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07-106465-ADCITY OF ti. Federal Way Mr. George Cook, P.E. Assistant Vice President Quadrant Homes PO Box 130 Bellevue, WA 98009 CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com December 17, 2007 Re: Federal Way File #07-106465-00-AD; NOTICE OF COMPLETE APPLICATION Small Lot Detached Demonstration Project Selection -- South 320`h Street Small Lot Subdivision 31800 32"d Place SW, Federal Way Dear Mr. Cook: The Department of Community Development Services is in the process of reviewing information you submitted on November 30, 2007, and December 5, 2007, for your proposal to be selected as a Small Lot Single Family Demonstration Project. The specific proposal is to develop 117 single family lots on a 19.12 acre site zoned RM 2400. Pursuant to the requirements of the Federal Way City Code (FWCC), the City has 28 days to determine whether an application is complete. COMPLETE APPLICATION Please consider this letter as a Letter of Completeness. Pursuant to the FWCC, the application is deemed complete as of December 13, 2007, based on the submittal requirements for Small Lot Detached Single Family Demonstration Project Selection (FW Bulletin #064). Per the procedures specified in FW Bulletin #064, the Director of Community Development Services shall issue a written decision regarding whether or not your proposal has been selected as a Small Lot Single Family Demonstration project no later than 60 days following this notice. Please note, this notice of complete application only applies to the requirements associated with selection criteria for a small lot single family demonstration project. If your project is selected to proceed with a formal application, said application shall be reviewed for completeness per the applicable requirements and separate notice provided. If you have any questions on the project selection process, please contact me at 253-835-2644, or janet.shull@cityoffederalway.com. Sincerely, G1 Janet Shull, AICP Senior Planner c: William Appleton, Development Services Manager Scott Sproul, Assistant Building Official Kevin Peterson, Engineering Plans Reviewer Brian Asbury, Lakehaven Utility District Rick Perez, Traffic Engineer Chris Ingham, South King Fire & Rescue Doc I D 43417 A�kCITY OF Federal January 22, 2008 Mr. George Cook CITY HALL Way 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Quadrant Homes n .� PO Box 130 Bellevue, WA 98009 Re: Permit #07-106465-00-AD; CONDITIONAL APPROVAL South 320`h Place Small Lot Development; 31800 32"d Place SW, Federal Way Dear Mr. Cook: The City of Federal Way is pleased to inform you that your proposed small -lot demonstration project on South 320th Street was conditionally selected to advance to the formal submittal phase for development as a Small Lot Single Family demonstration project. The proposed South 320t" Place small lot subdivision has been found to be generally consistent with the small lot demonstration project selection criteria pursuant to Federal Way City Code (FWCC) 20-155. The proposal is designed to provide a variety of housing design choices; provide attention to architectural design and building.material selection; and provide for a pleasant streetscape design with incorporation of alley -loaded garages and incorporation of front porches along the public street. We believe that with a . few modifications to the submitted proposal, the South 320th Street Small Lot Demonstration Project will be a welcome addition to the City's housing stock and serve as a good model for small lot subdivisions. As you are aware, the purpose of the City's Small Lot Single Family Demonstration Project program is to provide additional opportunities for homeownership and a greater variety of housing types in Federal Way. In implementing this demonstration program, the City is looking for innovation in site design as well as a high quality housing product. With these program goals in mind, the South 320'h Place small lot single family housing proposal is hereby conditionally approved as a Small Lot Single Family Demonstration Project, subject to the following conditions: 1) Minimum requirements for usable on -site open space pursuant to FWCC 20-156(c) must be achieved and the formal application shall provide verification of open space quantity. 2) Pursuant to FWCC 20-156(b), the site plan shall be modified to re -locate the active open space area PT-2 (tot lot) to a more centralized and easily accessible location (for example a location in the vicinity of lots 31-35) which is more accessible and visible to the overall community. 3) Pursuant to FWCC 20-179(c), the site plan shall be modified to either eliminate the need for, or minimize the aesthetic impact of, retaining walls terracing lots 12 through 28.Options to be Permit N07-106465-00-AD Doc. I.D. 43565 Mr. George Cook Page 2 January 22, 2008 considered may include, but not be limited to, incorporating house designs that relate to sloped lots and/or increasing lot size in areas with steeper grade. 4) In order to achieve a sense of community throughout the project (small lot demonstration selection criteria FWCC 20-155[c][3]), the house designs utilized for the project shall: a) Incorporate front porches on all homes (e.g. series 1570 elevation A shows a stoop not a porch). b) Limit double garages to alley access locations only. c) Incorporate a minimum level of trim detail including window trim, window grids, and planter boxes (e.g. series 1470 elevation A is not acceptable for the demonstration project). 5) Pursuant to FWCC 20457, "Pedestrian and Bicycle Access," the following pedestrian connections shall be established: ■ The pedestrian connection shown within the Olympic Pipeline easement shall be connected to South 320`s Street for access to transit. • Provide for an additional pedestrian connection to the BPA easement (future trail) in the vicinity of Lot 48. In addition to the conditions above, staff is recommending that the following additional plat modifications be considered in order to improve the overall site aesthetics and sense of community for the demonstration project. 6) Modify the site plan to provide open space in the location of Lots 1 and 2 to contribute to sense of community, provide a distinct entry treatment, and provide a pedestrian connection to open space at east end of property. 7) Align the two alleys in vicinity of lots 64-67, 72, and 103-105 to provide direct pedestrian connectivity. 8) Limit the paving width within the alley in the rear of lots 1-11 to the 16-foot minimum and plant the remaining four feet with shrubs and groundcover to soften the edge transitioning to the storm drainage and wetland area tracts. 9) In addition to item 8 above, consider additional site design elements to better incorporate the storm drainage/wetland facility/buffer area portion of the site as an open space amenity accessible to the residents. For example, incorporate some limited trail access within the buffer/open space area and look to innovative design solutions to the design of the drainage facility to lessen the aesthetic impact of pond walls and associated retaining walls. With this approval, you may submit formal applications for subdivision and environmental review. Please contact Senior Planner Janet Shull, AICP, at 253-835-2644 to discuss submittal requirements. Permit #07-106465-00-AD Doc 1 D. 43565 Mr. George Cook Page 3 January 22, 2008 Please also find enclosed with this letter a copy of a table staff prepared in response to your request that we evaluate and respond to your proposed project timeline. Please note that even under ideal conditions (faster -than -typical staff review time and few if any resubmittal requirements, for example), Quadrant's desired construction start date of May 12, 2008, can not be achieved. Again, contact Senior Planner Janet Shull, AICP, with any questions with regard to the project review procedures and scheduling. Thank you for your interest in small lot single family housing. If you have any questions, please contact Senior Planner Janet Shull, AICP, at 253-835-2644, or janet.shull _,citygffederalway.com. We look forward to working with you. Sincerely, A �� Greg Fewins, Interim Director Community Development Services Department Enc: Review Process Timeline Comparison Table c: Cary Roe, Public Works Director/Assistant City Manager Ken Miller, Deputy Public Work Director Janet Shull, Senior Planner Margaret Clark, Senior Planner Deb Barker, Senior Planner Isaac Conlen, Senior Planner William Appleton, Development Services Manager Kevin Peterson, Engineering Plans Reviewer Rick Perez, Traffic Engineer Sarady Long, Traffic Analyst Chris Ingham, South King Fire and Rescue Brian Asbury, Lakehaven Utility District Permit #07-106465-00-AD Doc. I D. 43565 Task Quadrant Target Date Best Case Scenario Target Date Standard Target Date Notice of complete small lot application issued (Application submitted November 30, 2007) 12/17/07al issuance date (actu (a to days) 12/28/07 (28 -day decision) IJecLs�ori' i on . iri311 Lc?t. I7zr7�otlstratinsr i'rojcct 1' ('o-clay decision) 120 - , (G0-clay decision)) Submit Preliminary Plat 1/23/2008 1/23/2008 2/29/2008 DRC 2/7/2008 3/13/2008 ' �Ptter o.t'COmpletrneSs DTI I Wiirn Nat Issue NOA/Post Site T M120DS MW2008 (l(-ciaydi:Cisiiml 3i25f2008 (28-ci�tyti cisiurl} 4/2/2008 y u 2/13/2008 Submit E N Plans 2/15/2008 2/15/2008 2/15/2008 Issue SEPA 3/l/2008 4/19/2008 SEPA comment/Appeal period ends 3/31/2007 5/19/2008 Issue Public Notice for H.E. Hearing 4/2/2008 5/21/2008 H.E. Report due to H.E. H. E. Decision Due 4/8/2008 4116/2008 4/30/2008 5/29/2008 615/2069 ' 6/19/2008 City Council L.U.T.C. 5/19/2008 7/7/2008 City Council I).ecisio 5111I2008 6/3/2008 7/15/2008 E.N. Approval 5/8/2008 6/4/2008 7/16/2008 Start Construction 5/12/2008 6/9/2008 7/21/2008 Notes: 1: "Standard" Target Dates scenario should also be considered a "best case" scenario since it assumes that at each milestone, the project is ready to move forward, not waiting for resubmittals or additional information at any critical point in the review process. 2. Applicant did not provide target dates for SEPA decision, so may not have factored that process into their timeline. 3. Both city target date scenarios would necessitate issuing SEPA decision on the heels of the NOA. This may not allow adequate time for staff review and document preparation. 4. Applicant is proposing concurrent E.N. review and Preliminary Plat review. 5. Application for right-of-way vacation is not addressed in any of these timelines but if pursued will affect the overall project timeline. Permit N07-106465-00-AD Doc LD. 43564 School Access Analysis New development creates a need for analysis of student pedestrian safety. The Federal Way School District would prefer an analysis of walking paths to schools and bus stops from new subdivisions be prepared by the developer prior to final comments on impacts. Generally a walking route should be planned to assure that school -age pedestrians from a neighborhood: • Cross the fewest number of streets to reduce vehicle -pedestrian exposures. ■ Walk on sidewalks or paths where available. • Walk the shortest possible distance on streets without sidewalks or wide shoulders. • Walk on the left side of the road facing traffic on streets where practicable. • Avoid high speed, high volume roads and roads with high truck volume. ■ Make maximum use of protective techniques (traffic control devices, existing crossing guards, and school patrols). ■ Use easements with walkways through parks or other available areas where student safety is maximized. Walkways and paths must be cleared of vegetation for maximum visibility. The analysis of walking paths to schools and school bus stop locations from a new subdivision should include the following information: • School location • Description of sidewalks, pedestrian paths and shoulders including: ➢ Condition and width of shoulder and sidewalks; ➢ Whether shoulders are paved, gravel or grass, or non-existent; ➢ Whether sidewalks and pathways are immediately adjacent to the traffic lanes or are separated by a planting strip or other means from moving traffic; and ➢ The location of drainage or irrigation ditches. • Location of all crosswalks, including type of crossing protection offered. • Medians, pedestrian refuge islands and other pedestrian safety features. ■ Posted speed limits and warning signs, especially all 20 mph school speed limit zones. • All stop and yield signs. • Traffic signals, including presence of marked crosswalks and pedestrian signal indication. Traffic signal timing and phasing for pedestrian crossing. • Major sight line obstructions as measured from the height of children. • Bicycle lanes or paths. 4 Other relevant pedestrian safety factors observed. Page 1 of 2 Janet Shull - Re: South 320th Place From: Kevin Peterson To: Joey Bullock Date: 1 /4/2008 9:37 AM Subject: Re: South 320th Place CC: Janet Shull Joey, Strictly speaking, the City does not have a clearing and grading permit. Not only that, the City restricts mass clearing/grading on subdivisions. We only allow clearing and grading in those areas necessary to construct the plat infrastructure. Bottom line, we do not permit clearing/grading without some associated, approved permit (commercial, residential, multi- family building permit and/or engineering approval, which is how we review/approve plats). I'm not the expert on this. Janet Shull would probably be better prepared to outline the procedure, but she's out today and I'm out Monday, and I wanted to get you a response, so you may just want to verify this with her: The only way we allow for mass clearing and grading of a plat is the applicant must request it at the Hearing Examiner meeting (a written request to the City should be submitted at the time of preliminary plat application, that way we are prepared ro address the issue at the Hearing). Specific reasons should be included to support the request (i.e. amounts of cut and fill and areas needed to be cleared and graded to construct just the plat infrastructure, etc.) that show little or no benefit in not being allowed to mass clear and grade the site. Typically, the Examiner will take it under advisement and City staff will either support or oppose the request. However, the ultimate decision lies with the City council, so the applicant should be prepared to address the issue at both the Land Use/Transportation Committee meeting and the City council meeting. You should also be prepared to address the amount of significant trees (FWCC Section 22- 1568) that will be removed, retained, and/or replaced, as a result of the mass clearing and grading of the site. Hope this helps answer your question. Let me know if you need anything else, and please contact Janet to verify the procedure I laid out. Kevin Peterson City of Federal Way Engineering Plans Reviewer 33325 8th Ave S P.O. Box 9718 Federal Way, WA 98063-9718 Ph. (253) 835-2734 Fax (253) 835-2709 kevin.peterson@cityoffederalway.com file://C:\Documents and Settings\default\Local Settings\Temp\XPgrpwise\477DFE59CHPO... 1/7/2008 Page 2 of 2 >>> Joey Bullock <joeyb@paceengrs.com> 1/3/2008 9:42 AM >>> Kevin - I was looking for information on obtaining a Clearing and Grading permit online but not having much luck. Do you know where I can find the city requirements and/or checklist for Clear and Grade? thanks Joey Bullock, Project Designer II PACE Engineers, Inc. 1601 2nd Avenue, Suite 1000 Seattle, WA 98101.3511 p. 206.441.1855 1 f. 206-448-7167 paceengrs.com Civil I Structural I Planning I Survey file://C:\Documents and Settings\default\Local Settings\Temp\XPgrpwise\477DFE59CHPO... 1/7/2008 QUADRANT r MORE HOUSE. LESS MONEY. RECEIVED E ()OAIlN UNITY DEVELOPMENT i3EPA.W1MFN) 14725 SE 36th Street, Suite #200 P.O. Box 130 Bellevue, WA 98009 December 28, 2007 Ms Margaret Clark, AICP City of Federal Way P.O. Box 9718 Federal Way, WA 98063-9718 Re: South 320"' Place Dear Margaret: Tel. 425.455.2900 Fax 425.646.8377 OuadrantHomes.com Here is a copy of the BPA easement that traverses the South 3201' project site. The easement contains right to BPA for removing "danger" trees outside of the easement corridor. Please let me know if you have any questions. Sincere�y- J,. George Cook, P.E. adrant Homes Q r- M/0TS Tract No_ TRANSMISSION LINE EASEMENT tt� T'( The GRANTOR, herein so styled whether one or more, WAT,i HR J. AH-M and YARLYS S. R"M husband and wife, for and in cooridera:ion of the sum of - TW BUNDR C - - - - - - - - - - - - - - - - - - - - ,_-_---------------_- Dollars (f200.00 ), in hand paid by the UNITED STATES OF Ab1EHiCA,receipt of which is hereby acknowledged, hetcty Grants, bargains, ac sells and conveys to the UNITED STATES OF AMERICA and its assigns, a perpetual easement and right to enter and erect, maintain, repair, rebuild, operate and patrol one Or moreline(s) of electric power transmission strut ro tures and appurtenant signal lines, including the right to erect such poles, uansmission structures, wires, cables and appurtenances as are necessary thereto, in, over, upon and across the folJowingdescribed parcel of land in the County of King in the State of Washington , to -wit: _ That portion of Tract 18 of Midway Suburban Tracts in the SW4SW4 of Section 10, Tov silip 21 Wmth, R-zme'"a k East, VLU--natta Meridian, Icing County, Washington, which lies within a strip of land 62.5 feet in sadth, lyirg on the southerly side of, raining parallel with, and adjoining the Bonneville Paver Administration's existing 200-toot right of way for the Covington -Tacoma transmission lines Nos. 1 and 2, the location of said 200-foot right of wavy being shown in an instnuont recorded in Volume 2178 of Deeds, page 26, Records of King CowIty. FILED for Record at Request of 1b,r�f'�7-r Z17 6_C/P f_ra� 4'j2Y_ � Y87-0266 F ELD F R E D T THE Mdre sil XROA SE O YEE WErp r1�:�Ald 9a-3 PANY BOX TA 87i05•-'01 00696 D RECD F 6.00 EASGIv1W CRSHSL ****6. 00 THE GRANTOR, WEYERHAEUSER COMPANY, a Washington corporation, for and In consideration of TEN AND NO/100 DOLLARS ($10.00) and other good and valuable consideration In hand paid, grants to ICING COUNTY FIRS DISTRICT #39, GRANTEE, the right to use, as a septic tank dralnfleld, the following described real property, situate In the County of King. State of Washington: See EXHIBIT A attached, Incorporated by reference herein. IN WITNESS WHEREOF, said corporation has caused this Instrument to be executed by Its proper officers and its corporate seal to be hereunto affixed this 27th day of 1987. WEYERHAEUSER COMPANY Vice President Attest: Z' slstant ecre y STATE OF WASHINGTON. COUNTY OF KING On this 27th day of April 1987, before me T —' d Pobert C. Lane personally appeared and �� Y. hfo ensen to me known to be the Vice President and Assistant Secretary , respectively, of WEYERHAEUSER COMPANY, the corporation that executed the within and foregoing Instrument, and acknowledged said Instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on' oath stated that they were authorized to execute said Instrument and that the seal affixed Is the corporate seal of said corporation. N WIITNESS WHEREOF, 1 have hereunto set my hand and affixed my offlcal seals ay and year flrsi abo a It en. �►. NOTARY PUBLIC 4_# DiAq'.y= My appointment a Ires., rill f989 Y j F :YAU110 T_ v t �r• - •F Kni a RCWrGS fiat: No. 3-CT 34 3-a-36 TRANSMISSION LINE EASEME` A IRIS �IJ.. EOEAiMp a rides nr her The GRANTOR, herein so ..tylcd whctl•cr one or more, separate estate, for and in consideration of the sum of — Iriis EM 'M TWWY-FUR Ibllars f S 52.5.00 )� in hand paid by the UNITED STATES OF AMERICA, receipt of which is hereby acknowledged. hereby grants, bargains, sells and conveys to the UNITED STATES OF. AMERICA and its assigns, a perpetual casement and right to enter and erect, maintain, repair, rebuild, operate and patrol 1 Or note line(s) of electric power transmission. srruc- cures and appurtenant signal lines, including the right to erect such poles, transmission structures, wires, cables and appurtenances as are necessary thereto, in, over, upon and across the following -described parcel of land in the County of Ling in the State of W3hiagton , to -wit: That pa ra on of Tcts 1, 2 and 3 of Iii&-y, ! rb i Tracts cf Ssction 10, Township 71 north, ranp 4 East, Yillaaette Keridian, Ling C*Unt7r TLshingtons Which lies wr.= hin a strip of la -ad 62.5 feet in Width lying on the southerly side of, rumind P&MUOI with, and adjoining the u.ti•+,.t.ill■ Powax ,ydp3aistrstioaTa e�dsting 7!� feat right of wal for the CarriaLtoa - the location Tacoma tranasiasica lines gas. l and 2}ino� ti>ae 78 foot right of way is sham in i� � ,ta recorded in Vo a 2l7 8 of Deeds, 'page 20; Voluw 2165 of Dee", page 32 rrcortis of of Deede, page 29 and volume 2178 of D6e" , page a King CoMtT, Washington. J 9 Preliminary Site Plan �SpI7TM 3201n STREET _ QUADF ANT HOMES WEISMAN DESIGN 6ADUP"r . south K[1 Y 71 sy, Yea cra aI" I: A Ocmb r2, zoos AL Concepual Landscape Plan QUADRANT MORE HOUSE, LESS MONEY. F-m oe- LOT NUMBER LOT AREA (ef) MIN FRONT SETBACK (ft) MIN REAR 13ETBACK (ft) MIN SIDE SETBACK (ft) 1 ID 20 2-3 3315 1 10 20 5 4 2975 1 10 20 5 5-6 3145 10 20 5 7 3Da0 10 20 5 5 3145 10 20 5 9-10 Vw sa ZO 5 11 3689 10 20 5 12-17 2713 20 15 5 18 2901 20 15 5 19 2972 20 15 5 M 2907 1 20 15 5 21 3456 1 20 15 5 22 274R 20 .Is 5 23 2745 20 15 5 24 2742 20 15 5 26 2739 10 15 5 26 2735 10 15 5 27 2732 20 15 5 28 2729 z0 15 5 29 2725 20 15 5 30 2722 20 15 5 31 2719 20 15 5 32 2715 20 1 15 5 33 1 2712 20 78 5 34 1 3695 20 15 5 35 7360 30 15 5 36 3731 20 15 5 37 4392 20 15 5 35 2970 1 20 15 5 39 2972 20 15 5 40 3358 20 15 5 41 3057 20 15 5 42-46 2970 20 15 5 47 =2 20 15 5 48 5477 20 15 5 49 3489 20 15 5 50 2694 20 15 s 52 2687 20 15 5 $3 2709 1 20 15 5 54 4029 20 1$ 5 55-59 29U 20 15 5 60 5059 20 15 5 61 4882 20 15 5 62 X92 20 15 5 63 310Z 20 15 5 64 3522 2D 15 5 65 3197 20 15 5 66 3146 20 15 5 67 3087 20 15 5 68 M57 20 15 5 69 3192 20 15 5 70 3243 20 15 5 71 3295 20 15 5 22 3722 20 15 5 73 3946 10 20 5 74-77 2890 f0 20 5 78 4177 10 20 5 79 4105 10 20 5 80 3332 10 20 5 82-85 289a 10 20 5 66 4055 10 20 5 57 4024 10 20 5 88 2890 10 1 20 5 69 2824 10 20 S 90 2956 10 20 5 91-93 2690 10 20 5 94 431a 10 2D 5 -5 4295 10 20 5 96 2890 10 20 5 97 2844 10 20 5 98-101 2890 10 20 1 5 102 4070 10 20 5 103 3279 20 1 10 5 104-116 2718 20 1D 5 117 3019 20 10 5 - — — — Rom— — — — — DESIGNED DRAWN CHECKED PRIVATE STREET— -"I �) � • r 52' RIGHT OF WAY vl r VT-8—, frza' rawa�rE ALLEr � � C+'T �e 4s \15 5' - 10 — 5' I J734' 5' LANDSCAPE � �y I J1 t 37 14...5' � 'PARALLEiI i��5' �1�=1 E i-8� � 12 I 12' ; I` � \\ i H ° I PARKING �5�IJ I I I \ \\ \ 38 —I— I I I — ��`■� \\\ 39 \\ \ 2 52' RIGHT-OF-WAY SECTION ALLEY SECTION 34' PRIVATE STREET SECTION s \ 41 \ 40 \ , \\ \\ 4 \\ � \► r 'V 0 r HORIZ 0 25 50 100 100000 PROPOSED FEDERAL WAY PROPOSED FEDERAL WAY PROPOSED FEDERAL WAY ♦ \ \ \ \ ,r 36 r 1 �y Scale In Feet STANDARDS STANDARDS STANDARDS \ \\ 43 \\ \—� ROW 52' 52' ROW 20' 20' IROW 34' 34' \ , C \\ \\ 44< .\,. �� LEGEND PAVEMENT 28' 28• PAVEMENT 16' 16, PAVEMENT 'MDTH 1MDTH ,WDTH 24' 24' \ �\ 45 \\ , \ ASPHALT PAVEMENT 'SIDEWALK SIDEWALK 46 \ SIDEW 5• 5 WIDTH 2r Rr 'M DTHALK 5' 5• r \ \ \�., .�, F SIDEWALKS / DRIVEWAYS (ONE SIDE) (BOTH SIDES) \ 47 I_AANNPSCAPE 4.5' 4• SHOULDER 2' 2• LANDSCAPE 5. \\ \\-- LANDSCAPE STRIP 'S STRIP 48 \\ �• J -_� -"-�� - PT-2 ® M war. PROPERTY LINE ISSTRIPTM 15' 3' r \ / . ACTIVE OPEN 35 (OUTSIDE CITY LIMITS) � � '1+ SPACE — — -� -- RIGHT OF WAY LINE � I t J (10.431 SF) _ *,7F-.tJ \��\'P \7 y J\P \ �-(\�,�,r�/r, '\ ..I y.\ l.\1s ��`� -\V\.\ \\,•\ \�1 \\ \\� \yr._-. • �., !_7ry1I1° 9� _J-1°I1 - i.j11_ ,�I�I11 �_I LjSI!}} 50-1II 4° 954 3 8^ 4 311 ! 3 ITII° I 32p 1I 111I 31_ 111III 30 29°II iIIII 28° #I_ III 27 III ✓`22 6II° III 25°I11Ij f 24 j1II 23 illlr 22 55PT-1 x 56ACTIVE ji1I --I- _-I. --- 1 OPEN SPACE 57 (36.746 SF) 58 III Y}1 ! \y 2 \1�060 94 95 14 I 75 111 ----------------12 ° 131 79 -T 1060 93 .9S --------J____---- ------_-r---- ^__J , I78 \.r \ \\2 \ 1 I �� $1 I it 92 [._ I 97 1 ! .9 [ a L-2 LjTY>') 1 __ 1 ) f 7 \ I 77 82I I T-3 2�"68 OPEN SPA CE61I--------- --------Ir--------- ----i r------ ---- E---------�. I 1 76 I 1_ 83 1 �� 98 I 99 I� �I 1 (112.630 SF) ° 62 - _.I s Y 69 w � ° 75 z° -- I -- 89 xn700 I I L--- 7-- L. �],.TF I ! , 11 _ 5 � 84 1 U ` w " I` 70 �' ^I I V� ---___ -J L--- i I 1 L- 5 34 '-- a- Fi:i r I 74 f-- 1 1 1 fit; I IF.-- oe w f� I I I IL .-'..-i S 0 w Q a c N M F- 60' I SOUTH 320th STREET 1601 2nd Avenue Suite 1000 Seattle, WA 98101 p. 206.441.18551 f. 206.448.7167 CNiI 1 Slruclu-. Planning I Survey �2= QUADRANT HOMES 14725 SE 36TH STREET BELLEVUE, WA 98009 1 cc w aC6 w Q }3: W DATE NOVEMBER 2007 1 "=50" Y a ci CITY OF FEDERAL WAY 4 FIRE DEPT. 0 -- - .. --- - - R/W ___ R/W SOUTH 320TH PLACE JOB NUMBER 05809 SITE PLAN SHEET NAVE Pas SHEET 1 OF V+i � r 7�• 1 j � _ ti•I iy�; y Ya.ti �� f .� i � ;�.a' ' -��• it A•� � � r � �- j I :�.: ` �� S l 4T# P L O. r. } •. . I_ t uj 0VOW r. •' - y } iCIA � I , 1 S-320TH ST .�' f '�,.i ,et-` -� _ •11�•l� '� i _ �n � ' _-•_----r-i;-- � I-=.�i .fi _~--y� �µti ••` ; '. `7. i iljl li 1T f" 1- ••`rl Y+ i� _e��'l+ •� 46 " � f�i �� is Ir' 3. 4 �F .. 1 f j • � i .. ..rr '-- _ .. 4 LLI cc uj IN LU S I 1407STi 1 •111±.11Dl:r± JIUKt IOA D T MCMI I LOT NUMBER LOT AREA (.0 MIN FRONT SETBACK (it) MIN REAR 13ETBACK (Ft) MIN SIDE 5ET6ACK (Ft) 1 2988 10 20 5 2-3 3315 10 20 5 4 2975 10 20 5 5-6 3145 10 20 5 7 3060 1 10 20 5 S 3145 10 2D 5 9-10 w5o 1 10 5 11 3689 1 10 20 5 12-17 2713 1 20 15 5 1B 2901 20 15 5 19 2972 20 15 5 20 2907 20 15 5 21 3456 20 15 5 22 2749 20 15 5 23 2745 20 15 5 24 2742 20 15 5 25 2739 10 15 5 25 2735 10 15 5 27 2732 20 15 5 28 2729 20 15 5 29 2725 20 15 5 30 2722 20 15 5 31 2719 20 15 5 32 2715 20 15 5 33 2712 20 15 5 34 3895 20 15 5 35 7360 30 15 5 36 3731 1 20 15 5 37 4392 20 is 5 38 2970 20 is 5 39 2972 20 15 5 40 3358 20 75 5 41 3057 20 15 5 42-46 2970 20 15 5 47 W32 20 15 5 48 5477 20 15 9 49 3489 20 15 5 50 2694 20 is 5 52 2687 20 15 5 53 2709 1 20 1 15 5 SA 4028 1 20 1 15 5 55-59 2952 20 15 5 60 5059 20 16 5 61 4882 20 15 5 62 3092 20 15 5 63 3102 20 15 5 64 3522 20 TS 9 65 3197 20 15 5 66 3146 20 15 5 67 3087 20 15 5 68 3357 1 20 i5 5 69 3192 20 15 5 70 3243 20 15 5 71 3295 20 75 5 72 3722 20 15 5 73 3948 10 20 5 74-77 2890 16 20 s 78 4177 10 20 5 79 4705 10 20 1 5 80 3332 10 21) 5 82-85 2890 1 10 20 5 86 4055 1 10 20 5 67 4024 70 20 5 88 2890 . 20 5 89 2024 70 20 5 90 2956 10 20 5 91-93 2890 10 20 5 94 4319 10 20 5 95 4296 10 20 5 96 Z590 10 20 5 97 2844 10 25 5 98-101 2890 10 20 5 102 4070 10 20 5 103 3279 2D 10 5 101-116 2718 20 10 5 117 3019 20 10 5 - — - — R/W` — — DESIGNED DRAWN CHECKED 52' RIGHT OF WAY 7r* �, ��, 5' I-- I- 10' -- 10' 4.5' PARALLEL G S I I I I PARKING 52' RIGHT-OF-WAY SECTION PROPOSED FEDERAL WAY STANDARDS ROW 52' 52' R PAVEMENT 28' 28' P 'MOTH N WIDTHDEWALK 5' S LANDSCAPE 4 5' 4' S STRIP JTITY .'STRIPLI2-5 y I I 'r \ PT-1 ffJACTIVE l 1 Of' N JJsp A•cE � {jb, flo SF) -F� '.It - 52, - IF 61 I jf --_-_`-� II 62 W U----- I -w 34' I- 0- I V) m 63 ---- - ~ W a- O - 25 XlSntir. R/W I I 7 1I- 1 I I-20' PRIVILTS ALLEY---1 ALLEY SECTION PROPOSED FEDERAL STANDAF 20' 20' 16' 16' � g 2' 2' 34' PRIVATE STREET fo, rtf] \\• , .-� 1 J 41 l 5� !— � — 5' LANDSCAPE ��\ \ 37 12' II 12' \\ 38 \` , f 39 .0 \ \\ 40 34' PRIVATE STREET SECTION 10 \ . \ \ 41 \ �\ \ �7 40 25 50 100 PROPOSED FEDERAL WAY - •\ \ \ �\ 1. \ ' � � Scale In Feet STANDARDS � 43 ` � \ �-L 36 Row 34' 34' � \ \\ �• LEGEND PAVEMENT O \ \ 44e% WIDTH 24' /--24' \ 45 \ t\ �- ` ASPHALT PAVEMENT SWIDEWALK 5/ DTM _ 5' -' 3 SIDEWALKS / DRIVEWAYS_r •(DIRE SIDE) (BOTH SIDES) !- �" \\ 47 \\ •� 5 �LANDSE E 5' \., ,\ ■ r �� LANDSCAPE STRIP \ 54 55 \\. • i \\ �56 57 \\ {. �� -� IT-2 an 111 01 1_ PROPERTY LINE �-- rr•� 35 ACiI E OPEN --_. Q �I. S ACE RIGHT OF WAY LINE 1 SF) C�5 52 11 51 i 50 F 49 i 34 11 3 i 32 1 31 i 30 i 29 i 28 i 27 i 26 i 2511 24 i 23 i 22 r-1I 11 R=4 1 1 I I I 1 1 I I I I ?- I I! i - 58 60 \\{�� \y�� '� i fi 94 I I1 80 I 93 I L- W-9Lm)-_ L - - - - - - - - > 77 I 82 91 -_--- --- i i 76 I I 83 90 69 1 - s 4 I L--------- s� - -- 75 j l-- ., 84 � 1 89 70 I --------- I i>•------- - - I 74 I I I 85 ;I I Big �J 4� � I I 73 I r _1 86 j�, 87 I 25 I I �i --52�- 103 104 i 1Q5 I 106 :107 i'108i r1Q9 I I 1 I 1 R/y+i K&FLY) II 1110 1 111 1112 1 113 1 174 I115 1 116 11 117 1 i I I I I ;-Y OF FEDERAL WAY R/W SOUTH 320th STREET R/W } -- - -- ------ ) — ( Al. -- -. .eI r 1601 2nd Avenue Suite I% Seattle, WA 98101 µ 206A41.18551 1.206A46YI Crvil I SlrucNral I Planning I Survey 4725 5TH STREEI WA 98009 IJj I 12 i 13 14 15 i 1 7 i 1 ! J19 I I I I I I I oC w wW Q ¢Q `w 5 96 NOVEMBER 2007 DALE 1 "=50' DF-FFIN Ti ON r>>ar c J -I- 1 / r i4u.4L8 Si .1J1 %7 21 20 `\ T- 3 OPEN SPACE' J (112,6 d Y f rc LLL a a AL WAY FIRE DEPT. 0 R 0 /—j - R/W SOUTH 320TH PLACE JOB NUMBER 05809 SITE PLAN NAME F0 SHEET 1 OF O O LO O Lf) N a� 0 0 N U) L U C z� S� y" C Htt tt . ' •�: Uhl -- d �t - f�i9.�' y} - is=- - __ _ �r r ..��.: .�. • s• - � � "" _ All,� .ter ■ _ c r� 4 •` -- t.. \Uc-0alasv2\Project\P05\P05\05009 00\GIS\AcMapDoc\Euture Road Exhibit mxd Nov 2B, 2007 DBB 4 N W E S ®� Temporary Cul de Sac ;. 1111111111111�1� . QUADRANT A Weyerhaeuser Business jA South 230th Street Project � „ R �.I � .i-_ ! '- • [► o. ter • 1 FUTURE ROAD i _ EXTENSION November 2007 68' FUTURE RIGHT-OF-WAY 27' FUTURE RIGHT-OF-WAY DEDICATION 41' PROPOSED RIGHT-OF-WAY UNINCOPOi KING COL PRIVATE PROPERTY (NOT IN QUADRANT OWNERSHIP} 30' EXIST. RIGHT OF WAY 8' �+3'-1 SIDEWALK 61 10' FOR FUTURE �PLANTER� BIKE LANES - I 12' DRIVE LANE-L (5' EACH SIDE) 1 TACOMA PIPELINE EASEMENT I I I 12' DRIVE LANE PLANTER ~SIDEWALK I I TYPICAL 32ND AVE. SOUTH SECTK)N SCALE: 1 "= 5' LOT NUMBER LOT AREA (sf) MIN FRONT SETBACK MIN REAR SETBACK MIN SIDE SETBACK 1 88 10 20 5 2-3 3315 10 20 5 4 2975 10 20 5 5-6 3145 5 7 3060 10 20 5 8 3145 10 20 5 9-10 3060 10 20 5 11 3689 10 20 5 12-17 2713 20 15 5 18 N01 20 15 5 19 2972 20 15 5 20 29D7 20 1s 5 21 3455 20 15 5 22 274S z0 15 5 23 2745 20 i5 5 24 2742 20 15 5 25 2739 10 15 5 26 2735 10 15 5 27 2732 20 15 5 28 2729 20 15 5 29 2725 20 15 5 30 2722 20 15 5 31 2719 20 1 15 5 32 271S 20 15 5 33 27i2 20 15 5 34 3695 20 15 5 35 7360 30 15 5 36 3731 20 15 5 37 4392 20 15 5 3a 2970 20 15 5 39 2972 20 15 5 40 1 33W 20 1 15 5 41 3057 20 15 5 42-46 2970 20 1s 5 47 3032 20 15 5 48 5477 2D 15 5 49 3489 20 15 5 50 2694 20 15 5 52 2687 20 15 5 53 2709 20 15 5 54 4028 20 15 5 55-59 2952 20 15 5 60 5059 20 15 5 61 4882 20 15 5 62 3092 20 15 5 63 3102 20 15 5 64 3522 20 15 5 85 3197 20 15 5 68 3146 20 15 5 57 3087 20 15 5 68 3357 20 15 5 69 3192 20 15 5 70 3243 20 15 5 71 3295 20 is 5 72 3722 20 15 5 73 3948 10 20 5 74-77 2890 10 20 5 78 4177 10 20 5 74 4105 10 20 5 60 3332 10 20 5 82-85 2890 10 20 5 B6 4055 10 20 5 07 4024 10 20 5 88 2890 10 20 5 89 2824 10 20 5 90 2956 10 20 5 91-93 12590 10 1 20 5 94 14318 10 20 5 95 4296 10 20 5 96 2890 10 20 5 97 2844 10 20 5 9a-SOW 2890 10 20 5 102 4070 10 20 5 103 3279 20 10 5 104-116 2718 20 10 5 117 3019 20 10 5 R/W 52' RIGHT OF WAY + C ROy1 it 8� 5 L45' 10 ------14 �'t--'AI i FI I , 5 2.51 III-?'?jll ( IPPAARRKING I I I 52 RIGHT-OF-WAY SECTION PROPOSED FEDERAL WAY STANDARDS ROW 52' 52' PAVEMENT 28' 28' MOTH 131DEWALK 5' 5' WIDTH LANDSCAPE 4 5' 4• STRIP UTIuTY 25' 31 STRIP Ij `LLI Q a c N Co 66 I I ( I PT-1 ACTIVE OPEN SPACE Ij An 34' PRIVATE STREET--i ` I l�rc-S7 � ol F20' PfbVAjTE ALLEY' q E � il� ~ ■1 IC 5' 5' LANDSCAPE 37 39 38 '\ � 1 ALLEY SECTION 34' PRIVATE STREET SECTION N41 O ' 40 ' \1 t \ \ PROPOSED FEDERAL WAY PROPOSED FEDERAL WAY ► \ + _ + .! 3&, + Scale In Feet STANDARDS STANDARDS ' + 1 43 \ ■ -� 20' 20' IROW 31V — 34' - , 11 •■ .■� _� / LEGEND 16' 16' (PAVEMENT 24• - 44' ; r ', '■ .■■ r P \ ASPHALT PAVEMENT H •WIDTH ■ , 45 . r. HALK 0 0 �WIDiHA� 5. 5' 1 ■■ ■1 46 . ■■ ly - r � � (ONE SIDE) (BOTH SIDES) \ 47 ., ■ SIDEWALKS DRIVEWAYS JLDER 2• 2• (LANDSCAPE 5- I ', '■ _ 5 r LANDSCAPE STRIP :STRIP 48 ', ]' r .`._- FT-2 ! �- ACTIVE OPEN (OUTSIDE CITY LIMITS) ` w w PROPERTY LINE _ I� j 35 / 1' J SPACE RIGHT OF WAY LINE �r 1 I I --yr (1%431 SF) w R 11rir r �e r slyf/-----^--- 1, w Ilwlr al I.:1m�p I. w r _ ` '■ i 1 I L. I- { I i I. I I .� I�f�_ I I'. I I I I k E ! I I I I I I I 1 I 1I I I ! 1 I• I '� 54 . 1 3 1 5 1 51 50 1 49 1 1 34, i 33 1 3211 31 I 30'1 29 28 27 26. 25 I 24, 1. 23 I' 22 Op Z�5 +■ 55■■ - I I I I I I j 1-_ V i I ! I_ I -I_ I _I - k 1 ■� • , - 1 I I I I I 56 . ---- -LI- --- ■ ■ -1- 21 -L --I-- -1 I , I I 1 1 I T-,1 _. I PT ■ ..- I -120 I 1 I 1 12 I 13 1 14 I: 15 1 1 117 1 1 I 19 1 k I I I 1 I 1 10 1 I I I ! I I I 9 1 i E 8 -120 I: 7 I 1601 2nd Avenue Suile 1000 Seattle, WA 98101 p 206.441.1855 1 f. 206.448.7167 CM1 I Structural I Planning I Survey 5 4 L ' 3l!! C I� 20' QUADRANT HOMES ❑ArE 14725 SE 36TH STREET NOVEMBER 2007 BELLEVUE, WA 98009 SCAdE SOUTH 320TH PLACE SITE PLAN Y C CITY OF FEDERAL WAY FIRE DEPT. R/W R/W JOB NUMBER 05809 SHEET NAME P05SMSP SHEET 1 OF 30' MEMCNi V 1 w N m +Itl ! 63 i I 25' TRACT I , I I— 5�DEWAIrK I I 67 I 1 �- �o = Z � - t 1 - So U TH 3Z.a 7-14 = r' I = 111111111I I Ike w us N M rPAACM7E) An Engineering Services Company CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: December 13, 2007 TO: Will Appleton, Development Services Manager Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire and Rescue U FROM: Janet 5hu1 ICP, Senior Planner FOR DRC MTG. ON: December 13 -- Internal. Completeness NOTE: This application is for Selection as a Demonstration Project - this is not the formal development application which will follow IF this project is selected to proceed as a demonstration project. FILE NUMBER(s): 07-106465-00-AD RELATED FILE NOS.: 07-105379-00-PC PROJECT NAME: SOUTH 320TH PLACE SMALL LOT DEVELOPMENT PROJECT ADDRESS: 31800 32ND PL SW ZONING DISTRICT: RM 2400 PROJECT DESCRIPTION: Selection submittal for proposed subdivision of 19.2 acres into 104 small lot detached housing sites. LAND USE PERMITS: Preliminary Plat, SEPA PROJECT CONTACT: QUADRANT HOMES GEORGE COOK PO BOX 130 4254526553 (Work) MATERIALS SUBMITTED: MLU application, list of parcel numbers, project description, site plan, landscape plan, colored renderings, proposed schedule, code compliance tables. rl RECEIVED MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES CITY OF NOV 3 Q 7.007 33325 8`h Avenue South 9718 Federal Way PO Box 2609 Federal Way WA 98063-9718 Ct�'Y OF FE>�ERAL WAY 253-835-2607; Fax 253-835-2609 BUILDING DEPT. www.citvof#ederalway.com APPLICATION NO(S) LO � 4l� 5 —A U Date f ` zi o/,n Project Name Property Address/Location Parcel Number(s) �� EAE_Cf2_ (,f ST Project Description AP911CA77M�JS�J)�� } l !► !/ 10m, MANN PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference �G Froeess,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 /9 1219 24� Zoning Designation Comprehensive Plan Designation Value of Existing Improvements 3 e of Proposed Improvements International Building Code (IBC): Occupancy Type Construction Type Applicant Name: C{ptlJl/��ly%��b C Address: City/State:[ J Zip: 17 L-+E3co�`� Phone: Z5 _ �r Z !F Fax: C Email: Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Address: City/State: Zip: Phone: Fax: Emai I : Signature: than i Bulletin ##003 —August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application 14725 SE 36th Street, Suite #200 QUADRANT HOME P.O. Box 130 MORE HOUSE. LESS MONEY. Bellevue, WA 98009 December 5, 2007 Ms Janet Shull Senior Planner City of Federal Way 33325 8th Ave South Federal Way, WA 98063 Re: South 320th Place 07- 1OV4 &5 -AI, Janet Tel. 425.455.2900 Fax 425.646.8377 OuadrantHomes.com Here are the house plan front elevation color renderings and front, side and rear elevations from the set of Architectural plans for the homes that we are currently proposing to offer for sale at our South 320th Place project. These are the elevations that I indicated that we would add to our December 3rd Application for selection as the Small Lot Demonstration Project on Friday of last week. IA There are seven sets of the colored elevation renderings and one set of architectural elevations for each house plan offering. The colored rendering brochures also contain the different floor plan offerings for each house plan. If you have any questions about the different house plan offerings or associated elevations please give me a call. Sincerely, r. George . Cook, P.E. uadrant Homes 425-452-6553 RECEIVED DEC 0 5 2007 CITY OF FEDERAL WAY BUILDING DEPT. Q QUADRANT HOMES SMALL LOT DEMONSTRATION PROJECT FEDERAL WAY a"r4 wit, -��..,..� N 0 V 3 0 2007 1 CITY OF FEDERAL WAY BUILDING DEPT. DECEMBER 3, 2007 SOUTH 320TH PLACE SMALL LOT DEMONSTRATION PROJECT APPLICATION December 3, 2007 Quadrant Homes is applying herein for selection as the Small Lot Demonstration Project builder by the City of Federal Way. Our application for selection is contained in the attached South 320`h Place land use plan and bound application packet. Quadrant Homes brings 38 years of homebuilding experience in the Puget Sound area, with 16 new communities currently selling. We are also completing the three award -winning master planned communities of Snoqualmie Ridge, Redmond Ridge and Northwest Landing. We are confident that our wealth of experience in creating new residential communities and depth of homebuilding experience will translate into a small lot residential community that the City can look to with pride and can be offered within the price range affordable to young families. Quadrant Homes' Small Lot Demonstration Project application was prepared in accordance with the City of Federal Way application submittal requirements for a "Small Lot Detached Development" as outlined in Bulletin #064-October 3, 2007. The South 320'h Place land use plan was prepared in accordance with the 2007 adopted Comprehensive Plan and Zoning Code. The application has addressed most of the comments contained in the City's November 5'h Pre -application Comment letter. Some pre -application comment issues will be addressed in more detail in the South 3201h Place preliminary plat application. The South 320th Place site is located adjacent to and north of South 320th Street approximately'`/4 mile east of Interstate 5. The site is bounded on the west by 32nd Avenue South and on the east side by a Federal Way fire station. The fully signalized intersection of Weyerhaeuser Way South and South 320'h Street lies south and adjacent to the site and provides the main entrance to the site. South 32e Street is an arterial street and provides quick access to I-5 and west to shopping and restaurants along the north and south sides of South 320'h Street west of I-5. The South 3201h Place community will consist of approximately 117 homes on 19.2 acres containing a mix of homes with garages on the front side of the home (front -loaded homes) and homes where the garage is located on an alley in back of the house (alley - loaded homes). Lots sizes vary from 2,712 square feet to 7,360 square feet with an average lot size of approximately 3,000 square feet. The City of Federal Way Zoning Code, Chapter 22-667, allows a minimum lot size of 2,400 square feet. All lots in South 320th Place will exceed the minimum lot size allowed by the Federal Way Zoning Code and will average about 3,000 square feet. South 320'h Place is served by a combination of public roads meeting the requirements of the Federal Way Public Works Standards and private roads meeting the requirements of the Federal Way Small Lot Development Standards. The internal local access roads are proposed as a Type W local access street with a modification to allow two 12-foot travel lanes plus an 8-foot parking bay. A second entrance into the community is provided ftom 32°d Avenue South which is �roposed to be constructed to an Arterial Road Standard "O". The connection to 32' Avenue South will provide the second access required for emergency vehicles. A planter strip is located on both sides of all public roads that serve the site. Street trees located within the planter strip will create an attractive appearance to the neighborhood. In addition to the publicly owned local access roads, the site includes two private road tracts, three alley tracts and one private street that provide access to homes not accessed by public roads. These Small Lot Development access roads will be owned and maintained by the South 320th Place Homeowners Association. The main entrance to the site will feature alley load homes on both sides of the main entrance street. Garages will be located on the back side of these homes. The absence of driveways will provide an attractive entrance with a traditional streetscape. The streetscape for the main entrance is shown in the attached architectural rendering under the tab "Plans". The front elevations of the homes shown in the rendering display a number of architectural features such as window grids, shutters and window boxes. Some of these architectural features will be standard features on the South 320th Place homes, while other features (such as the window boxes) can be selected by the home buyer at the time of purchase and will be added to the cost of the home. South 320th Place has three open space tracts, two active recreation tracts and one storm water detention pond tract. Open space Tract T-1 is located adjacent to and east of 32nd Avenue South and contains a City of Tacoma water transmission line. This tract will serve as a native growth and landscaped enhanced visual buffer and will be maintained by the HOA in accordance with the City of Tacoma easement restrictions. Open space Tract T-2, located along the north property line, is within the Bonneville Power Administration ("BPA") easement area and will be left in an undeveloped condition and will be maintained by the South 320th Place HOA in conformance with the terms and restrictions of the BPA easement. Open space Tract T-3 contains an open space area and two small wetlands and associated buffers. The wetland in this tract will be enhanced during development of the South 3201h Place site. Tract PT-1 will be cleared of brush and improved as shown on the attached landscaping park plans to create an open level play area for active recreation use. It is unlikely that any significant physical structures will be placed in this park tract in order to comply with the terms of the existing BPA easement. Active park Tract PT-2 will be developed to include an array of active children's play equipment. Tract ST-1 will contain a storm drainage detention facility required for the South 320th Place site. The exact size and location of the storm drainage facilities will be determined during the engineering phase of the project. Additional engineering analysis will be required during development of the preliminary plat application to determine the more precise details of the storm drainage system. Water and sewer service will be provided by Lakehaven Sewer District. Power and natural gas will be provided by PSE. The South 3201h Place neighborhood has been designed with sensitivity to adjacent properties A single wood PSE power pole will need to be relocated to enable the site entrance to align with Weyerhaeuser Way. The north margin of South 320th Street will be improved with the addition of an HOV lane, curb, gutter, sidewalk and planter area as part of the plat construction of South 320th Place. A 10-foot wide area of Type III landscaping comprising the north 10 feet of ithe South 320th Street Right of Way will be constructed during development of the site. The 100-foot wide BPA easement area along the north side of the site will provide a natural buffer to properties to the north. Tract T-3 will provide an approximately 130-foot wide buffer to the east. Tract T-3 will be landscaped with the exception of the ST-1 storm water pond. The attached landscaping plan shows the type of landscaping materials proposed for Tract T-3. Tract T-1 will provide a 60-foot wide landscaped enhanced native grown vegetated buffer to the west. Site construction is expected to be typical for a single family project.. The site slopes gently to the north from South 320th. A small wetland borders the easterly portion of the site and provides a buffer between the site and the adjoining fire station. The site is currently covered with a mix of second growth evergreen and alder. Soils are typical for a site in the Federal Way area. The South 3201h Place land use plan was configured to conform to existing utility corridors. A Bonneville Power Administration power line corridor borders the site to the north. A single alignment of towers containing one circuit of 320 KV power lines is contained in the corridor. A 115 KV Puget Sound Energy line located on wood poles borders the site to the south and provides power to an existing power substation lying south of 320th Street and west of Weyerhaeuser Way. The PSE power poles also contain a 12.5 KV circuit of local distribution power lines as well as telephone and cable TV franchise utility lines. An Olympic Pipe Line Corporation main traverses the site from north to south. The City of Tacoma operates a water transmission line within an easement that parallels the south margin of the BPA easement including Tract T-1. Quadrant Homes seeks to build an attractive and diverse community with values similar to those of the City of Federal Way. It is our intent to build communities that are compatible with neighboring properties and homes that are in scale with the lots on which they are built. South 320th Place will have a mix of housing types that provides for flexibility of family sizes and market conditions. All homes will be single-family, two- story, detached dwellings. The demonstration project will highlight the Cottage Collection (22 to 26 feet wide) with homes ranging from approximately 1,000 to 1,800 square feet. We intend to offer up to ten (10) different front -loaded garage homes with one -car garages and four (4) different alley -loaded homes with one -car or two -car garage options. Other options in the floor plans, such as guest rooms, additional baths or utility rooms, are intended to meet diverse family needs and lifestyles. Each lifestyle floor plan will have three (3) elevations. That is, for each plan the buyer will have a choice of three front fagades which are designed to be pedestrian oriented and provide visual interest. These elevations will vary in roof form, porch design and/or facade detailing. We have made every effort to create diversity in plans and elevations. The success of our communities is based upon this program of offering the buyer choices that result in varied roof and porch forms, different textures in the siding and exterior elements, and a mixed color palette on siding, trim, and accents (doors and shutters). The primary ground floor entries will be oriented toward the streets. Furthermore, facades will vary from one building to the next to further diversify the streetscape. We also ensure variety in elevations and scale by not allowing the same home elevations to be built on adjoining lots. In addition to the Cottage Collection, the site plan proposes ten (10) home sites that will allow for a limited number of larger homes. A limited offering of our Olympic (30-foot wide) homes will provide additional diversity in the neighborhood. These homes will be available with 2-car garage standard in approximately 1,500 to 3,000 square feet. Many of the same options are available in these floor plans as well. The South 320'h Place Homeowners Association will be an essential and important part of the Quadrant homeowner community. Quadrant Homes values the legacy we leave in a community. For that reason, we ensure that each community we develop has a capitalized, educated, functioning Homeowners Association at the time of transition to homeowner control. The purpose of a Homeowners Association is to maintain the common areas, ensuring a consistent look throughout the community, and enhance the sense of community. It is intended to prevent neighbors from making changes to their homes and using their property in ways that negatively impact property values. To create that legacy, we use the following tools and techniques to help our HOAs run well: • Covenants, Conditions and Restrictions ("CC&Rs") include important use restrictions (such as restrictions on RV and boat parking), and empower the Board of Directors to enforce them, including the power to raise, spend and save money for the benefit of the community over the long term. Rules and Covenant Enforcement Policy is in place before we open for sale. It restates the use restrictions in a format people will read. Our property managers make sure the Rules are enforced during developer control, establishing solid traditions of compliance. ■ The Property Improvement Handbook is a full -color, illustrated guide to what changes to the exterior of the property are and are not acceptable. Quadrant Homes uses an independent architect to manage the property improvement committee process (others may use the term "Architectural Control Committee" or "ACC") during development; to educate a Property Improvement Committee of homeowners before transition; and to provide ongoing services after transition if the Board wishes. • Property Managers and other key vendors, such as landscape maintenance contractors, are under contract to the HOA before the first home closes. Our goal is for these vendors to provide outstanding service and continue to work for the HOA before, during and after transition. • A Build -out Budget is established that includes vendor contracts, so income from assessments ("dues") is sufficient to cover necessary services without the need to steeply increase assessments after transition. In addition, we have a professional reserve study performed before transition, and establish a reserve account. A reserve study recommends the level of savings necessary to repair or replace all common area amenities over a 20-year time horizon, and helps ensure financial stability for the HOA. • Websites are established for each HOA, where the CC&Rs, Rules and Covenant Enforcement Policy, Property Improvement Applications, Handbook, and all other important information are available to homeowners online. Other homeowner education includes welcome packets, homeowner skills workshops before transition, and board training afterwards. The Quadrant Homes Small Lot Demonstration Project application is in compliance with Federal Way City Code Section 20-155 and the Small Lot Detached Dwelling Unit Use. See zoning code compliance chart in "Code" tab. Quadrant Homes, if selected as the Small Lot Demonstration Project builder, would like to entitle South 320'b Place in early 2008 and begin construction of the plat improvements in the spring of 2008. Home construction and sales would then commence in early 2009. The schedule is challenging and will require that the City proceed with parallel review of the engineering construction plans before final approval of the preliminary plat. A more detailed development schedule is included in the "Schedule" tab. Quadrant Homes is a natural choice for the first Small Lot Demonstration Project in Federal Way. We have over 35 years of land use development history with the City of Federal Way beginning with our parent company's corporate headquarters and continuing through the 15-year development of West Campus. Quadrant Homes has over 38 years of homebuilding experience in the five county Puget Sound area. Quadrant Homes prides itself on delivering compelling value to our homebuyers, many of whom are young families and first time homebuyers. We have an extensive array of small lot home plans that we have built and marketed in the Puget Sound area. These house plans have proven their value to our buyers. The wide array of house plans that Quadrant can offer and the range of options available to the buyer will create an attractive and varied streetscape within South 320'' Place. The streetscape views shown in the "Plan" tab illustrate how these different house plans will appear from the street. Quadrant Homes understands the goals and objectives of the City of Federal Way in creating the Small Lot Development provision of the zoning code. Quadrant Homes is ready to demonstrate to the City of Federal Way that small lot housing with compelling value can be created in an attractive and sustainable community and still be accessible to young families and first time homebuyers. We urge the City to select Quadrant Homes to complete the first Small Lot Demonstration Project in the City of Federal Way. South 3201h Place Description of Maps and Drawings I) South 320th Place Site Plan The South 320th Place Site plan is a graphic layout of the lots, road, open space tracts and location of the storm drainage detention pond. The local access roads are intended to be public. Driveways are shown in light blue shading. The proposed road sections are shown in the upper left hand area of the drawing. A preliminary set of more detailed engineering drawings of the project site is attached to the application booklet. II) Alley Load Streetscape Drawing This drawing is a 3-dimensional representation of the main entrance to South 3201h Place. It is a view of what might be seen from the second story window of lot 100 looking North East toward lots 7 through 11. The architectural rendering of the homes on lots 7 through 11 are created by using actual architectural plans for these Quadrant homes. All of the homes shown in this architectural rendering will be available for purchase by South 320th Place home buyers. The front elevation of the homes, display a number of architectural features such as window grids, shutters and window boxes. Some of these architectural features will be standard on the South 320th homes, while other features (such as the window boxes) can be selected by the home buyer at the time of purchase and will be added to the cost of the home. III) Front Load Streetscape Drawing This drawing is a 3-dimensional representation of the front load homes on lots 41 through 48 along the cul-de-sac local access street. It is a view of what might be seen from the second story window of the home on lot 20 looking westerly. The architectural rendering of the homes on lots 41 through 48 are created by using actual architectural plans for these Quadrant homes. All of the homes shown in this architectural rendering will be available for purchase by South 320th Place home buyers. The front elevation of the homes, display a number of architectural features such as window grids, shutters and window boxes. Some of these architectural features will be standard on the South 320th homes, while other features (such as the window boxes) can be selected by the home buyer at the time of purchase and will be added to the cost of the home. LOT NUMBER LOT AREA (af) M1N FRONT 3ETBACK'SETBACK (ft) MIN REAR (ft) Min SIDE SETBACK (ft) 2-3 3315 10 20 5 4 2975 10 20 5 5-6 3145 1--fop5 7 3060 10 20 5 8 3145 10 20 5 9-10 5060 1 20 5 11 3689 10 20 5 12-17 27f3 20 is 5 18 2901 20 15 5 19 2972 20 15 5 20 2907 20 15 5 21 3456 20 15 5 22 2749 20 15 5 23 2745 20 15 5 24 2742 20 15 5 25 2739 10 15 5 26 2735 10 15 5 27 2732 20 15 5 25 2729 20 15 5 29 272.5 20 is 5 30 2722 20 15 5 31 2719 20 15 5 32 2715 20 15 5 33 2712 20 15 5 52' RICHT' Ir ¢ R H5 10 0 52' RIGHT -OF -WI D 25 SD I a HORIZ. Scale In Feet PROPOSED LEGEND ROW 52' PAVEMENT yg' ASPHALT PAVEMENT WIDTH SIDEWALKS / DRIVEWAYS SIDEWALK 5' WIDTH LANDSCAPE LANDSCAPE STRIP ;STRIP 4.5' unuTY � V0 0 PROPERTY LINE 1'>TRIP zs' RIGHT OF WAY LINE C N M RN— _ _.._ 60' R/W SOUTH 320TH PLACE J08 NUMBER 05809 SITE PLAN I SHEET NAME POS SHEET 1 OF •• •� -fir �. UJII A -m. i gal •_ .._ _ .. n.'-- •i � - � .- rx� i Ix. I now vl AIJ -71 South 320th Place Schedule to Start of Construction November 30, 2007 Task Quadrant Target Completion Date Apply for Small Lot Development Pre -application Conference September 28, 2007. Meet with City Pre -application Development Review Committee October 18, 2007 Pre -application Letter issued by the City November 5, 2007 Quadrant Homes Submits application for selection as a Small Lot Demonstration Project November 30, 2008 Letter of Completeness Issued by the Citv of Federal Way December 14, 2007 Decision by the City of Federal Way to Select Quadrant as the Small Lot Demonstration January 16, 2008 Submit Preliminary Plat application January 23, 2008 Letter of Preliminary Plat Application Completeness issued by City of Federal Way February 6, 2008 Submit Engineering Construction Plans for review February 15, 2008 Preliminary Plat Public Hearing April 1, 2008 Preliminary Plat approval by Ci Council May 1, 2008 Engineering Plans approved May 8, 2008 Start Construction May 12, 2008 Federal Way Zoning Code Requirements for Small Lot Detched Homes in RM 2400 Zone September 27, 2007 Zoning Code Requirement Federal Way Zoning Code Requirements in Chpt 22-667 Attached, Detached, Staked Dwelling units South 320th Place Lot Size 2400 Sq. Ft Min lot size Smallest lot 2,712 sq. ft. Approx. 3,000 s . ft. Ave lot size 1.7 Parking spaces per dwelling unit 208 Parking Spaces Required Approx. 240 Maximum Ridge Ht 30 feet 27 feet Max. Lot Coverage No maximum lot covera a 45% Typical South 320th Place Open Space Requirements December 3, 2007 Type of Open Space Tract Open Space Tract Open Space Tract Area % of Gross Area Required 6% of Gross Area Notes Usable Open Space PT-1 and PT-2 1.08 Ac 7.0% 10.0% Open Space Tract T-1, T-2 and T-3 have been deducted from the usable open space % contribution calculation. Trail construction has been proposed to meet the remaining 3% Usable and active Open Space requirement Buffer T-1. T-2 and T-3 3.39 Ac 17.9% 2.0% Total Percent of Gross Area 24.9% 15.0% South 320th Place Description of Application Attachments The following plans were prepared in support of the Quadrant Homes Application for selection as the Small Lot Development project in Federal Way. The plans described below are an attachment to the Small Lot Development application booklet and are intended to meet some of the Small Lot Development application checklist requirements. 1) Site Plan Drawings Prepared by PACE Engineers, Inc The attached site plan drawing, dated November 30, 2007 shows the lot layout, building setbacks and lot grading as well as the site road and utility layout. A single storm drainage facility has been proposed for the South 320th site. A Storm Drainage "Preliminary Technical Information Report" dated November 29, 2007 has been prepared by PACE Engineering and submitted to the City for review as a submittal separate from the South 320th Place application for Small Lot Demonstration Project. Sheet 1 of the plan set shows existing site wetlands. A "Critical Areas Report" for the South 320th site dated November 30, 2007 has been prepared by Talasaea Consultants. The Critical Areas report has been submitted to the City for review as a submittal separate from the South 3201h Place application for Small Lot Demonstration Project. 2) Landscape and Park Plan A Landscape and Park Plan, dated November 30, 2007 is included in the Site Plan Drawing set on sheets L1.0 and L1.2. The Landscape and Park Plan was prepared by The Weisman Design Group. South 32Oth Place Parcel Numbers Parcel No. Parcel Area 551560-0005 2.41 ac 551560-0010 2.57 ac 551560-0015 2.57 ac 551560-0020 2.57 ac 551560-0026 1.29 ac 551560-0025 1.38 ac 551560-0030 2.75 ac 551560-0035 1.61 ac 551560-0091 0.72 ac 551560-0090 1.25 ac Total Area 19.12 ac RECEIVED NOV 3 0 2007 CITY OF FEDERAL WAY BUILDING DEPT. SOUTH 320TH PLACE SMALL LOT DEMONSTRATION PROJECT RIGHT-OF-WAY IMPROVEMENT MODIFICATION REQUEST CITY OF FEDERAL WAY December 12, 2007 I) Description of Modification Request This modification request is to allow an alternate lane and parking configuration for City of Federal Way Development Standard Road Section "W". The requested modification to Road Standard "W" is proposed for use as the primary local access street be use in the Small Lot Demonstration Project of South 3201h Place currently before the City for review and selection as the first Small Lot Demonstration project in the City of Federal Way. The request for modification is being made pursuant to FWCC 22-1477. II Requested Code Modification This is a request to modify Local Access Road Section "W" which is contained in the City of Federal Way Development Standards. The Development Standards are an adopted part of the City Zoning Code, Chapter 22, Article XVI, "Improvements". II) Reason for requesting Modification FWCC 22-1477 (1) "The improvement as required would not be harmonious with existing street improvements, would not function property or safely and would not be advantageous to the neighborhood or City as a whole " The proposed modification is to allow two 10 foot travel lanes and one 8 foot parking lane in lieu of one 12 foot travel land and two 8 foot parking lanes. The proposed modification to road section "W" would create a modified road section identical to the paved curb to curb road section of the City of Federal Way Collector Road Section "S" but with only one 8 foot parking lane. Attachment A shows the proposed modification to Road Section "W". Attachment `B" shows Road Section "W" without modification and Attachment "C" shows Collector Road Section "S". We believe that this road section would function better as a two way local access road while providing more than the required parking spaces for the South 320" Place site plan. Since theyrinciple Iocal access road provides through traffic from South 320t' Street to 32' Ave South a two lane configuration similar to Collector Road Section S would function more safely than a single 12 foot lane. Since approximately 90 % of the local access streets are single loaded, only one side of the local access roads will have driveways, a single lane of parking will provide more than the required paring spaces. The South 320t' Place pre -application comment letter of November 5, 2007 RECEIVED requires a Local Access Type "W" road section for the public roads of South DEC 13 2007 CITY OF FEDERAL WAY BUILDING DEPT, Ar��Aufmlilt�T "A 00*' 52' RIGHT OF WAY ROW I y �2.5'- f V VVI\U C.X. VV I ILI\ (TYP) A#. JOY& ejU T "d 3' S' 4' 8 1 12' 8' 4'1 13' Util. a o Parking Parking o a Util. Strip ? Strip a o NOTES: 52 MINIMUM SECTI❑N LOCAL .25' CLASS B .17' CSTC .42' CSBC 1 LANE + PARKING SECTION W `V < F O c d _ - _L PUBLIC WORKS LOCAL DWG. NO. 3-2W ,artdudNloiuT 40G11 3' 5' 4' 8' 10' 10' 8' 4' 5' 3' I!#TI. a n Parking Parking n a Util. Strip f E Strip a m a 3 6' MINIMUM SECTI❑N MIN❑R COLLECTOR LOCAL .25' CLASS B .25' CLASS B .17' CSTC .17' CSTC .50' CSBC .50' CSBC 2 LANES + PARKING SECTION S NOTES: <%`\\ 4mp �(�V/ � PUBLIC i COLLECTOR I DWG. NO. o Q U �v��% WORKS I 3-2S