19-101308CITY OF
t Federal Way
z
June 5, 2019
Ted Dimof, P.E.
Bush, Roed & Hitchings, Inc.
2009 Minor Ave E
Seattle, WA 98102-3513
RE: Permit #19-101308-00-SM;
Upland Federal Way, 2200 SW 320th St, Federal Way
Dear Mr. Dimof:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
The City of Federal Way Public Works Department has considered your request to modify or waive
several elements of the frontage improvements required by Federal Way Revised Code (FWRC) for the
proposed 11-lot short plat located within a Residential Single Family (RS) 5.0 zone.
The requests and applicable codes are:
1) Waive frontage improvements on SW 320`b St (FWRC Section 19.135.040)
2) Reduce interior street cross section and make it private (FWRC Section 19.135.040)
3) Allow reduced spacing between streets and driveways (FWRC Section 19.135.280)
4) Waive pedestrian connection to SW 320t' St (FWRC Section 18.55.010)
Staff has determined that although there are topographic constraints as asserted in your request, if the
maximum 15% slope is used to design a full street connection, a street connection can be made to SW
320t' St and the pedestrian connection would simply be the required- sidewalk. Therefore, request #4 is
denied and a full street connection with curb, gutter, sidewalk, and planter strip is required.
Since a street connection is required to SW 320`" Street, Request #1 is denied and frontage improvements
on SW 320t' Street are required.
The applicant has requested a private road to serve the proposed eleven lots, using COFW Street Cross
Section 3-22FF with a 20' travel way and 5' sidewalk on one side. This street section is intended for
Small Lot Detached Development (FWRC18.55.050), which is only allowed within multifamily zones.
Within either multifamily or single family zones, a private street may only be up to 150 feet long. Within
single-family zones, up to four lots may be served by a private street. At nearly 600 feet long and serving
eleven lots, the proposed street is over the maximum length and capacity. The proposal to use Street
Cross Section 3-22FF and provide a private road is denied, and public Street Cross Section "W" is
required.
\\CFWFILE 1 \Applications\CSDC\PROD\docs\save\156906_79246_04103955.DOC
As an alternative, a `three-quarter" reduced cross section would be approved on the east/west leg of the
interior street, if it is moved to the northeast property line shared with parcel #132103-9036. This parcel
is currently vacant. When it is developed, the neighboring developer would be required to close the
existing driveway on 21st Ave SW, complete the remaining improvements, and take access off the
interior plat street.
Access to the site is proposed off of 21st Ave SW, 244' south of 320th St SW, and 256' north of 322 St
SW. Since all potential access points for this site on 21st` Ave SW fall within the 95h percentile queue
length from the signal, the project will be required to install vertical curbing on the centerline of 21st Ave
SW and limit access to right -in -right -out. FWRC 19.135.290 allows spacing between streets and
driveways to be no less than 120 feet under these circumstances. The proposed access point is located far
enough from other streets, but is too close (110') to the driveway on parcel # 132103-9036. Therefore
the access point will need to be moved to be at least 120' from the driveway, or located so that the
existing driveway can be eliminated with future development, as outlined above.
In summary, requirements for this project are as follows:
1. Dedicate 4 feet of right-of-way on SW 320th Street and provide frontage improvements.
2. Provide a Type "W" street cross section for the internal street
3. Provide full street connection to SW 320th Street
4. Move the access location on 21st Ave SW to either share access with neighboring parcel
#132103-9036, or provide a minimum of 120' between the proposed street and the driveway on
the neighboring parcel.
5. Install C-curb to provide limited access on 21st Ave SW. This may be required on SW 320th
Street as well.
The conditions of this right-of-way modification are applicable for one year from the date of this letter. If
the work is not completed within this time period, this decision will be void and a new request for waiver
must be submitted.
Should you have any questions, please do not hesitate to contact Ann Dower, Senior Engineering Plans
Reviewer, at 253-835-2732.
Sin rely,
Desire6 Winkler, P.E.
Deputy Public Works Director
DW/AD:ss
c: Yuan Family Holding 2018 PR; Vincent Fei; 10906 80th PL NE; Kirkland, WA 98034
Cole Elliott, P.E.; Development Services Manager
Pf/ad
Day file
\\CFWFILEI\Applications\CSDC\PROD\docs\save\156906 79246_04103955.DOC
CITY OF
Federal Way
PUBLIC WORKS
DEPARTMENT
STREET MODIFICATION REQUEST / ACTION
Project Name SW 320th St Preliminary Plat (aka Upland)
Permit # 19-101308-00-SM
Location 2200 SW 320th St
Request:
The applicant wishes to modify or waive the following requirements:
1) Waive required frontage improvements on SW 320, St.
2) Reduce the interior street cross section and make it private
3) Reduce spacing between the proposed street and existing streets, and between the
proposed street and an existing driveway, below City requirements
4) Waive required non -motorized path connection to SW 320th Street
Staff Analysis
Note: Full street connection is required per Federal Way Revised Code 18.55.010 to meet block
perimeter standards. Staff originally suggested a street connection to SW 320th Street to meet
block perimeter standards, but did not require it due to topographical constraints. Only the
pedestrian connection was required. Upon further review, it appears that a street connection can
be made if a 15 percent maximum street grade is used.
1.Waive required frontage improvements on SW 320th St
SW 320th Street currently has adequate lane width but the 8' sidewalk is next to the curb with a
planter strip behind. To meet current standards for a Type "I" street, the applicant would be
required to dedicate 4 feet of right-of-way and install a 6-foot planter strip, 8-foot sidewalk, and
move existing street lighting. The applicant states that Federal Way Revised Code 19.135.070(2)
applies and the improvements should be waived since topography is steep along this portion of
the right-of-way, requiring walls. The slope is between 10 and 18 feet high and varies between
1 and 2:1 slope.
Staff has determined that the improvements can be made and would be required with a street
connection to SW 320th St (see #4 below), therefor staff recommends denial of this request.
2. Reduce the interior street cross section and make it private
To serve the proposed development, the interior street is required to be a public Type "W" street
with a 28' travel way, curb, gutter, 4-foot planter strip, five-foot sidewalks, and streetlights. The
applicant is proposing a private road corresponding to COFW detail 3-2 FF with 20' travelway
and 5' sidewalk on one side. This cross section is for "zero -lot line, small lots, and cottage
housing" serving up to 12 lots. Although this property is zoned RS 5.0 (the smallest lots allowed
within a residentially zoned area), the cross section is meant to apply to a "Small Lot Detached
Development", which can only occur in a multifamily zone. Within either zone, a private street
may only be up to 150 fees .ong. Within single-family zones, up to . _ ar lots may be served by a
private street. At nearly 600 feet long and serving eleven lots, the proposed road is well over the
maximum length and will serve more than double the number of lots allowed in this zone on a
private street. Staff recommends that Type `W' street section be applied to this development.
A "three-quarter" reduced cross section could be supported by staff on the east/west leg of the
interior road, if it is moved to the northeast property line shared with parcel #132103-9036,
which is currently vacant. When the adjacent parcel is developed, the developer would be
required to close the existing driveway on 215Y Ave SW, complete the improvements along their
frontage, and take access off of the plat road.
3. Allow spacing between the proposed street and existing streets, and between the
proposed street and an existing driveway, to be reduced below City requirements
Since all potential access points on 2I't Ave SW for this site fall within the 95th-percentile queue
length from the signal, the project will be required to install vertical curbing on the centerline of
21st Ave SW to limit access to right -in -right -out. This is also likely on SW 3201h St.
Access to the site is proposed off of 21 st Ave SW. It is located 244' south of 320th St SW, and
256' north of 322 St SW. As outlined in Federal Way Revised Code (FWRC) Section
19.135.280, 21st Ave S is classified as Access Class "2'. Limited access streets and driveways
are permitted within 150 feet of existing streets and driveways. FWRC 19.135.290 allows a 20%
reduction in this distance if certain criteria are met, which would allow them to be 120 feet apart.
The driveway to the north, which currently serves a vacant lot, is approximately 110 feet from
the proposed access road.
Since the proposed location of the access does not have sufficient spacing from the neighboring
driveway, one alternative is to relocate the street access as described in request #2 above. The
applicant could also relocate the access further south to maintain the required 150' spacing.
4. Waive the required non -motorized path connection to SW 3201h Street
Block perimeter standards outlined in FWRC 18.55.010 require a north -south non -motorized
path connection to SW 320`h St along the west side of the property. Due to the 1:1 and 2:1 slope
between the property and SW 320th Street, the applicant states that ADA slope and landing
requirements cannot be met. The request is to either waive this requirement or allow a stairway
which will meet the block perimeter standard but will not meet ADA standards.
To meet block perimeter standards, full street connection to SW 320th St is required per Federal
Way Revised Code 18.55.010. Sidewalk will be included therefor the non -motorized path is no
longer required.
Requirements / Conditions of Approval
1. Dedicate 4' of right-of-way on SW 3201h Street and provide frontage improvements
2. Provide a Type `W' cross section for the internal street
3. Provide a full street connection to SW 320th Street
4. The access location as shown must be moved to the northeast property line shared
with parcel #132103-9036, or further south to provide adequate separation from the
existing driveway.
5. Install C-curb to limit access to right -in -right -out.
Staff Recommendation
Development Services Reviewer
Development Services Manager
Traffic Division Reviewer
Traffic Division Manager
Deputy Director
Director Decision
Initial Date
3l Z�G
(cur with Staff Analysis
Yes No
❑'� ❑
Or ❑
Er, ❑
L=7si■J Bush Roed & Hitchings, Inc.
March 18, 2019
Mr. EJ Walsh, P.E.
Public Works Director
City of Federal Way
33325 8th Avenue S
Federal Way, WA 98003-6325
RE: Request for Waiver of Frontage Improvements
2200 SW 320th Street Preliminary Plat
Dear Mr. Walsh:
We are currently pursuing a preliminary plat approval for the above referenced site. The proposed plat
would subdivide the current two (2) parcels into eleven (11) buildable single family lots with an open
space tract, a storm drainage tract and a private road tract.
The purpose of this letter is to request a waiver of the frontage improvements and right-of-way dedication
along SW 320th Street.
Per comments provided by the City in the pre -application summary letter dated July 13, 2018, a 4-foot
right-of-way dedication along with a 6-foot planter, 8-foot sidewalk, street lighting and street trees are
required to be installed. FWRC 19.135.070 states that the public works director, "...may modify, defer or
waive the requirements of (chapter 19 if... ) (2) Unusual topographic or physical conditions preclude the
construction of the improvements as required."
The frontage of the property along SW 320th Street consists of steep slopes covered with native
vegetation, including existing trees. The existing slope has been evaluated by the project geotechnical
engineer and was deemed stable. Currently there is an 8-foot wide sidewalk with street trees and street
lighting. The sidewalk is adjacent to the curb with the street trees behind the sidewalk.
To install the required improvements, a retaining wall more than 6 feet high would need to be constructed.
FWRC 19.120.120 restricts the heights of retaining walls to a maximum of 6 feet in height. Because of
this the required improvements cannot be constructed.
Thank you for your consideration of this request and we look forward to your decision.
Sincerely,
BUSH, RAP & HITCHINGS, INC.
Ted D
Prino�
G�3fT3 �
BRH - Land Surveyors & Civil Engineers
2009 Minor Avenue East, Seattle, WA 98102-3513 MAR 21 2019
(206) 323-4144 (800) 935-0508 www.brhinc.com
CITY OF FEDERAL WAY
G 0-" L COMMUNITY DEVELOPMENT
Ann Dower
From: Ann Dower
Sent: Thursday, April 11, 2019 2:54 PM
To: 'TedD@brhinc.com'; 'heatherB@brhinc.om'
Cc: Stacey Welsh; Cole Elliott; Erik Preston
Subject: Upland Federal Way (Yuan Family Holding) Request for Waiver of Frontage
Improvements
Attachments: 20180713085605.pdf
Dear Mr. Dimof,
The City of Federal Way is in receipt of your request to waive frontage improvements on SW 320th Street for the Upland
Federal Way project. In comparing the modification request to the preliminary plat submittal, it appears that the
request addresses only a portion of the frontage -related requirements that are omitted in the preliminary plat
proposal. Please review the attached Development Review Committee letter, starting on page 8 with the Public Works
Traffic Division comments from Erik Preston, P.E. We could continue to process the request only for frontage
improvements on SW 320th St as provided, but it would be more efficient to address all of the omissions, including
reduced right-of-way dedication on both SW 320th St and 215T Ave SW, reduced cross section for the internal street,
private rather than public internal street, unmet access management standards, and unmet block perimeter standards,
with one modification request. Each of these items must meet one of the criteria for consideration, as outlined in the
Federal Way Revised Code as follows:
For frontage improvement standards:
19.135.070 Modifications, deferments and waivers.
The public works director may modify, defer or waive the requirements of this chapter only after consideration of a written
request for the following reasons:
(1) The improvement as required would not be harmonious with existing street improvements, would not function properly or
safely or would not be advantageous to the neighborhood or city as a whole.
(2) Unusual topographic or physical conditions preclude the construction of the improvements as required.
(3) Proper vertical or horizontal alignments cannot be determined because the existing streets do not have correct alignments.
(4) The required improvement is part of a larger project that has been scheduled for construction in the city's adopted six -year
transportation improvement program.
(Ord. No. 07-554, § 5(Exh. A(12)), 5-15-07; Ord. No. 02-417, § 1, 3-19-02; Ord. No. 02-414, § 3, 2-19-02; Ord. No. 98-330, § 3, 12-15-
98; Ord. No. 90-43, § 2(110.60), 2-27-90. Code 2001 § 22-1477.)
r_ 5
For Block Perimeter standards:
19.135.251 Block perimeters.
Streets shall be provided to develop a street network with a block perimeter of no greater than 2,640 feet, as measured on
centerlines. This requirement may be modified if connections cannot be made due to:
(1) Topographical constraints.
(2) Environmentally sensitive areas.
(3) Adjacent development not being conducive.
For access management standards:
19.135.290 Modification procedures.
.............................................................. .................... .....
Modifications to the standards in FWRC 19.135.280 may be made as determined by the public works director under the
following procedures:
(1) The director may grant a modification administratively to reduce spacing standards by up to 20 percent of the tabular values.
Criteria are existing accident rates and suspected low number of turning conflicts.
(2) A formal request for modification shall include documentation of topographical constraints, or inability to secure alternative
means of access through easements, dedicated tracts, or roadways of lower classification, and granting the modification will not
appreciably reduce roadway safety and capacity.
(3) The director may condition modification requests to require that accesses be closed, or further restricted, when alternative
means of access become available through development or redevelopment of other properties.
Please advise me as to whether you intend to proceed with this modification request, or revise it to include those items
that you feel should be modified based on the above criteria. Any item that is not waived by the Public Works Director
must be shown on the preliminary plat drawings.
Please let me know if you have questions.
Ann Dower
Senior Engineering Plans Reviewer
z- Federal Way
Public Works Department
33325 8th Ave S, Federal Way, WA 98003
Bush Roed & Hitchings, Inc.
April 19, 2019
Mr. EJ Walsh, P.E.
Public Works Director
City of Federal Way
33325 8th Avenue S
Federal Way, WA 98003-6325
RE: Request for Waiver of Frontage Improvements, Right of Way Dedications, Reduced Cross
Section of Internal Street, Private Rather than Public Internal Street, Access Management and
Block Perimeter Standards
2200 SW 320th Street Preliminary Plat
Dear Mr. Walsh
We are currently pursuing a preliminary plat approval for the above referenced site. The proposed plat
would subdivide the current two (2) parcels into eleven (11) buildable single family lots with an open
space tract, a storm drainage tract and a private road tract.
The purpose of this letter is to request a waiver of the frontage improvements and right-of-way dedication
along SW 320th Street, reduce the required cross sectional width of the internal road and allow the
internal road to be private, reduce the required distance from the proposed internal road access off 21st
Avenue SW from the existing driveway located at the adjoining northern property, and relief from the
block perimeter requirement for non -motorized trips.
1 Per comments provided by the City in the pre -application summary letter dated July 13, 2018, a
4-foot right-of-way dedication along with a 6-foot planter, 8-foot sidewalk, street lighting and street
trees are required to be installed. FWRC 19.135.070 states that the public works director, "...may
modify, defer or waive the requirements of (chapter 19 if...) (2) Unusual topographic or physical
conditions preclude the construction of the improvements as required."
The frontage of the property along SW 320th Street consists of steep slopes covered with native
vegetation, including existing trees_ The existing slope has been evaluated by the project
geotechnical engineer and was deemed stable. Currently there is an 8-foot wide sidewalk with
street trees and street lighting. The sidewalk is adjacent to the curb with the street trees behind
the sidewalk.
To install the required improvements, a retaining wall more than 6 feet high would need to be
constructed. FWRC 19.120.120 restricts the heights of retaining walls to a maximum of 6 feet in
height. Because of this the required improvements cannot be constructed.
2. Per comments provided by the City in the pre -application summary letter dated July 13, 2018,
internal street(s) shall be a Type "W" Local street, consisting of a 28-foot street with curb and
gutter, four -foot planter strips with street trees, five-foot sidewalks and street lights in a 52-foot
ROW. We would like to install a 20' wide private stree�per City of Federal Way Drawing.Number
3-2FF with -a -cI-de-sac_meeti _g South_King Fire and Rescue Administrative Policy.1.0.0006._A
_..____copy of Drawing Number 3-2FF is attached to this letter. All conditions listed on the detail
necessary for approval of this request will be met to allow this private street section to be used.
BRH - Land Surveyors & Civil Engineers
2009 Minor Avenue East, Seattle, WA 98102-3513
(206) 323-4144 (800) 935-0508 www.brhinc.com
Request for Waiver
2200 SW 320th Street Preliminary Plat
Page 2
Bush, Roed & Hitchings, Inc.
3. The proposed access to the site is located off of 21s' Avenue SW. 215t Avenue SW is classified as
Access Class "2", which permits full access as close as 330 feet to any other street intersection or
driveway.
The site is proposed to be accessed off of 21st Avenue SW because the grade change from the
site to 5W 3201' Street preclud taking access from that street. The proposed private access
point is located approximately 65 t from an existing driveway located on the adjacent parcel to
the north, approximately 180 feet from the intersection of SW 3201h Street, and approximately 200
feet from the intersection of SW 322"d Street. The location of the proposed private road cannot
physically meet the dimensional requirements for full access to 21 st Avenue SW, therefore we
propose to restrict the access to right in / right out only.
4. Due to the requirements of FWRC 18.55.010 and FWCP Policy TP4.2 a north -south connection
to SW 320th Street along the west side of the property (Type "AK Non -Motorized Path) is
required. There are two (2) reasons why this requirement cannot be met if our understanding of
the requirement is correct. If we are required to provide a pedestrian path from SW 322"d Street
to SW 320th Street and it must be ADA accessible, the elevation change through the property
cannot maintain ADA maximum grades and the properties adjacent to the project site are single
family residential without the opportunity for extending access through. If the connection can just
be from the project site to SW 320th Street via stairs then we can adjust the plan and provide a
stairway to SW 320th Street.
Thank you for your consideration of this request and we look forward to your decision.
Sincerely,
INGS, INC.
Ted Dimof,
Principal/
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