95-100564CITY OF
qAC.—
wr 33530 1ST WAY SOUTH
April 19, 1995
Mr. Philip Weber
1258 - 1st Avenue South, #322
Seattle, WA 98134
RE: Home and Land Subdivision
PRE95-0022
Mr. Weber:
(206) 661-4000
FEDERAL WAY, WA 98003-6210
This letter summarizes our pre -application meeting held April 13, 1995, at which time members
of the Development Review Committee discussed general requirements that apply to your
proposal. Those requirements are summarized below or are enclosed with this letter. Also
enclosed for your reference is the meeting attendance sheet.
In summary, you propose to construct a 18 lot subdivision on two parcels totalling 4.59 acres
at 29102 Redondo Way South, Federal Way.
LAND USE DIVISION (Bill Kingman, 661-4110)
A preliminary plat application is necessary. Enclosed is a Master Land Use application,
subdivision drawings requirements, and Process III flow chart for your review. Preliminary
plat filing fee is $4,639, payable at time of filing. Final plat filing fee is $1,690, payable
at time of filing.
2. A State Environmental Policy Act (SEPA) review is necessary because the proposal is more
than four lots and includes two environmentally sensitive areas (steep `slope and major
stream). Enclosed is a SEPA checklist and handout describing how to obtain mailing labels.
Please provide two sets of stamped envelopes addressed to all property owners and
occupants within 300 feet of the site with the preliminary plat application for public notices.
SEPA filing fee is $472, payable at time of filing.
For reference, the west parcel is encumbered by a environmentally sensitive area (major
stream) as defined by FWCC Section 22-1. Major stream setbacks are 100 feet from top of
the bank. This major stream, Redondo Creek, is classified as a major stream because it is
either a stream or a tributary to a stream which contains or supports, or under normal
circumstances contains or supports, a local or migratory fish population. This classification
s I,,) Al
Mr. Philip Weber
April 19, 1995
Page 2
is supported by the Executive Proposed Basin Plan, Hylebos Creek and Lower -Puget Sound
(Plan) classification of Redondo Creek. Redondo Creek has existing or potential salmonid
areas according to the Plan. Therefore, development proposed within a majof stream must
undergo a Process I and SEPA review.
Also, the east parcel is encumbered by a environmentally sensitive area (steep slope) as
defined by Federal Way City Code (FWCC) Section 22-1. Steep slopes are greater than 40
percent grade. A ' 25 foot setback is required from the top and toe of all steep slopes.
Both sensitive areas must be surveyed to determine their relationship to the preliminary plat
application. Please have your surveyor delineate the thread of stream, top of the stream
bank, 100 foot setback from top of bank, any slope greater than 40 percent grade and 25
foot setback from the 40 percent grade line. Sensitive areas include the stream and steep
slope as well as the related setback area.
As discussed at the preapplication meeting, both the Federal Way City Council and
neighborhood groups are active and concerned with development applications which propose
intrusions into environmentally sensitive areas.
3. A Process I application is necessary if the major stream will be culverted for subdivision
access. Enclosed for your reference is:
* Land Surface Modification Application Submittal Requirements, FWCC Section 22-
1094(b),
* Land Surface Modification Decisional Criteria, FWCC Section 22-1094(c),
* Stream Culvert Decisional Criteria, FWCC Section 22-1309(c) and,
* Process I Decisional Criteria, FWCC Section 22-394(b).
You must provide a written statement describing how the proposal meets all stream culvert
and Process I decisional criteria. However, the $1,190 Process I stream culvert filing fee
will not be charged if the application is submitted with the preliminary plat application.
4. Lot area and coverage. The site is zoned RS 9.6. Minimum lot size is 9,600 square feet.
Lot coverage is limited to 60 percent and must include all impervious surfaces. Vehicle
access easements and environmentally sensitive areas may be included in lot area
calculations. However, right-of-way dedications or environmentally sensitive areas used to
meet open space requirements cannot.
5. Building setbacks. All proposed and existing structures must meet minimum building setback
requirements. They are: 20 feet from the front, five feet from the side, and five feet from
rear property lines. Setback dimension is calculated from the wall of the structure to
proposed property lines.
Mr. Philip Weber
April 19, 1995
Page 3
6. Significant trees. A significant tree inventory and tree retention plan must be prepared by
a landscape architect licensed in the State of Washington for submittal with the preliminary
plat application. This plan will be used to determine whether or not replacement trees are
required. Replacement trees will be required if more than 75 percent of the significant trees
will be removed for plat improvements. For reference, significant trees are greater than 12
inch diameter measured 4.5 feet above the ground, are in good health, and not detrimental
to the community. Red alder, cottonwood, poplar, and big leaf maple are not significant
regardless of their size. Replacement trees are either 12 foot tall evergreen or 31/2 inch
diameter deciduous.
7. Open space. FWCC Section 20-155 requires you either set aside 15 percent of the
development, after necessary right-of-way dedications are subtracted out, or make a payment
equal to 15 percent of the fair market value of the land to mitigate city open space impacts.
Set aside, if proposed, may include environmentally sensitive areas to meet the conservation
class open space requirement. All proposed open space set -aside areas must be in separate
tracts. Open space payment, if proposed, must be) accompanied by a current appraisal
prepared by a State of Washington certified appraiser or another source acceptable to the
city to establish fair market value of the property. You may propose both set aside and
payment to meet the open space requirement. Please contact me to discuss this requirement
in detail.
8. Lot stems. Lot stems must be at least 30 feet wide. Please consider shared access provisions
to lots with long stems.
9. Water and sewer availability. Letters of water and sewer availability must be provided with
the short plat application.
10. Utilities. All new utilities must be provided underground.
PUBLIC WORKS DEPARTMENT (Ron Garrow, 661-4137)
1. A Traffic Impact Analysis must be prepared for the proposal. Please contact Saeid Daniari,
Traffic Engineer, at 661-4133 to obtain a Scoping Sheet to assist in preparing the required
analysis. The analysis should address access to the site, safety along Redondo Way South,
and other issues indicated in the Scoping Sheet.
2. The intersection of Redondo Way South and the internal access roadway is at too acute an
angle and does not meet FWCC design requirements. The streets must intersect at no less
an angle than 85 degrees and no more than 95 degrees. The northeast leg of the intersection
must be sufficiently long to contain one vehicle at that angle to Redondo Way South as
measured from the property line (20 feet) before entering a curve and new alignment.
Mr. Philip Weber
April 19, 1995
Page 4
3. The access road does not provide for sufficient right-of-way to accommodate constructing
a roadway for two-way traffic for this proposal. If the ultimate roadway configuration is
required to utilize a portion of the adjoining property and considering that the current
proposed right-of-way on the subject property is insufficient in width to accommodate two-
way traffic, the proposal must be revised to: a) include developing the adjoining property
in conjunction with this proposal; b) purchase sufficient area on the adjoining property to
construct the full roadway; or, c) place the entire 50-foot roadway right-of-way on the
subject property.
4. Access to the site must be from a Neighborhood Access street which must be constructed
full width including 50 feet of right-of-way, 28 feet pavement width, vertical curbs, gutters,
four -foot wide landscape strips, five-foot wide sidewalks, street trees at 30-foot centers, all
on both sides of the roadway centerline, and associated storm drainage facilities. Streets are
to meet all appropriate design requirements for vertical and horizontal stopping sight
distances.
5. The site is located in the Central Lower Puget Sound Sub -Basin as identified in the Proposed
Executive Basin Plan, Hylebos Creek and Lower Puget Sound (Plan). The Plan notes that
there are erosion problems and habitat value is rather low. To address the water quality
issue, Project #3324, Redondo Creek Water Quality Study is recommended to develop
strategies for the removal of urban pollutants. To address the erosion potential, the Plan
recommends that storm water detention facilities be sized 'to control the runoff from
developed site to the standard two-year and 10-year runoff rates using a seven-day storm
event for design instead of a 24-hour event (basinwide recommendation BW-2). The
standard 30 percent factor of safety is not required in the design.
6. Runoff from the site must be controlled and treated in accordance with the requirements of
the King County Surface Water Design Manual and basinwide recommendation BW-2,
above. Detention facilities will need to be in the form of a pond and runoff will need to be
treated by flow through a biofiltration swale. Both facilities must be placed in separate tracts
and dedicated to the city for ownership and maintenance.
7. All required improvements to the subdivision must be substantially complete before the plat
can be recorded with the county and any lots sold. Substantial completion means that the
entire roadway section from the back of curb to the back of curb must be installed on the
site including the final lift of asphalt. Conduits must be installed under the pavement to
accommodate the installation of any utilities if those utilities are not placed under the
roadway prior to paving.
8. Design drawings for the required improvements must be completed at a scale of 1" =20' or
larger on 24"06" sheets. No exceptions will be made. Topographic information must be
on KCAS or NGVD-29 datum.
Mr. Philip Weber
April 19, 1995
Page 5
9. In the event you develop the site in concert with the property owner to the south, the access
roadway should be placed in line with South 293rd Place to the southwest. This will provide
for a safe intersection configuration and will avoid minimum street intersection separation
problems.
LAKEHAVEN UTILITY DISTRICT (Mary Cossette, 941-2288)
Comments enclosed.
FIRE DEPARTMENT (Pat Kettenring, 946-7241)
Comments enclosed.
BUILDING DIVISION (Dick Mumma, 661-4112)
No comment.
Thank you for participating in the pre -application process. As you know, this review does not
replace the full review that follows formal application. We look forward to working with you
on this project. Please contact me at 661-4110, or other staff if you have any questions.
Respectfully,
Bill Kingman, AICP
Associate Planner
enc: Meeting Attendance Sheet
Master Land Use Application
Subdivision Drawings Requirements
Process III Flow Chart
SEPA Checklist
Procedure for Obtaining Mailing Labels
c: Ron Garrow, Senor Development Engineer
Mary Cossette, Lakehaven Utility District
FWCC Section 22-1094(b)
FWCC Section 22-1094(c)
FWCC Section 22-1309(c)
FWCC Section 22-394(b)
Lakehaven Utility District Memo
Fire Department Memo
Dick Mumma, Building Official
Pat Kettenring, KC Fire District #39
PRE9522.L1
CrrY OF
Ak
PUBLIC WORKS
F=:� •ram Lam: l ►, ►, •
TO: Bill Kingman
FROM: Ronald Garrow For Your Information
Date: April 4, 1995
SUBJECT: Home & Land Recovery Plat, PRE95-0022
The documents submitted for this proposal have been reviewed and the site visited. The
following comments are provided for transmittal to the applicant. The comments are based
on the layout submitted and could change depending on any revisions to this layout.
1. A Traffic Impact Analysis must be prepared for this proposal. If the applicant
decides to go forward with the proposal, the applicant should contact Saeid Daniari,
Traffic Engineer, at 661-4133 to obtain a Scoping Sheet to assist in preparing the
required analysis. The analysis should address access to the site, safety along
Redondo Way S., and other issues indicated in the Scoping Sheet.
2. The intersection of Redondo Way S. and the internal access roadway is at too acute
an angle and does not meet city codes. The streets must intersect at no less an angle
than 85 degrees and no more than 95 degrees. The northeast leg of the intersection
must be sufficiently long to contain 1 vehicle at that angle to Redondo Way S. as
measured from the property line (20 feet) before entering a curve and new alignment.
3. The access road does not provide for sufficient right-of-way to accommodate
constructing a roadway for 2-way traffic for this proposal. If the ultimate roadway
configuration is required to utilize a portion of the adjoining property and considering
that the current proposed right-of-way on the subject property is insufficient in width
to accommodate 2-way traffic, the proposal must be revised to a) include developing
the adjoining property in conjunction with this proposal; b) purchase sufficient area on
the adjoining property to construct the full roadway; or c) place the entire 50-foot
roadway right-of-way on the subject property.
4. Access to the site must be from a Neighborhood Access street which must be
constructed full width including 50 feet of right-of-way, 28 feet pavement width,
vertical curbs, gutters, 4-foot wide landscape strips, 5-foot wide sidewalks, street
trees at 30-foot centers, all on both sides of the roadway centerline, and associated
storm drainage facilities. Streets are to meet all appropriate design requirements for
vertical and horizontal stopping sight distances.
5. The site is locatd in the Central Lower Puget Sound Sub -Basin as identified in the
Proposed Executive Basin Plan, Hylebos Creek and Lower Puget Sound (Plan). , The
Plannotes that there are erosion problems and habitat value is rather low. To address
the water quality issue, Project #3324, Redondo Creek Water Quality Study is
recommended to develop strategies for the removal of urban pollutants. To address
the erosion potential, the Plan recommends that storm water detention facilities be
sized to control the runoff from developed site to the standard 2-year and 10-year
runoff rates using a 7-day storm event for design instead of a 24-hour event
(basinwide recommendation BW-2). The standard 30% factor of safety neednot be
applied in the design.
6. Runoff from the site will need to be controlled and treated in accordance with the
requirements of the King County Surface Water Design Manual and basinwide
recommendation BW-2, above. Detention facilities will need to be in the form of a
pond and runoff will need to be treated by flow through a biofiltration swale. Both of
these facilities are to be placed in a separate tract from the lots and dedicated to the
City for ownership and maintenance.
7. The conveyance channel along Redondo Way S. has been classified as a minor
stream. This classification will require the applicant to address appropriate setbacks
to the stream. Access to the site will require that a portion of the stream be culverted
which is allowed in the code if specific criteria are met (FWCC 22-1309). The
location of the culvert will depend on the final location of the access road into the
site.
8. All required improvements to the subdivision must be substantially complete before
the plat can be recorded with the County and any lots sold. Substantial completion
means that the entire roadway section from the back of curb to the back of curb must
be installed on the site including the final lift of asphalt. Conduits must be installed
under the pavement to accommodate the installation of any utilities if those utilities
are not placed under the roadway prior to paving.
9. Design drawings for the required improvements must be completed at a scale of
1" =20' or larger on 24"x36" sheets. No exceptions will be made. Topographic
information must be on KCAS or NGVD-29 datum.
10. In the event the applicant develops the site in concert with the property owner to the
south, the access roadway should be placed in line with S. 293rd Place to the
southwest. This will provide for a safe intersection configuration and will avoid
minimum street intersection separation problems.
A.
DATE:
*W.
CITY OF FEDERAL WAY
l..Jial���J�YIi L/LY LLUr'm IYI u:,-: Ari��i����V�
DEPARTMENT OF COMMUNITY DEVELOPMENT MAY 2 IJO
SERVICES MEMORANDUM
March 29, 1995
Community Development Review Committee (CDRC) Members
Kathy McClung, Land Use Administrator
Ron Garrow, Senior Development Engineer
Dick Mumma, Building Official
Mary Cossette, Supervisor of Technical/Support Services, Lakehaven Utility
District
Pat Kettenring, Fire Marshal, KC Fire District #39
Steve Maxwell, Grime Prevention Unit, Federal Way King County Police
Tina Piety, Administrative Assistant A"'e'9
Bill Kingman, Associate Planner
PROJECT PLANNER: Bill Kingman PHONE: 661-4110
PLEASE RESPOND BY: April 6, 1995
FILE NUMBER: PRE95-0022
PROJECT NAME: Land and Home Recovery Preliminary Plat
PROJECT ADDRESS: 29102 Redondo Way South
PROJECT DESCRIPTION: Two side by side subdivisions totalling 18 lots.
PROJECT CONTACT: R. Philip Weber, 1258 1st Avenue South, #322 Seattle, WA 98134. phone
955-3860.
SEPA: SEPA will be required.
NOTE: The preapplication meeting with the applicant is 9:00 am, April 13, 1995.
PRE9522.M l
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COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: April 6, 1995
ATTN: Mr. Bill Kingman
Associate Planner
FROM: Lakehaven Utility District
SUBJECT: Agenda Item No. 3 — Land and Home Recovery Preliminary Plat
Preapplication Meeting with Staff
(PRE95-0022)
COMMENTS:
Water:
A developer extension agreement will be required to extend water mains to serve the proposed plat. The
existing water easement along the east boundary of Parcel B should be noted --fences will not be
allowed within the easement area.
Sewer:
A developer extension agreement will be required to extend sewer mains to serve the proposed plat. The
existing sewer easement along the westerly boundary of Parcel A will bisect proposed Lot 1. The
District cannot support the placement of fences or structures of any kind within its easements.
NOTE: Copies of the District's facilities maps are attached for your convenience.
By: 1! Date:
Mary K C Bette
Supervisor of Technical/Support Services
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Technical Review
(Residential)
Agenda Date: April 6, 1995
Subject: Land & Home Recovery Preliminary Plat
To: Bill Kingman
From: Pat Kettenring, Fire Marshal's Office
Fire Hydrants
✓ 1. Fire hydrants shall be spaced 700 ft. or less apart.
Every building lot shall have a fire hydrant within 350
ft. Distances will be calculated by vehicle travel
distance.
2. A certificate of water availability shall be provided
indicating the fire flow available at the site.
3. Other:
Fire Department Access Roadway
✓ 1. Fire department access roadways shall be required for
every building when any portion of an exterior wall of
the first story is located more than 150 ft. from fire
department vehicle access.
2. All fire department access roadways shall be designed and
maintained to support the imposed loads of fire apparatus
and shall be provided with a surface so as to provide
all-weather driving capabilities.
✓ 3. All fire department access roadways shall have an
unobstructed vertical clearance of not less than 13 ft.
6 in. The unobstructed width of a fire department access
road shall be not less than 20 ft. and all turns and/or
bends shall be designed at not less than a 32 ft. inside
and 40 ft. outside turning radius.
✓ 4. All fire department access roadways which have dead ends
exceeding 150 ft. shall be provided with a cul-de-sac at
the dead end. All such cul-de-sacs shall be not less
than 80 ft. in diameter.
✓ 5. Fire department access roadway grade shall not exceed 15
per cent.
6. Other:
Automatic Fire Sprinkler Systems
1. An automatic fire sprinkler system is required in all
buildings having three or more levels (including garages)
or containing five or more dwelling units.
2. The automatic fire sprinkler system shall be tied into
the fire alarm system (last zone) in all buildings having
an automatic fire detection system.
3. Every building with 20 or more sprinkler heads shall be
provided with an individual fire department connection.
4. Fire department connections shall be not less than a 1%
in. diameter supply fitted with a single 2% in. (NST)
pumper inlet connection.
5. Fire department connections shall be located at the front
of the building (s) or structure (s) served (not located on
the walls of the building(s) or structure(s)) and shall
be identified as to the type of system and the building
and/or area served.
6. Fire department connections shall be located not less
than 18 in., nor more -than 120 in. from the finished edge
of an approved roadway or fire lane. The inlets shall be
not less than 18 in., nor more than 36 in. above the
finished grade.
7. The inlets shall face the driving surface and be
protected with approved caps.
8. Fire department connections shall not be located more
than 150 ft. from a fire hydrant.
9. Other:
Automatic Fire Detection System
1. An automatic fire detection system is required in all
buildings exceeding 3,000 sq. ft. gross floor area. This
system shall be monitored by a central station and/or
remote station conforming to the current requirements of
the National Fire Protection Association standards and/or
the Fire Marshal or his/her designee.
2. Other:
Comments
Reviewed by: KCFD #39 Date
PARCEL A
PARCEL 5
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RECEIVED CY
COMMUNITY DEVELOPMENT DEPARTMENT
M-
CITY OF FEDERAL WAY
DEPARTMENT OF CO DEVELOPMENT
SERVICES MEMORANDUM
DATE: March 29, 1995
TO: Community Development Review Committee (CDRC) Members
Kathy McClung, Land Use Administrator
Ron Garrow, Senior Development Engineer
Dick Mumma, Building Official
Mary Cossette, Supervisor of Technical/Support Services, Lakehaven Utility
District
Pat Kettenring, Fire Marshal, KC Fire District #39
Steve Maxwell, Crime Prevention Unit, Federal Way King County Police
Tina Piety, Administrative Assistant
FROM: Bill Kingman, Associate Planner
PROJECT PLANNER: Bill Kingman PHONE: 661-4110
PLEASE RESPOND BY: April 6, 1995
FII.E NUMBER: PRE95-0022
PROJECT NAME: Land and Home Recovery Preliminary Plat
PROJECT ADDRESS: 29102 Redondo Way South
PROJECT DESCRIPTION: Two side by side subdivisions totalling 18 lots.
PROJECT CONTACT: R. Philip Weber, 1258 1st Avenue South, #322 Seattle, WA 98134. phone
955-3860.
SEPA: SEPA will be required.
NOTE: The preapplication meeting with the applicant is 9:00 am, April 13, 1995.
PRE9522.M1 e�Y�
MSC-:7It LAND USE APPLICATION
6 ch-1-C-RbN 6
OF � 3t Fg5.
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APPLICATION NO. PE C 9 6- X
DPPAR'.TMENT OF COMML7NITY DEVELOPMENT
ary OF F EpERAL W AY
BUILClfNt3 f7E
Date f -�, 7 r
33530 lat Way South ♦ Federal Way, WA 98003
Agent`��
Name of Applicant - a c4 ac 24 Owner 1B� _Q 2� Lc_et_d
9 15-t " ,-e, S -Ft- 3 al S12 r�r 1—k)G_ e?g/ 3 Y
Address Phone
Owner Name/Address Phone
(if different than applicant) 1 Q
Property Location
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Legal Description C- J
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Project Description G d"'� � ,4' 61 AVIV 6 L e`f -.9o.r o `fv /o Ca rs • - �kL
Parcel Number(s) o.fz 1/0V Z &- e,,r3
d[Tz,"act - 9e Wit•
Type of Permit Required:
Site Plan Review
Land Surface Modification
Boundary Line Adjustment
Binding Site Plan
Short Subdivision
Subdivision
Shoreline
Variance
Conditional Use
Use - Process I
Use - Process II
Use - Process III
Quasi -Judicial Rezone
Variance
Comp. Plan/Rezone
Annexation
Lot Line Elimination
*Pre -Application Meeting
C,? '!�flTr
SEPA
Checklist
R
R
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R
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R
R
R
R*
R
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Notice
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R = Required
* = Optional by City
JCITYOF 33530 1ST WAY SOUTH
February 7, 1996
Touma Engineers
6632 So 191st Pl, Suite E-102
Kent, WA 98032
(206) 661-4000
FEDERAL WAY, WA 98003-6210
colpv
Subject: Right -of -Way Modification Request, Home & Land Recovery Short Plat,
Redondo Way - PRE95-0022 Z cT 1 0 2- Uc�nc� V. s
Dear Mr. Touma:
The Public Works Staff has reviewed your request to waive the full -width street improvement
requirement in a public right-of-way fronting all lots in the proposed four -lot short plat. It is
my understanding that you are requesting on behalf of your client, that the City allow a private
road to provide access to the lots.
The Public Works Department reviews short plat applications under Federal Way City Code
(FWCC) Section 20-86 and "shall be reviewed for compliance with section 20-2, and design
criteria and development standards set forth in sections 20-151 through 20-157 and 20-178
through 20-187, other applicable ordinances or regulations of the city and RCW ch.58.17."
At the meeting of January 10, 1996 in which you and Mr. Weber attended, staff indicated that
full -width street improvements are required pursuant to FWCC Section 22-1473, and shall meet
the cul-de-sac standards according to Section 22-1525 (50 feet of right of way, 28 feet of paving
with curb, gutter and 5' sidewalk, 4' landscaping strip, 40 foot .radius paved cul-de-sac, and 50
foot radius cul-de-sac right-of-way).
The City's response to the following item in your January 18, 1996 letter are as follows:
Item 1. It is true that a street serving the site could not be extended in the future
to access other properties to the north. However, further extension and use of the street
from the east or south may be appropriate. Also development of a roadway would be
advantageous to the future owner of the subdivided lots, service providers, emergency
vehicles, and the general public in accessing the site.
Page 2
Mr. Touma
February 8, 1996
Item 2. You have indicated a concern for the amount of grading required to
develop the roadway and the disruption of access to the adjacent neighbor. In either case
(public or private) disruption will occur, as you noted.
Item 3. You have indicated that no vertical alignment has been established for
Redondo Way South and that topography of the site relative to the existing street may
require a steep road profile. Redondo Way South is a well established full -width two
lane roadway. It's vertical alignment is as established, and the horizontal alignment
provides adequate entering and stopping sight distances. The slope of the roadway is
approximately 8 % in the vicinity of the proposed entrance to Mr. Weber's site. Also,
the slope of the site where the new roadway is shown is approximately 7%. These
slopes are not considered steep and can accommodate a cul-de-sac roadway with some
grading. Staff has seen no preliminary design drawings from you supporting your
position of a resulting steep roadway.
Item 4. We concur that widening Redondo Way South is not in the City's Capital
Improvement Program. Therefore, this is not an issue on which a waiver, modification
or deferment can be based. Further development of Redondo Way South in the
foreseeable future will probably be through code requirements of frontage improvements
as parcels develop along the street.
Based on the above, the City does not find any supporting information for granting a waiver,
modification or deferment of the requirement for full width public cul-de-sac improvements.
However, the following items may be modified as indicated:
A. The sidewalk will only be required along the north side of the street.
B. Street trees at 30' on center can be placed behind the sidewalk in lieu of placing them
in a landscape strip between the curb and sidewalk.
C. Improvements to Redondo Way may be deferred until such time the adjacent property
to the south is platted and constructs such improvements along the frontage of property. A bond
for these improvements must be posted to assure participation and construction.
D. The 150 foot intersection separation may be modified to within 10 feet of the
requirement.
Page 3
Mr. Touhna
February 8, 1996
It is the recommendation of the City that your client continue to negotiate with the adjacent
property owner to the south for the inclusion of their property in utilizing their platting layout
for access to subject property. The potential benefits may be that the development of the street
could be shared and the location shifted to the south, splitting the property line and providing
more area for your proposed lots. This could also provide a better separation for the street from
the intersection of 13th Ave South.
If you have any questions contact me at 661-4125.
Sincerely,
&JuliA.'Venn
Engineering Plans Reviewer
c: Stephen Clifton, Development Services Manager
Ken_ Miller, Street Department Manager
file
df
Iff
TOUMA ENGINEERS
January 18, 1996
Mr. Stephen Clifton
City of Federal Way
33530 - 1st Way South
Federal Way, WA 98003
RE: Right of way Improvement Modification Request
Weber Short Plat
Dear Mr. Clifton:
RECEIVED
JAN 2 3 1996
(;I I Y OF ULDERAL WAY
6UILDIN6 61=-PT.
Pursuant to our recent meeting with respect to the development of
Mr. Weber's property, please consider this letter as our formal
request for modification of the City code as it relates to the
proposed Short Plat improvements. The location, size and
topography of the property preclude the construction of public
improvements as required by code. We submit the following reasons
for our request:
1. The improvement as required would not be harmonious with existing street
improvements, would not function property or safely or would not be
advantageous to the neighborhood or City as a whole.
The location and topography of the site do not lend future
extension of any public street in the area and it will not fit
any street grid configuration that would connect Redondo Way
South to Pacific Highway South. The topography east of the
property is very steep which exceeds 40 percent slopes and it
would be difficult to construct an east -west corridor in this
area.
The advantage of private street is not only adequate to serve the
ultimate number of homes predicted to use it but it would reduce
city's maintenance of a short and steep cul-de-sac.
The costs of constructing a public cul-de-sac would exceeds the
25 percent of assessed or appraised value of the property. The
value of a similar single family lot is approximately $50,000.
The total sale price of all four single family lots is $200,000
The estimate to construct the public cul-de-sac versus private
road is attached to this request for your information.
Page 1 of 2
6632 S. 191st PI., Suite E-102, Kent, WA 98032 • Phone (206) 251-0665 • Fax (206) 251-0625
2. Unusual topographic or physical conditions preclude the
construction of improvements.
Access to the property is restricted because of short frontage to
public street without major grading of the access area and
without disruption of driveways currently serving existing homes.
A private street will be narrower and requires lesser grading and
less disruption to existing access to next door neighbors. A
private street is adequate to serve three additional homes using
the current access.
3. Proper vertical or horizontal alignments cannot be determined
because of existing streets do not have correct alignment.
The vertical alignment for the existing street has not been
established. The elevation difference between the shoulders of
the existing public street (Redondo Way South) and the site is
such that -a steep road profile may be required. A steep private
road for a short distance may be advantageous to short and steep
cul-de-sac access
4. The required improvements is part of a larger project that has
been scheduled for construction in the City's Capital
Improvements Program.
Adjacent road (Redondo Way South) is not in the City's Capital
Improvements Program. The horizontal alignment of the road and
steep banks over 40'; slopes (greenbelt area) on each side of the
existing roadway will restrict future widening and development of
this road without major impact to the surrounding area.
Should you desire to discuss any portion of this submittal,
please feel free to contact us.
S-incerely,
C
Mo nir "TOM" Touma, P.E.
Attachments
Page 2 of 2
320
e
Page 1
TOUMA ENGINEERS
6632 SOUTH 191 st PLACE, SUITE E-102
Kent, WA 98032
SITE IMPROVEMENTS COSTS
Private Road Alternative
DATE 15-Jan-96 PROJECT NO. - 701-001-951
PROJECT NAME Weber Short Plat
SITE ADDRESS Redondo Way, Federal Way
ITEM UNIT PRICE UNIT QUANTITY PRICE
SITE IMPROVMENTS
CLEAR & STRIP SITE
$5,000.00
AC
0.2
$1,000.00
EXCAVATION & EMBANKMENT
$7.00
CY
550.
$3,850.00
AC PAVING & CS.
$8.00
SY
670
$5,360.00
CRUSHED SURFACING
$5.00
SY
670
$3,350.00
CEMENT CONC CURB & GUTTER
$9.00
LF
0
$0.00
MONUMENTS
$350.00
LF
0
$0.00
CONCRETE SIDEWALK
$13.00
LF
0
$0.00
ROCKERY
$10.00
SF
0
$0.00
RETAINING WALLS
$10.00
EA
0
$0.00
SUBTOTAL
STORM DRAINAGE
12" PIPE $18.00 LF
CB TYPE I AND 1 L $700.00 EA
BIOFILTATION SWALE $1,500.00 EA
EROSION CONTROL $1,000.00 EA
RIRRAP $10.00 CY
SUBTOTAL
SANITARY SEWER SYSTEM
6" DIA SEWER PIPE $15 LF
SERVICE CONNECTION $600.00 EA
SUBTOTAL
$13,560.00
150
$2,700.00
2
$1,400.00
1
$1,500.00
1
$1,000.00
40
$400.00
$ 7,000.00
420 $ 6, 300.00
4 $2,400.00
$8,700.00
Page 1
Page 2
WATER SYSTEM
8" DIA WATER PIPE
$22
LF
150 $3,300.00
FIRE HYDRANT
$2,200.00
EA
1 $2,200.00
BLOW -OFF ASSEMBLY
$900.00
EA
1 $900.00
CONNECTION TO EXISTING
$2,000.00
EA
1 S2.000.00
SITE IMPROVEMENT
STORM DRAINAGE SYSTEM
SANITARY SEWER SYSTEM
WATER SEWER SYSTEM
SUBTOTAL
SUBTOTAL
CONTINGENCY 05%)
TOTAL CONSTRUCTION ESTIMATES
Page 2
$8,400.00
$13,560.00
$7,000.00
$8,700.00
$8,400.00
$37,660.00
$5,649.00
$43,309.00
Page 1
TOUMA ENGINEERS
6632 SOUTH 191st PLACE, SUITE E-102
Kent, WA 98032
SITE IMPROVEMENTS COSTS
Cul-de -sac Alternative
DATE 15-Jan-96 PROJECT NO. - 701-001-951
PROJECT NAME Weber Short Plat
SITE ADDRESS Redondo Way, Federal Way
ITEM UNIT PRICE UNIT QUANTITY PRICE
SITE IMPROVMENTS
CLEAR & STRIP SITE
$5,000.00
AC
0.2
$1,000.00
EXCAVATION & EMBANKMENT
$7.00
CY
780
$5,460.00
AC PAVING & CS.
$8.00
SY
800
$6,400.00
CRUSHED SURFACING
$5.00
SY
800
$4,000.00
CEMENT CONC CURB & GUTTER
$9.00
LF
550
$4,950.00
MONUMENTS
$350.00
EA
5
$1,750.00
CONCRETE SIDEWALK
$13.00
LF
0
$0.00
ROCKERY
$10.00
SF
0
$0.00
RETAINING WALLS
$10.00
EA
0
$0.00
SUBTOTAL
$23,560.00
STORM DRAINAGE
12" PIPE'
$18.00
LF
150
$2,700.00
DETENTION POND
$10,000.00
EA
1
$10,000.00
CB TYPE I AND 1L"
$700.00
EA
3
$2,100.00
CB TYPE II - 54" --
$1, 700.00
EA
1
$1, 700.00
RESTRICTOR/SEPARATOR - 12"
$400.00
EA
1
$400.00
BIOFILTATION SWALE•---"
$1,500.00
EA
1
$1,500.00
EROSION CONTROL
$3,000.00
EA
1
$3,000.00
RIRRAP
$10.00
CY
40
$400.00
SUBTOTAL $21,800.00
SANITARY SEWER SYSTEM
6" DIA SEWER PIPE
$15
LF
420
$6,300.00
8" DIA SEWER PIPE
$20
LF
130
$2,600.00
48" MANHOLE
$2,000
EA
2
$4,000.00
SERVICE CONNECTION
$600.00
EA
4
$2,400.00
SUBTOTAL $15,300.00
Page 1
Page 2
WATER SYSTEM
8" DIA WATER PIPE
$22
LF
150
$3,900.00
FIRE HYDRANT
$2,200.00
EA
1
$2,200.00
SERVICE CONNECTION
$1,000.00
EA
4
$4,000.00
BLOW -OFF ASSEMBLY
$900.00
EA
1
$900.00
CONNECTION TO EXISTING
$2,000.00
EA
1
$2,000.00
SITE IMPROVEMENT
STORM DRAINAGE SYSTEM
SANITARY SEWER SYSTEM
WATER SEWER SYSTEM
SUBTOTAL $ 9,100.00
SUBTOTAL
CONTINGENCY (15%)
TOTAL CONSTRUCTION ESTIMATES
$23,560.00
$21,800.00
$15,300.00
$ 9,10 ❑.00
$69,760.00
$10,464.00
$ 60, 224.00
541 Lem" �� ��►
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