2010-05-18 HEX# 10-004 Exhibit QDUNCANSON
Cornpanj; Inc.
October 27, 2008 nci 98480
Mr. Ken Miller, PE
Public Works Director
City of Federal Way
33325 8`h Avenue South
P.O. Box 9718
Federal Way, Washington 98063-9718
Subject: Village Green Phase II & III (Pre-ap #: 08-102800-00-PC)
Right of Way Dedication/Improvement Modification
Dear Mr. Miller: Z
Z
Z
Village Green Phase 11 involves the development of Parcel D of the Village Green
campus located north of SW 356`h Street between 1s` Avenue S and 2°d Avenue SW_ All Z
surrounding roads have been improved to urban standards over the last 10 to 15 years_ <
Current land use approvals call for 5 seniors housing buildings to be built on the site
A (known as Buildings F, G, H, I and J)_ This project has current land use approval through
August 2011- The owner intends to apply in November of this year for another Process
W land use approval to extend the time frame, possibly to 2021 _
Through the recent pre -application process, the City has indicated various right-of-way
requirements. Both streets are classified as principal arterials in the City's
Comprehensive Plan (Map 111-5). The City has identified I" Avenue S as a Type "I" 5-
lane street and SW 356'h Street as a Type "C" 4-lane + bike street_ The standard road
cross sections 7' and "C" were provided_ Widening, sidewalk modifications and right-
of-way dedication requirements were spelled out in the pre -application summary letter
according to these standard sections. However, both streets are already substantially
improved to these standards.
We respectfully request a modification from further road improvements and right-of-way
dedication requirements for the public right-of-ways surrounding this site. Below we
have identified the conditions supporting this request. Each road is discussed separately.
Several photographs and a topographic survey showing the improvements are included_
DECEIVED
145 SW 155tb Street - Suite 102 - Seattle, Wasbington 98166 NOV 18 2008
Pbone 206244.4141 - Fax 206244-4455 - Web wuwduncansonco.com
CITY OF FEDERAL WAY
CIVIL ENGINEERING 119
PAGE i Au
Mr_ Ken Miller, PE
10/27/2008
Page 2
1st Avenue South
First Avenue South is classified as a Type "I" 5-lane street. Currently, it is improved with
a southbound right turn lane, a southbound through lane, a southbound left turn lane and a
north bound through lane_ Curb, gutter, planter strip and an 8-foot sidewalk exist on the
west (project) side of the road. At the intersection, the sidewalk moves adjacent to the
curb to go around the curb return and match into the improvements on SW 356`h Street_
The east side of the road has an unused lane with curb, gutter and sidewalk beyond_
Therefore, the road is already improved to the requisite standard within the existing right-
of-way_ The only difference would be a 1-foot wider curb lane and several feet of right-
of-way behind the sidewalk. These existing improvements continue for approximately
800 feet north of the site. This is important for two reasons. First, widening the road by
only 1 foot would create an inconsistency and would not be harmonious with the adjacent
improvements. This would likely detract from functionality and safety. Second, since
almost 1,000 feet of road are already constructed to this cross section and the
improvements are in excellent condition, it is unlikely the City would remove and replace
the existing improvements only to make a 1-foot curb adjustment, should they ever
implement their planned improvement. Additionally, the existing improvements were
approved by the City through prior permits while the same Type " I" street section
applied.
The City has identified improving 1st Avenue S to a 5-lane road in its Comprehensive
Plan, which is what exists adjacent to the site today_ No improvements are identified in
the current 2008-2013 Transportation Improvement Plan (TIP)_
To summarize, the road in front of the project site is already effectively developed to the
desired standard. Minor adjustment to the curb for such a short segment would not be
harmonious with surrounding improvements that are likely to remain for the foreseeable
future and would likely detract from safety (See FWCC 22-1477 (1)). Therefore, it is our
opinion that, no additional right-of-way dedication or improvements are warranted for the
Village Green project.
EXHIi77IT_n
Mr_ Ken Miller, PE
10/27/2008
Page 3
SW 356"' Street
SW 3561h Street is classified as a Type "C" 4-lane road with bike lanes. Currently, it is
improved with two west bound through lanes, an east bound left turn lane, an east bound
through lane and an east bound right turn lane and bike lanes. Curb, gutter and sidewalk
exist on both sides of the road with landscaping behind. This section remains the same
continuing west, with the left turn lane becoming a 2-way left turn lane and the right turn
lane becomes a second west bound lane. This section then continues west in the same
configuration for 1.25 miles to 21S` Avenue South_ This 1.25 mile road segment differs
from Type "C" only in the planter strip configuration. The improvements are
approximately 15-years old and are in above average to excellent condition. The City has
no plansto redevelop this road either in the Comprehensive Plan or TIP_ Also,
immediately west of 2nd Avenue SW, SW 356`h Street crosses a ravine. The north edge of
the road is supported by a high retaining wall under the outside edge of the sidewalk.
Future widening of the road in this location to provide planters is highly unlikely_
Therefore, trying to implement a center planter or modify the sidewalk alignment would
only create a disharmony with the existing improvements, which already meet the Type
"C" road section for all intents and purposes.
To summarize, SW 3561h Street adjacent to the project site is already effectively
developed to the desired standard. Minor adjustment to the curb or sidewalk for such a
short segment would not be harmonious with surrounding improvements that are likely to
remain for the foreseeable future and would likely detract from safety (See FWCC 22-
1477 (1)). Therefore, it is our opinion that, no additional right-of-way or improvements
are warranted for the Village Green project.
Finally, when SW 356`h Street was improved in 1993, right-of-way dedication was
specified by court order between the parties in 1991. It was clearly understood that no
further taking of land would be required for the City's planned improvement to SW 356`h
Street. Additional dedication is not required, especially since the city has no plans to
improve this street corridor beyond what exists now. This was affirmed by approval of a
similar modification request in 1997.
We would be happy to meet at your office or in the field to discuss the existing conditions
and this request in more detail_ Please call if you have any questions.
Sincerely,
Duncanson Company, Inc. Fcv�
AY
Harold
Enclosures EXPIRES
CC: Deb Barker, Rick Perez, Heidi Swartz, Village Green LLC
1EX04191T
PAGE
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Looking west on SW 256t` Street. Project frontage is along the right side of photos.
Note left turn lane, two west bound through lanes, bike lane and sidewalk_
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