23-105817-Response to Technical Review Comments-12-06-23MEPACIFIC LAND ENGINEERING
Civil Engineering. Land Use Consulting. Development Design
Utilities Design. Permit Expediting. Construction Inspection
December 6th, 2023
Responses to Technical Comments Letter
Dated September 1411, 2023.
File Number 23-105817, Ohashi Short Plat
1225 SW 296th Street, Parcel 5153020015, Federal Way
COMMUNITY DEVELOPMENT— PLANNING DIVISION
r'nmmPnt # 1
RESIDENTIAL • COMMERCIAL • GOVERNMENT
Bellevue, WA 98005 - (425) 615 - 6160
info@)Pacificlandwo.com
Content & Form of Application — Please provide the following applicable items as identified in
Bulletin #010 and content requirements of Federal Way Revised Code (FWRC)18.30.030 on the short
platdocument:
• Add the Short Plat title block to all plan pages, title block enclosed.
• Add the city file number (23-103363-00-SU) in the space provided in the title block on allsheets.
• The Recorders Certificate Block in the lower left side must be added in -lieu of the Auditor's
Certificate.
• Add building setback lines (BSBL) to each lot. For Lot 2, refer to FWRC 19.05.160, "Property
Line," definition for the flag lot setbacks illustration to see how the building setbacks
should be applied.
• Name, address, and phone number of the property owner.
• Comprehensive Plan and zoning classification of subject site and adjoining properties.
• Vertical Datum must be N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical
elevations are called out.
Response,
The attached updated Short Plat Map has been revised to include all of the requested information it was
based N.G.V.D-29 datum as requested.
• Include the following information for Buildable Lands Calculations in a tabular form on the
face of the plat:
o Gross Plat Area —Acreage of the site to be platted prior to any dedications orset-asides.
o Critical Areas —Acreage precluded from development due to wetlands and buffers.
o Rights -of -Way —Acreage dedicated for public rights -of -way (both newly created
streets and expansions of existing streets); private access tracts or easements; and
alleys.
o Public Purpose — Acreage of site to be used for retention/detention/drainage facilities; open
space and parks; or other on -site public facilities. Do not include public utility easements or
landscaping.
o Net Plat Area — Gross plat area minus critical areas, right-of-way, and public purpose.
Responses to Technical Comments
File # 23-105817
December 6t", 2023
Page 2 of 4
o Rights -of -Way —Acreage dedicated for public rights -of -way (both newly created
streets and expansions of existing streets); private access tracts or easements; and
alleys.
o Public Purpose — Acreage of site to be used for retention/detention/drainage facilities;
open space and parks; or other on -site public facilities. Do not include public utility
easements or landscaping.
o Net Plat Area— Gross plat area minus critical areas, right-of-way, and public purpose.
Response,
Per discussion with Becky Chapin, Senior Planner, since there is no road improvements, and no right-of-
way dedication required for this Short Plat, the above review comments are no longer necessary.
rnmmant V 2
Minimum Lot Size — The zoning of the subject property is single family residential (RS15.0) with a
minimum lot size of 15,000 sq. ft. As shown on the short plat drawing, both Lot 1 and Lot 2 are
14,999 sq. ft. and do not meet the minimum lot size. Each lot must be a minimum of 15,000 sq.
ft. in order to proceed with the short plat.
Response,
The attached Short Plat Map has been revised and corrected based on based N.G.V.D-29 datum is now showing lot
square -footage of 15,000 sf per lot as requested.
Comment # 3
Open Space — In accordance with application submittal and code requirements, provide a statement
explaining how open space shall be provided. For a short subdivision, open space in the amount of
15 percent of the gross land area of the subdivision site is required to be provided. If the City
determines that the location, quality, or extent of the required open space would not fulfill the
intent or purpose of useful common open space, a payment of an equivalent fee -in -lieu of the
required project open space shall be paid pursuant to FWRC 18.55.060(2). The fee in lieu of open
space shall be calculated on 15 percent of the most recent assessed value of the property.
A written request to Parks Director John Hutton must be provided if the open space shall be paid
as a fee -in -lieu, pursuant to FWRC 18.55.060(2). This letter can be resubmitted to the Permit
Center with the requested documents and will be forwarded to the Parks Director.
Response,
Per recent code changes to the City of Federal Way Code Requirements, the subject two lot short plat is exempt from
Open Space requirement and therefore none will be provided.
Responses to Technical Comments
File # 23-105817
December 61", 2023
Page 3 of 4
Comment # 4
Tacoma Smelter Plume — The subject property is located in the Tacoma Smelter Plume detect
area containing 20 ppm to 40 ppm arsenic and lead concentration. Pursuant to FWRC
14.15.030(2)(b), the City will require soil testing and soil cleanup (if applicable) as a component
of the short plat review and site development. Additional information on the smelter plume
testing and cleanup requirements can be found at https://ecology.wa.gov/Spills-
Cleanup/Contamination-cleanup/Cleanup-sites/Tacoma- smelter/Technical-assistance.
Response,
Please refer to the attached additional soils analysis and laboratory testing, as well as correspondence from Diana Ison
at WA DOE dated November 22nd, 2023 indicating this requirement has been addressed as requested.
rnmmant # S
School Access Analysis — Per FWRC 18.55.070(1), a school access analysis is required to be
submitted to the City. The analysis will be routed to Federal Way Public Schools to determine
whether off -site improvements are needed for safe walking routes, and/or to determine where
an appropriate bus stop should be located within the development. Contact Jen Thomas with the
Federal Way School District at 253-945-2071 or ithomas@fwps.org for information about the
school access analysis requirements.
Response,
Please refer to the attached email from Jen Thomas at Federal Way Public School District, dated May 25th, 2023. School
access analysis is not needed for this short plat application.
Comment # 6
Parks Impact Fee — The city recently adopted a parks impact fees (currently $2,200 per dwelling
unit). Payment of the parks impact fee is determined at complete application of the short plat
application, using the impact fee schedule then in effect, and will be collected when each building
permit is issued. If the associated building permits are not issued within two (2) years of the earliest
complete application, the total amount of the impact fee shall be calculated and collected at the time each
building permit is issued. An applicant may submit a written request for an extension of the two-year
period for up to one (1) additional year, per FWRC 19.92.060(6).
Response,
Park Impact Fee will be paid by the project owner at the time of building permit issuance.
Responses to Technical Comments
File # 23-105817
December 611, 2023
Page 4 of 4
PUBLIC WORKS— DEVELOPMENT SERVICES
Ingress/egress easement must be constructed per Dwg. No. 3-2CC from the City of Federal Way Public
Works Standards.
Response,
The ingress/egress easement will be constructed per DWG. No. 3-2CC as requested.
We trust the above responses and the attached revised information will address the City of Federal Way review
comments and we look forward to the City approval of this simple 2 lot Short Plat as soon as possible.
Sincerely,
Mazen Haidar, PE
(��7
Pacific Land Engineering
Attachments,