19-103221CITY OF
ti. Federal Way
July 25, 2019
Amalani LLC
Barry Margalese
105 S Main Street Unit 230
Seattle, WA 98104
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway, com
Jim Ferrell, Mayor
RE: Permit #19-103221-00-SM; CREEgWOOD SUBDIVISION, 21st Ave SW, Federal Way
Right -of -Way Modification Request
Dear Mr. Margalese:
This letter responds to your request to modify required right-of-way improvements for proposed `Road B'
within the Creekwood Subdivision. Federal Way Revised Code (FWRC) Section 19-135.070,
Modifications, Deferments and Waivers allows the Public Works Department to grant a request to
modify, defer, or waive the required street improvements only after consideration of four specific reasons.
The reason most applicable here is contained in Section 19-135.070 (2) Unusual topographic or physical
conditions preclude the construction of the improvements as required.
After evaluating the existing site conditions, review of FWRC provisions (Section 19.135.030 through
19.135.070), and direction provided by the City Council, the Public Works Department hereby
conditionally approves a modification to the typical City standard street section as follows:
`Road B' is classified as a Type "W" Local street. If built to full standard, it would include 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 right-of-way (ROW). The applicant has proposed two areas in which
this cross-section would be narrowed to reduce impact to the stream buffer and steep, erosive
slopes. While staff is supportive of a reduced cross-section for the ravine crossing and the east
leg of Road `B', expected traffic and pedestrian safety requires more improvements than the
applicant has proposed. The approved cross sections are described below.
1. Approved Reduction of Road B for Stream Crossing Section S for a distance of
approximately 150'
The total cross-section shall be 24' paved roadway consisting of two 12-foot lanes, 0.5' curb and
5' sidewalk on both sides; additional 1.0' on south side to accommodate a chain link fence
between the sidewalk and ravine for pedestrian protection; and additional 2' (+/-) to
accommodate Jersey barrier on the south side between the curb and sidewalk for
pedestrian/vehicle separation. This will be within a total right -.of --way width of no less than 38
feet. Actual right-of-way width will be determined when a design is approved for the ravine
crossing, to assure that all required improvements are fully within public right-of-way. Planter
\\CFWF[LEl Wppricatioos\CSDC\PROD\dots\save\158820_79392_18150656.DOC
strip is eliminated on both sides. The utility strip may be located under sidewalk, however, street
lights must be provided. Ramp locations for the intersection of Road B and 22nd Ave SW will be
determined during engineering review.
2. Reduction of Road B between 22nd Ave SW and 21st Ave SW (Section Q
The total cross-section shall be 28' paved roadway; 3.5' planter strip, and 3' utility strip on the
south side; 0.5' curb and 5' sidewalk on both sides; all within a total right-of-way width of 45.5
feet.
On the north side of the street, planter strip is eliminated and the utility strip may be placed under
the sidewalk. The utility strip on the south side shall be 3'wide. Street lights must also be
provided.
Additional Requirements / Conditions of Approval
This right-of-way modification is limited to the roadway sections discussed in this letter. The proposed
Sierra Scape Wall will be further reviewed during SEPA, preliminary plat and engineering review. bA
different method of crossing the ravine may be required.
This right-of-way modification is approved only for this project, and is therefore contingent upon Hearing
Examiner approval of the preliminary plat.
The conditions of this right-of-way modification will be applicable for a period of one year from the date
of this letter. If the project is not completed within the one-year time limit, this waiver will be void and a
new request for modification must be submitted.
If you have any questions regarding this letter please contact Ann Dower, Senior Engineering Plans
Reviewer, at (253) 835-2732 or ann.dower@cityoffederalway.com
Sincere,
Desiree Winkler, P.E.
Deputy Public Works Director
DW/JC/ce
enc:
cc: ESM Consulting Engineers LLC; Eric LaBrie; 33400 8th Ave S Suite 205; Federal Way, WA 98003
Cole Elliott, P.E., Development Services Manager
Rick Perez, City Traffic Engineer
Jim Hams, Senior Planner
PF/ad
Day file
\\CF W FILE 1\Apphca[ions\CSDC\PROD\docs\save\ 158820_79392_ 18150656.DOC
CITY OF
Federal Way
PUBLIC WORKS
DEPARTMENT
STREET MODIFICATION REQUEST /ACTION
Project Name Creekwood 15-Lot Subdivision
Permit # 17-102940-00-PC; 19-103221-00-SM; Duplicate request of expired 17-103950-00-SM
Location 2151 Ave SW/22°d Ave SW
Request Reduce the required right-of-way width and street improvements for Road B
between 215t Ave SW and 22°d Ave SW.
Staff Analysis Road B is classified as a Type W street, including a 28' paved roadway, 4'
planter strips, 5' sidewalks, and 3' utility strips on both sides, all within a 52' right-of-way. The
applicant proposes two narrowed roadway sections for this area. The portion of Federal Way
Revised Code that best applies to this situation is 19.135.070 (2) Unusual topographic or
physical conditions preclude the construction of the improvements as required. Steep and
erosive slopes are prevalent throughout the middle portion of this site. Although grading and
intrusion into the stream buffer will occur with this proposal, the ravine crossing and road have
been located along the north side of the property where slopes are somewhat gentler to reduce
the impact of these activities. This also places them next to existing back yards, which has
generated concern from the existing neighborhood.
1. Proposed Retluction of Road B for Stream Crossin(= Section S
The first proposed reduction is at the stream crossing , extending for a distance of approximately
150'. The applicant proposes a 20' paved roadway with 5' sidewalk on the north side and block
wall with guard rail on the south side. Planter strip would be eliminated on both sides, and
utilities would be placed under the sidewalks. A 43' right-of-way width is proposed in this area,
which is proposed in order to create a smooth horizontal transition between right-of-way widths
and capture all of the structural and storm water improvements necessary to complete the ravine
crossing.
Staff supports a reduced section for the ravine crossing. However, given the expected traffic
using the ravine crossing, and the need for pedestrian safety, the proposed section is too narrow.
A reduced ravine cross section is approved as follows:
-24' wide paved roadway consisting of two 12' lanes
- sidewalk on both sides, with chain link fence protection next to the ravine. The
sidewalk on the north side must be standard five foot width. The sidewalk on the south
side must have a total of six feet to provide a one -foot area at the back for the chain link
fence.
-Jersey barrier separating the sidewalk and roadway on the south side.
-Planter strip eliminated on both sides.
-the utility strip may be located under sidewalk.
-Right-of-way width will be determined when a design is approved for the ravine
crossing, to assure that all required improvements are fully within public right-of-way,
- Ramp locations for the intersection of Road B and 22°d Ave SW will be determined
during engineering review.
-total cross-section shall be 24' paved travel way, 0.5' curb and 5' sidewalk on both
sides; additional 1.0' to accommodate a chainlink fence on the south side, and additional
2' (+/-) to accommodate jersey barrier on the south side, all within a total right-of-way
width of no less than 38 feet. Actual right-of-way width will be determined.
2. Reduction of Road B between 22°d Ave SW and 215t Ave SW Section C
East of the stream crossing, the applicant proposes a full -width (28 feet) paved road width, with
typical 4' planter strip and 5' sidewalk on the south side only. Utility strip is proposed to be
reduced to two feet. On the north side, the applicant is proposing a landscape buffer between the
back yards and Road B to help mitigate the impact that the new road will have on the existing
homes. The applicant proposes to eliminate planter strip and sidewalk, asserting that the
landscape buffer will not require access via sidewalk, and planter strip would be redundant next
to the landscape strip. A three foot -utility strip is proposed on the north. Total right-of-way
width would be 43 feet.
Staff supports a reduced cross section in this area, however pedestrian safety and adequate space
for utilities must be maintained. Therefore, the reduction is approved as follows:
-eliminate planter strip on the north side of the street
-5' wide sidewalk is required on both sides of the street. Utility strip may be placed under
the sidewalk on the north side. The utility strip on the south side shall be 3'wide.
-total cross-section shall be 28' paved travel way; 3.5' planter strip, and 3' utility strip on
the south side; 0.5' curb and 5' sidewalk on both sides; all within a total right-of-way
width of 45.5 feet.
Requirements / Conditions of Approval
This right-of-way modification only approves the roadway sections discussed. The proposed
Sierra Scape Wall will be further reviewed during SEPA, preliminary plat, and engineering
review. A different method of crossing the ravine may be required.
This right-of-way modification is approved only for this project, and is therefore contingent upon
Hearing Examiner approval of the preliminary plat.
Staff Recommendation:
Development Services Reviewer
Development Services Manager
Traffic Division Reviewer
Traffic Division Manager
Deputy Director
Director Decision
Initial Date
Approve
Deny
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Re: File No. 17-102940-00-PC Creekwood Preliminary Plat — Right -of -Way
Modification Request
Dear EJ Walsh:
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This letter is an official request for a modification to street standards for a portion of Road B of the proposed
20-lot subdivision as described and provided for in FWCP 19.135.070 Modifications, Deferments and
Waivers.
Specifically, we are proposing the following two Right -of -Way Modifications:
1. To reduce the right-of-way width and improvements for a f385'-long section of proposed Road B
where it impacts a critical area buffer, and _?
2. To reduce the right-of-way width and improvements for a (length) -long section of Road B where
future homes will only be located on the south side of the roadway.
The first modification proposes to reduce the right-of-way for this Type "W" Street Section from 52' to 43'
(east of the 22°d Avenue SW intersection) and will eliminate all on -street parking, and the sidewalk on the
south side of the roadway for a f150'-long section of this roadway. This reduction is being requested in
order to minimize the impact on the critical area, while still providing adequate vehicular and pedestrian
access to the cul-de-sac and 15 homes that are being served by this roadway.
The second modification proposes to reduce the right-of-way for this Type "W" Street Section from 52' to
43' and will eliminate on -street parking and the sidewalk on the north side of the roadway for a f385'-long
section of this roadway. This reduction is being requested in -order to provide a much larger landscape
buffer for the adjacent homes to the north.
The following details how this modification request meets the requirements of F.W.R.C. 19.135.070:
1. The first request meets the criteria outlined under (2) Unusual topographic or physical conditions
preclude the construction of the improvements as required. The existing ravine being proposed
for crossing has unusual topographic and physical conditions in that it is a result of human
activity. This project is proposing to stabilize this ravine and stop the ongoing erosion that is
threatening the homes to the north.
Per the Pre -Application Conference Summary (datedll/14/13), it was indicated that "City staff
would support a modification request by the applicant to further reduce the street -section over the
ravine, within I50 feet of Road A ", in order to reduce the impact on the ravine crossing.
June 14, 2019 EJ Walsh Page 2
The proposed 43' right-of-way of Road B would have two 10' drive lanes with vertical curb and a
sidewalk on the north side in the vicinity of the ravine within the previously described 150 feet.
2. The second request is being made under (1) The improvement as required would not be,
advantageous to the neighborhood or city as a whole.
Where the proposed lots 1-5 abut Road B, we are proposing the same 43' right-of-way but the
improvements would include two- 10' drive lanes, one- 8' parking strip with vertical curb a planter
strip and sidewalk on the south side of the roadway. Improvements on the north side of Road B,
beyond the vertical curb would include street trees and landscaping.
The reduction in right-of-way width and improvements will provide a larger landscape buffer,
which is advantageous to the existing neighborhood to the north. It will also minimize the impacts
to these lots during construction, while giving the new development a secondary access to relieve
pressure on the non -code compliant cul-de-sac length of 22nd Avenue SW.
Per the information provided above the developer and project design team requests modifications from the
ROW standards in -order to reduce buffer impacts. Thank you for your consideration and please do not
hesitate to contact me if you have any questions or need additional information.
Sincerely,
CORE DESIGN, INC.
Joshua P. Beard, P.L.A.
Principal, Senior Project Landscape Architect
Traffic iCopsuttantsjmc,. _
MEMORANDUM
Barry Margolese
Brad Lincoln, PE
CreekWood Roadway Connectivity
August 1, 2014
GTC #14-132
Gibson Traffic Consultants, Inc. (GTC) has been retained to address roadway connectivity within the
CreekWood development. The CreekWood development proposed to consist of 25 units and is
located west of 2l't Avenue SW and south of the terminus of 22"d Avenue SW. a site vicinity map is
included in Figure 1.
Figure 1: Site Vicinity Map Source: Google Earth
The development is currently proposed to have internal connectivity between 21" Avenue SW and
22"d Avenue SW. A copy of the site plan is included in Figure 1.
2802 Wetmore Avenue - Suite 220 - Everett WA, 98201
Tel: 425-339-8266 - Fax: 425-258-2922 - E-mail: info@gibsontrafflc.com
CreekWood Comment Response
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Figure 2: Site Plan
There are currently 98 single-family residential units that utilize SW 307'h Street as their single point
of access. There are 34 of these units that utilize 22rid Avenue SW to access SW 307th Street and
subsequently access 21' Avenue SW. The access to 21" Avenue SW and connection to the south
terminus of 22nd Avenue SW will provide a second access to the existing 98 single-family residential
units that currently use SW 307th Street as their single point of access.
1. Internal Connectivity
The CreekWood development is proposing to have internal connectivity between a new access to 21 St
Avenue SW and the existing south terminus of 22°d Avenue SW. This internal connectivity satisfies
three sections of the City of Federal Way Public Works Development Standards (PWDS). Each of
these sections is discussed below.
1.1. PWDS 1.3.2 Streets - A
Section 1.3.2 Streets — A of the PWDS states that:
"Streets will be designed and constructed in conformance with the provisions of...King
County Road Standards (KCRS)..."
Section 2.19 of KCRS states that:
"No residential street shall serve more than 100 lots or dwelling units unless the street is
connected in at least two locations with another street..."
Gibson Traffic Consultants, Inc. August 2014
info@gibsontraffic.com 2 GTC #14-132
CreekWood Comment Response
The addition of the CreekWood development will results in 117 units utilizing SW 307" Street if the
internal connection is not provided since 19 of CreekWood units would utilize SW 307t" Street. The
CreekWood internal connection will provide a second access to satisfy the requirements of KCRS
2.19.
1.2. PWDS 1.3.2 Streets — C 5.
Section 1.3.2 Streets — C 5. Of the PWDS states that:
"More than one connection to the existing public street system will be provided for any
development... generating more than 250 trips per day or morel (25 single-family lots)"
This requirement of PWDS is similar in nature to the section from the K-CRS.- The internal
connectivity of the CreekWood development would provide a second access for-Ae existing 98 units
and 117 total units that would be required to use SW 307t' Street without the internal' connection.
1.3. PWDS 3.2.11 Street Layout
The first sentence of Section 3.2.11 Street Layout of the PWDS states that:
"No street or combination of street shall function as a cul-de-sac longer than 600 feet"
The existing total roadway length to the.uth terminus of 2211 Avenue SW is approximately 1,200
feet. This length is nearly twice the length of the PWDS requirement. The internal connection of the
CreekWood development will provide a second connection will eliminate 22"d Avenue SW as a cul-
de-sac and satisfy the requirements of PWMS 3.2.11.
2. Conclusion
The CreekWood development is proposing to provide an internal connection that will provide
connectivity between the existing south terminus of 22" d Avenue SW and 21' Avenue SW to satisfy
three sections of the City of Federal Way Pyblic Works Development Standards (PWDS). The internal
connection will provide a second access to the existing 98 units and 17 additional units that would be
required to use SW 307`h Street if the internal connection is not made. GTC therefore recommends
that the internal connection be made to enhance the connectivity and safety of the roadways in the
site vicinity and satisfy the required of PWDS.
Gibson Traffic Consultants, Inc. August 2014
info@gibsontraffic.com 3 GTC #14-132