By Patrick Robinson

A Land Use Application has been filed with the Seattle Department of Planning and Development to construct 14 single family residences at 3601 Fauntleroy Way SW in an environmentally critical area (clustered housing). Accessory parking for 28 vehicles would be located within the structures.

City records indicate that the project goes back to 2007 originally but it has changed from 21 homes to 14.

Also on file with the city are letters expressing concerns about traffic and safety in the area, which at this time remains undeveloped.

The following approval is required:
Environmentally Critical Areas Administrative Conditional Use - to allow more than one structure on a single lot in an Environmentally Critical Area in a Single- Familyzone. SMC 25.09.260

SEPA - Environmental Determination - SMC Chapter 25.05.

A decision has been issued by DPD. Here's an excerpt.

The project area is comprised of six parcels totaling 2.43 acres in size, all zoned Single Family (SF-5000). The subject property generally slopes down from west to east, though the topography varies throughout the site. It is heavily vegetated with a mixture of trees and shrubs. An analysis
is included later in the report regarding the presence of exceptional trees on the property. Every surrounding property is zoned Single-family (SF 5,000) similar to the subject property. The neighborhood is almost exclusively developed with detached single family homes built on steeply sloping lots. Some roads in the neighborhood do not follow right-of-way as the area was platted without taking into account some of the topographic constraints.

Proposal
The applicant proposes a clustered housing development of 14 homes outside of the Steep Slope ECA. Houses will be located near the northeast corner of the project area as this is the most level part of the site. Homes are arranged in a u-shaped pattern around a driveway with one access out to Spokane St. The lot layout is representative of a proposed future unit-lot subdivision.

More than one single-family structure may be allowed on a single lot in a Single-Familyzone under the provisions of Environmentally Critical Areas Administrative Conditional Use (SMC 25.09.260) when a proposal meets the criteria of this Code section. This ACU process allows a property owner to utilize (recover) the development credit for the number of possible lots that could otherwise be allowed through the short plat process for a parcel of its size in its zone, but that cannot be utilized due to the presence of an ECA (SMC 25.09.240.E, Short Subdivisions and Subdivisions in ECAs). Because typically only one dwelling unit may be allowed on a single- family lot, recovery of development credit allows construction of up to the number of dwelling units that would be allowed on a lot of a given size through the short plat / subdivision process.

The subject site is approximately 2.43 acres in size and contains enough area for21lots under non-ECA conditions in the SF-5000 zone. Unit Lot Subdivision under SMC 23.24.045 is planned under a future MUP application to allow the fee-simple sale of each single-family structure after construction.

Public Comment
The two-week public comment period began August 13, 2015 and was extended for an additional two weeks by public request until September 10, 2015. Numerous comments were received and are summarized below:
• The development will bring increased traffic to narrow roads with sight distance issues. Traffic mitigation measures should be required to offset impacts from the development. Intersections should be squared-off and controlled with stop signs to improve safety. Large trucks and delivery vehicles have problems navigating the narrow roads. Portions of resident’s private property are used for some sections of the neighborhood’s road network.
• Speed bumps should be added to 33rd SW and Spokane Street. Install mirrors at blind corners and a traffic guard to protect the Water Department pumphouse.
• The developer is increasing impacts on private streets in the neighborhood.
• The applicant should pave the dirt road at the end of 33rd Ave SW.
• The development should be lined with sidewalks and street trees. The project is too dense for the neighborhood.
• Size of the lots is too small for the neighborhood.
• The amount of parking is inadequate.
• General concerns regarding steep slopes and landslide conditions.
• Underground springs run through the property and may contribute to slope instability. Members of the public were concerned with the removal of native plant and animal species. Some were pleased with the possibility of the removal of invasive species and the:
• addition of sidewalks.
• Sewer capacity is inadequate to service proposed residences.
• Drainage is an issue during rain events. Members of the public are concerned about the addition of impervious service adding to stormwater run-off.
• Each home should have its own stormwater retention.
• Construction noise will be disruptive to the neighborhood.
• Increased crime rate.