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