07-106736-AD4CITY OF
�. Federal
December 19, 2007
CITY HALL
Way
33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
Ms. Lizzie Zemke
ESA Adolfson
5309 Shilshoe Avenue NW, Suite 200
Seattle, WA 98107
Re: File #07-106736-00-AD; CRITICAL AREA TECHNICAL REVIEW
South 320th Street Small Lot Demonstration Project; 31800 32°d Place SW, Federal Way
Dear Ms. Zemke:
Please find enclosed a copy of a Critical Areas Report (Talasaea Consultants, November 30, 2007) for the
above -referenced project. The City of Federal Way is requesting assistance with technical review of the
critical areas report associated with the South 320"' Street Small Lot Demonstration Project.
Please note that this project is currently being reviewed for possible selection as a small lot demonstration
project, so at this time the applicant has not submitted formal application for preliminary plat review.
However, the applicant is interested in having advance review of critical area technical documents in
hopes that they will ultimately be selected to proceed and could'do so with some advance work done on
critical area review.
Please review the enclosed and prepare a proposed scope and fee estimate for your services and send your
proposed scope and fee estimate to my attention. I will forward your proposed scope to the applicant.
Once accepted and funded by the applicant, you will be given notice to proceed with the review.
Please contact me at 253-835-2644, or Janet.shull@cityoffederalway.com, if you have any questions on
the project.
Sincerely,
CJ net Shull, AICP
enior Planner
Enc: Wetlands Consultant Authorization Form
Critical Areas Report; Talasaea Consultants, November 30, 2007
Preliminary Technical Information Report; Pace, November 29, 2007
File #07-106736-00-AD Doc I D 43453
ANk
CITY OF
Federal Way
WETLANDS CONSULTANT AUTHORIZATION FORM
Date: December 18, 2007
City: City of Federal Way
Department of Community Development Services
PO Box 9718
Federal Way, WA 98063-9718
Consultant: Lizzie Zemke
ESA Adolfon
5309 Shilshole Avenue NW, Suite 200
Seattle, WA 98107
Project: South 320`h Street Small Lot Demonstration Project, Wetland Status —
Verification and assistance with project review for potential wetland and wetland
buffer impacts.
File No: 07-106736-00-AD
Project Proponent: George Cook, Assistant Vice President (425-452-6553(
Quadrant Homes
PO Box 130
Bellevue, WA 98009
Project Planner: Senior Planner Janet Shull, AICP (253-835-2644)
Documents Provided:
• Critical Areas Report; Talasea Consultants, November 30, 2007
• Preliminary Technical Information Report: Pace, November 29, 2007
Task Scope: Applicant's wetland consultant has determined that there are six wetlands on or
adjacent to the subject site. City seeks verification of the status of these wetlands.
1) Review submitted documents for conformance with Federal Way City
Code (FWCC) Chapter 22, Article I, definition of wetland and Article XIV,
Section 22-1356, "Determination of Wetland and Regulated Wetland."
2) Provide memorandum identifying additional information requested as
necessary.
3) Conduct site visit as necessary.
4) Possible meetings on site and/or with applicant's wetland biologist.
5) Provide written response as to the status of existing wetlands on or adjacent
to the site.
File #07-106736-00-AD Doc. I.D. 43471
Task Schedule: Provide task cost estimate by January 15, 2007.
Task Cost: Not to exceed $ without a prior written amendment to this Task
Authorization. (The total task amount is to be filled in by the Project Planner after
the consultant returns this form with all items filled out, including the total work
estimate, and said estimate has been approved by the Project Planner.)
Acceptance:
City of Federal Way Planner
Consultant
Project Proponent
Date
Date
Date
File #07-106736-00-AD Doc. I D. 43471
CITY OF
Federal Way
Date:
CITY OF FEDERAL WAY
WETLANDS CONSULTANT AUTHORIZATION FORM
December 18, 2007
City: City of Federal Way
Department of Community Development Services
PO Box 9718
Federal Way, WA 98063-9718
Consultant: Lizzie Zemke
ESA Adolfon
5309 Shilshole Avenue NW, Suite 200
Seattle, WA 98107
Project: South 320t' St Small Lot Demonstration Project — Wetland Status
Verification and assistance with project review for potential wetland and
wetland buffer impacts
File No.: 07-106736-00-AD
Project Proponent: George Cook, Assistant Vice President
Quadrant Homes
P.O. Box 130
Bellevue, WA 98009
425-452-6553
Project Planner: Janet Shull, Senior Planner (253-835-2644)
Documents Provided:
o Critical Areas Report; Talasea Consultants, November 30, 2007
o Preliminary Technical Information Report: Pace, November 29, 2007
Task Scope: Applicant's wetland consultant has determined that there are six wetlands on
or adjacent to the subject site. City seeks verification of the status of these
wetlands.
1) Review submitted documents for conformance with FWCC Article I —
Definition of wetland; Article XIV, Section 22-1356 - Determination of
wetland and regulated wetland.
2) Provide memorandum identifying additional information requested as
necessary.
3) Conduct site visit as necessary.
4) Possible meetings on site and/or with applicant's wetland biologist.
Doc. I.D.
5) Provide written response as to status of existing wetlands on or adjacent to
the site.
Task Schedule: Provide task cost estimate by January 15, 2007.
Task Cost: Not to exceed $ without a prior written amendment to this Task
Authorization. (The total task amount to be filled in by planner after the
consultant returns this form with all items filled out including the total work
estimate and said estimate has been approved by the Project Planner.)
Acceptance:
City of Federal Way (Planner)
Date
(Consultant) Date
(Project Proponent) Date
Doc. I.D.
QUADRANT HOMES�
MORE HOUSE. LESS MONEY.
December 12, 2007
Ms Janet Shull, AICP
Senior Planner
City of Federal Way
33325 81h Ave South
Federal Way, WA 98063
Re: South 320th Place
Dear Ms Shull.
�h �-�- r � 6 -73� -o6
14725 SE 36th Street, Suite #200
P.O. Box 130
Bellevue, WA 98009
Tel. 425.455.2900
Fax 425.646.8377
QuadrantHomes.com
Enclosed are 7 copies of the Critical Areas report for the South 320th Place
project. I would like to request that the City review; the Critical Area report in
accordance with adopted City procedures. It is our understanding that the Critical Areas
Report will be reviewed by Adolfson & Assoc. for the City of Federal Way. When the
required fees for City review of the Critical Area report have been determined please let
me know and I will submit the required review fee deposit.
If you have any questions please give me a call,
Sincerely,
Gear E. CQ 'fc, P.E.
A Quadrant Homes
425-452-6553
RECOVER
0,lT�Y
13UILDING DE.PT,
No
Q11212008j JanBt_$huII - TA43A S320th.Als _..
�- — - - - Page 9
WETLAND CONSULTANT TASK AUTHORIZATION
TASK AUTHORIZATION NO. 27004-43A
DATE 28-Dec-07
CITY City of Federal Way
PO Box 9718
33326 Eighth Avenue South
Federal Way, Washington 98063-9718
CONSULTANT
Lizzie Zemke
ESA Adolfson
5309 Shilshole Avenue NW
Seattle, WA 98107
PROJECT
S. 320th Small Lot Demo Site (07-106736-00-AD)
PROJECT PROPONENT
George Cook, Quadrant Homes
TASK AUTHORIZATION NO.
24006-43A
CITY PLANNER
Janet Shull
TASK SCOPE
1 Document Review
1 staff 4hrs
$ 326.50
2 Provide Memo documenting info needs
1 staff 2 hrs
$140.00
3 Conduct Site Visit
2staff 8hrs
$1,244.00
4On-site meetings
1 staff 4hrs
$ 342.00
5 Written response to City
1 staff 8hrs
$ 536.50
6Reimburseables
$100.00
TOTAL COST Not to exceed $ 2, 685.50
without a prior written amendment to this Task
Authorization; tasks to be completed as described
on the attached proposal dated November 6, 2006.
TASKSCHEDULE
DELIVERABLES Memo documenting additional information needs;
review letter to City regarding status of on -site wetlands
AUTHORIZATION
City of Federal Way Date
ESA Adolfson ( Principal)
Date
(11212008) Janet Shull S. 320th Street cost es#isrnte
Page 1
From: "Lizzie Zemke" <LZemke@esassoc.com>
To: <Janet.Shull@cityoffederalway.com>
Date: 1 /2/2008 11:26 AM
Subject: S. 320th Street cost estismte
Hi Janet,
The cost I came up with for the wetland review on the S. 320th
development site is $2,689. The cost includes a full day in the field
for 2 staff members to verify wetlands on the 19-acre site. We will not
proceed with any work on this task until we hear back from the City and
have a Consultant Authorization Form. Please let me know if you have
questions about our estimate. Thanks.
-Lizzie
South 320th Place
Description of Maps and Drawings
I) South 3201h Place Site Plan
The South 3201h 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
320`h 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.
• 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
Fedcral 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 320t' 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 320d` 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.
fagade 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, fagades
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.
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 3201h 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 the 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 320`h. 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 320th 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 320`h 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 facades which are designed to be pedestrian oriented and
provide visual interest. These elevations will vary in roof form, porch design and/or
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 from
32"d Avenue South which is proposed 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 320`h 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 3201h 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 320`h 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 ro erty line is md1bin the Bo r
Administration ("BPA") easement area and will be left in an undeveloped condition and
will be maintained by the South 320`h 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 320`h 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 320`h 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.
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 3201h 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
3201h 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 5th 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 ''/o 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 3201h Street lies south and adjacent to
the site and provides the main entrance to the site. South 320th 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 320th Street west of 1-5.
The South 320th 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 320th 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
QUADRANT HOMES
SMALL LOT DEMONSTRATION PROJECT
FEDERAL WAY
RECEIVED
NOV q 0 2007
6 a Y OF FEDERAL V'Jr-y`,"
BUILDING REP-
DECEMBER 3, 2007
ID
LOT
NUMBER
LOT
AREA
00
MIN
FRONT
SETBACK
(ft)
MIN
REAR
SETBACK
(ft)
MIN
SIDE
SETBACK
(it)
1
2988
10
n
5
2-3
3315
10
20
5
4
2975
10
20
5
5-6
3145
TO
20
5
7
3—M
10
20
5
8
3145
10
20
5
9-10
3DSD
10
20
5
11
3689
TO
20
5
12-17
2713
20
15
5
1B
2901
20
15
5
19
2972
20
15
5
20
2907
20
15
5
21
34%
20
15
5
22
2749
20
F5
5
23
2745
20
15
5
24
2742
20
15
5
25
12739
10
15
5
26
2735
10
15
5
27
2732
w
15
3
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
1s
5
34
3695
20
15
5
35
7360
30
15
5
36
3731
20
15
5
37
4392
20
15
5
36
2970
20
15
5
39
2972
20
15
5
40
3353
20
15
5
41
3057
20
15
5
42-46
2970
20
15
5
47
3032
20
15
5
48
3477
20
15
5
49
3469
20
15
5
50
2694
20
15
5
52
2667
20
15
5
53
2709
20
15
5
54
4028
20
15
5
55-59
2052
20
15
5
60
5052
20
15
5
61
4882
20
15
5
62
3092
20
15
5
63
3102
20
15
5
64
2522
20
15
5
65
31S7
20
15
5
96
3146
20
15
5
67
3087
20
15
5
68
3357
20
15
5
69
3192
20
15
5
70
3243
20
15
5
71
3293
20
15
5
72
3722
20
15
5
73
3940
10
20
5
74-77
2890
10
20
5
78
4177
10
20
5
79
4105
10
20
5
80
1 3332
10
20
5
82-35
2690
30
20
5
86
4055
10
20
5
87
4024
10
20
5
88
2890
10
20
5
89
2824
10
20
5
90
2956
10
20
5
91--93
2890
s0
20
5
94
4318
10
20
5
95
4296
10
20
5
96
2890
10
20
5
97
2844
10
20
5
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SOUTH 320th STREET
1601 2nd Avenue Suite 1000
Seattle, WA 98101
p 206A41,1855 I f. 206.448.7167
Civil I Structural I Planning I SuNey
QUADRANT HOMES
14725 SE 36TH STREET
BELLEVUE, WA 98009
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OPEN SPACE
(112,630 SF)
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FIRE DEPT.
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DATE JOB NUMBER
NOVEMBER 2007 SOUTH 320TH PLACE 05809
SCALE SITE PLAN SHEET NAME P05809SP
1 •-50 SHEET 1 OF
L
South 3201h 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 320tn
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 320`" 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 320th 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 L 1.0 and L 1.2. The Landscape and Park Plan was
prepared by The Weisman Design Group.
South 320th Place Open Space Requirements
December 3, 2007
(-- zsz- 0
Type of Open Space
Tract
Open Space
Tract
Open Space
Tract Area
% of Gross
Area
Required % of
Gross Area
Notes
Usable Open Space
PT-1 and PT-2
1.08 Ac
7.0%
S , &
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
17, (�
Buffer
T-1, T-2 and T-3
3.39 Ac
17.9%
2.0%
Total Percent of Gross Area
24.9%
15.0%
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 sq. 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 coverage
45% Typical
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 City 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 City Council
May 1, 2008
Engineering Plans approved
May 8, 2008
Start Construction
May 12, 2008
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