Project SummaryOctober 22, 2019
Mr. Robert "Doc" Hansen
Planning Manager
City of Federal Way
33325 8th Ave S
Federal Way, WA 98003
RE: Preliminary Plat, Process III and SEPA Summary
The Woodlands at Redondo Creek
Dear Doc:
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er
Job No. 1352-023-019
On behalf of RMJ Holdings, LLC, ESM Consulting Engineers is pleased to submit a
Preliminary Plat, SEPA with project and Process III land use applications to the City of Federal
Way for review and processing. As discussed in the pre -application meeting held on April
25, 2019, ACH is seeking to develop a single-family residential community known as
"Woodlands at Redondo Creek" (previously Danilchik Plat) located at 19XX S 304th Street in
Federal Way.
The project includes King County tax parcels 042104-9012 and -9221, which totals
approximately 21.85 acres of mixed -zoned property located in the northern portion of Federal
Way adjacent to S 304th Street and Pacific Hwy S.
The proposed plat includes 68 single-family residences, public right-of-way dedications, open
space and associated infrastructure. A wetland and stream (Redondo Creek) appear onsite
as drainage flows from Steel Lake (a residential -designated shoreline) through the site. The
critical areas and their proposed buffers are contained in Tract A. No impacts to the critical
areas are proposed. Minimal buffer averaging of the wetland is proposed for the site to
accommodate grading of the site.
NARRATIVE AND CITY OF FEDERAL WAY DEPARTMENT COMMENTS
Outlined below are responses to comments provided in the Pre -application Conference
Summary provided by the City on May 3, 2019 in lieu of a project narrative in an effort to
provide concise, relevant project details. ESM's responses to the comments are shown in
bold.
33400 8th Ave. S. Ste 205 Tel (253) 838 6113 Everett (425) 297 9900 Civil Engineering Land Planning
Federal Way, WA 98003 Fax (253) 838 7104 Toll Free (800) 345 5694 Land Surveying Landscape Architecture
www.esmciviL.com 3D Laser Scanning GIS
Mr. Robert "Doc" Hansen
October 22, 2019
Page 2
COMMUNITY DEVELOPMENT - PLANNING DIVISION
Zoning Designation and Density - The subject property has three different zoning
designations Parcel 042104-9012 has split zoning, a portion is zoned Single Family
Residential (RS 5.0) and has a comprehensive plan designation of Single Family, High
Density, and a portion is zoned Multifamily Residential (RM1800) and has a
comprehensive plan designation of Multi -Family. Parcel 042104-9221 is zoned Single
Family Residential (RS7.2) and has a comprehensive plan designation of Single
Family, High Density. Lots in both the RS 5.0 and RM zone must be a minimum lot
size of 5,000 square feet. Lots in the RS7.2 zone must be a minimum lot size of 7,200
square feet
Proposed lots for this project are all within the portion of the property that is zoned
RS 5.0. As such, all the lots have a minimum lot size of 5,000 square feet
2 Review Process
This project is applying for Preliminary Plat, Process III and SEPA approval.
3. State Environmental Policy Act (SEPA)
A SEPA Environmental Checklist is included in this submittal as part of the SEPA
application.
4. Public Notice
Three sets of stamped and addressed envelopes are provided with this submittal,
including a map of the property with a 300' buffer produced in King County Parcel
Viewer. One copy of assessor maps is included with the property and notice
boundary outlined.
5. Application / Review Fees
Application fees for Preliminary Plat, Process III and SEPA are provided to the City
with this application, a total of $26,989.00. Third parry review fees will be paid by the
applicant as requested by the City.
6. Critical Areas & Shoreline Regulations
A Critical Areas Report prepared by Sewall Wetland Consulting is included in this
submittal to address critical areas on site and proposed wetland buffer averaging,
per FWRC 19.145.080 (environmentally critical areas, outside shoreline jurisdiction),
as part of the Process III and SEPA application.
a. Wetlands - Wetlands are present on the property and are considered an
associated wetland" of Steel Lake due to its hydrologic connection via a
seasonal stream that flows under South 304th Street to the lake. The city
reached out to ecology for guidance on the wetland and associated buffer.
The shoreline jurisdiction ends at the edge of the associated wetland. The
buffer for this wetland is regulated by FWRC Chapter 19145.
Robert "Doc" Hansen
October 22, 2019
Page 3
An intermittent stream, part of Redondo Creek, flows north from Steel Lake
and through a 30" culvert under 304th and into the onsite wetland. The onsite
flow "is a ditched feature through the center of the wetland and drains north
towards SR 99 where it passes through a trash rack and enters a long culvert
system before daylighting to the north and west of SR 99" (per Sewall Wetland
Consulting, pg. 12). As noted in the Critical Areas Report; the culvert does not
appear to act as an equalizing pipe between the wetland on -site and the
wetland south of 304th, and as such are considered separate units.
The onsite wetland has been rated a Category II with 6 habitat points,
requiring a 150' buffer per the City of Federal Way standards. This project
does not propose to intrude into the wetland, as the limits of the wetland are
north of the required right-of-way improvements.
Buffer averaging is proposed with this project, pursuant to FWRC 19.145.440
(5), and discussed in the Critical Areas Report
b. Streams - Any streams on site must be classified per the city's stream rating
system in FWRC 19 145260. The stream flowing though the wetland is not a
shoreline waterbody.
The onsite stream has been rated as a minor stream/Type Ns (non -fish
bearing) and prescribed a 35' buffer per FWRC 19.145.270, discussed in the
Critical Areas Report and as confirmed by third party review, Environmental
Science Associates (ESA) on September 6, 2019. Project design avoids
intrusion into the stream buffer and no new stream crossings are proposed
with this project
C. Geologically Hazardous Area (GHA) -The city's inventory identifies the subject
property contains erosion hazard soils, which are defined as geologically
hazardous areas The city regulates these areas and a corresponding 50-foot
buffer pursuant to FWRC 19.145.22(1) A geotechnical engineering report must
be submitted in accord with FWRC Chapter 19.145A1-ticle 11 and must address
any proposed intrusion into such areas. Any intrusion within 50 feet of a
geologically hazardous area may be granted by the director if the
development will not be at risk of damage due to the geologic hazard and
will not lead to or create any increased slide, seismic, or erosion hazard.
The Geotechnical Report prepared by Earth Solutions identifies a qualified
erosion hazard area on the site due to the existing slope and soil type, and
as identified by the City of Federal Way. The report advises that the
development "will not be as risk of damage due to the geologic hazard and
will not lead to or create any increased ... erosion hazard" (per FWRC
19.145.220(3)). While development activities are regulated by the City of
Federal Way on or within 50' of a geologically hazardous area, a standard
buffer does not apply to erosion hazards, pursuant to FWRC 19.145.2400).
Please refer to the Geotechnical Report that addresses the criteria for
proposed improvements under FWRC 19.145.240(3).
Robert "Doc" Hansen
October 22, 2019
Page 4
d. Shoreline Residential - Per Ecology's guidance, as long as all work which
could meet the definition of development, temporary or otherwise, occurs
outside the shoreline wetland boundaries, no substantial developmentpermit
will be required.
This project does not propose to intrude into the shoreline wetland boundary,
as the limits of the wetland are north of the required right-of-way
improvements.
e. Critical Area Tracts
A Critical Area Tract (Tract A) is included in the Preliminary Plat to protect the
wetland and stream and their buffers.
7. Design Criteria and Improvements - Subdivisions are subject to the subdivision
design and improvements criteria set forth in FWRC Chapters 18.55 and 18.60,
respectively. It is the responsibility of the applicant to identify how the proposed
subdivision meets applicable design and improvements criteria and is therefore
entitled to the land division.
The proposed project meets the criteria set forth in FWRC 18.55 and 18.60 as outlined
below:
18.55.010 Land division design.
0) Land divisions should be designed so that traffic is distributed in a logical manner
toward a collector street system, to avoid intrusion and over -burdening of residential
streets, and to connect with planned or existing streets
The proposed project provides two access points that connects the subdivision to
existing neighborhoods and to S 304th St, a collector street
(2) Streets should be coordinated with existing intersections to avoid offsetting new
intersections and should intersect at a 90-degree angle plus or minus 15 degrees
All proposed street extensions or additions connect to existing street systems within
the required 75- to 105-degree angles to the greatest extent feasible. The connection
of Road A near the intersection of 20th Ave S and S 300th St is offset by approximately
100 feet centerline to centerline. This location is the only feasible secondary access
location available to this project due to existing condition constraints, as was
recommended by City staff during the preapplication conference.
(3) No street, or combination of streets, shall function as a cul-de-sac longer than 600
feet.
This item is addressed under the Public Works, Design Criteria, 2)comment
(4) Block perimeters should be no longer than 1,320 feet for nonmotorized access,
and 2,640 feet for streets.
This item is addressed under the Public Works, Design Criteria, 1)comment
Robert "Doc" Hansen
October 22, 2019
Page 5
(5) Land divisions on steep slopes should be designed so thatstreets are constructed
generally parallel, rather than perpendicular, to the slope.
While there are no steep slopes on site, the main access road for this project is
designed to run parallel with the site's natural grade.
(6) Streets should be designed in conformance with adopted standards for sight
distance at intersections, as prescribed in FWRC 19.135.300 et seq.
This item is addressed under the Public Works, Access Managemen4 1) and 2)
comments.
1855.020 Lot design.
M All lots should be of ample dimensions to provide a regular shaped building area
which meets required setbacks
All lots are designed to provide ample space and dimensions appropriate for a
regular shaped building. Lots that gain access from the end of the cul-de-sac bulb
are featured as flag lots to provide access to the proposed public right-of-way.
(2) All lots shall be designed to provide access for emergency apparatus
This project is designed to provide access for emergency apparatus to all proposed
lots within the subdivision via the use of cul-de-sac bulbs at dead -ends and
immediate access for all lots to proposed public right-of-way.
(3)All lots should be designed to take advantage of topographic and natural features,
view orientation and privacy.
Given the topographic nature of the project site, several lots are designed as stepped
lots and/or with retaining walls to allow for a house pad and usable yard space.
These features and the site grading run in the same general direction of the natural
slope of the site.
(4) In general, all lots shall be accessed by a public street right-of-way. In certain
cases, lots may be accessed by an ingress/egress and utilities easement or alley
subject to the requirements established in the city of Federal Way public works
development standards Residential lots should not have access onto arterial streets
All proposed lots gain access by a public street right-of-way. No lots propose to take
access from Hwy 99 or S 304t' Street
(5) Alley access is encouraged for lots in zero lot line townhouse to avoid a garage -
dominant front yard streetscape.
Not applicable.
Robert "Doc" Hansen
October 22, 2019
Page 6
18.55.030 Density
0)All lots in conventional subdivisions, both long and short subdivisions, binding site
plans, and small lot detached developments shall meet the minimum lot size
requirements of FWRC Title 19.
All lots in the proposed subdivision meet the minimum lot size requirement for the
RS 5.0 zone, or a minimum of 5,000 SE
18.55.060 Open space and recreation.
......
As allowed by FWRC 18.55.060(3), this project proposes to maximize the use of
Conservation Open Space provided with the critical areas and buffers in Tract A, or
25.4% of the gross site area. An additional Usable Open Space area is provided in
Tract E that provides 1.6%. Required landscaping buffer, included in Tract A, provides
an additional 0.7% of Buffer Open Space. The applicant is requesting an
Administrative Adjustment to the Open Space Category Percentages per FWRC
18.55.060 (3). A separate request to the city Parks Director is included with this
submittal that establishes how the request meets the criteria set forth for this
proposal.
8. Miscellaneous Residential Regulations
This project proposes to follow the zoning standards outlined in FWRC 19.200.100
for the proposed lots located within the onsite RS 5.0 zone. No proposed lots lie
within the other onsite zoning boundaries.
9. Landscape Buffers - Pursuant to FWRC 18.60..030, preliminary plats adjacent to a city
designated arterial (pacific Highway South) must provide a 10-foot-wide Type 111
landscape strip along the arterial street.
Mature vegetation currently existing in the location of the required 10' wide landscape
strip along Pacific Hwy S is proposed for retention and is encumbered by critical
areas and buffers. Please refer to site photos 6-12 of the Compass Site Photos exhibit
which demonstrates that the required landscape buffer currently exists. Additional
landscaping from tree replacement may occur or cross into the landscape buffer, as
well be determined at final site design.
10. Open Space - All residential subdivisions are required to provide open space in the
amount of 15 percent of the gross land area of the subdivision site per FWRC
18.55.060(2).
Please see the Administrative Alteration of Open Space Category Percentages
Request to the city Parks Director, per FWRC 18.55.060(3). Below is the proposed
category breakdown:
Robert "Doc" Hansen
October 22, 2019
Page 7
Open Space
Category
% of Gross Land Area
Square Footage /
Acres
Usable
1.6%
15,085 SF / 0.35 AC
Conservation
25.4%
241,894 SF / 5.55 AC
Buffer
0.7%
6,600 SF / 0.15 AC
Total
27.7%
263,579 SF / 6.05 AC
11. Tree Retention/Replacement- The city's tree standards require each development
to maintain a tree unit density. The minimum tree density requirements for RS zones
are 25 tree units per acre. The required density for the subject property will be
determined by multiplying the gross site acreage, minus streets and critical areas
(excluding buffers), by 25 tree units per acre.
Tree retention requirements for this project are met by retaining all healthy, significant
trees within the critical area buffers and outside the site development clearing limits
and adding replacement trees throughout the site. A tree sample survey was
completed in order to complete the analysis. Please refer to the Tree Conservation
Plan prepared by Washington Forestry Consultants, Inc (WFCI) included with this
application and the Preliminary Landscape Plan prepared by Lyon Landscape
Architects.
12. Clearing & Grading - With the preliminary plat application, a clearing and grading
plan addressing items listed in FWRC 19.120.0400)(a) through G) is required.
Any retaining walls and rockeries can be a maximum of six feet in height and must
comply with standards in FWRC 19.120.120. Preliminary designs for retaining walls
shall be submitted with the preliminary plat application and include cross sections
and visual depictions of retaining walls
A clearing and grading plan is included with this application. Retaining walls are
proposed throughout the project site and do not exceed the 6' maximum height
internal to the proposed lots. A wall greater than 6' in height is proposed adjacent to
the wetland buffer and lots 47-52. See below for responses to 2 of the 4 approval
criteria of FWRC 19.120.050 Modifications (where one or more are required):
(b) The proposed modification will result in the same or less impacts than meeting
the standards
This project proposes to meet the Wetland Buffer Averaging standards as outlined
FWRC 19.145.440 (5). In order to comply with FWRC 19.145, this project proposes
retaining walls in excess of 6' as an effort to reduce and minimize the impacts to the
onsite wetland buffer.
(c) The proposed modification will meet or exceed the intent of this article.
We understand that the tall wall heights are not the City's standard due to the
aesthetics of tall blank walls from public access. The location of the proposed tall
retaining wall is not visible to the proposed lots, existing homes or any roadways.
Robert "Doc" Hansen
October 22, 2019
Page 8
13. Forest Practices Permit
An FPA is included with this application, as prepared by Washington Forestry
Consultants, Inc.
14 Tacoma Smelter Plume -The subject property is located in the Tacoma Smelter Plume
detect area containing 20.1 ppm to 400 ppm arsenic and lead concentration. The
city will require soil testing and soil cleanup (if applicable) as a component of the
preliminary plat and SEPA applications, review, and site development. The applicant
shall provide preliminary soil testing data in compliance with Washington State
Department of Ecology guidelines with the preliminary plat application.
An analysis of potential contaminations was prepared by ECI Environmental Services
in their "Arsenic and Lead Soil Assessment"ECI states, `The results of the analysis
performed on the samples indicate that the average concentrations for Pb (Lead) and
As (Arsenic) for the Subject Property are below the concentration indicated by
[Ecology Publication] 12-09-086A which would trigger a cleanup action. However, one
sample was found to be above the maximum allowed concentration for a discreet
soil sample for As, which triggers a cleanup in that area of the Subject Property." Soil
remediation measures will be incorporated into site development plans and
completed per Washington State Department of Ecology voluntary cleanup protocols
and requirements.
15. School Access Analysis
A School Access Analysis exhibit has been provided with this application.
Through correspondence with Jennifer Wojciechowski from the Federal Way
Public Schools District, only students attending Federal Way High School will walk
to school while the middle and elementary students will take a district -provided
bus, which will be provided near the new development site by the district Safe
walking routes for the high schoolers are shown on the exhibit, and the proposed
ROW improvements internal and adjacent to the project provide additional safe
walking conditions for scholars.
16. School Impact Fees - School impact mitigation fees are to be paid at the time of
individual single-family building permit issuance,
Noted.
17, Approval Duration - Per FWRC 18.35.220, preliminary plat approval shall expire
five years from the date of hearing examiner approval, unless the applicant
requests an extension as provided in FWRC 18.05.090
Noted.
18. Final Plat - The final plat fee, in effect at the time of the final plat application, and
items identified in FWRC 18.40.020, are required to process the final plat
Noted.
Robert "Doc" Hansen
October 22, 2019
Page 9
19. Recording - Following substantial completion of subdivision improvements and
City Council review of the final plat, the applicant will record the plat with the King
County Recorder's Office.
Noted.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION
Land Use Issues - Stormwater
Surface water runoff control and water quality treatment will be required per the 2016
King County Surface Water Design Manual (KCSWDM) This project meets the
requirements for a Full Drainage Review. At the time of land use site plan preliminary
plat submittal, a preliminary Technical Information Report (TIR), addressing the
relevance of the project to the nine 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 in GIS
format that may be used for basin analysis
A Preliminary Technical Information Report that includes a Level 1 downstream
analysis, prepared by ESM Consulting Engineers, is included with this application.
2. The project lies within a conservation flow control area; thus, the applicant must
design the flow control facility to meet these performance criteria. In addition to flow
control facilities, Best Management Practices (BMP'9) are required as outlined in the
KCSWDM. The project also lies within an Enhanced Basic Water Quality Area. Water
quality treatment shall be designed to meet the treatment criteria of the Enhanced
Basic Water Quality Menu.
The proposed flow control facilities incorporate BMPs as required by KCSWDM. Water
quality treatment for the proposed project is designed to meet the treatment criteria
of the Enhanced Basic Water Quality Menu. Please refer to the Preliminary T/R
included with the application.
3. Soil logs prepared by a licensed geotechnical engineer or septic designer must be
provided to verify infiltration suitability.
A Geotechnica/ Engineering Study provided by Earth Solutions NW is included with
this application. Soil logs are included, and infiltration feasibility is discussed -
infiltration is not feasible on this site.
4. Detention and water quality treatment facilities for subdivisions are required to be
above ground (ie. an open pond), within a separate storm drainage tract, and
dedicated to the city for future maintenance. Detention and water quality facilities may
be within the same tract.
A detention and water quality treatment facility as an open pond is provided for the
subdivision in Tract C.
Robert "Doc" Hansen
October 22, 2019
Page 10
5. The applicant is advised to review the KCSWDM, Section 5, for design and access
requirements for stormwater facilities. Steep slope and geologically hazardous areas
requirements may apply. The applicant is also advised to review Reference 5, Wetland
Hydrology Protection Guidelines Coordination with the wetland hydrologist will be
required to provide appropriate wetland buffer protection and recharge.
Please refer to the Preliminary TIR that addresses the stormwater facilities
requirements and how this project proposes to meet the standards.
6. Third -party review, at the developers expense, may be required for underground
vaults, tanks, box culverts, pond walls, or bridges
No underground vaults or other stormwater features that would require third -party
review as proposed with this project
7. Show the proposed location and dimensions of the detention and water quality
facilities on the preliminary plans
The detention and water quality facility details are shown on sheet PP-05 of the
preliminary plat plan set
8. if more than one acre will be disturbed during construction, a National Pollutant
Discharge Elimination System (NPDES) construction stormwater permit may be
required.
Noted. A NPDES permit will be secured prior to site disturbance.
9. if work is to be done below the ordinary high-water marls a Hydraulic ProjectApproval
(HPA) permit may be required.
No work is proposed below the OHWM for this project
Right -of -Way Improvements
1. See the Traffic Division comments from Sarady Long for traffic related items
Noted.
2. 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.
A statutory warranty deed will be prepared and provided at the time of ROW
dedication.
3. All stormwater treatment and detention requirements outlined above may apply to
any improvements within the public right-of-way.
Noted. Please refer to the Preliminary TIR prepared by ESM Consulting Engineers
dated October 2019 for discussion of frontage improvement stormwater.
Robert "Doc" Hansen
October 22, 2019
Page 11
4. FWRC 19.135.280 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.
Driveways within the subdivision will be a minimum of 25 feet from any street
intersection.
Building (or EN) Permit Issues
This section is noted and will be addressed at time of applicable permit application.
PUBLIC WORKS TRAFAC DIKSION
Transportation ConcurrencyAnalysis (FWRC 1990)
Based on the submitted materials for 63 lots, and the Institute of Transportation
Engineers (ITE) Trip Generation -1 e Edition, land use code 210 (Detached Single
Family Residential), the proposed project is estimated to generate approximately 65
new weekday PM peak hour trips and 630 daily trips
Please refer to Traffic ImpactAnalysis prepared by Traffex dated September 28, 2019
for trip generation calculations.
2. A concurrency permit is required for this development project.
A Concurrency Application was submitted for this project on September 4, 2019.
3. The estimated fee for the concurrency permit application is $9,, 032 (51 -500 trips)
The Concurrency Application fee has been paid.
Transportation Impact Fees (TIF) (FWRC 19.91)
This section is noted and will be addressed at time of applicable permit application.
Transportation ImpactAnalysis (TM) (FWRC 19.135)
The TIA must also address the projects traffic impacts on the surrounding neighborhood and
recommend necessary measures such as traffic calming devices to minimize the projects
impact. Prior to SEPA approval, the city may require the applicant to conduct a neighborhood
traffic safety meeting to reach consensus with the affected neighborhood and staff on any
proposed traffic calming measures
TraffEx prepared a Traffic Impact Analysis dated September 28, 2019 that addresses the
projects traffic impacts to surrounding neighborhoods, beginning on page 5.
Street Frontage Improvements (FWRC 19.135)
The applicant/owner will be expected to construct street improvements consistent
with the planned roadway cross -sections as shown in Map 111-4 in Chapter Ill of the
Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program (CIP)
Robert "Doc" Hansen
October 22, 2019
Page 12
shown as Table 111-10 (FWRC 19.135.040) Based on the materials submitted, staff
conducted a limited analysis to determine the required street improvements. The
applicant will be expected to construct improvements on the following streets to the
c/ty's planned roadway cross -sections:
SR-99 is a Principal Arterial planned as a Type 'A' street, consisting of a 90-
foot street with curb and gutter, 6-foot planter strips with street trees, 8-foot
sidewalks, and streetlights in a 124-foot right-of-way. The frontage on SR 99
was improved as part the SR 99 capital project. Since this is the case, staff
would support waiving the required frontage improvements.
Frontage improvements along SR-99 are not proposed with this project
South 30411 Street is a Principal Collector planned as a Type V street,
consisting of a 44-foot street with curb and gutter, 6-foot planter strips with
street trees, 8-foot sidewalks, and streetlights in a 78-foot right-of-way.
Assuming a symmetrical cross section, a 9-foot right-of-way dedication and
half street improvements are required.
The project proposes a 9' ROW dedication along the frontage of S 304th Street with
variable cross -sections depicting a Type K street (shown on sheet PP-07 of the plan
set). The eastern portion of the improvements match the half -street Type K
requirements, whereas the western portion abutting the wetland buffer is modified to
remove the center turn lane. The Traffic lmpactAnalysis prepared by TraffEx includes
a "Left Turn Lane Warrant' analysis and recommendation that includes tapering of
the turn lane along S 3041h Street Please also refer to the ROW Modification Request
provided with this application.
201h Avenue South and internal roads (serving more than 25 lots) shall be a
Type U' Local Street, consisting of a 32-foot street with curb and gutter, 4-foot
planter strips with street trees, 5-foot sidewalks and streetlights in a 56-foot
right-of-way.
A type "U" street is implemented in this project as Road Q an extension from the
existing S 302"d Place, and for the majority of Road A See proposed road sections
on sheet PP-07.
Internal roads serving less than 25 lots (less than 250 daily traffic volume) shall
be a Type "W ,' consisting of a 28-foot street with curb and gutter, 4-foot planter
with street trees, 5-foot sidewalks, and streetlights in a 52-foot right-of-way.
Type ' W' streets are implemented in this project on the southern portion of Road A
and the entirety of Road where they will serve less than 25 lots each. See proposed
road sections on sheet PP-07.
2. The applicant may be required to dedicate additional right-of-way to accommodate
additional turn lane improvements if identified in the transportation impact analysis
and/or property corner radius
Noted.
Robert "Doc" Hansen
October 22, 2019
Page 13
3. The applicant may make a written request to the Public Works Director to modify,
defer, or waive the required street improvements (FWRC 19.135.070)
After further analysis and design of the proposed project, an updated ROW
Modification Requestfor modified street improvements along S 304th St has been
submitted to the Public Works Director with this application.
4. Tapers and transitions beyond the project frontage may be required as deemed
necessary for safety purposes; taper rate shall be WSn 2160, or as directed by the
Public Works Director.
Tapers and transitions for vehicular and pedestrian safety are proposed with this
project See sheets PP-06 and PP-07 and the Traffic ImpactAna/ysis for details.
Access Management (FWRC 19.135)
Submit an intersection sight distance analysis at the proposed plat access/internal
road with South 304h Street and SR 99. The analysis shall be conducted in
accordance to the latest AASHTO guidelines (3.5 feet object height, 3.5 feet driver's
eye height, and 14.5 feet back from the edge of the traveled way for passenger
vehicles) The analysis must bear the seal of a licensed engineer in the state of
Washington. The sight distance triangle shall be depicted on the plan set.
Sight distance triangles are shown on sheet PP-06 of the plan set
2. Provide photo documentation within the appendix of the sight distance analysis A
minimum of one photo looking to the left and one looking to the right will show the
location of the viewer in accordance to AASHTO guidelines The site plan with plan
and profile sheets should also be incorporated into the report to provide the site
distance documentation. Indicate if there are any street trees, landscaping
requirements, or any other objects existing or proposed to be within the sight distance
triangle. State if the sight distance requirements are met or not and provide any trafc
safety mitigation measures.
Please refer to the Sight Distance analysis starting on page 3 of the Traffic Impact
Analysis prepared by Traffex Please also refer to the Sight Distance Photo
Documentation with photos provided by Traffex with views in accordance to AASHTO
guidelines. Note that improvements will be made at the intersection of 2011, and 304th,
and 20th and 3001h, resulting in improved sight distance.
Design Criteria (FWRC 18.55)
Block perimeters shall be no longer than 1, 320 feet for non -motorized trips, and 2,640
feet for streets (FWRC 18.55.010 and FWCP Policy TP4.2). Therefore, a new street
connection to SR 99 will meet the block perimeter and a secondary access
requirement. However, due to the presence of wetland and topographic constraints,
this option may not be viable. As such, the applicant should explore extending the
internal road to connect with 2dhAvenue South. Additionally, a non -motorize path to
SR 99 is required to meet the block perimeters standard.
Robert "Doc" Hansen
October 22, 2019
Page 14
Per recommendations from staff received at the pre -application conference, the
proposed projects internal road now connects to 201h Ave S in two separate access
points for vehicular and non -motorized connections. Regarding the non -motorized
path to SR 99, it is not feasible to make the connection from the developed portion
of the project site to SR 99 due to the approximate 20' difference in elevation between
the project site and the sidewalk above on SR99 (please see photos 6-12 and 20 of
the SR99 wall from the Compass Site Photos). Achieving a walkable surface
connecting the project site and SR 99 would require substantial regrading and fill
within the stream corridor. Due to infeasibility, and consistent with FWCP TP4.2, no
path is proposed between the project site and SR 99. Pedestrian connection to SR
99 is proposed via internal sidewalks connecting to S. 304th St
2. No street, or combination of streets, shall function as a cul-de-sac longer than 600
feet (FWRC 18.55.010) The cul-de-sac road could be extended north connecting with
201h Avenue South. Alternatively, the easterly north -south internal road could be
extended to the 201h Avenue South and South 3001h Street intersection.
No proposed cul-de-sac runs longer than 600 feet The cul-de-sacs are connected
with an internal through street that meets at 201h Ave S with two access points.
3. The proposed development exceeds 25 lots, or 250 daily traffic volume equivalents,
and as such, a secondary second access should be provided.
A secondary access is proposed for this project at the S 30VI St and 2W , Ave S
intersection.
4. Traffic calming devices such as speed humps, traffic circles, chicanes, etcc should be
incorporated in the residential street design to control speed and any potential cut -
through traffic.
Please refer to neighborhood traffic safety discussion starting on page 5 of the Traffic
Impact Analysis prepared by Traffex Stop signs have been incorporated into the
internal roads of the proposed project
Misc. Safety Related Comments
Driveways serving a single-family dwelling unit abutting two streets should be at least
25 feet from the beginning of the street radius
Driveways within the subdivision will be a minimum of 25 feet from any street intersection.
2. The application should be forwarded to King County METRO and Pierce Transit for
any transit requirements
Please confirm that the City will forward the necessary application materials to the transit
agencies.
Robert "Doc" Hansen
October 22, 2019
Page 15
COMMUNITY DEI/ELOPMENT - BUILDING DIIASION
This section is noted and will be addressed at time of applicable permit application.
LAKEHAVEN WATER AND SEWER DISTRICT
This section is noted and will be addressed at time of applicable permit application.
1. Service pressure less than 40 psi is indicated for some higher elevation (490'+) lots
A Lakehaven Service Agreement is required and -booster pump recommended -
contact Lakehaven for requirements and/ or additional information.
Booster -pumps will be implemented where needed. The applicant is in contact with
Lakehaven to address these requirements.
SOUTH KING FIREAND RESCUE
Fire Flow - This review is based on using the IRC to build the homes The required fire flow
for this project is 1000 gallons per minute.
The site is currently served with fire flow at no less than 20 psi / 1,000 GMP for two hours or
more, per Lakehaven's Certificate of Water Availability. Individual units will be evaluated at
time of building permit
Fire Hydrants - This project will require two fire hydrants in approved* locations
A total of four (4) hydrants are proposed within the project due to the road configurations.
See sheet PP-05 of the plan set
Emergency Access - Fire apparatus access roads shall comply with all requirements of Fire
Access Policy 10006
Proposed roads meet fire apparatus access road requirements. All dead ends provide a cul-
de-sac and marked fire lanes will be provided where necessary.
Fire Sprinkler System - These will be addressed at time of building permit
Preliminary Plat and SEPA Submittal Items
The following items are included in this submittal:
• Master Land Use Application;
• Project Narrative (this letter, 4 copies);
• Concurrency Application Receipt;
• Preapplication Conference Summary Letter;
• Title Report (2 copies);
• Certificates of Water and Sewer Availability (2 copies);
• Preliminary TIR and Level 1 Downstream Analysis (2 copies);
• School Access Analysis and District Correspondence (4 copies);
• Tree Conservation Plan (2 copies);
0 Geotechnical Report (2 copies);
Robert "Doc" Hansen
October 22, 2019
Page 16
• Critical Areas Report (2 copies);
• Arsenic and Lead Soil Assessment (2 copies);
• Cultural Resources Report (2 copies);
• SEPA Checklist (4 copies);
• Traffic Impact Analysis (2 copies);
• Sight Distance Photo Documentation (2 copies);
• Forest Practices Class IV - General Application;
• Revised Right -of -Way Modification Request (2 copies)
• Open Space Administrative Adjustment Request (2 copies);
• Preliminary Plat Plan Set (8 copies);
• Public Notice Materials: Property Owner List and Map, 3 Sets of
Addressed/Stamped Envelopes;
• Preliminary Plat Application Fees ($17,871.00);
• SEPA w/Project Fees ($2,856.00).
Process III Submittal Items
The additional following items are included in this submittal:
• Process III Burden of Proof Narrative (2 copies);
• Preliminary Plat Narrative (2 copies);
• Preapplication Conference Summary Letter;
• Title Report (2 copies);
• Site Photographs from Each Compass Point (8 copies);
• SEPA Checklist (4 copies);
• Process III/Preliminary Plat Plan Set (8 copies);
• Tree Conservation Plan (4 copies);
Geotechnical Report (4 copies);
• Critical Areas Report (4 copies); and
• Process III Fees ($6,262.00).
We understand that these materials constitute a complete submittal. Please contact me
directly with any questions or comments you have regarding this project. Thank you for your
attention to this project and we look forward to working with the City.
Best Regards,
ESM CONSULTING ENGINEERS, L.L.C.
SAVANNA NAGORSKI, MS
Land Use Planner/GIS Analyst
Enc: As Noted
CC: Dmitriy Mayzlin (w/Enc)
Justin Lagers
11esm81eng6esm-jobs113521023101 Mocumentlletter-003.docx