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07-100018
CITY OF �. Federal Way October 12, 2007 Ms. Brenda Fodge Stanton Northwest Integrated Real Estate Development 11410 NE 122" d Way, Suite 102 Kirkland, WA 98034 CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederalway. com Re: Permit #07-100018-00-AD; NOTICE of DECISION Steel Lake Cottages; 2000 Block of South 3041h Street, Federal Way Dear Ms. Fodge: Based on direction received from the Cottage Housing Selection Committee in April of this year, recent conclusions regarding the category of the on -site wetland, and resubmitted site and pro forma plans stamped September 28, 2007, the Steel Lake Cottages project has been selected as the second of two cottage housing demonstration projects. Selection to proceed as a demonstration project does not constitute a warranty of project approval, which must be evaluated through the formal permitting process. This decision does not guarantee approval of the depicted number of cottage units or other aspects of the current site plan, which again, will be subject to formal permit review, The next step in the process is submittal of your Use Process IV and State Environmental Policy Act (SEPA) applications. Please refer to your preapplication summary letter for details regarding submittal requirements. Senior Planner Isaac Conlen is available to meet with you, if desired, regarding any technical issues or questions as you develop your application materials. On behalf of city staff and selection committee members, I want to thank you for the considerable time and effort you and the rest of your team put into developing this proposal. If you have any questions regarding this decision, please contact Mr. Conlen at (253) 835-2643. Sincerely, /64-�F�U-'. Greg Fewins; Interim Director Community Development Services c: Isaac Conlen, Senior Planner Ken Miller, Deputy Public Works Director Doc I D. 42691 CITY of CITY HALL Ak. Federal Wa 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederalway. com Ms. Brenda Fodge Stanton Northwest May 2, 2007 Integrated Real Estate Development 11410 NE 122" d Way, Suite 102 Kirkland, WA 98034 Re: Permit #07-100018-00-AD; NOTICE OF DECISION Steel Lake Cottages; 2000 Block of South 3041h Street, Federal Way Dear Ms. Fodge: The Cottage Housing Selection Committee has evaluated three cottage housing submittals and made a decision regarding the status of your proposal. The Steel Lake Cottages project will be placed on hold and re-evaluated pending submittal of further information regarding the category of on -site wetlands. We like the general concept and cottage designs you presented. We could not, however, make findings necessary to approve or deny the proposal due to the uncertainty related to the category of on -site wetlands and size of the associated buffers. This issue must be resolved before we can finish evaluating the site plan and issue a final decision. If you would like to continue, please submit a wetland report pursuant to Federal Way City Code (FWCC) Section 22-1356(b). If, based on your wetland evaluation, the required wetland buffer alters the Proposed layout of the site, please submit a revised site plan as well. We will utilize our third party consultant to evaluate your wetland submittal (cost recovery to be paid by applicant). Once the wetland buffer dimensions are known, we will re-evaluate the proposal and issue a final decision. Please let us know if you are interested in pursuing the project as outlined above. Although wetland buffer dimension is the largest issue regarding feasibility of the project, keep in mind there are other technical issues that must be addressed at some point, assuming the buffer issue can be resolved satisfactorily. These include access road width, exiting site distance, use of underground storm water detention facilities, etc. On behalf of city staff and selection committee members, I want to thank you for your interest in cottage housing, and the considerable time and effort you and the rest of your team put into developing this proposal. If you have any questions regarding this decision, please call Senior Planner Isaac Conlen at 253-835-2643. Sincerely, Kathy McClung, Director Community Development Services c: Isaac Conlen, Senior Planner Ken Miller, Deputy Public Works Director Selection Committee Members Doc I D. 40865 STANTON NORTHWEST Integrated Real Estate Development September 28, 2007 Cottage Housing Selection Committee City of Federal Way P.O. Box 9718 Federal Way, WA 98063-9718 RE: STEEL LAKE COTTAGES 07-100018-OOAD Dear Committee Members; We are in receipt of the Notice of Decision letter dated May 2, 2007 and the Wetland Consultant Review letter dated September 11, 2007. As requested by Mr. Conlen we have revised the site plan and proforma site plan to reflect the 100 foot wetland buffer along the entire lake edge. We have proposed a 50 foot wetland buffer per FWCC 22-1359(e). Thank you for allowing us additional time to resolve the onsite wetland category issue. We are excited for the opportunity to work with the City on a cottage housing project and look forward to receiving the Committee's decision on this project. Please contact me at (425) 823-9010 should you have any questions regarding this matter. Respectfully, Brenda Fodge Development Manager /bjf cc: Kathy McClung, Director of Community Development Services, City of Federal Way Isaac Conlen, Senior Planner, City of Federal Way RESUBMITTED SEP 2 g 2007 CITY OF FEDERAL WAY BUILDING DEPT. S ! STANTON NORTHWEST Y - Integrated Real Estate Development e April 12, 2007 Cottage Housing Selection Committee City of Federal Way P.O. Box 9718 Federal Way, WA 98063-9718 RE: STEEL LAKE COTTAGES 07-100018-00-AD Dear Committee Members; We are in receipt of the staff report for Steel Lake Cottages dated April 5, 2007, and are very disappointed with the recommendation not to select this project as a cottage housing demonstration project. There are a few items in the staff report which err in their assumption and conclusions about our project that we would like to address. Neighborhood Meeting — In general the discussion at the neighborhood meeting attended by staff was negative in nature. However it fails to mention that most of the negative response was driven by frustration over the failure to notice the Lake committee about the meeting which led to misunderstandings about the project in general. This made it difficult for us to effectively showcase the project concept. After the meeting we responded to the written comments submitted by Mr. and Mrs. Neubauer. This response was not mentioned in the staff report, just attached for reference. Also following the neighborhood meeting we initiated a meeting with a handful of the more vocal neighbors to discuss the project in more detail. The outcome of that meeting was very positive and several neighbors submitted letters supporting the Steel Lake Cottages project over a traditional subdivision. These letters are not mentioned anywhere in the staff report, just attached for reference. Both letters expressed the specific desire by neighbors to have a CHD project built on the property as it would create less impact to the lake and wetlands than traditional housing by limiting and regulating access to the lake, preserving natural vegetation and providing mitigation and/or enhancement of the existing wetlands. Please find attached an email from Tom Dezutter dated April 9, 2007 discussing his response to the staff report. 2. Proforma Site Plan — The staff report implies that the proforma plan is hypothetical at best. While we discussed this with the staff several times and offered to submit an updated plan we were told that because a new one would likely still show eight (8) lots we did not need to update it. Since this has now become an issue we have attached an updated proforma site plan that reflects 10 possible lots based upon allowable FWCC standards. This plan shows the current standards for roadway width and cul-de-sac, clustering of lots with open space fee in -lieu, and critical areas based on the type and category of wetlands on site. Based on the new proforma site plan, there is no basis to state that we could not subdivide this property into at least 8 lots once a critical area assessment and approval was complete. 3. Wetlands - Please see attached Memorandum from Raedeke Associates, Inc. dated April 11, 2007 regarding the classification of the wetlands. This document provides clarification to their December 2006 report that is misinterpreted in the staff report as supporting the City's wetland findings of Category I. Soil and Wetland Scientist Chris Wright of Raedeke Associates, who along with other members of his team physically walked the entire wetland edge to identify the ordinary high water mark of Redondo creek, clearly states that it is a Category II wetland pursuant to the criteria of FWCC 22-1357. His findings are based on that physical site visit, and are sufficient to prepare the formal delineation submittal necessary under FWCC 12-1356 to accurately map the site. What is not in the staff report is that although the City's critical area map may depict the existence of wetlands and attempt to classify them, the map is not based on an actual assessments or delineations of those wetlands which are required under FWCC 12-1356 to make that determination. It is therefore speculative for the staff report to conclude that a 1998 map can more accurately assess wetland category, quality of habitat, plant types and soil conditions than a Soil and Wetland Scientist standing on the site. We even made a formal records request for wetland delineations for this site with the City and none were available. The quality of the wetland and wetland buffers is far from pristine due to dumping, loitering and bike trails throughout the site. At one time there was a sewer lift station located on the property and an area of the buffer was cleared for an access road. The quality of the buffers is so degraded that the enhancements proposed with our project actually will increase the quality of habitat. 4. Selection Criteria a. Consistency with the purpose of the cottage housing article. Per the staff report — "The proposed Steel Lake Cottages is generally consistent with the purpose of the cottage housing article." b. Demonstrate the project has been designed with sensitivity to the adjacent properties and that impacts with regard to the parking, building height, building bulk, lot coverage, setbacks, screening, open space, and aesthetics associated with the project are substantially equivalent to impacts expected to be associated with development of conventional housing on the site. Per the staff report — "With the exception of the critical area constraints and subject to minor tweaks, the site plan presented is consistent with and satisfies selection criteria (b). " c. Demonstrate that the project will result in a highly attractive environment, which incorporates a high level of quality throughout, including but not limited to; 1. Architectural design 2. Building materials 3. Open space 4. Parking Per the staff report — "With regard to architectural design and building materials, the proposed project is excellent. The architectural renderings are precisely what are envisioned for cottage housing." Based on the information provided above regarding the updated proforma site plan (item 2) and wetland finding (item 3), we feel the project clearly meets the three criteria and should be selected as a demonstration project. Thank you for allowing us to meet with the committee today and discuss our project. We look forward to working with the City in the future. Respectfully, Randy Forsyti COONP Development & Construction /bjf Z(U6fi 4V-d Brenda Fodge Development Project Manager From: Tom Dezutter [TomDezutter@dtseattle.com] Sent: Monday, April 09, 2007 3:40 PM To: Brenda Fodge Cc: Bill and Maggie Linehan Subject: RE: Cottage Housing Selection Attachments: Neighbor Letter cottage.doc Neighbor Letter cottage.doc (3... Attached is a copy of my original letter, sent to the city. I noticed that the report did not mention letters sent by me and Bill Linehan. What concerned me about the report is it appears to be based mostly on the issue of wetlands classification only and not the issue of managing the impact on the lake and opportunity to create a feature project that could be a model of other communities that want more dense housing and the preservation of natural habit in the process. It also concerned me that comments made at the initial meeting were generally not favorable. I did not attend this meeting but my follow up with other home owners indicated that they were more curious and wanted to make sure the quality of the lake, shore and use was well thought out. My take is that a cottage project is far more appealing than developing individual residences. The city has an opportunity to explore 2 different demonstration projects and should view 2 different approaches based on location. I would encourage those making recommendations and approving the projects be considerate of this one time opportunity as it relates to the lake where they have significant interest through the park and ownership on the lake. Tom Dezutter Tom Dezutter, General Manager http://www.emarketing360.com/DoubleTree/WA/DGSSS/list.html www.Seattle.Doubletree.com Seattle, WA 206 777-3388 direct Now with Advantage Rent a Car on Site! I In Date: April 11, 2007 RAEDEKE ASSOCIATES, INC. 5711 NE 63Id Street Seattle, Washington 98115 (206) 525-8122 Fax (206) 526-2880 MEMORANDUM To: Ms. Brenda Fodge, Stanton Northwest From: Chris Wright, Raedeke Associates Re: Steel Lake Cottages (RAI #2006-033-003) Federal Way File No. 07-100018-00-AD Brenda, This technical memorandum is in response to the City of Federal Way staff report for the proposed Steel Lake Cottages, dated April 5, 2007. In the staff report, Mr. Isaac Conlen, acting Senior Planner for the City of Federal Way, indicates that the wetland associated with the proposed development site is a Category I wetland. Based on our site observations made in April and August 2006, and described in our December 2006 report the wetland on the Steel Lake Cottages property does not meet the City of Federal Way criteria necessary to be considered a Category I wetland. The City of Federal Way code Section 22-1357 states that Category I wetlands are those that: "Contain the presence of species or documented habitat recognized by state or federal agencies as endangered, threatened, or potentially extripated plant, fish or animal species; or contain the presence of plant associations of infrequent occurance, irreplaceable ecological function, or exceptional local significance including but not limited to estuarine systems, peat bogs and fens, mature forested wetlands, groundwater exchange areas, significant habitat or unique educational sites, or have three or more wetland classes, one of which is open water." Category II wetland are defined as those that: "Are greater than 2,500 square -feet in area, do not exhibit characteristics of Category I wetlands and meet the following criteria: Are contiguous with water bodies or tributaries to water bodies which under normal circumstances contain or support a fish population, including streams where flow is intermittent; or are greater than one acre in size in its entirety; or are less than or equal to one acre in size in its entirety and have two or more wetland classes, with neither class dominated by non-native invasive species. _ The wetland associated with Redondo Creek along the western portion of the Steel Lake Cottages site does not contain species or documented habitat for listed species of plant, fish or animal. The Washington Department of Natural Resources base map shows that Ms. Brenda Fodge April 11, 2007 Page 2 Redondo Creek is not a fish bearing water (Type N) thus, no endangered salmon could use the site. The developed nature of the surrounding area precludes its use as habitat for other listed species. The wetland does not meet the first criteria necessary to be considered a Category I wetland. The wetland on the Steel Lake Cottages site is not an estuary, it is not a peat bog, and does not contain a mature forest, therefore the second criteria required to be a Category I wetland is not met. The wetland contains two wetland classes, palustrine scrub -shrub and lacustrine open water. While the wetland does have an open water class, it does not have three or more wetland classes, one of which is open water and does not meet the third criteria necessary to be considered a Category I wetland. The wetland on the Steel Lake cottages site is larger than 2,500 square feet in size, does not meet the Category I characteristics and is greater than one acre in size in its entirety. The wetland identified on the property meets the Category 11 criteria required by the Federal Way code. The standard buffer required for Category 11 wetlands is 100-feet. This buffer width may be averaged or reduced to 50% of the standard width with approval of the Director of Community Development, per Federal Way code Section 22-1359. The southern and eastern portions of the Steel Lake Cottages contains the shoreline of Steel Lake, there is no palustrine wetland along the lake shore in the lagoon or along the eastern property boundary. The water line of the lake extends up to uplands on the Steel Lake Cottages property, as described in our December 2006 report. The setback requirements for this portion of the site should be determined by lake and shoreline regulations, not the wetland buffers. Thank you for the opportunity to prepare this material for you. If you have any questions about this information, please call me at (206) 525-8122. Z LEGEND 10' RICvI•IT-OF-W1Y TO - BE DWIOATE.D TO CRY OF FEDERAL WAY IMPACT OF EXISTMG DEGRADED BUYER (TYP) - Lu z Q fV >'+i7LlTH T SNSM26V 264232 NB95W4lrE 5677Y( N85.5 YE 412.51' _ I rrll { 4caAlt, A or y� Ts 1DD. FROM 11ER o � 5U REDUCED EDGE I 1 $ N gg I Sl BUFFER FROM •; I R 5}'KiM WMAND EDGE I I u I Ion 'r' Ln I 106 BUFFER FROM OHWM OF- • a I Ln REDONDO CREEK I 0 ` 1 i sr c• g)' t BAR<J=-R'S LAKE TRACTS II WEETILAND ov N$754 1 "F, i50.Qp' ` UNRECORDED 98 07 w 9v I aI " pppA?xPtATE . S 3 sla= g 7L1N4r 4 ax 6 STOp`i PONP 512E AND LOCATION �a EC)CE l EXISTMG WETLAND ` Yi r •.,:, DEGRADED BUFFER IMPACT\ --_--_.-- HANGE9ENT FOR ExISTMG -_--_ i ° EN _- -- - DEGRADED BUYER - (14j19 SF) \ 7 bb1 0 E N4ANCEME':T FOR \ EXI6Tw- DEGRAEPW, m EMATER (TYP) �. •� - 3 N 50' BUFFER FROM WMAND EDGE / ERW p{W Or AEDO1tD0 CREEK r CATECvDRY N IP w6TLAND RE,;' DO cry 9s STEEL L A K 6 vICINITY MAP SCALE: I' • 2000' / Lu 9 s � 5,T12x S_ e r�wr SF 6f+«r 6R Ik 74 µ 1 I I I I STEEL 7. 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SWTE RY1 KN�iCl.ANP. µLi,HMGTON 8a034 PHOWE, r42$} 823-9O3a FAX (AM) a23-9010 CONTACT: gTtEp=A FODGE - PROJECT MANAGER ENCsINEEWSURvEYORIPLANNER W F9 IFd: sE NE 29TH js-*a! om IO1 gEL,L�_��•-�.�;=�-TON 9e401 Pr�E, r42s) eea-'IaTT PAX, (4 .1 8SU-1963 LASE HFF3'SN75Bq • FT✓'�'iEGT r'L4 LACER ARC-IITECT 1532gAc�p=vaw GRWP A=1iTECTUFEll 3.AN+n4 S,F.AMlz-UJAS44WTO14 W" p{.IOpiF r206) A43-U61 FAX,(W&)44a-8909 CONTACT_ PsUL HIE-OVN'C Ala TRAFFIC EWalNEER RT30 11BT sA0VE7JU£ T SURE aco K1RKi.=UdP. UW244 -TGN W034 PHONE, e425)87 r-3e&5 OGNTACT< <EYM JCNE& WETLAND BIOLICCOST Rbt'.DE10E A5ACG1ATE9, R4C: S�II NE 631@D STNifET `..EA7'rLE{ UN491dP45TOti 5tt1s PHOF#- [2C76) 975-eL2 CONTACT, G✓-iRI311R1C�-li -I NOTES o J w L ng ems; 0AOULD M WI3rj(I'TErp A9 A CLUSTER SUBDIVISION, THEREFORE THE APPLICMIT UIOULD PR0P03E TO PAY A FEE IN LIEU OF OPEN SPACE PER 20-WIW. 2. '.'Ef2TIC.AL DATL "r W.aVD'n FE L,Y-ATI=- N T4 FEE',1C11 4]DRAN I FED F-AL M A•E 30F OJADR.�('lT OF THE 01TEASECI'ION OF Fr.4CP1G HK+RUAY AND SCUT14 .3041W ST. N. BASE BOLT CN TRAFFIC SKWAL POLE. ELEV.. 481.S& 4 O S O \ � y OQ O2 �J0 �wQ yy 1 1 1 PROJECT NUMBER 06100 16 Pv- t17. �� •Y�4 �' �' • i li I,Fr '. i]I �' � f, ' I, l;�r . �, ' j � .,, ' +,+ • ,� 1 . •! T r 1y MEMO •.a F � art „,�'+"+F � � � � �', � . ,,, C• � I � °�v .. •� �. So �,, . fi_ tea: ,,'�ui. »:'��. �• ,., :.,: `' a.-;.: r: �►*p°.` •`a.-�;�• � . � }� 4L ' � '� r •may, w"�" �l�'Y i/%a.. l 3. . r:r•+ .•rr+y Map ►tom' .. •� � � ,_ir �[Fs, ram• �_ ' � S, Y r }.� .� � . y ' Y• pis M1•• i� . ���{ r . t` r Map Date: January 5th, 2007 City of Federal Way City Of 300ft Vicinity if P.0Division P.O. Box 9718 33325 8th Ave S. Federal Way Tax Lot # 092104-9012 Federal 5-lha.96063 (206) - 835 -7000 www.ckyoffederalway.com Legend !Al'; ? Cyr 2007 0 King county Tax Lots - Subject Site Notification Area 300ft Notification Area N 0 100 200 400 Feet 9 CITY OF Feder IM E. - AY Thls map Is irlteno eo for use as a gr ptnrAl repmseniejon Only. The City of Fedvai Way makes no warranty AS !a ils mC rsrY I certify that the attached letter dated January 15, 2007 regarding "Cottage Housing Comments Requested" and Conceptual Site Plan dated 11/8/06 was mailed to the individuals on the attached "Listing of Taxpayer Names & Mailing Addresses" provided by the City. The City was unable to find an address for Mr. Fred Merritt, tax parcel 0537000048, therefore a letter was not mailed. The mailing was sent on January 15, 2007. 3�kakcct pot�'? Brenda ...- STATE OF WASHINGTON ) ss. COUNTY OF KING On this day personally appeared before me, Brenda Fodge, known to me to be the individual(s) who executed the within and foregoing instrument and acknowledged that she signed the same as her free and voluntary act and deed, for the uses and purposes therein mentioned. Given under my hand and official seal this 17th day of January, 2007. o 6±�� - - No ary Public in and for State of Washington, residing at kfa My commission expires w W W W W W N N N N N N fV N N- - - - - --� � 1*k Cn .p W N- O CO M �I CJ A W N O (D M �I M m A W N O Cfl Cb -1 0')' CJl A W N, � O O O O O O O O Cl O O O O C O O O O O O, O O O O O O O O o O O O O O O �0 �Q \0 �O �0 l0 �0 V1 V1 (h 5.11 LA V1 Vti C!i lh C1� l./l t.A' Ch (.h lh C11 lJl V1 A A, A A A A A ---i N N N N N N N W W W W W W W W W W W W W W W W W W W N N N N N N N N N - «-r - - - - - - O O Cl O O O O 0, O O C7 CO O C O O O O O O O O O O O O O O O O O O O O O A A A A A A A O O 0 0 O 0 0 0 0 0 O, O O O O O O A A A A A A. 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N N; N �D Q O O �- CD m CDO' J, � O U Oo Oo m N p Y y O m �✓ -i X m> to Nxy.� �C°ri z r C7 y Y ' a j �a. oto D � a � ❑ r�' ��� m r ❑ > d -a> b, + + y y y � a�yr r as � D � Z a z cn m P r i o, 0" "' _ o v o n D N tTl p G 0 cn Cl) >> Y r cn Z y va cn �y MV r _ w w x y �p rn a � d -ri. d � d d D 11 r a o 0 � D hr7� n Crrs�r� U) m tTl�aoaa> cn � te >> r 0 m Y " � rl 10 0C - --�<! m OQ N OQ mDfO) r- o �! o CD rn aQ Y Y n Y Y y oo 00 00 O CIO O 00 O •o m O o w O w O w a w l Ig STANTON NORTHWEST Integrated Real Estate Development January 15, 2007 RE: COTTAGE HOUSING COMMENTS REQUESTED FILE #07-100018-00-AD; PROPOSED STEEL LAKE COTTAGES Dear Neighbor: Your input is sought for a cottage housing project proposed in your neighborhood, located at 20XX South 304t Street. This single-family project consists of 16 cottage, 26,791 square feet of common open space, associated parking and landscaping on a 5.5 acre site (see enclosed site plan). Please consider this an invitation to attend an informal neighborhood meeting scheduled for 6:00 PM on January 31, 2007 at Federal Way City Hall. Cottage housing, as the term is commonly used, refers to small detached single-family units grouped around a common open space. Typical characteristics include community oriented design, construction characteristics of single-family housing, higher density and architectural design standards. Additional information about cottage housing, including visuals, is available on the city's website at www.cit affederaiwa .cam (from homepage click "Business & Economic Development" header, then the "Projects and Construction" tab and then "Cottage Housing" tab). The Federal Way City Council has authorized selection of up to two "demonstration" cottage housing projects within the city. All submittals will be evaluated based on a competitive selection process. Only those projects which pass the "selection" phase may apply for land use and construction permits to build the project. The selection phase of the cottage housing process includes an informal neighborhood meeting to obtain comments about proposed cottage housing applications, seek neighborhood input and answer questions about the cottage housing development, with the goal of improving the project's quality and compatibility. Although the meeting is hosted by the proponent, city staff will be in attendance to answer questions. This meeting will be held at City Hall in the Federal Way Council Chambers, 33325 8", Avenue South, Federal Way, WA on January 31, 2007 at 6:00 pm. If you are not able to attend the meeting and would like to provide comments, please mail them to me no later than February 14, 2007. I look forward to your attendance at the meeting. If you have any questions in the meantime, please feel free to contact me at Stanton Northwest (425) 823-9010 ext. 30, or Isaac Conlen, Federal Way Acting Senior Planner (253) 835-2643. Sincerely, ;aj,x�� TV-� enda Fod Br e g Development Project Manager RESUBMITTED JAN 18 2007 CITY OF FEDERAL WAY BUILDING DEPT. •hllli �NIHILYTI 0Yf1�riNlO N] •1 ye .waxvnt 077 2N3llva0'7-:7[7 NOlNVLS S30VJ-LOO = V7 73315 �� Np'�Id WC3l [fd.l NH7d 3-PS 7''.Y.Ld3ONO7 AgPrfA W 3JV7 ^19 U u Q r-1 , ;ys ev9 it j� l�Ip1 r—C Q LLJ wcl aQ) IL Z U— 05 MASTER LAND USE APPLICATION r ►AN Q 2 20L CITY OF Federal Way ITY O(, =i�,L 1 sa`r BUILDINLDINf.� DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607;Fax 253-835-2609 www . ci!yoffed eral way.con i (D7 -1wt)►F�-oc -r4D APPLICATION NO(S)— Date Project Name ) lek& QD_cAcA �� 1-11 Property Address/Location Parcel Number(s) 02 l 0 "T- 1 0 I< Project Description PLEASE PRINT lit• Ynilu d%u�,�i Type of Permit Required —Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process 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 Zoning Designation sr —HD Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): __Occupancy Type Construction Type Applicant Name:�3bnton LaM Hold s, -C n Address: t ip N rG �nd W I Ste, .' 06, City/State: 1-IYU-1W'41 WA - Zip: q �65� Phone: '2 . 82-,--� . 010 Fax: 4� . �5 9-S .q033 Email:rd hr-P.a05ta n i+ onn 0 C) Agent (if different than Applicant) V Name: 3nMe06 0bOVIC, Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: V_iM In 5i I Address: aO 3 iEt? l f Wdh City/State: � Ya �)0�I OA- Zip= 6WC13 Phone: Fax: Email: Signature: Bulletin #003 — August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application STATEMENT OF DESIGN INTENT The purpose of the Cottage and Compact Single Family Housing Ordinance is to encourage the development of housing types that are responsive to changing household demographics. We embraced this goal in designing the Steel Lake Cottages, where residents will enjoy an alterative to the sprawling, automobile dominated subdivisions found throughout the Puget Sound region. Here you will find modestly scaled homes tucked into the landscape, organized around neighborhood greens and linked together by a pedestrian friendly circulation network. Reduced front yard setbacks strengthen the connection between the public realm and the private home. This proximity allo�vs residents to have their eves on the street, enhancing safety and fostering social interaction between neighbors. Streets lined with porches, entries and living spaces are not only visually more attractive but also create an inviting sense of enclosure for the street environment. Accessing garages from alleys and detaching garages continue the pattern of de- emphasizing the automobile. When garages are posi Wtioned to minimize their visual impact, the streetscape becomes more human in scale and shifts the focus to the positive, social aspects of the homes. Cottage housing communities also respond to other issues. The reduction of total development area enables the preservation of natural features. This is especially helpful on lots with difficult grading. and large sensitive areas. Smaller homes mean shorter streets and utility lines, smaller detention facilities and generally less infrastructure. The resulting conservation of energy and resources is environmentally responsible. Small homes are also socially- responsible, giving people with low and moderate incomes choices not readily available in today's housing market. The home designs are based on a creative interpretation of traditional vernacular st0es. Exterior finishes will include lap, shingle, and board and batten siding, traditional detailing and a palate of rich natural colors. RECEIVED JAN 0 2 2007 CITY OF FEDERAL WAY BUILDING DEPT. 06-105803-00-P i'� 4 :a a V JAN 0 2 2007 PROJECT NARRATIVE FOR STEEL LAKE COTTAGES ;1TY OF= FEDERAL WAY BUILDING DEPT. Steel Lake Cottages is a proposed 16-unit Cottage Housing Development (CHD) on 5.5 acres with a zoning designation of RS-5.0. The subject property is located west of Pacific Highway South and south of South 304th Street. Purpose The proposed Steel Lake Cottages development is consistent with the four purposes outlined in the Cottage and Compact Single Family Housing code. The City of Federal Way has identified the need to respond to the changing household demographics by adopting this code which allows a housing type that is condusive for retirees, small families, single parent households, single person households and dual -owner households. The floor plans that are proposed for this development include dual master bedrooms, one (1) bedroom with den and two(2) bedrooms with family rooms. These floor plans are designed to appeal to the various household demographics. The development is designed with sixteen (16) units of which two (2) are designated as affordable cottages/compact single family units, which will be priced appropriately acccording to FWCC. These afforable cottages/compact single family units will provide an opportunity for more affordable housing within the overall single family zoning in the area. The site layout compliments the concept of affordable housing by incoporating walkways/pathways, retention of native vegetation, common open space, a community garden and community structure. The intent of the increased common open space and amenities is also to reduce the cost and time for yard maintence compared to a traditional subdivision. These amenities will provide opportunity for residents to interact, and with a shared responsibility for these amenities, creating a sense of community and pride. The clustering and close proximity of the units are designed to encourage a sense of security, but allowing for individual privacy. The properties surrounding the development are currently apartments and single family residences. The stream along the west side of the development will provide a natural buffer between the adjacent properties and the retention of exsting trees and vegetation will provide some continuity from the existing site conditions to developed site conditions. The proposed development is compatible with the neighboring uses and the infill development goals of the Growth Management Act. Design & Impacts Steel Lake Cottages is a sixteen (16) units Cottage Housing Development (CHD) on five and one half (5.5) acres with a RS-5.0 zoning designation. The development design exceeds the requirements for common open space, private open space and parking. Required Provided Parking 30 38 Common Open Space 8,000 s . ft. 26,791 s . ft. Private Open Space(per unit 400 s . ft. 1,000 s . ft. CMocuments and Settings\Brenda Fodge\My Documents\Stanton Projects\604 - Steel Lake\604 - Project Narrative 12.28.06.doc 06-105803-00-PC The siting of units and floor plan layouts were designed with careful attention to comply with FWCC — Article XII Cottage and Compact Sign Family Housing. The enclosed pro -forma site plan depicts eight (8) single family residences in a typical residential subdivision. The impacts of the 8 lot SFR would be comparable if not more than the impacts created by the Steel Lake Cottages development. The proposed development would allow the retention of the natural vegetation, specifically significant trees. The retention of trees along South 304th Street would create a visual buffer from the street to the development. The proposed 8 lot SFR would remove all trees and put a storm water treatment facility in a highly visible location. The shared responsibility of the maintenance of open space and amenities would encourage more aesthetically appealing community for the residences. Community The design of the porportional units with a focus on cost effecieny and functionalism demonstrate the intention for an attrative development. It is one thing to provide a cheap or affordable unit, but it is another thing altogether to design space that is practice and useable - with attention to details such as dormers, varied roof lines and porches. Please see enclosed Architect's Narrative for more details on the design and building material specifications. The three (3) types of floor plans and siting of units allow for variation in the appearance of the units to avoid the cookie cutter look that is common with traditional residential developments. The clustering and close proximity of the units are designed to encourage a sense of security, but allowing for individual privacy. Units are orientated toward the open space to allow residences to easily access the amenities including pathways/walkways, benches, picnic tables, community garden and proposed community structure. The proposed community structure is intended to be an amenity to the development that would promote the essence of cottage housing including shared open space, community gatherings and pedestrian accessible recreation opportunities. The vision for the proposed community structure is an open air structure with some seating for residences to walk down to the lake and enjoy the lake habitat, gather with friends, and enjoy the territorial views of Mount Rainier. CADocuments and Settings\Brenda FodgeWly Documenls%Stanton Projects%604 - Steel Lake\604 - Project Narrative 12 28.06.doc December 28, 2006 Isaac Conlen Acting Senior Planner City of Federal Way 33325 — 81h Avenue South Federal Way, WA 98036 RE: 06-105803-00-PC STEEL LAKE COTTAGES Dear Mr. Conlen: STANTON NORTHWEST Integraled Real Bstale bovelopment JAN 0 2 2007 CITY OF FF-DERAL WAY BUILDING ❑EPT- This letter summarizes our response to the pre -application comments in your letter dated December 12, 2006. Please see our response in italics below each comment. PLANNING DIVISION (Isaac Conlen, 253-835-2643, issac.conlen cit offederalwa .corn) Critical Areas — According to city maps, the site is constrained by geologically hazardous areas, streams, and wetlands (see FWCC Chapter 22, Article XIV, "Critical Areas," enclosed). Provisions of the above noted critical areas applicable to your proposed site plan are noted below. a. Wetlands — City maps show category I wetlands along the west and southeast portions of the site. Your analysis indicates category II wetlands on -site. The application should include a wetland report prepared by a professional wetland scientist, which includes a wetland survey and evaluation of the wetland category (FWCC 22-1356). Category I wetlands require a 200-foot buffer and category II wetlands require a 100-foot buffer. The submitted site plan shows a 50-foot buffer with several minor intrusions closer than that and an even smaller buffer in the area of the detached garage for units 12 and 13 (although the comment was made that the shoreline in this area does not meet the definition of wetland area). Your wetland evaluation will be critical in determining the buildable portion of the site. We will utilize the services of our third party wetland consultant to help with review of this project, so this should be accounted for in budgeting considerations. FWCC 22-1359 (enclosed for reference) contains provisions to allow structures or improvements within regulated wetland buffers subject to certain criteria. Note the maximum reduction is 50 percent of the standard wetland buffer. If it is determined that the wetland is in fact a category II, a 50-foot buffer is the absolute minimum that can be approved, and then only if such reduction is clearly shown to be consistent with the criteria of FWCC 22-1359. Please find attached a Wetland and Stream Reconnaissance prepared by Raedske Associates, Inc. on December 22, 2006. QVoeuments and SaWngs%Brenda FodgeVesldop1804 - Pre -Application Response 1222.08.130C b. Regulated Lakes — Steel Lake is a regulated lake pursuant to FWCC 22-1331 thru 1336. Structures and other improvements may not be located within 25-feet of the Ordinary High Water Mark (OHWM) of the lake. Minor intrusions such as paths and seating may be permitted subject to certain criteria. Wetland buffers (see above) and shoreline setbacks (see below) appear to impose larger setback requirements, which would supersede the 25-foot lake setback requirement. Acknowledged. Please see responses to "Wetlands" and "Shoreline Master Program Jurisdiction. " c. Streams — The site plan shows Redondo Creek just off -site to the west. Redondo Creek is considered a major stream with a 100-foot setback requirement, which is shown on the site plan. Improvements are generally shown outside of the creek setback with the exception of a small portion of the detention vault, a pathway, and the proposed community building. Intrusions into the stream setback may be permitted if the applicant can clearly demonstrate the provisions of FWCC 22-1312 have been met. Different standards apply for 'minor intrusions,' such as the pathway, and 'other intrusions,' such as structures, driveways, etc. The detention vault has been relocated outside of the stream setback. Pursuant to FWCC 22-1312 pathways/wa/kways may be located within setback area if approved through Process ///. The majority of the existing foundation, where the proposed community structure would be located, is within the minimum thirty foot (30) from the OHWM. Please find attached a Wetland and Stream Reconnaissance prepared by Raedeke Associates, Inc. on December 22, 2006 for a discussion on the stream setbacks. d. Geologically Hazardous Areas — City maps indicate that a portion of the site is considered an erosion hazard area. Based on the topography depicted on the submitted site plan, it appears that portions of the site may also meet the definition of landslide hazard area and/or steep slope hazard as well (see enclosed definitions). A geotechnical report prepared by a qualified professional will be required with formal Process IV submittal. This report should identify and map portions of the site meeting the definitions for the various types of geologically hazardous areas. Pursuant to FWCC 22-1286(b), development activities may not occur within 25 feet of a geologically hazardous area unless no reasonable alternative exists, and then only if the activities will not create increased slide or erosion hazards. Your geotechnical report will need to demonstrate consistency with FWCC 22-1286(b). Acknowledged. A geotechnical report will be included in the formal submittal for this project. Subsection (g)(4) of the CHD article states that siting of dwelling units and open space in areas exceeding 15 percent slope is not encouraged. The majority of the site is sloped at greater than 15 percent. The city's concern is related to the amount of grading and retaining wall construction needed to make development of steeper sloped areas feasible. Tiered development supported by retaining walls and rockeries is not desired. This issue should be addressed in your selection phase submittal. A conceptual grading plan and /or cross-section drawing may be needed to evaluate this issue. File #06-105803-00-PC Page 2 of 16 Please find attached a conceptual site section prepared by Hackworth Group. The intention is to minimize site grading by designing and locating the proposed structures in accordance with the natural topography. 2. Shoreline Master Program Jurisdiction — Steel Lake is regulated under the city's SMP. Portions of the site within 200 feet of the OHWM fall under SMP jurisdiction. Additionally, any wetlands associated with the water body are considered shorelines subject to the provisions of the SMP. This would include the wetlands on the subject property. As noted above, a shoreline substantial development permit is required. The subject property is in the Urban shoreline environment. The provisions of FWCC 18-165 are applicable. Residential structures shall maintain a 50-foot setback from the OHWM, or a setback as established by the stringline method (FWCC 22-18-165[d][3]), or the minimum buffer required for any associated critical areas if greater than the shoreline setback. The stringline method establishes a setback as measured along a line that connects the most water ward point of structures on the lots on either side of the subject property. If the stringline method of calculating setback results in a building setback of less than 30 feet, the setback shall be 30 feet. Based on discussion at the preapplication meeting, it appears that either the stringline or the 30-foot default setback may be applicable (although further analysis of wetland/stream buffers is necessary to make this determination). Please clearly identify the location of the OHWM on the site plan. Structures on adjacent lots and their distance from OHWM must be depicted as well. Residential accessory structures less than 150 feet and less than eight feet in height may be located within the setback area. The applicant acknowledges a shoreline substantial development permit is required. Please find enclosed a Shoreline Setback Evaluation Map dated December 20, 2006 that utilizes the stringline method to determine the setback of structures on adjacent parcels. The structure on the property to the southwest is approximately nine feet (9) from the OHWM. The structure on the property to the northeast is approximately thirty-four feet (34) from the OHWM. Per FWCC 22-18-165 the setback can be reduced to no less than thirty feet (30) from the OHWM. Proposed Units 12 and 13 are greater than thirty feet (30) from the OHWM. The garage structure east of Unit 12 is approximately thirty feet (30) from the OHWM. 3. CHD Requirements— Relevant CHD provisions from FWCC Chapter 22, Article XII are noted below. a. Calculation of Units — Up to twice the number of dwelling units permitted by the underlying density may be permitted in a CHD. Calculation of permitted units is based on analysis of a pro -forma site plan showing the number of traditional single-family dwelling units that could be built on the site. With your selection phase submittal, please include a pro -forma site plan depicting lots, internal streets, open space, and adequately sized storm water facilities. The site plan is intended to be conceptual, but must include adequate detail to confirm the feasibility of the concept based on FWCC requirements. To develop 16 cottage/CSF units as proposed, the pro -forma site plan must indicate that the site would yield at least eight single family units/lots. Treatment of wetland buffers will be critical in evaluating the pro -forma site plan. Preferably, the pro -forma plan will not require significant buffer reductions/intrusions. If the plan depends upon wetland buffer reductions, we will need to discuss a method for analyzing the feasibility of such reductions. File #06-105603-00-PC Page 3 of 16 Please find attached a pro -forma site plan depicting eight (8) single family lots, a thirty-six foot right-of-way with cul-de-sac, storm water facilities and open space. b. Two of the 16 total dwelling units must be affordable in order to achieve a maximum of 16 units as proposed. Affordable cottages shall be sold at a price which is affordable to a two person (three -person for CSF units) family making 80 percent or less of King County median income, as published in King County's Benchmark report or equivalent publication from the U.S. Department of Housing and Urban Development (HUD). The most recently published benchmark report (2004) indicates a sale price of $177,700 (for cottages). This dollar amount has likely increased since that time. The sale price will be calculated at the time the units go on the market. Affordable units are intended to remain affordable for a period of 15 years. The developer will be required to record a title covenant regarding initial sales price and affordability. The developer/builder is responsible for marketing affordable units to families meeting eligibility requirements (less than 80 percent of median income). Affordable units must have a similar appearance and use similar exterior materials as market rate units, and must be dispersed throughout the project rather than clustered in one area. Acknowledged. C. Compact Single Family Units — CSF units may not exceed 35 percent of total units. The site plan indicates 6 of 16 units will be CSF, which satisfies the 35 percent standard. Acknowledged. d. Unit Size — Cottages are limited to 1,100 square feet and CSF units are limited to 1,300 square feet. Acknowledged. e. Common Open Space — Five hundred square feet of common open space is required per unit. The site plan indicates more than twice that is proposed. The conceptual landscaping plan shows quality planting throughout the site. Please also show any improvements within the common open space if proposed. Please see revised Preliminary Landscape Plan dated November 2006 that depicts pathwayslwalkways, benches, picnic tables, community garden and proposed community structure. All pathwayslwalkways will be sited to avoid impacts to trees that will be retained. Private Open Space — Four hundred square feet of private open space is required per unit. The site plan indicates more than twice that is proposed. The detail shows attractive improvements in these areas, including landscaping and short fencing. Acknowledged. File #06-105803-00-PC Page 4 of 16 g. Design Standards — Dwelling units are intended to have a roof pitch of 6:12 or steeper, although dormers and other architectural features may be allowed with a pitch of not less than 4:12 (up to 35 percent of total roof area). The submitted elevations appear to satisfy this requirement. It would be helpful to show roof pitches on the elevation drawings. If a plan has a lot of shallow pitch features, we may need to see a roof plan that shows the pitch of the various components. Subsection (h)(2) states that each unit abutting a public right-of-way shall have a front porch and entry oriented to the right-of-way. Units 1 and 2 abut South 304th Street and appear to have front porches oriented in that direction. If the eventual design includes sidewalks along the frontage of 30,'h, these units should incorporate walkways that connect the entries to the sidewalk. It may be desirable to showcase these units as the entryway and most visible component of the project from offsite. The two -car garage directly north of unit 2 appears to partially screen that unit from view to some extent. You may want to consider reconfiguring this portion of the site. Most of the units that abut the internal road appear to orient to the road as well, which is desirable. Subsection (h)(3) calls for units to have a porch and entry oriented towards the common open space. Most appear to do so, although it is not clear that this is the case with units 2, 7, 10, 14, and 15. Please address this issue in your selection phase submittal. Most of the design standards address dwelling unit design. Issues such as roof pitch, porch size, and calculation of square footage should be addressed with building permit submittal. Submittal drawings should highlight these issues to benefit and expedite the plan review process. Units 1 and 2 are located between a common open space and public right of way. The units have back porches along the public right of way. Unit 1 is oriented towards the common open space as called for in subsection (h)(3). Unit 2 is a different plan type that has an entry orientated to the internal road. The objective was to provide a two different unit types in that area of the site and keep the units orientated internal to the site. Parking — Thirty parking stalls are required. The site plan indicates that 32 spaces are provided. The site plan appears to be consistent with other parking provisions as well. Acknowledged_ Setbacks, Height, Lot Coverage — The site plan appears to satisfy these requirements for the most part. It does not appear that the units meet a 15-foot front yard setback from the internal street. This setback dimension may be modified pursuant to the modification section of the article. Also, the detached garages north of unit 2 and near units 12 and 16 do not meet the separation requirement of six feet. The setback from the detached garage to Unit 2 is ten feet (10) structure to structure. There is a proposed back porch that is depicted on the plan that is located approximately two feet (2) from the detached garage. Units 2, 16 and 15 are the only units that front and File #06-10580MO-PC Page 5 of 16 take access off the main entry street and have approximately fifteen foot (15) setbacks from the edge of right of way. The remaining units front and take access off a secondary street or alley. These units may be relocated slightly or an application for a modification may be submitted if this project is selected by the Director of Community Development. j. Selection Criteria — In addition'to compliance with the above noted provisions and others of Article XII, the applicant must demonstrate that the project satisfies the selection criteria of ordinance 06-533. The selection criteria should be addressed in a cover memo or narrative along with other significant code issues. Please see attached Project Narrative dated December 28, 2006. 4. Community Building — A community building up to 2,000 square feet is permitted in a CHD. You propose a community building on the foundation of a previously existing building in the southeast part of the site. This area of the site is heavily constrained due to wetland buffer and shoreline setback requirements (although it was stated that the wetland may not extend to this area). Based on the materials submitted for the preapplication meeting, it does not appear that the proposed building meets setback and buffer requirements. The existing foundation does not `grandfather' this footprint, so a structure in this location must comply with current code requirements. The proposed community structure is intended to be an amenity to the development that would promote the essence of cottage housing including shared open space, community gatherings and pedestrian accessible recreation opportunities. The vision for the proposed community structure is an open air structure with some seating for residences to walk down to the lake and enjoy the lake habitat, gather with friends, and enjoy the territorial views of Mount Rainier. Please see the Shoreline Setbacks Evaluation Map dated December 20, 2006. A portion of the existing foundation is within the minimum thirty foot (30) from the OHWM. 5. Landscaping — The conceptual landscaping plan looks good. FWCC 22-1568 requires retention of 25 percent of significant trees (defined as a healthy tree 12 inches in diameter or 37 inches in circumference measured at 4.5 feet above ground, excluding Poplar, Big Leaf Maple, Red Alder, and Cottonwoods). A detailed tree survey will be required with your formal submittal if the project is selected to move forward. Acknowledged. A tree survey will be included in the formal submittal for this project. 6. Condominiums — Prior to recording a condominium agreement, staff will need to review the agreement to see that adequate provisions are made to address subsection (m) regarding maintenance of common areas. Note, the city does not have code requirements regarding condominium development, other than the requirements for maintenance as indicated above. The condominium agreement will be recorded with King County. Acknowledged. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Sean R. Wells, P.E., 253-835-2731, sean.wells(&ci# Offederalwa .cam) File #06-105603-00-PC Page 6 of 16 Land Use Issues — Storm water Surface water runoff control and water quality treatment will be required per the 1998 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 1998 KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the eight core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. The city has 1" = 100', five-foot contour planimetric maps that may be used for basin analysis. 2. The project lies within a Level 1 flow control area, thus the applicant must design the flow control facility to meet this performance criteria. The project also lies within a Basic Water Quality Area. Water quality treatment shall be designed to meet the treatment criteria of the Basic Water Quality Menu. 3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 4. Detention and water quality facilities for private commercial developments outside the City Center Core must be above ground (i.e. open pond.). Underground facilities are allowed only with approval from the City of Federal Way Storm water Management Division. 5. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 6. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) permit may be required. Information regarding this permit can be obtained form the Washington State Department of Ecology at www.ecy.wa.goylprograms/sea/pactindex,html, or by calling 360-407-6437. 7. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA) permit may be required. Information regarding this permit can be obtained from the Washington Department of Fish and Wildlife at www.wa.gov/wdfw/hab/hpapage/htm, or by calling the office of Regulator Assistance at 360-407-7037. Acknowledged. Land Use Issues — Property 1. There appears to be underlying parcels to this property. A Lot Line Elimination (LLE) approval may be required. 2. There is a, "30' rd drawn from mosaic" shown on the King County Assessor Map across this property site. The property deed has a restriction about an unrecorded easement for the road as shown on the assessor's map. This might be a title -clouding issue and needs to be resolved. File #06-105603-00-PC Page 7 of 16 3. The existing legal description defines the western property line as the, "...centerline of the existing slough and drainage ditch." A land survey was conducted and recorded in 2001 (recording number 20010130900005, Vol. 143/Pg 012), which shows the, "thread of ditch not located," and "edge of water on 1/23/01." The "edge of water" line differs significantly with the King County Assessor's Map. This undetermined location could affect the property calculations significantly. A detailed land survey may be required. Acknowledged. These comments will be addressed prior to the formal submittal for this project. Right -of -Way Improvements See the Traffic Division comments from Senior Traffic Engineer Maryanne Zukowski for traffic related items. 2. Based on available records and the submitted materials, it appears that this proposal meets the 25 percent threshold criteria for requiring street frontage improvements as identified in FWCC 22-1473. The applicant/owner may submit an MAI appraisal for the subject property, or King County Assessor's records may be used. The Development Services Division will evaluate this data to determine if the project actually meets the city's 25 percent threshold for requiring street frontage improvements. 3. If dedication of additional right-of-way is required to install street frontage improvements, the dedication shall be conveyed to the city through a statutory warranty deed. The dedicated area must have clear title prior to recording. 4. All storm water treatment and detention requirements outlined above will be applied to new impervious area within the public right-of-way. 5. FWCC 22-1543 requires that driveways serving residential uses may not be located closer than 25 feet to any street intersection. Lots and intersections within new subdivisions or short plats must be designed to meet this standard. The applicant acknowledges the project may be required to complete frontage improvements along South 304'h Street. Building (or EN) Permit Issues Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the city. Engineering review fees are $730.00 for the first 12 hours of review and $61 per hour for additional review time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. Please note that these fees will increase after January 1, 2007. 2. The Federal Way Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the city's website at www.cityoffederalway.com to assist the applicant's engineer in preparing the plans and TIR. File #06-105803-00-PC Page 8 of 16 3. The applicant shall provide a geotechnical report that addresses design pavement thickness for the roadways. 4. Bonding is required for all improvements associated with the project. The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. 5. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during the two=year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the city. Maintenance for private roads and drainage facilities, including short plats, remain the responsibility of the individual property owners. 6. When topographic survey information is shown on the plans, the vertical datum block shall include the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are called out. 7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black ink. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. 8. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per Appendix D, 1998 KCSWDM, must be shown on the engineering plans. 9. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. Acknowledged. A geotechnical report will be included in the formal submittal for this project. PUBLIC WORKS TRAFFIC DIVISION (Maryanne Zukowski, PE, 253-835-2742, ma anne.zukowski cit offederalwa .cam) Transportation Impact Analysis 1. The city has adopted new policies for traffic analysis and mitigation requirements effective January 1, 2007. A concurrency hand out explaining the new policies is attached. 2. A Concurrency Application is required for the weekday PM peak hour. The estimated fee for this application is $1,448.00. The applicant would be expected to contribute pro-rata File #06-105803-00-PC Page 9 of 16 shares toward Transportation Improvement Plan (TIP) projects impacted by one or more peak hour trips. 3. A limited site access study prepared by an engineer licensed in the state of Washington is required, regardless of the timing of the application. The study shall include sight distance analysis at the proposed driveway along South 304th Street. Four final copies of the analysis must be stamped and submitted to the city. Staff has expressed some concerns that to improve sight distance, engineering improvements may be required. Street Frontage Improvements 1) Per FWCC 22-1474, the applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map III-6 of the Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as Table III-19. Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements in meeting the FWCC. Based on the analysis and FWCC, the applicant would be expected to construct improvements on the following streets to the city's planned roadway cross -sections: • South 3041h Street is planned as a Type "M" street, consisting of a 36-foot street with two 12-foot lanes, two eight -foot sidewalks, two six-foot planter strips, and one 12-foot center lane in a 70-foot right-of-way. Assuming a symmetrical cross section, five-foot right-of-way dedication and half street improvements are required and should be measured from the street centerline. The applicant acknowledges the project may be required to complete frontage improvements along South 304rh Street. ■ Internal road way access to more than four lots shall be a Type "W" street consisting of a 28-foot street with two five-foot sidewalks, two four -foot planter strips, in 52 feet of right-of-way. The applicant intends to process the development as a condominium pursuant to Article Xll — Cottage and Compact Single Family Housing, 22 -XX>D( Development Standards (0) (1). The entry road is proposed as a private road to be maintained by the Homeowner's Association. The road will serve sixteen (16) units, of which five (5) units take direct vehicular access. The remaining units take vehicular access off a secondary street or alley. The proposed private street is a modification of Type "Y" with a pavement width of twenty feet (20). If this project were selected by the Director of Community Development a modification request would be submitted. The site is designed to promote and support pedestrian movements via pathways/walkways. The pathways/walkways are orientated toward centrally located open space and meander through the common open space. By limiting some elements of the traditional subdivision, such as sidewalks, planter strips and on -street parking we feel it would promote the use of the pathways✓wa/kways. This modified road standard would also promote the idea of a private community, sense of security and more efficient land use within an already developed urban residential area. It would also allow the retention of the natural vegetation by reducing the amount of clearing and grading required. File #06-105803-00-PC Page 10 of 16 • Internal roadway access to four or less lots shall be a Type "Y' steer consisting of a 24-foot street with two five-foot sidewalks and utility strip. See response above. • A 106-foot diameter cul-de-sac is required; modification to this requirement may be made through the South King Fire and Rescue. Please see revised site plan dated November 8, 2006 with a proposed hammer -head turnaround in lieu of cul-de-sac. 2) Per FWCC 22-1477, the applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements. Information about a right-of-way modification requests are available through the assigned planner. Such requests have a set review fee. If the project is selected by the Director of Community Development the applicant will submit a Concurrency Application and Site Distance Analysis for review. PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, ro by @cityofed a ra I wa v. co m ) Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations include: Adequate space allocation for interior and exterior collection containers. The following exterior trash enclosure parameters will accommodate most solid waste and recycling needs: clear interior dimensions measuring 10 feet deep by 18 feet across, with a single two -door swinging gate spanning across the front of the enclosure. When the gate is opened, no structure or hardware is allowed above grade across the enclosure opening. Gate pins/holes are preferred in positions for closed gates and holding gates open for service access. • User access to interior waste and recycling storage areas/containers, and to exterior containers screened by enclosure(s). ■ Unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure openings. ■ Landscaping, setbacks and screening requirements (based on FWCC 22-1564[d] & [e]). • Note that larger -scale commercial or multi -family developments may see long-term savings from the use of on -site solid waste compaction equipment. This equipment may require larger enclosures, defined overhead clearance, and consideration of power utility access and drainage management. File #06-105803-00-PC Page 11 of 16 Help with many design parameters related to service access is available via the city's contracted solid waste services provider, Waste Management. Contact Senior Route Manager John Davis at 206.786.4530 (cell). Acknowledged. These comments will be addressed and incorporated into the formal submittal for this project. BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.s rout ci offederalwa .com) International Building Code (IBC), 2003 edition Washington State Amendments WAC 51-40* International Mechanical Code (IMC), 2003 edition Washington State Amendments WAC 51-42* Uniform Plumbing Code (UPC), 2003 edition Washington State Amendments WAC 51-46 & WAC 51-47* International Fire Code (IFC) 2003 Washington State Amendments* National Electric Code (NEC), 2005 edition Accessibility Code ICC/ANSI Al 17.1-2003 Washington State Energy Code WAC 51-11 Washington State Ventilation and Indoor Air Quality Code WAC 51-13* *Current state amendments are dated. July 1, 2004. ** As of January 1, 2002, the state amendments now require arc -fault interrupters for 15-20 amp branch circuits serving sleeping rooms in dwelling units (R-l's). Wind/Seismic: Basic wind speed 85 Mph, Exposure_, 25# Snow load, Seismic Zone D-1 A complete building permit application and commercial checklist. (Additional copies of application and checklists may be obtained on our web site at www.cityoffederalway.com.) Submit two sets of drawings and specifications. Specifications shall include: n/a _Soils report, x Structural calculations, x Energy calculations, _ Ventilation calculations. Note: A Washington State Registered architect's stamp is required for additions/alterations (new or existing) of 4,000 gross floor area or greater, unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW). Submit n/a copies with King County Health Department approval stamp for all projects that include food service facilities, septic systems, or other elements within the project that require health department approval. File #06-105803-00-PC Page 12 of 16 Energy code compliance worksheets are required to be completed and included with your permit application. A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations submitted. Federal Way reviews plans on a first in first out basis; however, there are some small projects with inconsequential review requirements that may be reviewed out of order. Review Timing The first comment letter can be expected within two to four weeks of submittal date. Re -check of plans will occur in one to three weeks after re -submittal. Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what changes have been made from the original drawings. Plans for all involved departments will be forwarded from Community Development Services. Federal Way has an expedited review process. Information is available at our front counter. Other Permits & Inspections Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time prior to commencement of construction. When required, special inspections shall be performed by WABO approved agencies or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection. All concerned departments (planning, public works, electrical, fire) must sign off before the Building Division can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of Occupancies. All construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, all subs, the general or representative, the architect or representative, the engineer or representative, electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the Building Division and will be scheduled by the inspector of record for the project. Site -Specific Requirements Building permit required for each structure. Since some of the garages are detached, they will require a separate building permit. Fire resistive requirements shall be per IRC 302.1 The information provided above is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at time of building permit plan review. File #06-105603-00-PC Page 13 of 16 Acknowledged. These comments will be addressed and incorporated into the formal submittal for this project. LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbu lakehaven.or ) Water A developer extension agreement will be required to extend and/or construct mainline water distribution facilities to serve the site. Preliminary review comments provided by South King Fire & Rescue indicate two new hydrants will be required onsite. Due to the lack of feasible opportunities to create a 'looped' water distribution system, a new main extending from South 3041h Street into the property will be required to be 12-inch diameter pipe from the point of connection to the first hydrant tee/lateral. Provisions for construction of 12-inch diameter pipe must be addressed in the project's SEPA checklist, pursuant to SEPA requirements. To date, the owner/applicant has not submitted either a Pre - Application, Pre -Design, or Developer Extension Agreement application to Lakehaven (application copies enclosed). Lakehaven emphasizes that owner/applicant should apply separately to Lakehaven for the one of the above processes early in the pre- design/planning phase to avoid delays in the overall development process. Further detail and/or design guidance and requirements regarding water distribution and/or sanitary sewer facilities will be provided only after the owner/applicant has submitted the appropriate application to Lakehaven. Sewer A side sewer permit will be required for each new connection to the sanitary sewer system, in accordance with standards defined in Lakehaven's current 'Fees and Charges Resolution.' Minimum slope for gravity side/building sewers is two percent. If area proximate to either the existing eight -inch AC sewer force main, or parallel eight -inch (AC?) gravity main (both mains currently out -of -service) is proposed to be disturbed (i.e., building over top of existing lines, etc.). The developer will be required to submit a written request to Lakehaven to have Lakehaven remove and dispose of, in accordance with pollution control regulations, all out -of -service AC sewer pipe on the property. General Charges -payable -in -lieu -of -extension, and/or latecomer and/or earlycomer charges may be are assessable against the property for facilities either previously constructed or to be constructed that provide direct benefit to the property. Please contact Lakehaven for further detail by obtaining and submitting a separate application for a pre -design meeting or a developer extension agreement (enclosed). Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for single-family use is calculated as 1.0 ERU per unit. Lakehaven's 2006 Capital Facilities Charges are $3,196/ERU for water and $2,768/ERU for sewer. File #06-105803-00-PC Page 14 of 16 Credit maybe available for this property from connection charges previously assessed for water and/or for sewer. Please contact Lakehaven for further detail by obtaining submitting a separate application for a pre -design meeting or a developer extension agreement (enclosed). All comments herein are valid for one year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. If the project is selected by the Director of Community Development the applicant will submit a Pre -Application to LUD. These comments will be addressed and incorporated into the formal submittal for this project. SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, chris.i nnham(&-southki ngfi re.org) Water Supplies for Fire Protection At least two on -site hydrants will be required. Fire hydrants shall be in service PRIOR to and during construction. A Certificate of Water Availability shall be provided at the time of formal application indicating the fire flow available at the site. Fire hydrants shall be spaced 600 feet or less apart. Every building shall have a fire hydrant within 300 ft. All measurements shall be made as vehicular travel distance. Fire Apparatus Access Roadway The access road shall be provided with a cul-de-sac. If a cul-de-sac cannot be provided, then all structures shall be protected with an approved automatic fire sprinkler system. The tee turnaround will be required to be a minimum of 20 feet in width. Designated fire lanes shall be required for emergency access. Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of construction. Fire apparatus access roads: 1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. 2) Shall be designed and maintained to support the imposed load of a 25-ton fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. File #06-105803-00-PC Page 15 of 16 3) Shall be not less than a 20-foot inside turning radius and not less than a 40-foot outside turning radius. 4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac at the dead end. All such cul-de-sacs shall be not less than 80 feet in diameter. 5) Gradient shall not exceed 15 percent. EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system, these provisions may be modified by the chief. Acknowledged. These comments will be addressed and incorporated into the formal submittal for this project. Please see revised site plan dated November 8, 2006 with a proposed hammer- head turnaround. Please feel free to contact me at (425) 823-9010 or brenda@stantonnw.com should you have any questions regarding this matter. Respectfully, Brenda Fodge Development Project Manager /bjf File #06-105603-00-PC Page 16 of 16 12/21/2006 13:59 IFAX Unit2F ).Com '—')3 Bill Fisher 0 001/009 MEW Fidelity at�c'onal Titre Company of ` Washington MUMUnderwritten by Fidelity National Title insurance Company 3500 188th Street SW #300 Lynnwood, Washington 98037 (425) 771-3031 / (800) 776-3021 Fax No. (425) 670-2109 Direct Line (425) 640-3500 1 2 3 4 UNIT 9 THE ORDER NUMBER: 0555939 TO: WINDERMERE REAL ESTATE/WEST CAMPUS INC 33310 1ST WAY SOUTH #200 FEDERAL WAY, WA 90003 Attention ROGER BINTNER Your Number -- Reference Name: XIM / STANTON TITLE ORDER NUMBER: 0555939 ** TEMD REPORT A.L.T.A. CUNIDilTMENT SCHEDULE A For information on this order, please contact: Bill Fisher, Senior Title Officer e-mail: bfisherefnf.com phone: (425)771-3031 X-500 Terry Sarver, Chief Title officer phone: (425)771-3031 x.510 Commitment Effective Date: December 18, 2006 at 9=00 A.M. Policy or Policies to be Issuedt - ALTA Owners Policy - 1992 Form Standard Coverage Homeowner (30W discount) Rate Proposed Insured: STANTON DEVELOPMENT, LLC - ALTA Loan Policy - 1992 Farm Extended Coverage Simultaneous Rate Proposed Insured: APPROPRIATE LENDER Amount $ 800,000.00 Premium $ 1,439.00 Sales Tax: $ 128.07 Amount $ To Follow Premium $ To Follow Sales Tax! $ To Follow The estate or interest in the land described herein and which is covered by this Commitment is a fee simple. The estate or interest referred to herein is at Date of Commitment vested in! IN SIL KIM, a single person on date of acquiring title The land referred to in this commitment is situated in the County of King, State of Washington, and is described as follows: See Attached JAN 0 2 2007 CITY OF FEDERAL WAY BUILDING, OEPT. 12/21/2006 13:58 IFAX Unit2'�-).Com 4 Bill Fisher a 002/009 Fidelity National Title Company of Washington ALTA Commitment, Page 2 Order No. 0555939 LEGAL DESCRIPTION: That portion of the North half of the Northwest quarter of Section 9, Township 21 forth, Range 4 East, W.M., in King County, Washington, described as follows: Beginning at a point on the North line of said subdivision which is South 69054113" West 1240 feet from the Northeast corner thereof; THENCE South 0005147" East 150 feet to the true point of beginning of the tract of land herein described; THENCE continuing South 00051471, East 346 feet; THENCE North 89054113" East 40 feet; THENCE South 0005147" East 274 feet; THENCE South 89054113" West to an intersection with the West line of the Northeast quarter of the Northwest quarter of said Section 9; THENCE along said West line North 0007' East to an intersection with the centerline of an existing slough and drainage ditch; THENCE Northwesterly along said centerline to a point on the South line of the North half of the Northeast quarter of the Northwest quarter of the Northwest quarter of said Section 9, which is 312.55 feet Easterly of the Southwest corner of said North half of the Northeast quarter of the Northwest quarter of the Northwest quarter; THENCE continuing Northwesterly along the centerline of said drainage ditch to a point on the Southerly margin of South 304th Street, which is 179.30 feet Easterly of the West line of said Northeast quarter of the Northwest quarter of the Northwest quarter; THENCE along the Southerly margin of said Street North 89054'13" East to a point which is located South 89054,13" West 1390 feet and South 0005'47" East 30 feet from the Northeast corner of the Northwest quarter of said section 9; THENCE South 0-05147" East 120 feet; THENCE North 8995411311 East 150 feet to the true point of beginning. Situate in the County of King, State of Washington. NOTE FOR INFO MATIONAI, PURPOSES ONLY! The following may be used as an abbreviated legal description on the documents to be recorded, per amended RCW 65.04. said abbreviated legal description is not a substitute for a complete legal description within the body of the document. NW 1/4, 9-21-4 12/21/2006 13:59 IFAX Unit 2 —) cam ' Bill Fisher [a003/009 Fidelity National Title Company of Washington ALTA Commitment, Page 3 Order No. 0555939 SCHEDULE B I. The following are the requirements to be complied with: A- Instruments necessary to create the estate or interest to be insured must be properly executed, delivered and duly filed for record- B. Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. II. Schedule B of the Policy or Policies to be issued (as sec forth in Schedule A) will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company. B. GENERAL EXCEPTIONS 1_ 'faxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public record. Proceedings by a public agency which may result in taxes or assessments, ox notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof_ 3. Easements, liens or encumbrances, or claims thereof, which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments or any other facts which a correct survey would disclose; and which are not shown by the public records- 5. (a) Unpatented milling claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records. (d) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitude. G. Any lien, or right to a lien, for services, labor or materials theretofore or hereafter furnished, imposed by law and not shown by the public records. 7. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage removal. B. Defects, liens, encumbrances, adverse claims or other matters, if any created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. 12f21/2006 13:59 IFAY Unit2�i.com �+ Bill Fisher 1&004f009 Fidelity National Title Company of Washington ALTA Commitment, Page 4 Order No. 0555939 C. SPECIAL EXCEPTIONS 1. Lien of any real estate excise sales tax upon any sale of said property if unpaid. The subject property is located in the City of Federal.Way. The excise tax rate is 1.78% as of January 16, 1991. Effective July 1, 2005: - Non taxable transactions fee is raised from $2.00 to $5-00; also an additional $5.00 fee for the technology fund, for a total of $10.00 - All transactions, taxable and non-taxable, will be charged a $5.00 fee for the funding of the State of Washington electronic REET project fund. 2. GENERAL TAXES PAYABLE AFTER FEBRUARY 15TH: THE FIRST HALF TAXES ARE DUE PRIOR TO MAY 1ST; THE SECOND HALF TAXES ARE DUE PRIOR TO NOVEMBER 1ST! Year: 2006 Amount Billed- $3,095-34 Amount Paid- $3,095.34 Amount Due- $0.00 Tax Account No.: 092104-9012-09 Levy Code: 1205 Value of Land: $255,000-00 3• DEED OF TRUST AND ADDITIONAL ADVANCES, IF ANY, AND THE TERMS AND CONDITIONS THEREOF: Grantor: In Sil Kim, a single person Trustee: Chicago Title Insurance Company Beneficiary: Faruq Ramzanalli, Han Kim and Ed Kim Original Amount: $200,000.00, plus interest Dated- November 30, 2004 Recorded: January 7, 2005 Recording No.: 20050107001211 4. Evidence of the identity and authority of the officers of Stanton Development, LLC, a corporation, to execute the forthcoming instrument should be submitted- 5. To provide an Extended Coverage Lenders Policy, General Exceptions 1, 5 and 7 are hereby deleted. General -Exceptions 2, 3, 4, 6 and 6 Will be considered when our inspection and/or Survey, if required, is completed. A Sul2plementl Report will follow. we will inform you later whether the 100 Endorsement will issue with the forthcoming lenders policy. 6• The legal description shown iri Schedule A was determined from the property address provided at the time of application. The description should be examined and approved by all the parties to this transaction prior to closing. 12/21/2006 13:58 IFAX Unit2' com '—li Bill Fisher 1&005/009 Fidelity National Title Company of Washington ALTA Commitment, Page 5 Order No. 0555939 7. RESERVATIONS AND EXCEPTIONS CONTAINED IN DEED FROM NORTHERN PACIFIC RAILROAD COMPANY! Recorded: December 26, 1897 Recording No. 162998 As Follows Reserving and excepting from said lands so much, or such portions thereof, as are or may be mineral lands or contain coal or iron, and also the use and right and title to the use of such surface ground as may be necessary for mining operations and the right of access to such reserved and excepted mineral lands, including lands containing coal or iron, for the purpose of exploring, developing and working the same. NOTE: This exception does not include present ownership of the above mineral rights. 6. EASEMENT AND CONDITIONS CONTAINED THEREIN, AS RESERVED BY INSTRUMENT: Recorded! July 10, 1931 Recording No_: 2680619 In Favor Of: Mary V_ Brill and Mrs. E.T. Tetherly, a widow Purpose- Pipe lines and the right to repair the same Affects_ Now laid 9. COVENANT CONTAINED IN INSTRUMENT: From: Claude S. Barker Recorded: March 30, 1936 Recording No.! 2891457 As Follows! No dance halls, road houses or any building allowed that will create a nuisance on said property and not to pollute the waters of steel Lake no as to render the same impure, swimming excepted 10. EASEMENT AND CONDITIONS CONTAINED THEREIN, AS DISCLOSED BY INSTRLNENT: Recorded: April 1, 1975 Recording No.; 7504010326 Purpose: Sewer mains and right of way Affects: As constructed 11_ EASEMENT AND CONDITIONS CONTAINED THEREIN, AS GRANTED BY INSTRUMENT; Recorded: November 7, 1977 Recording No_: 7711070739 In Favor of: Lakehaven Sewer District Purpose! Temporary right of way Affects: Portion of said premises 12. Light of the general public to the unrestricted use of all the waters of a navigable body of water, not only for the primary purpose of navigation, but also for corollary purposes, including (but not limited to) fishing, boating, bathing, swimming, water skiing, and other related recreational purposes, as those waters may affect the tidelands, shorelands, or adjoining uplands, and whether the"level of the water has been raised naturally or artificially to a maintained or fluctuating level, all as further defined by the decisional law of this State. (Affects all of the premises subject to such submergence.) 12/21/2008 13:59 IFAX Unit2'___J.com } Bill Fisher fa006/009 Fidelity National Title Company of Washington ALTA Commitment, Page 6 Order No. 0555939 13. Any prohibition or limitation on the use, occupancy or improvement of the land resulting from the rights of the public or riparian owners to use any waters which may cover the land or any part thereof. 14. Water rights, claims or title to water whether or not shown by the public records. 15, A RECORD OF SURVEY AND MATTERS RELATING THERETO: Recorded: November 12, 2003 Recording No_- 20031112900005 16. QUESTION OF THE EXISTENCE OF AN "AUTOMATIC HOMESTEAD": If the subject property is or will be the residence of a marital community, even though the interest therein may be intended to be held as a separate or community interest, execution of the proposed conveyance, contract to convey, or encumbrance must be by both husband and wife by reason of RCW 6.13 which provides for "automatic homestead". EXECUTION UNDER A POWER OF ATTORNEY WILL NOT PROVE ACCEPTABLE UNLESS FIRST APPROVED BY THIS COMPANY. END OF SPECIAL EXCEPTIONS NOTE 1: The legal description shown in Schedule A was determined from the property address provided at the time of application. The description should be examined and approved by all the parties to this transaction prior to closing. NOTE 2! Examination of the records discloses no judgments or other matters pending against the name(s) of Stanton Development, LLC, the proposed insured. NOTE 3: The address of the property is: VACANT Id= NOTE 4: Examination of the records discloses no judgments or other matters pending against the name of the vested owner. END OF NOTES In the event this transaction fails to close and this Commitment is cancelled, a fee will be charged to comply with the State Insurance Code and the filed Schedule of this Company. 12/21/2008 13:59 IFAX Unit2com 3 Bill Fisher [a007/009 Fidelity National Title company of Washington ALTA Commitment, Page 7 Order No. 0555939 The sketch attached is provided as a courtesy only by Fidelity National Title Insurance Company of Washington, without charge, for your information. It is not intended to be a Survey or to show all matters relating to the property (including, but not limited to area, dimensions, easements, encroachments or locations of boundaries)- It is not a part of, nor does iC modify, the Title Commitment or Policy to which it is attached. The Company assumes No Liability for the correctness of any matter related to this sketch. Reference should be made to an accurate survey for further information. MARCH 11, 2006 October 29, 2006 December 21, 2006 PL/mb wcf wcf CC: PRUDENTIAL NORTHWEST REALTY 622 S 320TH ST FEDERAL WAY, WA 98003-0000 Attn: LARRY PROKOP Cc: ADMIRAL ESCROW 4700 42ND AVE SW #470 SEATTLE, WA 98166-0000 ATTN: CLOSER J THANK YOU FOR YOUR ORDER IF WE MAY BE OF FURTHER ASSLSTANCE, PLEASE GYVE US A CALL 12/21/2006 13:59 IFAX Unit2@-A-nf.com i Bill Fisher la 008/009 Fidelity National Financial Grouu of Com aniesl Privacy Statement July 1, 2001 We recognize and respect the privacy expectations of today's consumers and the requirements of applicable federal and state privacy laws. We believe that making you aware of how we use your non-public personal information ("Person@ Information"), and to whom it is disclosed, will form the basis for a relationship of trust between us and the public that we serve. This Privacy Statement provides that explanation. We rest:rve the right to change this Privacy Statement from time to time consistent with applicable privacy laws. 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All requests trust be made in writing to the following address: Privacy Compliance Officer Fidelity National financial, Inc. 4050 Calle 12ea1, Suite 220 Santa Barbara, CA 93110 12/21/2008 13:59 IFAX Unit2R{n1f.com 3 Bill Fisher fm009/009 q pw ad e.aa CaMam c30sN T i92 ,�a i'}° y' swstM �T _ . �-, h. r� r► ,. 1.Y Y■ N.Io gyp F. AFT I. j ,�� a.., AC F c717 pp m Aow t 1, 1 1 Y' 40,6E � f t i:479G IF ' r.Y �� amG7 7: ,,a Ap 4y' WTI moo 3F + _w____—..__ � Old?u 6.A9 x x jAd Ac GA t ., "" Ljyr „z'� i LP �y'�yy,� 1 a y Y Ada,iw ] 7 N 14 AD {�Y �p� w � nMt � *a6� Eat �• .H u ff-Wa R wymj aci s + Lcrrs ,on w JIM to an 97 f 1 !m a+r� ■F y I a e6 pco r w CORt wT8411h 0� ' �• �di lm2 � � 76"00 °m : aCILANL3 SIGH ' ' }tea a °� TEIt� �Gd - Z9bL0L95Zb Eb�69 906Z/6Z/6L RAEDEKE ASSOCIATES, INC. 5711 NE 63Id Street Seattle, Washington 98115 (206) 525-8122Fax: (206) 526-2880 December 22, 2006 Ms. Brenda Fodge Stanton Properties, LLC P.O. Box 2307 Kirkland, WA 98083 RE: Wetland and Stream Reconnaissance for Stanton Steel Lake Property, Federal Way, Washington RAI Project No. 2006-033-001 Dear Ms. Fodge: RECEIVED JAN 0 2 2007 CITY OF FEDERAL WAY BUILDING DEPIT. At your request this letter summarizes the results of our wetland reconnaissance and stream delineation of the Stanton Steel Lake property. The Stanton Steel Lake property is approximately 5 acres located within portions of Section 9, Township 21 North, Range 4 Fast, W.M. Specifically the property is located in the city of Federal Way, south of South 300 Street and north of Steel Lake. The primary objective of our investigation was to examine the project site to identify areas that could be defined and classified as regulatory wetlands or streams. We visited the site on April 11, 2006 to investigate the soil, vegetation, and hydrologic conditions and to confirm the wetland boundaries previously flagged by L.C. Lee and Associates. We revisited the site on August 10, 2006 to delineate the ordinary high water mark of the eastern side of Redondo Creek. The ordinary high water mark flagging was then surveyed by Core Design Engineering and depicted on a map received by us on November 9, 2006. This letter is not intended to constitute a full wetland and stream delineation report, nor does it include a discussion of potential project impacts to wetland or streams or a discussion of potential mitigation measures for project impacts to sensitive areas. Ultimately, Federal Way may require a full wetland and stream assessment report in order to complete its review of a development application for the site. This letter describes the ordinary high watermark along the east side of Redondo Creek and documents our reconnaissance of the wetlands and uplands associated with Stanton Steel Lake property. Further we will describe the likely wetland and stream ratings and associated buffers under the current City of Federal Way Code (2004), and other permits likely to be required. Mr. Brenda Fodge December 22, 2006 Page 2 DEFINITIONS AND METHODOLOGIES WETLANDS Under Section 404 of the Clean Water Act, a wetland is defined as an area "inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances does support, a prevalence of vegetation typically adapted for life in saturated soil conditions" (Federal Register 1986:41251). We based our wetland investigation upon the guidelines of the U.S. Army Corps of Engineers (COE) Wetlands Delineation Manual (Environmental Laboratory 1987), as revised in the Washington State Wetlands Identification and Delineation Manual published by the Washington Department of Ecology (WDOE 1997). The WDOE wetland manual is required by state law for all local jurisdictions (including the City of Federal Way), is consistent with the 1987 COE wetland delineation manual with respect to wetland identification and delineation, and incorporates subsequent amendments and clarifications provided by the COE (1991a, 1991b, 1992, 1994). As outlined in the COE Wetlands Delineation Manual (Environmental Laboratory 1987) and WDOE (1997) Washington State Wetlands Identification and Delineation Manual, wetlands are distinguished by three diagnostic characteristics: hydrophytic vegetation (wetland plants), hydric soil (wetland soil), and wetland hydrology. The U.S. Fish and Wildlife Service (USFWS) Wetland Indicator Status (WIS) ratings are used to define whether hydrophytic vegetation is present (Reed 1988, 1993). The WIS ratings define plant species based on their ability to withstand saturated soil conditions. Plants are rated, from highest to lowest probability of occurrence in wetlands, as obligate (OBL), facultative wetland (FACW), facultative (FAC), facultative upland (FACU), and upland (UPL), respectively. Hydrophytic vegetation is present when "more than 50 percent of the dominant species are OBL, FACW, or FAC on lists of plants species that occur in wetlands" (Environmental Laboratory 1987:19). Soils are specifically examined for hydric indicators immediately below the A horizon or 10 inches, whichever is shallower. Hydric soil indicators include, but are not limited to: (1) gley conditions, (2) mottling in a low chroma matrix, (3) histic (organic) soils, and (4) saturated or inundated conditions. In order for an area to have wetland hydrology according to the 1987 and 1997 manuals, soils must be saturated within a major portion of the vegetation rooting zone (usually within 12 inches of the surface) for at least 5% of the growing season (Environmental Laboratory 1987, U.S. Army Corps of Engineers 1991b, 1992). Mr. Brenda Fodge December 22, 2006 Page 3 STREAMS The Washington State Shorelines Management Act of 1971 defines the ordinary high water mark (OHWM) on all lakes, streams, and tidal water as "that mark that will be found by examining the bed and banks and ascertaining where the presence and action of waters are so common and usual, and so long continued in all ordinary years, as to mark upon the soil a character distinct from that of the abutting upland, in respect to vegetation ... (RCW 90.58.030(2)(b) and WAC173-22-030(6); WDOE 1991)". As outlined in the WDOE (1994) Shoreline Administrator's Manual, the general guidelines for determining the OHWM include_ (1) a clear vegetation mark; (2) wetland/upland edge; (3) elevation; (4) a combination of changes in vegetation, elevation, and landward limit of drift deposition; (5) soil surface changes from algae or sediment deposition to areas where soils show no sign of depositional processes; and/or (6) soil profile changes from wetter conditions (law chroma, high soil organic matter, and lack of mottling) to drier conditions (higher chroma, less organic matter, or brighter mottles). BACKGROUND In preparation for our field investigation, we reviewed the background information for the property. We reviewed maps and information from the U.S. Fish and Wildlife (USFWS 1987) National Wetlands Inventory (NWI) map, the USDA Soils Conservation Service (SCS) Soil Survey (Snyder et aL, 1973), the Washington Department of Natural Resources (WDNR 2006) Forest Practice Activity Map, and the Federal Way Environmental Map (2006a), and a series of aerial photos from 1961 to 2001. We also reviewed the Apex Engineering survey map dated January 30, 2001 which shows the wetland boundary delineated by L.C. Lee and Associates. RESULTS BACKGROUND RESEARCH All background information for the property shows Redondo Creek flowing northwest from Steel Lake. In addition, wetland is shown bordering Redondo Creek. The NWI map (1987) depicts Redondo Creek Wetland as a palustrine scrub shrub/forested seasonally flooded wetland (PSS/PFOC) and also shows a palustrine emergent semi -permanently flooded wetland (PEMF) adjacent to Steel Lake. Steel Lake is classified as a lacustrine limnetic aquatic bed and open water permanently flooded wetland (L1ABH, and L10WH). Houses are mapped along the shores of Steel Lake and on the edge of the PSS/PFO wetland. The SCS map (1973) shows Redondo Creek wetland as Seattle muck (Sk). Seattle muck is a hydric soil. It is surrounded by Alderwood gravelly sandy loam (AgC 6% to 15% Mr. Brenda Fodge December 22, 2006 Page 4 slope and AgD, 15% to 30% slope) and Arents (disturbed Alderwood, (AmB 0% to 6% slope) soil series. The WDNR Forest Practice Activity Map (2006) depicts a non-fishbearing stream, corresponding to Redondo Creek, flowing generally northwestward from Steel Lake. Finally, the Federal Way Wetland and Stream Inventory (2006a) shows Steel Lake with Redondo Creek and associated wetland in the same locations as shown on the NWI mapping. The wetland is shown as a FW Category I, while Steel Lake is shown as a FW Category II. In addition, the map shows the open water lagoon mapped as wetland on the southern tip of the property adjacent to the lake. Aerial photos show the forested and shrub dominated wetlands on the western side of the property. There are several buildings and associated drives on the southern portion of the property from 1961 until 1989. These include a house on a narrow spit of land to the southwest of the lagoon, a larger house and its driveway clearly visible on the Stanton property. By 2001 all buildings appear to have been demolished. EXISTING CONDITIONS The northern edge of the property is located along SE 304`h Street and slopes downward to the south toward Steel Lake and to the west toward Redondo Creek. The majority of the property supports second -growth coniferous forest with the remains of several house foundations close to the lake. The lake flows into Redondo Creek. Redondo Creek is mapped as the westward boundary of the Stanton Steel Lake properly. Forested and scrub -shrub wetlands were found along Redondo Creek. A narrow peninsula, or spit of land, separates the lagoon (open water) and Steel Lake from the PSS portion of the wetland and Redondo Creek. Redondo Creek leaves the property via a 36-inch culvert under SE 304th Street. Upland Description The vegetation on the majority of the property consisted of both Douglas -fir (Pseudotsuga met:ziesii, FACLD and western red cedar (Thuja plicata, FAC) second - growth forest, with an understory of Indian plum (Qemleria cerasiformis, FACU), salal (Gaultheria shallon, FACU) and Himalayan blackberry (Rubus discolor, FACT]). Soils were characteristic of the mapped moderately well -drained Alderwood soils. Just north of the lagoon (approximately 30 feet), the soils were found to be over 12 inches of dark grayish brawn (10YR 312) sandy loam, characteristic of the mapped Alderwood soil series. No hydrology was found to a depth of 12 inches early in the growing season (April) and the vegetation was dominated by the Douglas -fir and western red cedar forest. A small area of slough sedge (Carex obnupta, oSL) upslope of the shoreline boundary was investigated and found to be growing along with Himalayan blackberry and salal on Mr. Brenda Fodge December 22, 2006 Page 5 non-hydric soils. On the slope fringing the waters edge were red alder (Alnus rubra, FAC), willow (Salix spp. FACW), Himalayan blackberry, Douglas -fir, and western red cedar. We also investigated the old house foundation found on the spit of land separating the PSS wetland from the lagoon and Steel Lake. Growing on the spit were Douglas -fir, red alder, Pacific madrone (Arbutus menziesii, UPL), and red -flowering currant (Ribes sanguineum, UPL), all plants characteristically found in upland communities. Wetland and Stream Description During the reconnaissance of the property Raedeke Associates, Inc. staff reviewed the wetland boundary flags remaining from the L.C. Lee and Associates delineation. Based on the locations of the remaining flagging, we agree with the location and size of the on - site wetland as delineated in 2001. As this was a reconnaissance, no detailed plot data were recorded, however the hill slope above the wetland was fairly steep and the vegetation was noted to change along the wetland boundary from the upland community of Douglas -fir, salal, sword -fern (Polystichum munitum, FACU), and Himalayan blackberry community to a wetland community. The wetland vegetation was composed of salmonberry (Rubus spectabilis, FAC+), Pacific willow (Salix lucida, FACW+), and hardhack spirea (Spiraea douglasii, FACW) close to the wetland edge along with scattered skunk cabbage (Lysichiton americanum, OBL) growing on deep hydric soils similar to Seattle muck. At the time of our August 10, 2006 site visit the entirety of the wetland area was inundated or saturated to the surface. On August 10, 2006 Raedeke Associates, Inc. staff delineated the ordinary high water mark (OHWM) along the east side of Redondo Creek. The Redondo Creek wetland begins at the edge of Steel Lake, where the open water lacustrine environment gives way to palustrine characteristics and ended at base of slope below South 304'h Street at the 36 inch culvert. The relatively narrow outlet of Steel Lake is characterized by deep organic soils supporting a scrub -shrub broad-leaved deciduous plant community. The stream OHWM was defncd by water flowing over the surface of the Seattle muck soils in a broad channel, with changes from vegetated wetland to non -vegetated stream bed, from standing water to flowing water, and drift deposition comprised of duckweed (Lemna minor, OBL). REGULATORY CONSIDERATIONS The City of Federal Way (2004) currently regulates activities within and adjacent to wetlands and streams under Federal Way City Code, Chapter 22, "Environmentally Sensitive Areas." Our area of study would be regulated under current City of Federal Way (2004) Code. The COE and WDOE would likely require a jurisdictional determination of all wetlands on the property in order to determine what, if any, permits may be required under federal and state law. Mr. Brenda Fodge December 22, 2006 Page 6 Wetlands The City of Federal Way, in the notes from the November 30, 2006 pre -application meeting, states on page 2 that the wetlands on the west and southeast portions of the site are rated as Category I (City of Federal Way 2006b). That means the City assumes there are documented species or habitat recognized by state or federal agencies as endangered, threatened or potentially extirpated nearby. Given the urbanized character of the area it is highly unlikely that protected species area present. We recommend contacting the Washington State Department of Natural Resources Natural Heritage Program as well as the Washington State Department of Fish and Wildlife Priority Habitat Program to determine if any documented species or habitat is present on or near your property. Assuming no listed species are present on the site, and according to Section 22-1357 (The City of Federal Way 2004), the wetland bounding Redondo Creek would likely be classified a Category II wetland. The wetland is larger than 2,500 square feet in area, it has three or more wetland classes, one or more being open water, and is contiguous (via Redondo Creek) with water bodies or tributaries to water bodies which support a fish population. Federal Way would likely assign a standard buffer of 100 feet under the 2004 Federal Way City Code. These buffers may be averaged or reduced up to 50% of the standard width, and intrusions such as walkways and benches would be allowed provided that they are not detrimental to water quality in the adjoining sensitive areas. Buffer Reduction requires a Process IV decision by the Director of Community Development. (Chapter 22-1359, Structures, Improvements and Land Surface Modification within Regulated Wetland Buffers, Federal Way 2004). Stream Redondo Creek is classified by the City of Federal Way as a major stream. The setback for a major stream includes all areas within 100 feet outward from the OHWM. (Division 5. Streams, Chapter 22-1306 - Setbacks, Federal Way City Code 2004). We are aware of no process that allows for stream buffers to be reduced or averaged. Steel Lake Regarding the setback from Steel Lake OHWM, it is not clear what the City of Federal Way (2004) Code requires. Chapter 22-1332, titled "Setback areas", states all areas landward 25 feet in every direction from the OHWM of a regulated lake is within the setback area from the regulated lake. However, on page 5 of the December 12, 2006 letter the city staff states that Steel Lake is a regulated as a Shoreline of the State and that any wetland associated with a Shoreline of the State under SMP jurisdiction would also be protected. Chapter 18-165 of the Shoreline Master Program, Section (4) titled "Urban Environment", states development shall maintain the first 50 feet of property abutting a natural environment as required open space. Page 5 of the December 5, 2006 letter restates the 50 foot setback or setback as established by the stringline method (FWCC 22- Mr. Brenda Fodge December 22, 2006 Page 7 18-265 {d} {3}), or the minimum setback assigned to the wetland associated with Steel Lake. Thus the standard required buffer around Steel Lake is still to be determined based on the wetland category assigned to the wetland associated with Redondo Creek. LIMITATIONS We have prepared this report for the exclusive use of Stanton Properties, LLC and their consultants. No other person or agency may rely upon the information, analysis, or conclusions contained herein without permission from Stanton Properties, LLC. The determination of ecological system classifications, functions, values, and boundaries is an inexact science, and different individuals and agencies may reach different conclusions. With regard to wetlands, the final determination of their boundaries for regulatory purposes is the responsibility of the various agencies that regulate development activities in wetlands. We cannot guarantee the outcome of such determinations. Therefore, the conclusions of this report should be reviewed by the appropriate regulatory agencies. We warrant that the work performed conforms to standards generally accepted in our field, and prepared substantially in accordance with then -current technical guidelines and criteria. The conclusions of this report represent the results of our analysis of the information provided by the project proponent and their consultants, together with information gathered in the course of the study. No other warranty, expressed or implied, is made. We hope that this information will be useful to you in preparing development plans for your property. If you have any questions, please call me at (206) 525-8122. Sincerely, RAEDEKE ASSOCIATES, INC. Christopher W. Wright, B.S. Principal/ Soil and Wetland Scientist Mr. Brenda Fodge December 22, 2006 Page 8 LITERATURE CITED Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual. Technical Report Y-87-1, US Army Engineers Waterways Experiment Station, Vicksburg, Mississippi. 100 pp. Federal Register. 1986. 40 CFR Parts 320 through 330: Regulatory programs of the Corps of Engineers; final rule. Vol. 51. No. 219. pp. 41206-41260, U.S. Government Printing Office, Washington, D.C. Federal Way, City of. 2004. Federal Way Municipal Code, Article XIV, Critical Areas. Effective November 16, 2004. Federal Way, City of. 2006a. Environmental Maps, http://www.cit, offederalwa .comlfolders/home/businesseconomicdevelo mend cLtymaps/environmeritaimans/sens.htm. Accessed August 2, 2006. Federal Way, City of. 2006b. Preapplication Conference Summary letter to Ms. Brenda Fodge, Stanton Development, LLC. File #06-105803-00-PC, Steel Lake Cottages, 20xx South 304t' Street, Federal Way. December 12, 2006. Snyder, D., P. Gale, and R. Pringle. 1973. Soil Survey of King County area, Washington. U.S.D.A. Soil Conservation Service. 100 pp. U.S. Army Corps of Engineers. 1991a. Special notice. Subject: Use of the 1987 wetland delineation manual. U.S. Army Corps of Engineers, Seattle District. August 30, 1991. U.S. Army Corps of Engineers. 1991b. Memorandum. Subject: Questions and answers on the 1987 manual. U.S. Army Corps of Engineers, Washington D.C. October 7, 1991. 7 pp. including cover letter by John P. Studt, Chief, Regulatory Branch. U.S. Army Corps of Engineers. 1992. Memorandum. Subject: Clarification and interpretation of the 1987 methodology. U.S. Army Corps of Engineers, Washington D.C., March 26, 1992. 4 pp. Arthur E. Williams, Major General, U.S.A. Directorate of Civil Works. U.S. Army Corps of Engineers. 1994. Public Notice. Subject: Washington regional guidance on the 1987 wetland delineation manual. May 23, 1994, Seattle District. 8 pp U.S. Fish and Wildlife Service National Wetlands Inventory. 1987. Poverty Bay, 7.5 minute quadrangle. Mr. Brenda Fodge December 22, 2006 Page 9 Washington State Department of Ecology. 1997. Washington state wetlands identification and delineation manual. March 1997. Publication No. 96-94. 88 pp. plus appendices. Washington Department of Natural Resources. 2006. Forest Practices Base Map for Section 9, Township 21 North, Range 4 East, W.M. August 10, 2006. 11 STANTON NORTHWEST Integrated Real Estate Development February 12, 2007 Isaac Conlen Senior Planner City of Federal Way 33325 — 8t" Avenue South Federal Way, WA 98063 RE: Steel Lake Cottages 07-100018-00-AD Dear Mr. Conlen: RESUBMITTED We would like to thank you for attending and participating in the community meeting on January 31, 2007. There were 20+ people in attendance from the Steel Lake area. We received constructive feedback, listened to concerns and answered questions regarding our project. Written comments were submitted by Mr. and Mrs. Neubauer and a copy of our response is enclosed. In addition, we have contacted a few residents of Steel Lake for further discussions regarding the project. This meeting should occur in the next week or so. Choosing this site for the demonstration project will subject the Cottage Housing Development ("CHD") code to a more rigorous review than if this project was submitted and permitted after (and if) the code is formally adopted. The City Council and staff decided to adopt a demonstration ordinance to determine if the code was written with enough "teeth" to assure successful developments. The amount of available land for CHD is limited and what land is available is likely to have constraints. If the City only reviews the ordinance on the basis of "easy" sites then the code may be formalized and it may not be sufficient for constrained sites similar to the proposed Steel Lake Cottages. Choosing this project as a demonstration project will provide the best opportunity for the City to evaluate the merits of the code and the opportunity for public participation during the review process. As such we understand the classification of the wetland and associated buffers is still pending for this site. Due to the time constraints associated with the demonstration project selection, we were unable to complete a critical areas assessment prior to submittal. The site is designed as a "best case scenario" and a full critical areas assessment will be completed and approved by the City of Federal Way. The site plan and cottage layout will then be revised to reflect the approved critical areas and associated buffers. We are excited about the opportunity for cottage housing in the City of Federal Way. Our company and architect worked closely with the City during the code writing and adoption process. Hundreds of hours have been invested in designing the site layout, cottages floor plans and exteriors in a way that will produce a highly attractive CHD. If this project is chosen to move forward we will continue to have open dialogue with the area residences and when practical adjust the project vision. Thank you for considering the Steel Lake Cottages. Respectfully, 0 Brenda Fodge Development Project Manager /bjf Encl. RESUBMITTED FEB 12 2007 CITYFEDERAL WAY BDLD NG DEPT. CADocuments and Settings\Brenda Fodgeft Documents\Stanton Projects\604 - Steel Lake\604 - CHID Submittal 2.12.07.doc STANTON NORTHWEST Integrated Real Estate Development February 6, 2007 Marty and Darcy Neubauer 2010 South 308th Federal Way, WA 98003 RE: Steel Lake Cottages Dear Mr. & Mrs. Neubauer: RESUBMITTED FEB 12 2007 CITY OF FEDERAL VVAY BUILDING DEPT. Thank you for your comments and input concerning the Steel Lake Cottage project. While you have expressed many known constraints about the site, we are concerned that you are not fully informed as to the true intent of the proposed project. We would like to take this time to address some of issues you discussed at the community meeting. 1. Shouldn't the demonstration be built in an area less sensitive to the environment? Then if this type of development is approved for other sites, it could be considered for Steele Lake. Choosing this site for the demonstration project will actually subject the Cottage Housing Development code to a more rigorous review than if this project was submitted and permitted after (and if) the code is formally adopted. The City Council and staff decided to adopt a demonstration ordinance to determine if the code was written with enough "teeth" to assure successful developments. If the City only reviews the ordinance on the basis of "easy" sites then the code may be formalized and it may not be sufficient for constrained sites similar to the proposed Steel Lake Cottages. Choosing this project as a demonstration project will provide the best opportunity for the City to evaluate the merits of the code and the most public participation during the review process. 2. The city is updating its Shoreline Management Plan. Your project should wait until that SMP has been completed. The Draft SMP presented by the City does not change the shoreline designation nor the uses allowed on this site. This area continues to be an urban shoreline with a Shoreline Residential environmental classification. Waiting for the adoption of the new SMP will make no noticeable impact on the requirements of this project. It should be noted that the key goals of the Restoration Plan as contained in the Draft SMP are actually proposed to be accomplished by this project. These include enhanced replanting of the shoreline areas, removal of debris environmental hazards, and limiting access to the shoreline. 3. based on a survey conducted for the City of Federal Way in 1998, the wetlands of Steele lake are designated Category l.... Has the director of community development changed the permitting process for your development or granted you a mitigation plan? If indeed your building plan entails significant deviations from the cities building code, then you may have exceeded your status as a demonstration project. The City recently updated many of its critical areas codes, corresponding buffers, and mitigation requirements. Furthermore the City of Federal Way wetlands survey was for identification and general classification purposes, not a formal delineation. We have conducted assessments and preliminary mitigation/enhancement recommendations of the wetlands as required by the City and have submitted them for their review. At this time the City has not made any formal environmental determinations. If this project is chosen to move forward as a demonstration project an environmental checklist and critical areas review will be completed through the City. Our plan is designed to not require significant deviations from their code. As previously mentioned above this is a good project to use for demonstration so that the final code adopted will include considerations for environmentally constrained sites. 4. There is no way the residents of this proposed community will want to live within a cluster of lily pads, therefore they may begin illegally destroying the last remaining shelter for our frogs and dragonflies. The Steel Lake Management committee should review the building plans in detail to make sure that the changes to the shoreline area do not affect water quality in the lake. The typical buyers of cottage housing are those that would want to live near lily pads, frogs and dragonflies. Projects like Third Street Cottages in Langley, and The Treehouse Neighborhood in Port Townsend show that the "majority of the buyers are singles with a focus on the environment" and these projects are design to be more communal with nature. We share the desire of the Steel Lake Advisory Committee to improve the water and lake habitat. Our project would help to improve the quality of the water by removing debris dumped in the lake, and providing water quality treatment of storm water. We look forward to the opportunity to partner with the Steel Lake Advisory Committee on these issues. 5. The plans for the peninsula will involve striping the land of all of the trees and possible the native vegetation... There is also a very large community shelter planned, on this site ... those 16 families and friends will want to enjoy their time on the lake ...Your development will bring the equivalent of a party every single summer day. The plans for the peninsula involve a proposed pedestrian trail and 120 square foot gazebo on the existing foundation. This would not strip all the trees and vegetation from the peninsula. This would require the removal of the invasive Laurel trees that are beginning to grow in the old foundation. The trail would be sited to avoid impacts to trees. There are no plans to build a dock, bulk head or direct trail access to water. As previously stated, the typical demographic for cottage housing are people intent on living in a community that places minimal impacts on the surrounding environment. 6. [parking] ... That equals an incredibily low amount of 2 & 3/8's stalls per house. How are you going to handle houses whose homes decide that hey need extra parking spaces? You cannot raise teenagers in this day and age without them and their friends all requiring cars. In cottage housing developments throughout the Puget Sound region, with square footages from 900-1300 square feet, the majority of the purchasers are singles or retired couples. In fact the data shows that teenage residents are virtually non existent in these types of projects. It is estimated, by looking at existing cottage housing developments, that a cottage project of this size will generate approximately twenty (20) vehicles and twenty-four (24) residents. It is realistic that thirty-eight (38) parking spaces are sufficient for the traffic and cars that will be generated. 7. Plans for the peninsula on the South East edge of the development include the removal of all the existing trees. This clump of trees includes... the eagle tree. It will be a very sad day when you remove their perch. The project is designed to work around the existing grades and trees whenever possible. The Treehouse Neighborhood in Port Townsend is an excellent example of the type of project we are proposing. The site plan does not clearly illustrate the location of all trees that can be retained near the homes and in the common open space. The Washington Department of Fish and Wildlife data base does not list the Steel Lake area as Priority Habitat for any listed species. This would include bald eagles, Chinook salmon, or grizzly bears. However, occasional use of trees by eagles is common in the Puget Sound area. We are concerned with the protection of these animals and their necessary habitat and will comply with all applicable laws for their protection. We understand that any new development will bring hesitation and apprehension by neighbors. We hope this letter has provided you more information about the proposed project and answered some of your questions. We are committed to listening and whenever practical, adjusting our development vision to meet the concerns of the community. Please contact me directly (425) 823-9010 if you would like to receive further information on our project or even take a tour of one of the cottage housing developments mentioned above. R tfully, r Randy Fars VP Development & Construction /rf Encl. cc: Isaac Conle.n, Associate Planner, City of Federal Way ireehouse Neighborhood - 2006 Developer: QED Builders Architect: Richard Berg Planner: Buck & Gordon Development of thirty cottages on a wooded three -block site in Port Townsend, near Fort Worden. The streets in the neighborhood are public. Please respect the privacy of the residents and neighbors. Unit Size 28 cottages — 900 sf — 1400 sf Two studios— 550 sf over garage Density 7.5 units/acre, gross. Parking One or two per unit. Parking next to or under units. Access Streets through the development are city rights -of -way. Some public on - street parking. Open Space Cottages grouped into clusters of 7- 10 cottages around common "back yard". Spec level Varies. Units were mostly pre -sold and finishes determined by owners. Prices & Ownership Market Entitlement Financing $175,000 to $300,000 Condominium ownership Cottage housing is a niche market that appeals to those willing to trade quantity of space for quality of space. In Port Townsend, the market for these units consisted mostly of empty -nest couples and single people. The larger units were included to attempt to attract some families, which was successful in only one instance. The property is zoned for single family houses or townhouses on 3000 square foot lots. The project was developed as a Planned Unit Development, under which the City of Port Townsend zoning code allows modification of development standards in exchange for innovative design and features that further the goals oulined in the Comprehensive Plan, i.e. increased open space or housing diversity. Conventional construction and mortgage financing. No restrictions on buyers or ownership. Key Housing arranged to create shared o gp space. The overall density of the property as it was zoned Innovations was not changed. The major innovation was that the houses were clustered together and pulled close to the streets, to create larger, shared back yards or "commons" areas. Cottages were located to preserve existing mature fir, cedar, and madrona trees as much as possible. Narrow streets for multi Pietype 3 of traffic. The streets were intentionally kept narrow (18' to 20) and envisioned as shared circulation for use by cars, pedestrians, and bicycles. The narrow, winding streets keep the car speeds quite low, usually 15 mph or less. Public or "guest" on -street parking is typically perpendicular to the street in groups of 2-3 spaces. Small but livable s aces. The units are quite small for detached housing, but the efficient layout and use of natural light makes them very livable. Neighborhood _fit. Decisions about design, materials and colors were all made with the neighborhood context in mind. Although obviously newer, the project fits well with its surroundings. There are numerous examples scattered around Port Townsend of small houses and cottages from the 1910's, through the '40's, and exterior treatment and details were modeled after these precedents. http://a.smartchannets. net/ChannelData/C000000000460/3[Treehouse. htm Third Street Cottages LANGLEY, WASHINGTON Langley, Washington, is a small town on Whidbey Island in the Puget Sound, an hour away from downtown Se- attle and Everett by road and ferry. The town is home to about 1,000 people and retains a village character despite being under moderate development pressure. In 1995, the city of Langley adopted the "Cottage Housing Development (CHD) zoning Ordinance" to expand hous- ing options, foster strong neighborhoods, and retain and enhance Langley's rural character. The CHD allowed de- tached homes at twice the previously allowable density in all single-family zones, up to 12 homes per acre. Third Street Cottages is the first development in Langley to be built under the CHD. Neighbors initially voiced a few concerns about added traffic and loss of parking, how- ever, with just 12 residents and 10 vehicles added to the neighborhood, these worries proved unfounded. The de- velopment is three blocks from downtown shopping and dining, and it is close to bike paths and routes around the island. To maintain consistency with the town's character, the Langley Design Review Board established minimal pa- rameters on design, fencing, and landscaping of the de- velopment. Homes in the Third Street Cottages development sold for $140,000 to $150,000, with five of eight sold before con- struction was completed in 1998. The centerpiece of the community is a landscaped common area containing a garden, tool shed, mailboxes, and a workshop. It is de- signed to facilitate community interaction and build co- hesiveness. Though the cottages are no more than 975 square feet, the developers used natural light and archi- tectural details to make the spaces seem open and airy. Typical owners are singles, couples, or families with one SMART GROWTH PRINCIPLES THIRD STREET COTTAGES #1 Includes Mixed Land Uses #2 Exhibits Compact Building Design #3 Provides Range of Housing Types #4 Promotes Walkable Neighborhoods #5 Exhibits a Distinct Sense of Place #6 Preserves Open Space #7 Utilizes Existing Development #8 Provides Transportation Choices #9 Practices Fair Decision -making #10 Promotes Stakeholder Participation child. The success of Third Street Cottages has motivated other localities in the region to adopt similar zoning requirements and legalize the construction of cottage -style homes and neighbor- hoods. The town has been able to increase housing supply with minimal land consumption. Building these homes under Langley's previous zoning would have consumed up to three times as much land. Although the developer added a hydrant and extended the sewer collection system to accommodate development, the smaller footprint and location near the existing downtown saved construction costs, avoided road building, and used existing water services. "I grew up in wartime Maui, in a small cottage like this one,' said owner Faith Smith to the Seattle Times. "This place reminds me of that very tight community where everyone kept an eye on each other." QUICK FACTS Contact: Ross Chapin Architects PO Box 230 Langley, Washington 98260 360-221-2373 inquiry@rosschapin.com — Solving Sprawl, NRDC Location: Langley, Washington Web: www.rosschapin.com/Projects/ projects.html Implemented: 1998 RECEIVED BY COMMUNITY DEVELOPMENT DEPARTMENT FEB 2 3 2007 February 21, 2007 Isaac Conlen Senior Planner City of Federal Way 33325 81h Avenue South Federal Way, WA 98063 RE: Steel Lake Cottages 07-100018-00-AD Dear Mr. Conlen: We are writing to urge your favorable consideration of the Steel Lake Cottages project. We attended the public hearing several weeks followed by another meeting with the developer and the president of the Steel Lake Management Advisory Association. We are convinced that development of the property in question is a certainty in time. Therefore the consideration from our point of view is the impact to the lake and the wetlands in the least obtrusive manner. After reviewing the proposed project plans, discussing the details with the developer and receiving feedback from other lake shore property owners we are satisfied the project offers maximum consideration for environmental issues and preserves the integrity of the shore line as it currently is. Specifically, the proposal will establish a condo association with an outside management company that will provide maintainance of the common grounds and insure the proposed covenants protecting the acceptable use of the waterfront are adhered to. All water surface runoff will flow through a state of the art filtration before entering the outflow basin. Automobile traffic within the housing area will be restricted and minimum road impact is proposed. In light of the fact all common areas will be owned by the condo association the overuse by the public will be greatly restricted. The developer has given assurances to the lake residents that they will work closely with the Lake Management Advisory Association throughout the permitting process insuring the concerns of the group are taken into consideration. The alternative development of more traditional housing with its size, lack of communal controls and accepted private property use of the lake front lends to a more negative impact to the water quality and wetlands. If you wish to talk with us about our concerns you may telephone us at (253) 941-8005. Thank you for your attention to this matter. Respectfully, William M. and Margaret A. Linehan 2417 S. 304t' St. Federal Way, WA 98003 cc: Kathy McClung, Community Development Director, City of Federal Way RECEIVED BY COMMUNITY DEVELOPMENT DEPARTMENT MAR 0 8 2007 Thomas W. Dezutter 3071619th Avenue South, Federal Way, WA 98003 (253) 941-6073 February 26, 2007 Isaac Conlen Senior Planner City of Federal Way 33325 — 8th Avenue South Federal Way, WA 98063 RE: Steel Lake Cottages 07-100018-00-AD Dear Mr. Conlen: My name is Tom Dezutter and I live in Federal Way at 30716 19th Ave S., on Steel Lake. I own my home and also chair the committee with the City of Federal Way Lake Management District for Steel Lake. My comments are as a resident and do not represent all members of the Lake Management District, however my concerns are very consistent with the goals and priorities. I know the city is looking to choose 2 sites for Cottage demonstration projects and one is at Steel Lake. I would like to ask you and the city to seriously consider the Steel Lake proposal as one of the 2 selected. The proposed Steel Lake Cottages, as a condominium, includes the features below which are consistent with my concerns to manage effectively access to the lake, surface water and anything that will impact the shoreline and adversely impact aquatic plant growth in the lake. ■ Limited lake access to residents of Steel Lake Cottages only. • Preserve/improve the shoreline by keeping existing trees & vegetation. As well as removing invasive plant species and replanting additional natural vegetation. ■ Storm water facilities that will regulate the quality & quantity that will be released — e.g. level three controls and secondary treatment of water prior to release. Reduced road standards to minimize impacts. • Willingness to work with neighbors & Lake Management District. I met with representatives from Stanton and was shown examples of successful projects. It would seem to me the city would want to make Steel Lake a demonstration site for additional reasons • Stanton has proven experience in similar developments. • Steel Lake is a project that is different than the other 2 which are similar if not identical. • Done right, the Steel Lake project would become a model for the city and other municipalities looking for similar solutions. The profile of individuals that would purchase cottages, like the project being proposed, are those that value natural settings and preservation of wild life and habitat. I recognize that the alternative to a cottage development on Steel Lake will probably result in individual residences being built and that will not afford the same level of management for environmental controls. Please feel free to give me a call. f/ F� J . ReSpectfLllly, cc: Kathy McClung, Community Development Director, City of Federal Way STANTON NORTHWEST Integrated Real Estate Development February 6, 2007 Marty and Darcy Neubauer 2010 South 308th Federal Way, WA 98003 RE: Steel Lake Cottages Dear Mr. & Mrs. Neubauer: FEB 12 2007 CtTgd�D NWAY G CiEP Thank you for your comments and input concerning the Steel lake Cottage project. While you have expressed many known constraints about the site, we are concerned that you are not fully informed as to the true intent of the proposed project. We would like to take this time to address some of issues you discussed at the community meeting: 1. Shouldn't the demonstration be built in an area less sensitive to the environment? Then it this type of development is approved for other sites, it could be considered for Steele Lake. Choosing this site for the demonstration project will actually subject the Cottage Housing Development code to a more rigorous review than if this project was submitted and permitted after (and if) the code is formally adopted. The City Council and staff decided to adopt a demonstration ordinance to determine if the code was written with enough "teeth" to assure successful developments. If the City only reviews the ordinance on the basis of "easy" sites then the code may be formalized and it may not be sufficient for constrained sites similar to the proposed Steel Lake Cottages. Choosing this project as a demonstration project will provide the best opportunity for the City to evaluate the merits of the code and the most public participation during the review process. 2. The city is updating its Shoreline Management Plan. Your project should wait until that SMP has been completed. The Draft SMP presented by the City does not change the shoreline designation nor the uses allowed on this site. This area continues to be an urban shoreline with a Shoreline Residential environmental classification. Waiting for the adoption of the new SMP will make no noticeable impact on the requirements of this project. It should be noted that the key goals of the Restoration Plan as contained in the Draft SMP are actually proposed to be accomplished by this. project. These include enhanced replanting of the shoreline areas, removal of debris environmental hazards, and limiting access to the shoreline. 3. based on a survey conducted for the City of Federal Way in 1998, the wetlands of Steele lake are designated Category 1.... Has the director of community development changed the permitting process for your development or granted you a mitigation plan? If indeed your building plan entails significant deviations from the cities building code, then you may have exceeded your status as a demonstration project The City recently updated many of its critical areas codes, corresponding buffers, and mitigation requirements. Furthermore the City of Federal Way wetlands survey was for identification and general classification purposes, not a formal delineation. We have conducted assessments and preliminary mitigation/enhancement recommendations of the wetlands as required by the City and have submitted them for their review. At this time the City has not made any formal environmental determinations. If this project is chosen to move forward as a- demonstration project an environmental checklist and critical areas review will be completed through the City. Our plan is designed to not require significant deviations from their code. As previously mentioned above this is a good project to use for demonstration so that the final code adopted will include considerations for environmentally constrained sites. 4. There is no way the residents of this proposed community will want to live within a cluster of lily pads, therefore they may begin illegally destroying the last remaining shelter for our frogs and dragonflies. The Steel Lake Management committee should review the building plans in detail to make sure that the changes to the shoreline area do not affect water quality in the lake. The typical buyers of cottage housing are those that would want to live near lily pads, frogs and dragonflies. Projects like Third Street Cottages in Langley, and The Treehouse Neighborhood in Port Townsend show that the "majority of the buyers are singles with a focus on the environment" and these projects are design to be more communal with nature. We share the desire of the Steel Lake Advisory Committee to improve the water and lake habitat. Our project would help to improve the quality of the water by removing debris dumped in the lake, and providing water quality treatment of storm water. We look forward to the opportunity to partner with the Steel Lake Advisory Committee on these issues. 5. The plans for the peninsula will involve striping the land of all of the trees and possible the native vegetation... There is also a very large community shelter planned. on this site ... those 16 families and friends will want to enjoy their time on the lake... Your development will bring the equivalent of a party every single summer day. The plans for the peninsula involve a proposed pedestrian trail and 120 square foot gazebo on the existing foundation. This would not strip all the trees and vegetation from the peninsula. This would require the removal of the invasive Laurel trees that are beginning to grow in the old foundation. The trail would be sited to avoid impacts to trees. There are no plans to build a dock, bulk head or direct trail access to water. As previously stated, the typical demographic for cottage housing are people intent on living in a community that places minimal impacts on the surrounding environment. 6. [parking]... That equals an incredibily low amount of 2 & 3/8's stalls per house. How are you going to handle houses whose homes decide that hey need extra parking spaces? You cannot raise teenagers in this day and age without them and their friends all requiring. cars. In cottage housing developments throughout the Puget Sound region, with square footages from 900-1300 square feet, the majority of the purchasers are singles or retired couples. In fact the data shows that teenage residents are virtually non existent in these types of projects. It -is estimated, by looking at existing cottage housing developments, that a cottage project of this size will generate approximately twenty (20) vehicles and twenty-four (24) residents. It is realistic that thirty-eight (38) parking spaces are sufficient for the traffic and cars that will be generated. 7. Plans for the peninsula on the South East edge of the development include the removal of all the existing trees. This clump of trees includes... the eagle tree. It will be a very sad day when you remove their perch. The project is designed to work around the existing grades and trees whenever possible. The Treehouse Neighborhood in Port Townsend is an excellent example of the type of project we are proposing. The site plan does not clearly illustrate the location of all trees that can be retained near the homes and in the common open space. The Washington Department of Fish and Wildlife data base does not list the Steel Lake area as Priority Habitat for any listed species. This would include bald eagles, Chinook salmon, or grizzly bears. However, occasional use of trees by eagles is common in the Puget Sound area. We are concerned with the protection of these animals and their necessary habitat and will comply with all applicable laws for their protection. We understand that any new development will bring hesitation and apprehension by neighbors. We hope this letter has provided you more information about the proposed project and answered some of your questions. We are committed to listening and whenever practical, adjusting our development vision to meet the concerns of the community. Please contact me directly (425) 823-9010 if you would like to receive further information on our project or even take a tour of one of the cottage housing developments mentioned above. Respe3 tfuliy, Randy Forsjtb__--' v VP Development & Construction /rf Encl. cc: Isaac Conlon, Associate Planner, City of Federal Way 3 ireehouse Neighborhood - 2006 Developer: QED Builders Architect: Richard Berg Planner: Buck & Gordon Development of thirty cottages on a wooded three -block site in Port Townsend, near Fort Worden. The streets in the neighborhood are public. Please respect the privacy of the residents and neighbors. Unit Size 28 cottages — 900 sf —1400 sf Two studios— 550 sf over garage Density 7.5 units/acre, gross. Parking One or two per unit. Parking next to or under units. 1 Access Streets through the development are city rights -of -way. Some public on- 3 Its r, street parking. us, all Open Space Cottages grouped into clusters of 7- �I r 10 cottages around common "back yard". �' ■ Spec level Varies. Units were mostly pre -sold and finishes determined by owners. Prices & $175,000 to $300,000 Ownership Condominium ownership Market Cottage housing is a niche market that appeals to those willing to trade quantity of space for quality of space. In Port Townsend, the market for these units consisted mostly of empty -nest couples and single people, The larger units were included to attempt to attract some families, which was successful in only one instance. Entitlement The property is zoned for single family houses or townhouses on 3000 square foot lots. The project was developed as a Planned Unit Development, under which the City of Port Townsend zoning code allows modification of development standards in exchange for innovative design and features that further the goals oulined in the Comprehensive Plan, i.e. increased open space or housing diversity. Financing Conventional construction and mortgage financing. No restrictions on buyers or ownership. Key Housing arranged to create shared open sace. The overall density of the property as it was zoned Innovations was not changed. The major innovation was that the houses were clustered together and pulled close to the streets, to create larger, shared back yards or "commons" areas. Cottages were located to preserve existing mature fir, cedar, and madrona trees as much as possible. Narrow streets for multiple types of traffic. The streets were intentionally kept narrow (18' to 20) and envisioned as shared circulation for use by cars, pedestrians, and bicycles. The narrow, winding streets keep the car speeds quite low, usually 15 mph or less. Public or "guest" on -street parking is typically perpendicular to the street in groups of 2-3 spaces. Small but livable spaces. The units are quite small for detached housing, but the efficient layout and use of natural light makes them very livable. Neighborhood ft. Decisions about design, materials and colors were all made with the neighborhood context in mind. Although obviously newer, the project fits well with its surroundings. There are numerous examples scattered around Port Townsend of small houses and cottages from the 1910's, through the '40's, and exterior treatment and details were modeled after these precedents. http://a.smartchannels. net/ChanneiData/C000000000460/3fTreehouse.htm Many large trees were retained, and new landscaping has retained the woodsy feel of the site. Some units have attached parking directly off the street. The site has four distinct clusters, each with its own central green. http://a.smartchannels. net/ChanneiData/C000000000460/3/Treehouse.htm Third Street Cottages LANGLEY, WASHINGTON Langley, Washington, is a small town on Whidbey Island in the Puget Sound, an hour away from downtown Se- attle and Everett by road and ferry. The town is home to about 1,000 people and retains a village character despite being under moderate development pressure. In 1995, the city of Langley adopted the 'Cottage Housing Development (CHD) Zoning Ordinance" to expand hous- ing options, foster strong neighborhoods, and retain and enhance Langley's rural character. The CHD allowed de- tached homes at twice the previously allowable density in all single-family zones, up to 12 homes per acre. Third Street Cottages is the first development in Langley to be built under the CHD. Neighbors initially voiced a few concerns about added traffic and loss of parking; how- ever, with just 12 residents and 10 vehicles added to the neighborhood, these worries proved unfounded. The de- velopment is three blocks from downtown shopping and dining, and it is close to bike paths and routes around the island. To maintain consistency with the town's character, the Langley Design Review Board established minimal pa- rameters on design, fencing, and landscaping of the de- velopment. Homes in the Third street Cottages development sold for $140,000 to $150,000, with five of eight sold before con- struction was completed in 1998. The centerpiece of the community is a landscaped common area containing a garden, tool shed, mailboxes, and a workshop. It is de- signed to facilitate community interaction and build co- hesiveness. Though the cottages are no more than 975 square feet, the developers used natural light and archi- tectural details to make the spaces seem open and airy. Typical owners are singles, couples, or families with one SMART GROWTH PRINCIPLES THIRD STREET COTTAGES #1 Includes Mixed Land Uses #2 Exhibits Compact Building Design #3 Provides Range of Housing Types #4 Promotes Walkable Neighborhoods #5 Exhibits a Distinct Sense of Place #6 Preserves Open Space #7 Utilizes Existing Development #8 Provides Transportation Choices #9 Practices Fair Decision -making #10 Promotes Stakeholder Participation child. The success of Third Street Cottages has motivated other localities in the region to adopt similar zoning requirements and legalize the construction of cottage -style homes and neighbor- hoods. The town has been able to increase housing supply with minimal land consumption. Building these homes under Langley's previous zoning would have consumed up to three times as much land. Although the developer added a hydrant and extended the sewer collection system to accommodate development, the smaller footprint and location near the existing downtown saved construction costs, avoided road building, and used existing water services. 7grew up in wartime Maui, in a small cottage like this one,"said owner Faith Smith to the Seattle Times. "This place reminds me of that very tight community where everyone kept an eye on each other." QUICK FACTS Contact: Ross Chapin Architects PO Box 230 Langley, Washington 98260 360-221-2373 inquiry@rosschapin.com — Solving Sprawl, NRDC Location: Langley, Washington Web: www.rosschapin.com/Projects/ projects. html Implemented: 1998 4 ,� x, • ��' Si ` t i N III1 • 6 a < I � Lii LIL into i ca Cr (D U. v �•I �• Y 'l N i• t, �t r- ci i • U) � 10 S a�0 J to i N v � ' 1 •'W ',. a JI[? N Ln ez, -- I v v Ab to :- t7 - _ f,:..• � t to iL • r .00e f • .� Rgf ` Jg4sr•�,.• �y. 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BARKER'S LAKE TRAGTS w 4%1 UNRECORDED ,1 r: i t m 1 ` j La . •, . _ 1" . t ` s 4L:150.00..- EDGE OF 1 j ' 1•1 ����' :r `'` . i . — �. .. �R89'1'i3•E R2y , EXISTING 'I y�t i ,�1 1 `�•+1'1,i v M1` _ _ _ _ •�A-' -fir r. .. WETLAND � _ 14 i � 'I $• ) I INSIDE RADIUS 20' 6PAC •-- OUTSIDE h'ApIUS • 40' Yti_ `I w AF{ 1:• 1 - - ...`6F •.• ,; _ r' r �y - w � ��— 'jl,i'{.>,1T�''�_ ,1 — — •' — _ --'—� • �•:�r --ai•^ r : � � f � / � ld 10 .Y 6k. TRFE fii2QUPRJ3 J.- ,1 ' ••.�.+FW I I J ' ' ' ' i fl 1 FROII.1,110 WIDE, r'� « ` • L T� V' STEEL LAKE 2" MIN. COMPACTED DEPTH CLASS B ASPHALT CONCRETE FT£LD CONO_ IAONS AIAY /NYERI£0 RE REMATERIAL ASS p" MIN. C.O. ASPHALT 'o100' ff/ ' CROIW 0 10' QUIRED TO BRING S/1E TREATED BASE COURSE FRS W or, Y ' + '•�" V w w I REQUIRE Rl6 TO GRADE. AT,B.I CREM. w `FROM LAKEft-CRI •�• a SECDON PERR GEOTECN � �• I r d0M77ON SECTION Ay4 , •y: '�' •y ,v .� W I SHORE w 1 TW14CAI ROAD SECTION `n � " w � w . xi y I 'WWF 2) j NO SCALE s �-0' (� L w •` w v. I' 40Jtl0 BTEE LA 5 VICINITY MAP SCALE: P = 2000' REDONDO - w w w l 1 ,, y w w v. 'I• ,y I I CREEK `�' w w �� , " - • ,w I } y - ... EX_ l FCU ADeY!Ot e32' X .4a.� \ a _ 1 r 'I1U1■■ , � v, w � , I _ _ SCALE: 1" = 40' i 1 w 6n4'l5F R2] w �. ❑ 70 ep 6a 5 86 a0' W-i@ • } t i 1 OWNERS KIM IN SIL 30803 IST PLACE SOUTH FEDERAL WAY, WASHINGTON 90003 APPLICANT STANTON DEVELOPMENT, LLC 11410 NE 122nd WAY, SUITE 102 K"cLAND, WAi5HW.TON 50034 PHGe�t, (425) 811-5127 FAX: (425) 893-9525 CONTACT- BRENDA FODGE - PROJECT MANAGER ENGINEER/SURVEI'OR/PL,4NNI::f.:� CORE DESIGN INC. 14111 NE 29TH PLACE, SUITE 101 BELLEVUE, WASHINGTON 98001 F14ONE: (425) 0135-1011 FAX: (425) 885-1963 CONTACT: GARY R. SNARJBROICH, PE.- ENGINEER KENNET14 W. SHIPLEY, PJ-.&- SURVEYOR LAFE HER IANSEN - PROJECT M4NAG-ER ,4RCNITECT HACKWORTH GROUP ARCHITECTURE/PLANN INC. 1932 IST AVENUE, SUITE 1100 SEATTLE, WASHINGTON 95101 PHONE: (206) 443-1101 FAX: (206) 448-BSM CONTACT: PHIL M.CULL000H, AJA, TR,4F�IC ENGINEER THE TRANSPO GROUP 1130 IIBTH AVENUE NE, SUITE 800 KIRKLAND, WASHINGTON 913034 PHONE: (d2r 921-3665 CONTACT: KEVIN JONE5 WETLAND BIOLOGIST _ - __ RAEDEKE ASSOCIATES, INC. 5111 NE 63RD STREET SEATTLE, WASHINGTON 98115 PHIONE: (206) 525-0122 CONTACT: CHRIS WRIGHT SITE STATISTICS TOTAL 517E AREA 239)313 SF OR 55 ACRES TAX PARCEL NO. 052104SO12 COTTAGE HOMES ALLOWED I6 (2 AFFORDABLE: 14 MARKET RATE) COTTAGE 140MES PROPOSED I6 (Io COTTAGES; 6 COMPACT SF.) TYPE OF CONSTRUCTION SINGLE-FAMILY (IRC) CURRENT ZONING R3-510 EXISTING PARKING 0 STALLS PAWING REQUIRED 30 STALL5 PARKING PROPOSED 38 STALLS COMMON OPEN SPACE REQUIRED 0,000 5F (16 X 500 SF.) COMMON OPEN SPACE PROVIDED 26,191 SF. (ESTIMATE) PRIVATE OPEN SPACE REQUIRED 400 SF_ PER COTTAGE PRIVATE OPEN SPACE PROVIDED 1,000 Sr, MINIMUM PEP. COTTAGE_ BUILDING SETBACKS AND SEPARATION IS' FRONT YARD SETS 4CK 5' REA2 Y Al;rl 5' SIDE YAI -' SLF-1-3t LAC K7' COTTPii= 5EPA.Ri"i'101I 6' COTTA'_:EiGAR4GE SEPAR5M.04 LOT COVERAGE 15% . NOTES CHIBI�_ L OFF STREET PAWING STALLS ARE 8' X 18' (TYPICAL). 2- THE EXISTING FOUNDATION WILL BE USED FOR A COMMUNITY STRUCTURE. 3. THE SLOPE ON SITE 15 GENERALLY UNDER 4091, EXCEPT FOR A LIMITED AREA NEAR PROPOSED COTTAGES B AND 9. 4. ALL ON -SITE ROADS WILL BE PRIVATE. 5. ON -SITE STORM SYSTEM WILL BE PRIVATE AND MAINTAINED BY THE HOMEOWNERS ASSOCIATION. 6. VERTICAL DATUM NGVD 29 FEDERAL WAY BENCH-1M44-1 LOCATED IN THE SW QUADpANT OF THE 1NTFF-SECTION 0P PACIFIC HIGHWAY AND 50UT14 304TH ST. NE BASE BOLT ON'rRAFFIC SvCf4 L POLE. E RV� VrD JAN 0 z zom CITY 01: I:EDEBAL WAY BUILDING DEPT. z � sIn I3 JFS.1 11VLA8[ 'ld3a JNld-line AVM ld»3O3d do Allo .� 100Z 9 1 83J � N 0311lime 1S3H Wi - — q• .1 7 . . . . . . . . . . . 2q Q- EXHIBIT PW w CA L d-3a ommine Avm -lvd�lCy3=1 -�o ADO (j311flNgnsS ]U N u M . i't I I PP� 2' IRP VkIr' __ llI E 11� III ����������� �, �.�# Ill ILI -.1 �r.- --L: - Perm ective Steel Lake Cottages A r c h it e c t u r e/ P l an n in g 1932 First Avenue, Suite 1100 Seattle, WA 98101 - 2400 (206) 443-1181 (206) 448-8908 P RESUBMITTED FEB 12 2007 CITY OF FEDERAL WAY BUILDING DEPT. Stanton Properties 31 January 2007 �a cn cr w � b RESUBMITTED rt 0 FEB 1 2 2007 CITY OF FEDERAL WAY C) CD BALDING DEPT. p m CD rA RESUBMITTED FEB 12 2007 CITY OF FEDERAL WAY BUILDING DEPT. �IC s j I :CIS m - -= y D I rn I - .. ---------- i .�`L z -1 — r ESUB �a� � FEB 12 2001 VT ��LFEL)ERAL �� � NG L EP � v r•n fy _ �p }�r_ it �4,�T�yr►.rf t. r -. t:. l,�;. ���'i'�r: ! ietiint ` r `' _ a cc Co 0 U Lnncc Cl E W t (afi o 11� cu i a ccn U. f lk _ �• ter'` - m filllfih li i r- O co to Q .3 N N T 0 O � . v e 4 0 E w 35 h�0 .S�o 0+ 9{ Q LU Q t_L.E N LU t� o 0 f t1E _z t.L E L z LL._j Q Oj Hic MMM��falj��dM'd�.d�-Od d^-�d0-�����N����tOOc cOO�MrnMd'c�100I�oON00McOCO00l'- tDNMON4 ►+').-d.00lotDtD N�d;�-�NNOtD000cOr'tDOlnl�tO' 00 w m m 00 m 00 00 00 00 00 00 w 00 00 co 00 N 00 to 00 00 00 c0 00 00{ np)ter-M co CD0MCDo0W!pp0toNNd-MMNrnr-.N OOOtDd-t•7�MOOd'tDl�cOd'd•ertncDr-tl7tD�Ol�t310 N 00N0o00to00od-stV-00to0l-to0toto.rto CN W I�tot�Nr NOOOtor-totDMcD1-toNI-ONf�'tC r cVoi00NV-CDtnf-NNcV00C�r*,w CDMcDOOCtN toMNOlntOtol, d'N,Co0to�(DWto0rncoco001�tDN OOOOOf3)00)G)t7)a)00000000�f�1�1�COCOtoCOCDCOCC) rn rn rn rn 00 00 0000 00 00 00 00 00 00 00 00 ao 00 co 00 00 00 00 00 00 00 c �f�cOM�tDIo�-O�Of�f�d'd•I�MI�NNMOOtOmn,4 C)) NI��togq-ml-t-f-tA►�cOr'I�MarO 0O�Mrntod to I� to tD d• En M a) 00 tD to .- M tO 00 to O to O r- t` CO 00 00 0 d' o O cq crn 4:�I��tnl,Md-N�-�N000MCOtOtnNNN�cD �Zr•�')•-OtntD4I�c;ria; �r-00 ¢tCCVcDMI�NMd 0tor-0M t oto000wntO�d Ntot01�00•-MI�tOCOCOI�Ot7) O mmmmoo om00��r"r'���NNNNNMMd M 0 tD tD U C LoCDr,coC o C-4PotntDI�d. 000LOtoI�U) O C 1-ONM� O'O OOOOOr-r—���.-r-V-NNNNMMMd-sfid•d'd a. a to to to to to to LO ul to to LO LO to to to to to to to to to to to to to to a U •A � 1,, \ � ' I 1 � 5 �' p � l 111 l �s 1p UND�vE © EDP , \ �l `6•� tL A .m •� f a 13 f. -rM r� 125' ORDINART-HIGH WATER LINE- _ CTYP M .,,w I � • _ P ar � - !� iIL w. �do CPO �r APPROX ORDINARY HIGH WATER LINE - NOT SURVEYED, 3EE NOTE (TYP) E I � IZ r �,y S •3 • I� i ti r, I ORDINA17Yr HIG!-(:WATER ' L� . . v + . } NOTE t •i dov• / 0 r `■ n� 1 I s / %% •�•■ i - i % 1 1 1 ... AFPR.Ox, ' F?INA¢T HIGH WATER ylhE - NG` SURVEYED, SEE NOTE fTY p.1 I NOTE 8 " 5TEEL LAKE r 1p jr It .+a ORDINARY NIC,!H WATER LINE SHODIN 15 545ED ON 5EVERAL SOURCES. THE PORTION LOCATM WITHIN THE F'RDJEC* B019JDARY 15 SWc" ,ACCORPNG TO AN ALTA SURvEY DATED &/29103 BY DRYCO 8URVEYWN . INC. OF SU NER LUA THE PORTION OUT50E OF THE FRO,MCT BOUNDARY HAS 5M ESTIMATED 5ASED ON INTERPRETATION OF THE AERIAL IMAGERY RJ CONJLIN. =104 WITH VDAR T0F`OCif2AF'HY DATA. IT SERVES ONLY AS AN APPROXIMATE LOCATION OF THE ORDINARY 44*14 WATER LINE FOR THE FURF'OSES OF THIS EX$4151T AND HAS NOT BEEN &iRVEYED. ACTUAL FIELD LOCATION MAY VART 0 FIELD COND17701VS MAY REQUIRE THICKER SEC770N. PER GEO,TCH RECOMMS104 77ON f 10' 29 _ H TH _STREI in] l . -max ' .__ "ems,--�.._„a =:. _ .:f. �.. = s .. F. -.:-..a - _ 2 ------------- N88`5 _ ., ___ _...... r fl 2- M/N. COMPACTED DEPTH CLASS B ASPHAL T CONCRETE - IN liER7FD FILL MA 7FRIAL AS " j 00', BI.�FER WN 2MIN. C.D. ASPHALT T �I ; CROU 1O' REQUIRED TO BRING SITE TREA 1FD BASE COURSE FROM OHWM OF \ 25' BUFFER TO GRADE. \VREDONDO CREEK/ (A. T.B.\ `]FROM LASE) SECTION A -A� �.._ � �, SHONE (N89'54'13"� E PICAL ROAD SECTION R2) NO SCALE I N88'50 26 - 1 v \., NLLJ N \ \ SCALE: 1 " = 40' �N89'54'13"E R2) N88'50'26"W--#24.0T 0 20 40 80 VICINIT*r MAP � 1 SCALE: V = 2000' l I i KIM IN SIL 30603 ]ST PLACE SOUTH FEDERAL WAY, WASHINGTON 98003 z APPLICANT STANTON DEVELOPMENT, LLG 11410 NE 122nd WAY, SUITE 102 KIRKLAND, WASHINGTON IB8034 0' PHONE: (425) 621-5122 FAX: (425) 893-9525 CONTACT: BRENDA FODGE - PROJECT MANAGER VV � • ENG INEE R/6URVEYOR/FL ANNE R CORE DESIGN INC.' arts �gti p� 14111 NE 29TH PLACE, SUITE 101 PRoF� F BELLEVUE, WASHINGTON 98001 PHONE: (425) 885-'1871 FAX: (425) 885-lgro3 CONTACT: GARY R. SHARNBROICH, P.E.- ENGINEER KENNETH W. SHIPLEY, P.L.S.- SURVEYOR LAFE HERMANSEN - PROJECT MANAGER M Z Q v ARCHITECT �- p 00 c W HACKWORTH GROUP ARCHITECTURE/PLANNING oo' ti 1g32 1ST AVENUE, SUITE 1100 °C SEATTLE, WASHINGTON 98101 ° o x PHONE: (206) 443-1181 a 'a FAX: (206) 448-8908 o' N CONTACT: PHIL MGCULLOUGH, A.IA. W to ccc Z TRAFFIC ENGINEER� THE TRANSPO GROUP 11730 118TH AVENUE NE, SUITE 800 KIRKLAND, WASHINGTON 98034 PHONE: (425) 821-3665. CONTACT: KEVIN JONES ®c W W UJE T>L,4ND 13 I OL OG I ST RAEDEKE ASSOCIATES, INC. 2 5111 NE 63RD STREET W SEATTLE, WASHINGTON 98115 PHONE: (206) 525-8122 CONTACT: CHRIS WRIGHT SITE 5T,4T I ST I CS J TOTAL SITE AREA 239 13 W ,8 SF OR 5.5 ACRES TAX PARCEL NO. 0921049012 COTTAGE HOMES ALLOWED 16 (2 AFFORDABLE; 14 MARKET RATE) COTTAGE HOMES PROPOSED l ro (10 COTTAGES; ro COMPACT SR) TYPE OF CONSTRUCTION SINGLE-FAMILY (IRC)L4 j O CURRENT ZONING RS-5.0 W EXISTING PARKING 0 STALLS Z 0 PARKING REQUIRED 30 STALLS PARKING PROPOSED 38 STALLS � COMMON OPEN SPACE REQUIRED 5,000 S.F (16 X 500 S.F.) j - COMMON OPEN SPACE PROVIDED 26,791 S.F. `E5'TIMATE) PRIVATE OPEN SPACE REQUIRED 400 S.F. P!sR COTTAC:1- PRIVATE OPEN SPACE PROVIDED 1,000 �).F. MINIMUM PER COTTAGE � BUILDING SETBACKS AND SEPARATION 15' FRONT "°t'ARD SETBACK � 4) 5' REAR YARD SETBACK E 5' SIDE YARD SETBACK 10' COTTAGE SEPARATION 6' COTTAGE/GARAGE SEPARATION LOT COVERAGE 15�0 1. OFF STREET PARKING STALLS ARE 8' X 16' (TYPICAL). 2. THE EXISTING FOUNDATION WILL BE USED FOR A COMMUNITY STRUCTURE. 3. THE SLOPE ON SITE IS GENERALLY UNDER 40%, EXCEPT FORA LIMITED AREA NEAR PROPOSED COTTAGES 8 AND 9. 4. ALL ON -SITE ROADS WILL BE PRIVATE. 5. ON -SITE STORM SYSTEM WILL BE PRIVATE AND MAINTAINED BY THE HOMEOWNERS ASSOCIATION. 6. VERTICAL DATUM NGVD 29 FEDERAL WAY BENCH "2l72-34-1 LOCATED IN THE SW QUADRANT OF THE INTERSECTION OF PACIFIC HIGHWAY AND SOUTH 304TH ST. NE. BASE BOLT ON TRAFFIC, SIGNAL PALE. E bs- JAN 0 2 2007 CITY OF FEDERAL WAY BUILDING DEI I Z O L W Z W Q W z Ll y W W o w �w z z O uj Q (I 4 w 2_ i S `=ET 0E- _rRPJL^T 1 NUMBER 06.100 CONNECT TO EXISTING Lu 7 - EDGE OF EXISTING WETLAND F/ELD CONDITIONS MAY INl/ER7ED —/ FILL MA TERIAL AS\ REOUIRE THICKER CROWN © 10' REOUIRED TO BRING SITE SECRON PER GE07ECH TO GRADE. RECOMMENDA 77ON SECTION A A TVD//+A ! ni'1 An CC7177/nA/ /V U -)(,ILC 8 312TH St � _Q �04 S 320TH ST VICINITY MAfD SCALE: P = 2000' - 2" MIN. COMPACTED DEPTH CLASS B ASPHALT CONCRETE 2" M/N. C.D. ASPHALT IREA 7FD BASE COURSE (A. T.B.) q REDONDO CREEK I x- STORM DETENTION/' WATER QUALITY VAULT TCT& UNRECOR®ED E - a N Q \ z O Li '4/ L \l\ 1 !(N99 y niana j ` 1 t� �I � � 1 � O • � u f I 1 1 1 1 / i i z 0 SCALE: 1" = 40' ,N V 0 20 40 80 O z N •y N aG', O m 3 ONi 00 N Op5.... OUJN�fi�S KIM IN SIL 30603 1ST PLACE SOUTH FEDERAL WAY, WASHINGTON g8003 a ® 00 ,. Af=f=L I GANT � co 00 d� - °oc x STANTON DEVELOPMENT, LLC 11410 NE 122nd WAY, SUITE 102 z KIRKLAND, WASHINGTON S6034 C PHONE: (425) 821-5i22 FAX: (425) 893- B525 CONTACT: 5RENDA FODGE - PROJECT MANAGER Nt ENG INEER/5UR'\/f=—YCIR/f = LANNER Q CORE DESIGN INC. Z 14' 111 NE 2 c3TH PLACE, SUITE 101 Q BELLEVUE, WASHINGTON g8001 W PHONE: (425) 885-1011 FAX: (425) 885-1963 C� z CONTACT: GARY R. SHARNBROICH, P.E.- ENGINEER KENNETH W. SHIPLEY, P.L.S.- SURVEYOR ui LAFE HERMANSEN - PROJECT MANAGER u, z (wi ARCHITECT 0 HACKWORTH GROUP ARCHITECTURE/PLANNING W 1932 IST AVENUE, SUITE 1100 SEATTLE, WASHINGTON g8101 PHONE: C20(o) 443-1101 FAX: C2060 448-6g08 CONTACT: PHIL MCCULLOUGH, A.IA. I F TRAFFIC ENGINEER s THE tRANSPO GROUP �-- � ! 11730 118TH AVENUE NE, SUITE 800 a KIRK_AND, WASHINGTON 98034 4 t PHONE: (425) 821-3665 CONTACT: KEVIN JONES q WETLAND 51CLOGIST RAEDEKE ASSOCIATES, INC. 5711 NE 63RD STREET (6 SEATTLE, WASHINGTON 98115 J ® Q PHONE: (206) 525-6122 CONTACT: CHRIS WRIGHT O, W Z Q ®o� VJO ZW �77 JAIL 4 2 2.0t," CITY OF FEDERAL WAY BUILDING DEPT, W �I Q z w < < nibL Qz I �I� O LLJ = W z z 0 F- U) Q o- Q 0 w Q CL� 0 n Q SHEET OF 2 3 PROJECT NUMBER 06100 Z ll.l _ y ilk =. z _ - os _ _ ... _ o _.. - .. _-...._ _ _ t 1 H IsE I :, _ F - N88`6'6 VV -- x. - -s x YG42.32 . E . 3 r, ._. ------------- �- , LOT TYPICAL �I 0 TREE RETENTION LEGEND TREES TO SE REMOVED: CONIFEROUS = DECIDUOUS` TREES TO BE SAVED: CONIFEROUS DECIDUOUS TREE RETENTION CALC5. NET TREES ON -SITE: t 11 TREES PROPOSED TO BE SAVED (90: t 36 (50.1%) Oil - 5 I TE RECREATION 5FACE CAL C5 SITE AREA: 23g,813 S.F. (5B A.G.) NUMBER OF UNITS: 16 COMMON OPEN SPACE REQUIRED 8,000 SF (16 X 500 SF.) COMMON OPEN SPACE PROVIDED 20,000 S.F. (ESTIMATE) PRIVATE OPEN SPACE REQUIRED 400 S.F. PER COTTAGE PRIVATE OPEN SPACE PROVIDED 1,000 S.F. MINIMUM PER COTTAGE PRELIMINARY 5CHEDULE* QTY 150TANICAL NAME COMMON NAME i SIZE SPACING TREES 19 FRAXINUS OXYCARPA RAYWOOD ASH 1.5" GA-. 30` O.C. RAYWOOD' GLEDITSIA TRIACANTHOS IMPERIAL ' IMPCOLE' 14ONEYLOCUST 3i ACER CIRCINATUM VINE MAPLE IV' GAL. - e S Sl-IO JA ACER PALMATUM JAPANESE MAPLE CORNUS KOUSA KOUSA DOGWOOD CORNUS MAS CORNELIAN CHERRY SORBUS AUCUPARIA CARDINAL ROYAL 'MICHRED' MOUNTAIN ASH 32 CHAMAECYPARIS OBTUSA SLENDER HINOKI 'GsRACILIS' CYPRESS TAXUS BACCATA 'STRICTA' IRISH YEW TSUGA MERTENSIANA MOUNTAIN HEMLOCK (ORNAMENTAL MIX) TBD CARPITITERIA CALIFORNICA BUSH ANEMONE 18"-30" HT. 4' O.G. CISTUS BRILLIANCY CISTUS BRILLIANCY CORNUS STOLONIFERA REDTWIGrt DOGWOOD ' ISANTI' ESCALLONIA SPC. ESCALLONIA SPC. NANDINA DOMESTICA HEAVENLY BAMBOO OSMANTHUS BURKWOOD I I OSMANTHUS POTENTILLA FRUTICOSA JACKMANS VARIETY 'JAC 21ANS VARIETY' POTENTILLA VIBURNUM DAVIDII DAVID'$ VIBURNUM VIBURNUM TINUS 'DWARF' DWARF LAURUSTINUS I r SWR MAOERENNIALS (LOW 130ROER MIX) 3,700 ERICA DARLEYENSIS HEATHER 12"-I$" HT. 2'-3' Oi_ SF 'AL BA' i ESCALLONIA ESCALLONIA I 'NEWPORT DWAR=' ILEX CRENATA JAPANESE HOLLY 1 'GREEN THUMB' LAVANDULA ANGUSTIFOLIA LAVENDER 'MUNSTEAD' PENNISETUM ALOPECUROIDES FOUNTAIN GsRA88 'HAMELN' ROSMARINUS OFFICINALIS ROSEMARY EUPHORBIA CHARACIAS WULFENII, COREPSIS 1-2 GAL. 2' O.G. GsRANDIFLORA, LIATRIS, GxERANIUM 'JOHNSON'S BLUE', ASTILBE, GAREX BUCHANANII 6WR 5S/G DGOVER (NATIVE MIX) 2,513 CORNUS STOLONIFERA REDTWIGx DOGWOOD 12"-18" HT. 4' O.C. SF FRAGzARIA CHILOENSIS SAND STRAWBERRY 4" POT 2' O.G. GAULT14ERIA SHALLON SALAL 12"-18" HT. 4' O.C. MAHONIA F EPENS CREEPING MAHONIA ROSA NUTKANA NOOTKA ROSE u 1w- LAWN SF 13,100 NORTHWEST WILDFLOWER MIX (BY APPLEWOOD SF SEED CO-), OR SIMILAR SYMBOLS, SPECIES, LOCATION t QUANTITIES SHOWN ARE GENERAL IN NATURE < COUNTS DO NOT INCLUDE LOT TYPIGALS. FINAL LAYOUT AND SPECIES SELECTION WILL BE DETERMINED IN THE FINAL LANDSCAPE PLAN. LEGEND ® POTENTIAL BUFFER MITIGATION AREA (3,8111 SF) POTENTIAL COMMUNITY GARDEN AREA (2,500 SF) NOTE5 RECEIVED 1. ALL VEGETATION TO BE INSTALLED PER APPLICABLE REQUIREMENTS FOUND IN FWCC 22-1561 - 1510. JAN 0 2 2007 CITY OF FEDERAL WAY BUILDING DEPT, STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT ------------------------------- JOSHUA PENNINGTON BEARD CERTIFICATE NO. 938 M a Z Lu V) a ° x41, u ih co to C. 0 ` w U Z G: W W Z u, ILij Q N PE Z a W lw Li Ld 0 d i Z z O>i < ; Li ci- Q _ SHEET 1 OF- 3 3 PROJECT NUMBER 06100 ROCKERY ROCKERY SITE SECTION THROUGH GREEN Scale: 1"=5'-0" Steel Lake Cottages Architecture/Planning 1932 First Avenue, Suite 1100 Seattle, WA 98101 - 2400 (206) 443-1181 (206) 448-8908 RECEIVED JAN 0 2 2007 CITY OF FEDERAL WAY BUILDING DEPT, Stanton Properties 29 December 2006 o CD �� � •.� .- - 0 D > CD (.0 N n �0�: O C (D c N C ) CD CY) N -PO((p 4�6 C ) — � p �. OD cQ CD n co < c r-o 20 om m� �m nA En �vo .II � W lot -------------, -------------J mw CD CD O n CD I� CD CD C O CD N C O z ROCKERY ROCKERY SITE SECTION THROUGH GREEN Scale: 1 "=5'-0" Steel Lake Cottages Architecture/Planning 1932 First Avenue, Suite 1100 Seattle, WA 98101 - 2400 (206) 443-1181 (206) 448-8908 o f A 0 2 2001, CITY OF FEDERAL Y1lY BUILDIN D :Pl Stanton Properties 29 December 2006 APPROX. ORDINARY HIGH WATER LINE - NOT SURVEYED; 5EE NOTE (TYP.) r NOTE ORDINARY HIGH WATER LINE SNO.UN IS BASED ON SEVERAL 50URCE5. THE PORTION LOCATED WITHIN THE PROJECT BOUNDARY IS SHOWN ACCORDING TO AN ALTA SURVEY DATED (:�/29/03 BY DRYCO SURVEYING, INC. OF SUMNER, WA. THE PORTION OUTSIDE OF THE PROJECT BOUNDARY HAS BEEN ESTIMATED BA5ED ON INTERPRETATION OF THE AERIAL IMAGERY IN CONJUNCTION WITH LIDAR TOPOGRAPHY DATA. IT SERVES ONLY AS AN APPROXIMATE LOCATION OF THE ORDINARY HIGH WATER LINE FOR THE PURPOSES OF THIS EXHIBIT AND HAS NOT BEEN SURVEYED. ACTUAL FIELD LOCATION MAY VARY.