City Standard Detail 3-2S. 8. Additional drainage conveyance will likely be required due to the additional improvements noted above. 9. The above comments are the minimum that need to be addressed for preliminary approval. Additional technical comments will be provided during final engineering review. CLOSING Formal processing and review of your application will now begin. Having met the submittal requirements, a Notice of Application will be published in the Federal Way Mirror, posted on site, and posted on the City's official notice boards within 14 days of this letter. Any questions concerning your short subdivision application may be directed to me at 253-835-2644 or leila.willoughby- oakes@cityoffederalway.com or the listed technical reviewer. Sincerely, C'W Leila Willoughby -Oakes Associate Planner c: Kevin Peterson, Engineering Plans Reviewer Vincent Chen, Capstone Properties, Email: vncent@capstoneproperties.com 17-105564-00-SU Doc. LD 76908 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: August 23, 2017 TO: Cole Elliott, Development Services Manager Peter Lawrence, Plans Examiner Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue Rob Van Orsow, Solid Waste/Recycling Coordinator FROM: Leila Willoughby -Oakes, Planning FOR DRC MTG. ON: September 7, 2017 - 9:00 AM Internal September 14, 2017 - 10:00 AM with applicant Please email any comments) Plans in Amanda attachments FILE NUMBER(s): 17-103991-00-PC LEGALDESCRIPTION: LOT 7 REDONDO HEIGHTS UNREC LOT 1 KCSP 879040 REC # 8003310984 SD RELATED FILE NOS.: 12-102786-00-AD (Wetland Peer Review) PROJECT NAME: STAR LAKE ROAD TOWNHOMES AND PROJECT REZONE REQUEST PROJECT ADDRESS: 2647 S Star Lake Road (Parcel:720480-0040) ZONING DISTRICT: RS 9.6 PROJECT DESCRIPTION: Proposal and rezone request to construct 22 3-story townhouse units on 176,418 sq. ft. (4.05 acres). Rezone request for RS 9.6 to RS 5.0 (High Density residential designation. Abuts Starlake Church of God and single family residential cul-de-sac Land Use Applicant may require: Council Rezone (UP IV) Stream/Wetland Buffer Intrusion Request (UP IV) Critical Area Report Peer Review (AD) PROJECT CONTACT:. Yuendi Mak 685 Strander Blvd., Bldg. C Tukwila, WA 98188 Email: yuendi@yuendi.com MATERIALS SUBMITTED: Design Brief Site Plan Narrative *No recent environmental reports* (previous peer review cancelled) 41k CITY OF Federal Way September 14, 2017 10:00 a.m. Pre -application Conference Sign in Sheet COMMUNITY DEVELOPMENT REVIEW COMMITTEE City Hall Hylebos Room Project Name: Star Lake Townhomes/Rezone Pro osal S 9.6 to RS 5.0 Address: 2647 S. Star Lake Road File Number: 17-103991-00-PC NAME DEPARTMENT / DIVISION TELEPHONE NUMBER Leila Willoughby -Oakes, Planning/Community 253-835-2644 Associate Planner Development Leila.Willou�� 1- Oakes cit offederalwa .com �i 1 �� �(, 1�`. �`�^tC.•, a i �� rLX1Cl i �f'1P.�1i�J 253,151j4• q9,5 2. L-0,9*0"I'AaLks-ccry 3. � S'�Kv���o�r„�-IS/G - 7— VC 4. 5. Go,,,, ,,� p� K- C . 1CwotL lob. -'o $ • 16t4 7. KIC�IoK� Cowplor+ ovasw e rlaJyc P, Zb6 , 2720. 7b I 9. ��i� e�� i ��1� K Y�t2v��� ►�eyi +� Dw Kt-.VZ ct YvL tA6U @ y t -R-w-C c-p%,i 10. 11. 12. Con FILE CITY OF t. Federal Way August 21, 2017 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor Yuendi Mak Emailed: vuendi uendi-coin 685 Strander Blvd., Bldg. C Tukwila, WA 98188 RE: File #17-103991-00-PC; PREAPPLICATION CONFERENCE Star Lake Rezone/Townhomes, 2647 S. Star Lake Rd., Federal Way (Parcel: 720480-0040) Dear Ms. Mak: The Community Development Department is in receipt of your preapplication conference request. The application has been routed to members of the Development Review Committee and the meeting has been scheduled as follows: 10:00 a.m. — Thursday, September 14, 2017 Hylebos Conference Room Federal Way City Hall, 2nd Floor 33325 8`�' Avenue South Federal Way, WA 98003 We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend the meeting as this will be the only notice sent by the department. If you have any questions regarding the meeting, please contact me at le I la.W i I I OU gli by-oake& accityoffiederalway-coin or 253-835- 2644. Sincerely, Leila Willoughby -Oakes Associate Planner 17-103991-00-PC Doc, LD 76409 CITY OF Federal Way APPLICATION NO(S) Project Name Cj MASTER LAND USE APPLICATION R EC E I V/G L11 DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8"' Avenue South AUG 17 2017 Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 CITY OF FEDERAL WAY www.cit otfederalwa .com COMMUNITY DEVELOPMENT ! >�� —00' PC, Date 0-IJI-1 2647 S. Star Lake Road - Rezoning Property Address/Location _ 2647 S. Star Lake Road, Federal Way, WA 98003 Parcel Number(s) Project Description PI.RAW PRINT 7204800040 uest for Re -zone of existing RS9.6 to RS5.0 to enable townhome community development Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination V Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information RS9.6 Zoning Designation SF, HI h Den iAymprehensive Plan Designation $67, 000 Value of Existing Improvements $4,500,000 Value of Proposed Improvements International Building Code (IBC): R-2 Occupancy Type TYPE V Construction Type Applicant Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Yuendi Mak Tukwila Commerce Center, Building C - 685 Strander Blvd. Tukwila, WA 98188 r. •� (206) 227-7618 yuendi@yuendi.com Agent (if different than Applicant) Name: K.C. kWO4 Address: 2,148+ yt/. C I>*1mopt495_- way, 30o City/State: 6; 11WI VA zip: 9 S I cIq Phone: 2D b. 70$ .1(6)Jl- Fax: Email: t<1<vJ9 C& C,o+,t mow offta. tool Signature: �� �� Owner Name: Geoffrey Auyeung Address: 6947 Coal Creek Pkwy SE #101 city state: Newcastle, WA Zip: 98059 Phone: (206)354-2266 Fax: (888) 422-2549 Email: gkbauyeung@gmail.com Signature: Bulletin #003 — January 1, 2011 Page 1 of 1 k:T1andoutslMaster Land Use Application 43-�" SF 5 14l r ST u 5 30 s S, sa-" 2 2 72a? sr Av� 6252 sr - . . . � 4 s -:p 6:-1 . 5201 ST MMww p2t: - 0 a9 x1A7.6tiw MIS swj -r' 5460 9Y X i x s Y 21 iz 1 3474 A 53 4b der KC I&A BMGlt: — 18 1 60 1 r (AO2 SF -33 Mai S� 5"d Sy fr ci 16 '5;c dw I. #44 674 4 r 37 - I sa am Ma Or 'A 807% 01146 Sir 7334jn 2 7774 sat` jay 4D,o -:a O f^o Mal, 1.0 7 7533 3 14M3 5r 605 Sri, 2 a I IL LCIT 1, v 86-D O 4 2 7.t . . .1 .. n-2S ;.Al Ms 5 sw L!s 057 Ss 4r L E. 78 dl�. sy KC SP 87SO40 - �4 7 5 -1 ,tea le53.Ae Sr p 4 7 T 05 Ac Mal. w VA :6 7- srw Is I 74 X. L071 2 6.1 Wall lk 72 N., 444? r • k 70 15 "s Ac M. C: AY k" ZMMI 43 81 564 8 S'F It nr 326080 7"45 Sir 4. C.P- TYPIR 11 HERITAGE WOODS DIV. 1 Zamarah s VOL. 179'T843 J L To ad" sr 40 il PVT A v. 11; iN JL. 21 AC -2F 37 tz'so Sir A;, 4 TaL: 1 -0 WIN S MYLAUD ARSA 2 8448 sr C. ................... �A� 111.1 K (I Club Palisades �{i � :. -,- . • ': � � - - r a r , } , I Pigments {{ " . s;;7 J].iiiill Mark Twatn'''.' r. Elementary -,School �! T l •{ ;r.$f ti �•. ;� , � 'r. � • 1 •fir( � � �� .' 1, ,�, .,. � _ �� � i' 4' a —47 OF 01 � al-rrr .i!'•s� ■" •ice;' � �[jj��� �7 ••. y i s+m. ' +may � �. � l� _j1 ikC'!PC .•. 7 'Mx� Design 1 •� rr� �� �a1},' � ,1['!_ - �. ...: r i m xL � _ � 11Y�. �� ��� i }� �[�' .� .♦�. MAN. , Thrifty Homes - o' ti Take Action w For People +r� �t� ' � ali �' 0* i 1 'y r 7r7j1[111.f _:• � �. � � -�, � .���c� ��+ S , . ,. --1 1 � � tar 1.ak Rd �;„ry •1 l S r7igth . 1 + .+�' 2647 South - T `° 4 f / a {�rl 5 • . i T ► .r Star Lake'Roa k3'S . '�' r �Fi'trj a� a[ L �- D f•. A a .� r'Vollfti fr zi ilk +& �i ��[i V AYS r. •�'i� ; [-r:7 Y �L� .�� � i it y��g. y� +r. f - t�' t} a fad # Star Lake Church Of God �� s . �` ��`°�• 4bel Educational f �Gir]S` 4`!3'• &'Health ' 4''�. James M.Wilson ■ r"tom n� . .�ai'.. i� �s♦, - �i �. �a IL lY� t tiF dy - * _ . chid Beauty Salo t _ _' Sharanj 6Sa•ran9:. �. 1 p 2647 S. Star Lake Rd City of Federal Way Pre -Application Conference Cover Letter August 8, 2017 Re: 2647 S. Star Lake Road Dear Sir/Madam, The 2647 S. Star Lake Rd project team is requesting a re -zone of the property's existing designation of RS9.6 to become RS5.0 zoning. The land use type according to Federal Way's comprehensive plan classification of "Single Family, High Density" will remain. The intent of this up zone is to enable the development of a townhome community on this property, which will provide: 1). neighborhood appropriate density; 2). context sensitive site planning; and, 3). diversity in housing type appropriate for families who choose Federal Way as their future homes. The project team is also requesting a relocation of one of the existing access points on South Star Lake Rd to a location approximately 45'-0" north of its existing location. This will allow for a more centralized access point to the new townhome community; and, a safer separation distance between it and the existing secondary gravel easement road along the south edge of the parcel. Our team of specialists has prepared this pre -application conference package with particular consideration for the site's natural settings, specifically the wetlands' environments and existing vegetation, in addition to the sensitive approach to the neighborhood context. We believe this project, as designed, contributes to the housing diversity of the Federal Way neighborhood; and, is an appropriate response to the inherent challenges of the site. Sincerely, Kay Compton Compton DesignOffice Yuendi Mak Yuendi Design JN ~T� �► %, ,r r f t y, !� PROJECT TEAM 0 Owner's Representative .� Architect Land Use Attorney Y Civil Engineering Wetland Consulting K Yuendi Mak Yuendi Design Tukwila, WA Kay Compton, AIA Compton Design Office Seattle, WA Cocomptondesignoffice KC Kwok, AIA Compton Design Office Seattle, WA Courtney Kaylor McCullough Hill Leary, PS Seattle, WA Brook Jacksha, PE Navix Engineering Bellevue, WA Jennifer Dadisman, PWS GeoEngineers, Inc Tacoma, WA MCCULLOUGH HILL LEARY, PS LAND USE LAW I REAL ESTATE LAW I BUSINESS LAW N"I X SITE I CIVIL GEOENGINEERS� k Puget Sound SITE VICINITY Nrr d• L N•NN= s� � r.•r y. � NHrrr r•a w � L, � , o►nt- y 4 S 304th St •Nr� i +� oip ico y f•r• 1-i:}!' ::l'�i-�L -- { •._ .r7W.,.3'i ttl.7t N w•'•` L. , . ;, .. _ - - - r ISi.312th St• ¢. — i..' • 5W 320th St SW 320th StrF pkwy Tacoma IL f=- a I f t 1i CL r �` • L 7 Special Conditions: Resolution #05439 Q (Replaces Council Agreement #90-8, Resolutions #93-128 and #93-144) Resolution #05-443 © (Replaces Council Agreement #90-9, Resolutions #93-144 and #97-253) © Council Agreement #90-10 O Ordinance #91-099 © Ordinance #93-190 O Council Agreement #94-210 O Council Agreement #94-211 Q Ordinance #98-310 Q Ordinance #04-461 Ordinance #09-614 Ordinance #05-491 ® Ordinance #10-645 Cocomptondesignoffice Q 5Frif Cans jr (y vm 0 r = I �• -- I V349th St. s co •,�• SW 356th St r 1� S 336th St' % ov zyg a, % ? �'f Milton a� {mot } y Q w N rPe ee.er..ePvrrrevv.ae• °e ' •P 0 R I r S i D V © r,...r.. .� .0 Q 0 Pacific City of Federal Way Comprehensive Plan Zoning Designations Land Use Element Le end Federal Way City Limits Potential Annexation Area Federal Way Zoning Designations: Commercial Zones Y BC -Community Business BN - Neighborhood Business CE - Commercial Enterprise Mixed -Use Zones CC - City Center Core CF - City Center Frame Multi -Family Zones RM1800 - 1 Unit 11,800 Sq Ft RM2400 - 1 Unit / 2,400 Sq Ft RM3600 - 1 Unit / 3,600 Sq Ft Office Zones CPA - Corporate Park OP - Office Park OP-1 - Office Park 1 OP-2 - Office Park 2 OP-3 - Office Park 3 OP4 - Office Park 4 PO - Professional Office Single Family Zones RS15.0 -1 Unit / 15.000 Sq Ft RS35.0 -1 Unit / 35,000 Sq Ft RS5.0 - 1 Unit 15,000 Sq Ft RS7.2 - 1 Unit 17.200 Sq Ft RS9.6 - 1 Unit / 9,600 Sq Ft SE -1 Unit 15 Acres Some properties are governed by special conditions. This list appears on the left side of the map. These Zoning designations are effective July 291h, 2015. Map Revised: 5 Scale: July 2015 0 0.25 0.5 1 20 source: N Miles 50 Acres King County Federal Way MAP II-2 Note: This map is intended for use as a graphical representation only. The City of Federal Way makes no warranty as to its accuracy. Federal Way Zoning 2647 South Star Lake Rd - Pre -Application Conference Page 1 Pagel Solmd Uum.i 6m s. W Norths� ti ore Pkwy Tacoma Special Conditions: Resolution #05-439 O(Replaces Council Agreement #90-8, Resolutions #93-128 and #93-144) Resolution #05-443 © (Replaces Council Agreement #90-9, Resolutions #93-144 and #97-253) © Council Agreement #90-10 0 Ordinance #91-099 © Ordinance #93-190 0 Council Agreement #94-210 O Council Agreement #94-211 Q Ordinance #98-310 Q Ordinance #04-461 Ordinance #09-614 Ordinance #05-491 ® Ordinance #10-645 Clcomptondesignoffice U EN SITE VICINITY - i .::J P �Ias �� Q� ' �y. viiw►M«va« r t Q t N rvvvvovvr ■r.ve evvae vev cr rm S 288th St © re -1 Z: s0. City of Federal Way Comprehensive Plan Comprehensive Plan Designations Land Use Element Legend ,�•r� Federal Way City Limits �e Potential Annexation Area Comprehensive Plan Designations City Center Core City Center Frame 17 Community Business Commercial Enterprise Commercial/Recreation Corporate Paris Multi -Family Neighborhood Commercial Office Park M Parks and Open Space Professional Office Single Family, Low Density Single Family, Medium Density Single Family, High Density Some properties are governed by special conditions. This list appears on the left side of the map- These Comprehensive Plan Designations are effective August 2013. Map Revised: 5 Scale: July 2015 .A � 0 0.25 0.5 1D source: N City of Federal Way. Mlles 50 Acres King County rFederal Way MAP II-1 Note: This map is intended for use as a graphical representation only. The City of Federal Way makes no warranty as to its accuracy. Federal Way Comprehensive Plan 2647 South Star Lake Rd - Pre -Application Conference Page 2 Y 39 P1 r� comptondesignoffice U E N D I S 272nd St w�■Ner��r��■� w 0 'A L, �1 &4"hh, MEESE NOR gnomon Ell ���■�u■■■ ir, .t�it ASITE EXTENTS Parcel# 7204800040 176,418 SF (4.05 Acres) Comprehensive Plan Designation - Federal Way Zoning Designations: Commercial Zones BC - Community Business r— BN - Neighborhood Business CC - Commcrcial Entcrpricc Mixed -Use Zones CC - City Center Core F CF - City Center Frame Mufti -Family Zones RM1800 - 1 Unit / 1,800 Square Feet RM2400 - 1 Unit 12,400 Square Feet RM3600 - 1 Unit 13,600 Square Feet Office Zones CP-1 - Corporate Park OP - Office Park OP-1 - Office Park 1 0P-2 -Office Park 2 OP-3 - Office Park 3 OP-4 - Office Park 4 PO - Professional Office Sincle Family Zones RS15.0 - 1 Unit / 15,000 Square Feet RS35.0 - 1 Unit / 35,000 Square Feet RS5.0 - 1 Unit / 5,000 Square Feet RS7.2 - 1 Unit / 7.200 Square Feet SRS9.6 - 1 Unit 19,600 Square Feet �. SE -1 Unit / 5 Acres Site Vicinity Zoning Plan 2647 South Star Lake Rd - Pre -Application Conference Page 3 L9King County King County Districts and Development Conditions for parcel 7204800040 Parcel number 7204800040 Drainage Lower Puget Sound - DM/Fed Address 2647 S STAR LAKE Basin Way RD Watershed Central Puget Sound Jurisdiction Federal Way WRIA ❑uwamish-Green (9) Zipcode 98003 PLSS NE - 33 - 22 - 4 Kroll Map page 366 Latitude 47.35193 Thomas Guide 715 Longitude -122.30014 - page Electoral Districts Voting district King County Council district Congressional district Legislative district Fire district Water district Sewer district Water & Sewer district Parks & Recreation district School district Federal Way #210 Hospital district Seattle school board district does not apply (not in Rural library district Seattle) District Court electoral district Southwest 7yah-s1 1 ., 4, ') King County planning and critical areas designations Kinq County zoning ❑evelooment conditions Comprehensive Plan Urban Growth Area Community Service Area Communitv Planning Area Coal mine hazards? Erosion hazards? Landslide hazards? Seismic hazards? FO comptondesignoffice FED 30-3048 District 7, Pete von Reichbauer (206) 477-1007 T- 9 30 South King Fire and Rescue Highline Water District does not apply Lakehaven Utility District does not apply does not apply Rural King County Library System Ki NA, check with Potential annexation area does not apply jurisdiction Rural town? No None Water service o[anning area does not apply does not apply Roads MPS zone 232 Urban Transportation Concurrence does not apply does not apply Management Federal Way Forest Production district? No None mapped Agricultural Production district? No None mapped Critical aquifer rechar a area? None mapped None mapped 100-year flood plain? None mapped None mapped Wetlands at this parcel? None mapped Within the Tacoma Smelter 20 ppm to 40 ppm Plume? 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J--tea � � _ -. . �, j ;, �- - -- _� - r .� ' .r+ •'1' fr�'�•: H, r ` ^ f _ � G vb palisades Apartments Ftiverstone - ' � =sue ��•. ; ' *.r_ �.- gpartrnents - Salbrook r - r• r - + �• CvndonninlUms e CiuE 'Palisades'. - • . ; _ �.. + . y.. X.ev y Apartmerlis ■ f rY' a Marti Twain "r .7 V. Elementary ,t�InSirgl ily i_ rf. y'r59rgleaFamily. { '77 Aft `•.� ,. .... y - '� i._ � �•"Fly ,R5 S.CT rt- .��`i` SiFamily.L PO ` �. `Yi~ ' � + � , . �' • �, � - M' {. ti�� is - _% � � \l.. � � � �-, # r. .a ,f• 2647 5.5tar Lake _ Is 1. - ♦ r >�.e1�•. - A 1. - i'Y - .'+'' 'y 1 rr. • _ - ' ifi \ '=fk • y + _ ,y �- .1,4rr �i ��+.Y tf r ;y, Y 1! •'y` `�.� - �s f�� r T.� '�-,' , i , � \ \ AN • - .•�;- d ,_. ram. S �`] r ��tij °[. rp y7r �i -.e•.' r 4 - i� \ r�'\ . (ill) it is consistent with the comprehensive plan; EXISTING ZONING Existing Zoning Comprehensive Plan Designation PROPOSED ZONING Proposed Zoning The criteria for rezones are in Chapter 19.75 of the Federal Way Municipal Code (FWMC). The City considers rezones from one single family zone to another to be non -project -related. FWMC 19.75.020. A non -project- related rezone may be approved if: (i) The proposed rezone is in the best interest of the residents of the city; and (ii) The proposed rezone is appropriate because either: (A) Conditions in the immediate vicinity of the subject property have so significantly changed since the property was given its present zoning and that, under those changed conditions, a rezone is within the public interest; or (B) The rezone will correct a zone classification or zone boundary that was inappropriate when established; (iii) it is consistent with the comprehensive plan; (iv) It is consistent with all applicable provisions of the title, including those adopted by reference from the comprehensive plan; and (v) It is consistent with the public health, safety, and welfare. FWMC 19.75.130(3). (i) The proposed rezone is in the best interest of the residents of the city • A rezone to RS5.0 will allow development of housing type that is appropriate in density and size to the needs of the modern working class families. • it will allow for effective and sustainable in -fill development for under-utilized land within walking distance to future proposed light rail station at S. 272nd St. • Current Zoning allows for development inconsistent with the charachter and density of existing established surrounding neighborhood, especially along S. Star Lake Rd. (ii) The proposed rezone is appropriate because either: (A) Conditions in the immediate vicinity of the subject property have so significantly changed since the property was given its present zoning and that, under those changed conditions, a rezone is within the public interest; or The immediate surroundings towards the North and the East had been developed into high density single family residential since the property was given its present zoning. Particularly the adjacent parcel immediately to the North which is zoned at a much higher density of RS5.0 The rezone is within the public interest by making this site a viable development within the environmental constraints presented by the on -site wetlands. It will provide housing and upgrade the overall quality and safety of this residential neighborhood In anticipation of future significant changes upon completion of the ST3 light rail station on 272nd Street, the demand for housing within this neighborhood is expected to dramatically increase in the future. This rezone proposal could provide more housing in a density appropriate in support of Transit oriented development, and provide housing to accomodate more working class families. The proposed zoning change of 2647 S. Star Lake Rd from existing RS9.6 to RS5.0 is to allow for the possibility of townhome development, which is consistent with the highlighted FWCP Goals & policies listed below. We believe this to be the most appropriate solution for providing housing on this site by providing the most appropriate housing density & type, sustainable site development strategy, and preservation of residential neighborhood quality. Federal Way Comprehensive Plan (Chapter 2, Land Use) Single Family High Density GOALS LUG3.1 Provide a wide range of housing densities and types in the single-family designated areas. LUP 15 Revise existing land use regulations to provide for innovation and flexibility in the design of new single-family developments and in -fill. LUP 18 Continue to consider special development techniques (e.g., lot size averaging, cottage housing, accessory dwelling units, townhomes, duplexes, and planned unit developments) in single-family areas provided they result in residential development consistent with the quality and character of existing neighborhoods. LUP 19 Preserve site characteristics that enhance residential development (trees, water- courses, vistas, and similar features) using site planning techniques such as clustering, planned unit developments, and lot size averaging. Federal Way Comprehensive Plan (Chapter 5, Housing) Good Design and Diversifying Housing Choice GOALS HG3 Develop a zoning code that provides flexibility to produce innovative housing solutions, does not burden the cost of housing development and maintenance, and diversifies the range of housing types available in the City POLICIES HG4 Proactively plan for and respond to trends in housing demand HP14 Review zoning, subdivision, and development regulations to ensure that they further housing policies, facilitate inf ill development and don't create unintended barriers. HP15 As appropriate, reduce minimum lot sizes to allow construction of smaller, detached single-family houses on smaller lots. The proposed rezone supports the goals of the Federal Way Comprehensive plan by - Providing diversity in density and housing type in predominantly Single -Family detached housing area. (LUG 3.1) (HG3) Innovative development approach to providing viable housing development on challenged site (LUP 15) Required for consideration of special development techniques (Townhomes) as described in FWCP (LUP 18) Townhome development reduces overall development footprint, and minimizes impact on natural surrounding wetlands (LUP19) Proposal allows the development of housing type most in demand in housing market trend (HG 4) Zoning 2647 South Star Lake Rd - Pre -Application Conference Page 6 cocomptondesignoffice EXISTING ZONING Existing Zoning RS9.6 Zoning Comprehensive Plan Designation Single Family, High density PROPOSED ZONING Proposed Zoning RS5.0 Zoning The criteria for rezones are in Chapter 19.75 of the Federal Way Municipal Code (FWMC). The City considers rezones from one single family zone to another to be non -project -related. FWMC 19.75.020. A non -project- related rezone may be approved if: (i) The proposed rezone is in the best interest of the residents of the city; and (ii) The proposed rezone is appropriate because either: (A) Conditions in the immediate vicinity of the subject property have so significantly changed since the property was given its present zoning and that, under those changed conditions, a rezone is within the public interest; or (B) The rezone will correct a zone classification or zone boundary that was inappropriate when established; (iii) It is consistent with the comprehensive plan; (iv) It is consistent with all applicable provisions of the title, including those adopted by reference from the comprehensive plan; and (v) It is consistent with the public health, safety, and welfare. FWMC 19.75.130(3). cocomptondesignoffice (iv) It is consistent with all applicable provisions of the title, including those adopted by reference from the comprehensive plan; and • The title of this property is under sole ownership and is of free and clear title. The owner is entitled to the rights of development on his/her property under applicable regulations within jurisdiction. • The proposed upzone is consistent with the provisions of the compreshensive plan by providing Single Family high density residential housing within a growth area in need of additional housing. (v) It is consistent with the public health, safety, and welfare. • Townhome development minimizes impact to existing wetlands and natural surrounding by compacting development footprint. • Implementation of policy within Federal Way community design guidelines (FWRC 19.115.050) to site design to enhance public safety, access, security, street improvements, and pedestrian experience for the public realm. • Implementation of policy within Federal way community Design guidelines (FWRC 19.115.060) to building design to enhance public views, neighborhood compatibility and overall neighborhood value. • Provides a high quality market -rate family appropriate housing solution to support the sustained growth of residents and families within the Federal Way region. Zoning 2647 South Star Lake Rd - Pre -Application Conference Page 7 RS O zoning RS7.2 r Zoning x . jal Streams flow into a AW culverts and exits site -" _?A IL 75- _ �• •' ib VI ILI ' •f►sL4f ►P � `• - �,`` - fit+ e• f ! - '" _ - f .. . • ti � � r e �R.1 .r'il' _' . • -, � • yy1�,�lr'+, ^S. • ` y �r ` - '- - `jlfr S �` 1'r- � � ate• f t _ l� � � � �c Y�r '� r, ` �s! � � p:` rt s'1f�etE�nd R •�" . '� , ' ',�'j!� fir. '+• ':x►"- d . P ti• .r f t t Or A l t RS9 ZVI ro �••� �� 7 o f y• '. - RS9.6 r - Lr�` Zoning s l' �, .. 2-Story Y ] " • •R - ..1 . •Y •. House + j 1-story aStream passes t: Barn: .f V:r# 1-Story -r r. r nder driveway Garage Wetland 8 ^ f�'' - �i �,-. _ . -• .. . RS7,ZP. �� RS9.6 - Zoning � � ., � � : � i � tk Zoning t' A GeoEngineers wetland biologist conducted a field investigation on May 24, 2017 to identify potential wetland features at the site. the field reconnaissance did not include formal wetland or �- stream delineations. Two streams and two wetlands were identified on the project site and one off -site wetland was identified during the field reconnaissance. The on -site wetlands (Wetlands A and B) are associated with the streams (Streams 1 and 2) and the off -site wetland is located south of the project site. Based on observations made during the field investigation, Wetland ' A appears to meet the criteria for a Category III system and will likely require a 60-foot buffer. Stream 1 appears to meet the criteria for a non-fishbearing seasonal stream (Type Ns) which will require a 35-foot buffer. Based on observations made during the field investigation, Wetland B appears to meet the criteria for a Category IV system and will likely require a 40-foot buffer. Stream 2 appears to meet the criteria for a non-fishbearing seasonal stream (Type Ns) which will require a 35-foot buffer. Based on observations made during the field investigation, the off - site wetland appears to meet the criteria for a Category III system and will likely require a 105- foot buffer. According to FMC Chapter 19.145.440, it is possible to modify wetland buffers if the existing buffer is in a permanently altered state (e.g. roadways, permanent structures) that does not provide buffer functions. Therefore, it is assumed the off -site wetland buffer will not extend onto the project site because a gravel access road separates the wetland from the project site. Wetland buffer reduction is allowed per Federal Way Municipal Code (FWC) Chapter 19.145.440, including buffer width averaging and buffer reduction. These two options are described in more detail below. Buffer width averaging, which is accomplished by reducing the width of a portion of the buffer and increasing the width in another portion to avoid the need for mitigation, can be applied to Category III and IV wetlands, according to FMC Chapter 19.145.440. According to the FMC, buffer widths may be modified if the total area contained within the buffer after averaging is no less than that contained within the standard buffer prior to averaging. The buffer can only be reduced by 25 percent of the standard width at any point. Buffer averaging is allowed when it can be demonstrated that such averaging can clearly provide as great or greater functions and values as would be provided under the standard buffer requirement. If the proposed development proceeds with buffer averaging measures, the buffers can be increased on the west side of the parcel where a forested vegetation community exists and would provide better habitat functions than the current wetland buffers provide. The buffer of the wetlands can also be reduced by 25 percent for a buffer reduction (FMC Chapter 19.145.440) provided that the remaining buffer is enhanced through native vegetation plantings. This means that the Category III wetland buffer (Wetland A) can be reduced to 45 feet and the Category IV wetland buffer (Wetland B) can be reduced to 30 feet. Imo' comptondesignoffice U E N D On -Site Observations 2647 South Star Lake Rd - Pre -Application Conference Page 9 - 'I--.��' ;r UJ �.. a•r. � I a ►r' � 'r .r r � �yr�t.► - 1;.. _ is ~ -, - _, . � .v • ► s n~ � i .ems. �+ y • ..-s---� :s _ - I _ - - - j � - - �iJti��i 1 Z 5 � ► _ �G'a9 dr7u I f a %r %-46 -------------i -�'- ="__, i =ram e r i r r ��_' ✓ vs y r ,I 1 a .� v ► v% t :i ,� i. 7 ,y a, / -1 1 ! ff 1 c e I Ire f I V 31 720480 0042, i • •'}Ltd m I s ► l+ S e�„ is ':: ;'^ 1.' fir- - � ' `v i � �._ i • r3 �� � �r--::�-c. r' i .. ' Ate. 1 ► �� �' .'/ rN �4 i�ti- if � _ 1 { • - — _ {� VV Wetland 8 I _' _'� •.` �� (: `':.. ' 1 e � � • � r r + RR' ��''III gg7 • a ■ ' � r a r :, Y' ; l • 1 7` r To Water _ _ I _Existing Gravel Roatl= �i, _ — i #� - _ - _ r' _ - —A ems,., a � • �F Tower __ _- --_ - _µ-= _•`= _ Federal Way Municipal Code, Chapter 19.145.440, specifies that a buffer reduction may be possible is existing conditions are such that portions of the required buffer exist in a permanently altered state ryry (e.g. roadways, permanent structures) and do not ` , provide any buffer function. Therefore, it is assumed the offsite wetland buffer will not extend onto the !Netland) project site. The city of Federal way will make the final , determination on buffers 'F = •r. 25' 5�' ion' !�� y �• -' _ � . Site Constraints Plan (1:50'-0") COcomptondesignoff ice 2647 South Star Lake Rd - Pre -Application Conference Page 10 LU FJ Stream - ----------- MA °- - i ■ �i i r -t 41 f rf I ill ! ■ 5 � } I • •.x . r j f � 1. i r` � • �� ! I I n I e � I i f • ri -.Wetland-A 1 ! - r 21 2 y + i 3 22 1 r r _ cc 1 .'1- "'t + . cu Mro T + +} +-_-��JI e•ram i,t% i om I F--._._. 4 t + ----- L+LnParcei + 1 720480-0042 w + P F]Used IVew L I i F i+ f r :.` �_ -0• r -�•�it r I I f Buffer Area i� n---- --- Ji T- _.----'?----- --I t . 10 g 1 + + 3"i1 $+ + +- + + + 13 12 ' g 7 B - 3 r + + ++++ �_ 15 14 r a + + + + + ' I + 1 f . 1 1� Ij -_+ +r+ + + + +y+ ■ I o I is Ij r I I I I I FoWater TO -Ale -- - _--------�-- - - _ _ -7_ - -- - _ - - — _ -_ c - ,f-''.•', si �. `f fir' �} Site Area 176,418 SF Housing Type Townhomes Gross Floor Area Approx. 59,400 SF Number of Units 22 - ' Construction Type Type V Levels 3 + r - Occupancy Group Residential R-2 ( ) Townhome Footprint 900SF Each Parking 44 Total (22 Garage + 22 Driveway) Lot Sizes Approx. 2,000 SF Each Conceptual Site Plan (1 ": 50'-0") cocomptonclesignoff ice 2647 South Star Lake Rd - Pre -Application Conferenc e ce Paqe 11 NOTE LEGEND 8 11 2017 1. DRIVEWAY ACCESS TO BE / / PROVIDED OVER EXISTING MAJOR CONTOUR STORMWATER FEATURES 0 25 50 TO MAINTAIN FEATURE — EXISTING MINOR CONTOUR CONTINUITY, WHERE I APPLICABLE. APPROXIMATE LOCATION SCALE: 1 INCH OF LARGER TREES = 50 FEET RETAINING WALL RAIN GARDEN 0 I I ,r STORMWATER FEATURE [r 00 W stream — Q >— Z { t / \ J Q Q t + 342 2 Q _+ + �. +++ t + + r + - 343 t+ +++++J �344 e��nc-A+ + t 21 20 / t 3 E +t++ 22 +� �* W + + + t + t + t ++ ❑ N+t++++ � 19 18 �1 �' ++++t - W r + + + + LL +++ + . 1 7 ++ +t ``�x,; B ffer Area + + o 0 ` + + + + + + + + W v f0 + +++++t + + ++++t+ 11 '0 9 t1ahl $ x +t++t+++++++++t++ 16 15 14 13 12 / / /7 6 .. >t+++++++ _� + + t t + t t + •1 i y ++++++ 343 i' o +++ 342 �`' ' `�° + + � � � NCO 341 - 3 ----- - -_-_- .-_-_- -_-_ _-_-_-- - - -- --- - --_ - - - - - - - - - - - - - - - - - ---- ------------- - - _ _-_--_-_-_-_-_- _-_-_-_-- --_- - - - - - - -_-_- - -- ---- - - o > --- _-- - - - _-_-_- _L -- Wetlands Strategy Cocomptondesignoffice E N D 1 2647 South Star Lake Rd - Pre -Application Conference Page 12 ��- 75, ti, ROAD 24'-0„ DRIVEWAY / YARD 7. r AW a ['7 ch if! 1 1 - S 75'-0" EIN r; IJ Q W a �a I LT1TIZI 1w_j ► i ON :�I . L PRQPOSED OT WETLAND BUFFER WETLAND (25% REDUCTION) BUFFER Cocomptonclesignoff ice I I � I WEDLAND `A'IF F I I (BEYOND) WETLAND BUFFER (25% REDUCTION) -� A" W-0" 2ai-fir; P.RiVATE . ■ LU IZ Iw .a to cc a •- Elevation -A Sections + Elevations 2647 South Star Lake Rd - Pre -Application Conference Page 13 Building Design 19.115.060: — a. Topography The buildings will step up and down hillsides to maintain townhome scale over topographic changes throughout the site. a. Views No public views will be obstructed and vegitated buffers will be used to enhance privacy, habitat opportune and differentiate the site from adc developments. Site Design 19.115.050: a. Natural Amenities Buildings on the site will maintain a 60'- 0" wetland buffer for 'Wetland A'and a 40'-0" bufferfor'Wetland B', and retain significant trees to the greatest extent possible. Stormwater management strategies are being employed to encourage natural site drainage and enhance habitat opportunities for wildlife. District Guidelines 19.115.090: I. Common Recreational Areas Common areas are organized to increase visual connection and activate spaces thoughout the community. m. Ground Floor Units Design of the ground floor will inspire community interaction while clearly indicating individual ownership. District Guidelines 19.115.090: o. Roof Desian Roof pitch will range from 4:12 to 12:12 and employ stormwater management solutions to ensure proper site drainage qu y+ S � qp ro Ab�_• r;v o� Site Design 19.115. b. Pedestrian Areas Creation of pedestrian pathways are delineated by a difference in paving texture and color and will be protected from abutting circulation with a curb per 19.115.050.4. b r. Residential Design Features All design features will ensure a residential scale and material quality. Emphasizing fenistration and building elements scaled to townhome scaled development. Site Design 19.115.050: g. Defining Qwnersbi The community will be designed to reflect ownership through fencing and enhanced landscape i. Lighting Lighting fixtures along street will not exceed 20' in height and will have cutoff shields to reduce light pollution Security Program 19.115.040: Street improvements and pronounced community entry enhance the character of South Star Lake Road, while providing a clear sense of ownership for residents. Federal Way Community Design Guidelines (Chapter 19.115) Planning and design of the townhome community follows many principles of the Federal way community design guidelines in order to provide an optimally neighborhood and site compatible, safe and pleasant environment for the residents and the public. Design Narrative U E N D 1 2647 South Star Lake Rd - Pre -Application Conference Cocomptondesignoffice Page 14 [,A c1comptondesignoff ice U F N ❑ Design Principles Massing Clean & simple massing of appropriate community residential scale Topography Planning that emphasizes natural topography with buildings and landscaping that respond and respect existing natural surroundings Material Modern and durable material palette, natural materials that reflect on site surroundings preferred Facade Facade modulation that is scale -appropriate and Modulation illustrates the single-family nature of each townhome. modulation should be coherent within clusters and respond to site topography Landscape Landscape screening should be used as a natural Screening mediator between the private, community, and public realm Circulation Pedestrian and vehicle circulation should prioritize safety with clearly marked pathways, sidewalks, and crossings Community Open spaces for communal use should be provided Design Narrative 2647 South Star Lake Rd - Pre -Application Conference Page 15 Cocomptondesignoffice U E N D I Summary [Goals] 2647 S. Star Lake Rd is requesting for a Re -zone from existing RS 9.6 zoning to RS 5.0 zoning • Comprehensive plan classification of "Single Family, High Density" to remain • This re -zone is to enable a 22 townhome community development [Existing Site Conditions] • 2 streams and 2 wetlands had been identified on site • an existing gravel road running E W provides access to water tower • Existing gravel road acts as wetland buffer for adjacent parcel wetland • 1 existing driveway access point from S. Star Lake Rd (2 access points total) [Proposal] • The proposed development allows for housing type that is appropriate in density and size to modern working class families • Responsible and sustainable in -fill development compatible with surrounding neighborhood • Accomplishes multiple goals of the Federal Way Comprehensive Plan - Diversity in density and type in Single-family detached area - Innovative approach to providing housing supply on challenged site - Reduces overall development footprint and minimize impact on wetlands - Allows development of housing type in demand • Improves health, safety and welfare of the public realm • Provides an appropriate density for transit oriented development in support of future light rail station on 272nd Street. Summary 2647 South Star Lake Rd - Pre -Application Conference Page 16