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18-105054CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: NOVEMBER 2, 2018 TO: Cole Elliott, Development Services Manager Scott Sproul, Building Official Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue Jennifer Wojciechowski, Federal Way School District FROM: Natalie Kamieniecki FOR DRC MTG. ON: NOVEMBER 15, 2018- Internal NOVEMBER 21, 2018; 9:00AM - with applicant FILE NUMBER(s): 18-105054-PC RELATED FILE NOS.: None PROJECT NAME: MORE -ELL PLAT PROJECT ADDRESS: Unaddressed S 304th ST at 11t' Ave S ZONING DISTRICT: RS 7.2 PROJECT DESCRIPTION: Proposal to subdivide one 5.94 acre parcel into 24 single family lots. LAND USE PERMITS: PRELIMINARY PLAT SEPA TBD PROJECT CONTACT: IVANA HALVORSEN BARGHAUSEN CONSULTING ENGINEERS MATERIALS SUBMITTED: MASTER LAND USE APPLICATION PROJECT NARRATIVE PRELIMINARY SITE PLAN OPT 1 PRELIMINARY SITE PLAN OPT 2 RIGHT-OF-WAY CROSS SECTIONS AND FIRE ACCESS SHEET 411k CITY OF Federal Way GOItihMuri " w. ;i���tENT MASTER LAND USE APPLICATION DEPAut1tL-.T of GohtnHlaTtY DEVZt.or.WFNT 33325 S'b Avenue South Federal Way, WA 99003-6325 253435.2607; Fax 253-835-2609 yyww l'lt► rrelll'tlillF'llj'.L'l�l11 APPLICATION NO(S) ! U / t� � 7 — �c_.— Date -44W44411& /0 Project Name Preliminary Plat of More; Ell Prape� ` Property Address/Location Address not assionad I South 304th Street at 11th Avenue South Parcel Number(s) Project Description Ill. EAyF: I RI:N'T 052104-9033 24-lot preliminary plat of t5.94 acre vacant land Type of Permit Required Aruncxation Binding Site Plan T Boundary Linc Adjus m--nl Conip Plan/Rezone Land Surface Modification Lol Linc Eiiminalion X Prcapplication Conference Process I (Director's Approval) Process If (Site Man Review) Process Ill (Project Approval) Process IV (I tearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SF.PA w/Project SEPA Only _ Shoreline: Varianoc/Conditional Use _ Short Subdivision Subdivision Variance: Conunercial/itesidential Required Information R 7.2 Zoning Designation SF-H Comprehensive Plan Designalion AMA Value of Existing Improvements WA Value of Propowd Improvements Aremational Building Coda (IBC): Occupancy Typc Constntu! ion 'type Applicant Name: MainVue WA UC Address: 1110 - 112th Ave. NE, Suite 202 C iry/State: Bellevue, WA Zip: 98004 Phone: (425) 646-4022 Fax: (425) 646-4024 Email: Lis . CavelJa7main ueho►nerfrt Signature: u Agent (ifdilTerem thmi Applicant) lvana Halvorsen Naip'c: Berghausen Consulting Engineers, Inc. Adcjtess: 18215 - 72nd Ave S City/State: Kent, WA Zip: 98032 Phone: (425) 251-6222 Fax. (425) 251-8782 Finail: Thal rsen@barghausqn.com Signature. Owner Name: i + Address: Iy & t- 0 N tJrtl bZ. Cityrstata: `I' f(v4��(� Zip: ( 1 fo 1 Phone: •-, Fax: Email: Ab_rt7IA'!ii< �Y„il�$C>2ViCl�, C4r�'►'l Signature: Bulletin #003 - January 1. 2011 Page I of 1 k'Wandoutsl.Waster Land Use Applicatii CIVIL ENGINEERING, LAND PLANNING, SURVEYING 47, i. D � 2 ys� may. C �'IV. ENO"' City of Federal Way 33325 - 8th Avenue South Federal Way, WA 98003 RE Request for Pre -Application Meeting Preliminary Plat of More -Ell, L.L.C. Property King County Parcel No. 052104-9033 Our Job No. 20437 October 25, 2018 OCT 2 5 2018 GOMMUNiTY DEVELD MENT On behalf of Mainvue WA LLC, we are requesting a Pre -Application Meeting to discuss two (2) layout options for a single-family residential plat of the property noted above. The following items are enclosed for review and comment. 1. One (1) completed Application form 2. Seven (7) copies of Site Plan Options 1 and 2 prepared by Barghausen Consulting Engineers, Inc. dated October 25, 2018 3. One (1) check from Barghausen Consulting Engineers, Inc. for $506.00 for the Pre -Application Meeting fee Please schedule a Pre -Application Meeting as soon as possible. If you have any questions regarding the enclosed, please contact me at this office. Respectfully, 01� I V_-� Ivana Halvorsen Senior Planner IH/dm 20427c.001.docx enc: As Noted cc: Lisa Cavell, Mainvue WA LLC (w/enc via email) Thomas A. Barghausen, Barghausen Consulting Engineers, Inc. / Novastar Development Inc. Barry J. Talkington, Barghausen Consulting Engineers, Inc. 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES • TUMWATER, WA • KLAMATH FALLS, OR • LONG BEACH, CA • ROSEVILLE, CA • SAN DIEGO, CA www.barghausen.com PROJECT NARRATIVE FOR PRELIMINARY PLAT OF MORE -ELL, L.L.C. PROPERTY PARCEL DATA Parcel No.: Gross Site Area: STR: Existing Zoning: Existing Comprehensive Plan Fire District: School District: Water District: Sewer District: Thomas Guide Page: Kroll Map Page: SITE DESCRIPTION Prepared by Barghausen Consulting Engineers, Inc. October 24, 2018 052104-9033 ±5.94 ac (per Assessor) 5-21 N-4E RS-7,200 Single Family High Density South King County Fire and Rescue Federal Way District No. 210 Lakehaven Utility District Lakehaven Utility District 745 702 The subject property is currently undeveloped, vacant property with frontage on South 304th Street. The site is generally flat with local topographic undulations. Two very small otp ential wetland areas were identified as part of initial reconnaissance. A mix of evergreen and deciduous trees covers the site. The surrounding properties are developed with single-family residential plats to the west, north, east, and south. Federal Way High School is across the street to the southeast of the site. PROJECT DESCRIPTION As currently shown on the Preliminary Site Plan Options 1 and 2, the project will be a 24-lot standard plat or a 22-lot cluster plat per FWRC 18.55.040. For Option 1, a fee in lieu of 15 percent open space is proposed. For Option 2, the clustered lots created are no smaller than 10 percent of the 7,200 minimum lot size. Open space is provided in three tracts, two which contain small potential wetlands and one that will also contain an underground stormwater treatment and detention vault. Option 1 Standard Plat: For Option 1, the site plan conforms to the minimum lot areas for the zone, but requires filling two small potential wetlands on the site. The wetland fill would trigger an Army Corps of Engineers Nationwide Permit as well as City of Federal Way permitting with alternative mitigation (in -lieu fee or mitigation bank). Option 2 Clustering Proposal: Below are the approval criteria for cluster proposals in italics followed by responses of how the proposal meets the requirements. The innovative or beneficial overall quality of the proposed development shall be demonstrated by the following criteria: (a) The subdivision provides innovative development otherwise not allowed, but which promotes the goals of the comprehensive plan for architectural compatibility with single-family housing on adjacent properties. 1 - 20437.001 Project Narrative Response: Innovative development strategy will be determined prior to application for the subdivision. The proposed reduced lot sizes promote retention of existing critical areas and open space where existing trees can be retained or planted, as applicable. (b) The subdivision results in 15 percent common open space of which at least 10 percent of the gross land area must be usable on -site open space, which is identified with the development and easily accessible to residents. Response: The project sets aside 15 percent of the land area in three open space tracts. Two small wetlands are encompassed in two of the tracts. Approximately 39,109 square feet (15.1 percent) is provided in open space, with 14.6 percent usable open space. The small wetland areas were deducted from the usable open space calculation. 39,109 — 1,290 = 37,819 usable open space = 14.6 percent of 258,746 gross site area (c) Native tree retention in accordance with FWRC 19.120.130 et seq. Response: The project will demonstrate compliance with tree retention requirements prior to formal application submittal. (d) Cluster lots immediately adjacent to existing neighborhoods have incorporated design elements through lot size and architecture to be compatible as approved by the community development services director. Response: The project proposes lots that are no smaller than 10 percent of the zoning minimum to be compatible with adjacent developed properties. (e) The cluster subdivision will not result in destruction or damage to natural, scenic, or historic features. Response: The applicant is not aware of any existing natural, scenic or historic features on the site. No destruction of features is proposed. The two small wetlands will be retained in open space tracts. (� Each dwelling unit shall meet the design standards in the FWRC community design guidelines for cluster subdivisions. Response: Future homes will comply with 19.115.120 Design for cluster residential subdivision lots as required (requirements listed below). • Garages shall be provided for all residential lots, except if the lot is in a multi -family zone. • Front entryways should be the prominent feature of the home. Attached garages should not compose more than 40 percent of the front facade of the single-family home if the garage doors are flush with the front facade or will be set back a minimum of five feet from the rest of the front facade. Detached garages should also be set back a minimum of five feet from the facade. • If garage access is provided from alleys, the front yard setback can be reduced to 15 feet. • Each dwelling unit shall be intended for owner occupancy. ROADS/ACCESS/TRAFFIC . 2 . 20437.001 Project Narrative The subject property fronts South 304th Street which will be improved with pavement widening, curb, gutter, planter strip, and sidewalk as required with development. Off -site road improvements are not anticipated. CRITICAL AREAS The site contains two small potential wetland areas, both of which are Category IV and less than 1,000 square feet in area. Per FWRC 19.145.420.3, no wetland buffer is required for isolated wetlands 1,000 square feet or less. No impacts are proposed to the potential wetlands and no formal buffers are provided_ If required, the wetlands can be fenced with a two -rail fence for protection of the resource within the open space tracts. With Option 1, both potential Category IV wetlands would need to be filled and mitigated with alternative mitigation, such as in -lieu fee or mitigation bank. TREE RETENTION Prior to formal subdivision application, the trees will be evaluated by an Arborist. The project will demonstrate compliance with tree retention/replacement requirements of 25 tree units per acre with the subdivision application. SCHOOL WALKING CONDITIONS 1. High School students will walk to Federal Way High School across the street from the site. 2. Junior High School students would likely walk to Sacajawea Junior High School to the north. There is a designated walking path on the west side of 13th Avenue South from South 304th Street to the Junior High School. 3. Elementary School students would likely be bussed to Mirror Lake or Wildwood Elementary School. STORMWATER The site is located in the Lower Puget Sound Basin which is subject to Conservation Flow Control and Enhanced Basic Water Quality. Project -generated stormwater will be collected and conveyed to an underground water quality and detention vault in the southwest corner of the site. If infiltration is possible, underground retention will be provided. Discharge of treated and detained stormwater will be released to the existing system in South 304th Street. The vault will be designed per the 2017 City of Federal Way Addendum to the 2016 King County Surface Water Design Manual. QUESTIONS FOR STAFF The applicant has the following questions for staff regarding the preliminary plat design and/or process: 1. For Option 1: Would the city support an in -lieu fee for all or a portion of the required open space? 2. For Option 2: Please outline the cluster plat process and what special requirements are required. 3. Other than clustering, is there any option to have lots smaller than 7,200 square feet? 4. For Option 2: Is demonstration of compliance with Design Guidelines required with the clustered preliminary plat? Are building elevations and footprints required with the preliminary plat application? 5. Please confirm that buffers are not required for Category IV wetlands less than 1,000 square feet if they are not filled. . 3- 20437.001 Project Narrative 6. Please outline the city's process to fill the two potential Category IV wetlands. For alternative mitigation such as in -lieu fee or mitigation banking per FWRC 19.145.430(4), is the fee known and/or is there a mitigation bank available? Would the city support alternative mitigation in this case? 7. Please confirm road types and standards for South 304th Street (Type R, Minor Collector?) and the internal public street (Type W, Local Road?). 8. Please provide confirmation of the amount of right-of-way dedication required for South 304th Street. 9. Please summarize any special road standards or potential off -site improvement requirements. 10. Please summarize the traffic concurrency process and tell us if there are any capacity issues. 11. Please clarify what standard is required for a private road to serve 4 to 9 lots within the project if such a road can be allowed. Are access tracts and easements treated differently? Option 1 includes two access tracts: Tract B will serve six (6) lots and Tract C will serve four (4) lots. 12. Would a gated, private road be allowed for Road A if the applicant wants a private road? Would Section "W" still be applicable? 13. Are there any special requirements for stormwater in this area? 14. Will the stormwater vault be public or private? If public, we anticipate that the dual use open space and drainage tract would remain with the Homeowner's Association and an easement and covenant would be granted to the City for maintenance. Please confirm. 15. Are there any special grading restrictions or retaining wall limitations? 16. Please summarize impact fees and when they are due (building permit or final plat). 4- 20437.001 Project Narrative 41k CITY OF Federal Way November 21, 2018 9:00 a.m. Pre -application Conference Sign in Sheet COMMUNITY DEVELOPMENT REVIEW COMMITTEE ect Name: More Ell Preliminary Plat Address: Unaddressed S 3041h St at 1lth Ave S File Number: 18-105054-PC City Hall Hylebos Room NAME DEPARTMENT / DIVISION TELEPHONE NUMSER/EMAIL (253) 835-2638 Natalie Kamieniecki CD/Planning natalie.kamieniecki@cityoffederalway.com 1. 2. �I(z�� 3. 4. fl_Lv 2 PJG"�Ge.� u aq 300 a l c1 • Ca 5. �blfd MIO _ l O% 253-9:/6_I6Zo )s3- ) s-ao'+l 7. Jrl u AOWsk.i W S �jwc�C�Y C �-� Cwps.u='1j PJr- �Vv 10LL/6c_� 8.ICC' C t3�sf1IA(, G & � /vAna HJlvorsen r���uSeh - 42s•251- (,a /Vo✓5i.v, LO loam A01 ro g /.ha l►a:TStn. c 10. _ llz4v )br1 ) I / 1, / ''�� �✓j �°i L,4 r' 14A Imo[ `eh • c o F" I 12. so 6