Technical Review Comment LetterCITY OF
Federal Way
Centered on Opportunity
Mr. John Everett
ESM Consulting Engineers, LLC
33400 8th Avenue South, Suite 250
Federal Way, WA 98003
john.everett@esmcivil.com
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway. com
Jim Ferrell, Mayor
February 19, 2020
Re: Files #19-105072-SU,19-105073-SE, & 19-105074-UP, TECHNICAL REVIEW COMMENTS
The Woodlands at Redondo Creek Preliminary Plat, Parcels 042104-9012 & -9221, Federal Way
Dear Mr. Everett:
City of Federal Way staff have reviewed your October 23, 2019, submittal of documents related to the
Woodlands at Redondo Creek Preliminary Plat application. Unless otherwise noted, the following staff
comments must be addressed prior to issuance of a SEPA threshold determination and scheduling a public
hearing for the proposal. Please direct questions regarding any of the technical comments to the appropriate
staff representative.
COMMUNITY DEVELOPMENT — PLANNING DIVISION
Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com
1. Preliminary Plat Drawing — Please address the following comments:
• Submittal checklist items per Federal Way Revised Code (FWRC) 18.35.020:
i. Add the comprehensive plan and zoning classifications of the adjoining properties.
ii. Include the city file number on subsequent submittals (19-105072-00-SU).
• Lot Area — Per FWRC 19.05.120 "Lot area," the area of a flagpole or access panhandle is not credited
in the calculation of minimum lot area. Please provide a net lot area calculation for Lots 11, 18, 21,
57, 58, and 62 that does not include the access panhandle on the preliminary plat map.
■ Setbacks — Lots 27-33 show a 20-foot BSBL along the rear property line on Sheet PP-03. The BSBL is
10 feet on the remaining sheets. Please verify setback and revise accordingly.
• Landscape Buffer— As identified in the preapplication conference summary letter, a 10-foot-wide Type
III landscape strip along the arterial street must be provided per FWRC 18.60.030. The landscape
strip must be provided in a separate tract, equally owned and maintained by the homeowners; and up
to two percent can be credited to open space buffer requirements. Include this tract on the revised
preliminary plat map.
2. Clearing and Grading — The submitted preliminary grading plan sheet PP-04 shows a "mass grading" of the
entire subject property, with the removal of all the trees within the proposed lots. FWRC 19.120.080
states in part: "Permitted clearing and grading areas should minimize removal of existing trees and
minimize the disturbance or compaction of native soils, except as needed for building purposes."
Mr. John Everett
Page 2 of 4
February 19, 2020
For mass clearing and grading of the entire site, the applicant will need to provide written justification for
modification of clearing grading and tree retention standards pursuant to FWRC 19.120.050. The written
request must specifically address each criterion in FWRC 19.120.050(1)(a-d) and (2)(a-c). The modification
request must include justification for supporting the request, and at a minimum, identify if there are any
areas that can be preserved in existing condition; rational for the clearing request; impacts to trees and
vegetation; methods to mitigate visual impacts; etc.
3. Retaining Walls — A separate request for modification for the retaining wall height must be submitted, the
summary narrative is not enough to formally request a modification. Per FWRC 19.120.050(2):
(2) Afodification submittal requirements. A request for modification shall:
a. Be submitted in the same form and according to the same terms as the required clearing and
grading and/or tree and vegetation retention plan documents of this article and subject to the
same enforcement requirements;
b. Be clearly labeled as "Clearing and Grading, and/or Tree and Vegetation Retention Modification
Plan"; and
c. Clearly delineate and identify the deviations requested from the provisions of this article.
Provide a plan that depicts where the walls will exceed the height and include the actual height of the wall.
Also, provide wall details per FWRC 19.120.120(1)(b) and 19.120.120(7). Decision on any modification will
occur in conjunction with further review of the proposal, and upon written request by the applicant.
4. Tacoma Smelter Plume Review — The submitted Arsenic and Lead Soil Assessment prepared by ECI,
Environmental Services, identifies several test pits on the site which exceed 20 mg/kg of arsenic in the
soils and one sample site that was above the maximum allowed concentration for arsenic. Due to the
level exceeding 40 mg/kg, city staff will impose a condition that requires a cleanup plan for the site. The
cleanup plan will require Department of Ecology approval.
A condition with the following effect will be imposed on the project in order to mitigate potential
adverse soils and health impacts:
The applicant shall remedy the soils per the Ecology Cleanup Program guidance as a
component of the grading permit and then submit a written approval of cleanup (No
Further Action) from the Department of Ecology following completion of the grading
activities. The No Further Action document shall be submitted to the City of Federal Way
Department of Community Development prior to final plat approval.
Cti iculAreas Review — The department's third -party environmental consultant has provided comments
regarding the Critical Areas Report, prepared by Sewell Wetland Consulting, Inc. Please see the enclosed
memorandum prepared by Jessica Redman with Environmental Science Associates (ESA) for needed
corrections.
6. Open Space — The Alteration of Open Space Category Percentages request was reviewed by the Parks
Department. Parks Director John Hutton has denied the request to alter the open space category
percentages to 1.6 percent useable, 25.4 percent conservation, and 0.7 percent buffer. Per FWRC
18.55.060(3), the applicant must provide at least 10 percent minimum of usable open space on -site. The
remaining five percent of open space can be conservation, buffer, or constrained.
19-105072-00-SU Dom I.D. 80066
Mr. John Everett
Page 3 of 4
February 19, 2020
7. SE13A — City staff is unable to issue a SEPA threshold determination due to several unresolved plat and
construction related issues identified in this letter. In addition, the following must be corrected on the
checklist:
• A. Background Checklist Item #10: A final plat will be required.
■ B. Land and Shoreline Use Checklist Item #8a: Elaborate on whether the proposal will affect
current land uses on nearby or adjacent properties.
• B. Land and Shoreline Use Checklist Item #8b: The taxes are significantly reduced for the larger
20-acre parcel. Please verify if this property has ever been under forested land tax status, or other
conservation protection area.
• B. Land and Shoreline Use Checklist Item #8f: Single Family, High Density.
r B. Land and Shoreline Use Checklist Item #8g: The onsite wetland has a Shoreline Environment
Designation of Shoreline Residential.
8. Public Comment Letters — The city has received three public comment letters in response to the Notice of
Application. These comments are enclosed for your review and we request that you provide a written
response to each of the comment letters as appropriate. If there are comments or concerns in these
letters that you deem appropriate to address as project mitigation, please provide comment.
PUBLIC WORKS — DEVELOPMENT SERVICES
Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com
1. Easements that are located within future right-of-way dedications must be relinquished. The developer
must obtain these relinquishments prior to final plat. They can take time, so it is advisable to start early.
2. Show all easements that are noted in the title report on the plans.
3. Include all right-of-way improvements for South 304th Street outlined in the January 24, 2020, Right -of -
Way Modification decision on the plans and section views.
4. Show all improvements and dedications required for 201h Avenue South on the plans, and profile views
on sheets 6 and 7.
5. All stormwater requirements for the plat also apply to the right-of-way improvements on South 304th
Street, 20th Avenue South, and the extension of Road A. Over-detention/over-treatment may be
considered if a facility cannot be provided.
PUBLIC WORKS — TRAFFIC DIVISION
Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com
1. Provide non -motorized path from the site to SR 99 to meet the block perimeter standard (Block perimeters
shall be no longer than 1,320 feet for non -motorized trips, FWRC 18.55.010 and Federal Way Comprehensive
Plan (FWCP) Policy TP4.2). A modification request to modify or waive this requirement may be submitted to
the Public Works Director with supporting documentation.
19-105072-00-SU Doq 1.D, 80066
Mr. John Everett
Page 4 of 4
February 19, 2020
2. The new road extension to 20tl, Avenue South along the northerly Lakehaven Water and Sewer District
property (parcel 042104-9169) shall be improved and dedicated to the city prior to plat recording.
3. The new road extension to 20th Avenue South along the northerly Lakehaven Water and Sewer District
property shall be improved to provide a minimum of 24 feet paved, with planter and sidewalk along the
north side. This will provide buffer between the new road and the existing resident.
4. Show the conceptual street lighting plan for the plat.
5. It appears that the east side of 201h Avenue South between South 304ffi Street and propose Road C may be a
private street and has not been dedicate as right-of-way. Show the development has legal access if this is private.
6. Traffic calming devices should be incorporated in the residential street design to control potential speeding
and cut -through traffic.
7. Verify parcel #0421049109 for Lakehaven Water and Sewer depicted on sheet PP-03 is correct. Should this
be 0421049168 and -9169?
8. Lot should be designed to ensure that SF driveway meets the AASHTO sight distance.
9. Provide or show safe pedestrian walkway from 20th Avenue South to SR 99. Coordinate with the School
District on a safe walking route for students attending Federal Way High School.
CLOSING
Please be aware that this review does not preclude the city from requesting additional information related to
any of the topics discussed above. Please submit revised application materials as appropriate, accompanied by
the completed "Resubmittal Information Form" (enclosed). Pursuant to FWRC 18.05.080, if an applicant for
a preliminary plat fails to provide additional information to the city within 180 days of being notified by mail
that such information is requested, the application shall be deemed null and void and the city shall have no
duty to process, review, or issue any decision with respect to such an application.
If you have any questions regarding this letter, please contact me at becky.chapin@cityoffederalway.com, or
253 835-2641.
Sincerely,
Becky 4Cha
Senior Planner
enc: Environmental Science Associates (ESA) Memo
Public Comment Letters
Resubmittal Information Form
c: Ann Dower, Senior Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Savanna Nagorski, ESM, savanna. nagorski@esmcivil.com
Dmitriy Mayzlin, American Classic Homes, dmitriy@americanclassichomes.com
19-105072-00-SU Doc. I.D. 80066