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01-104227 CITY OF G _• EIDIEM_ pry CITY HALL 33530 1st Way South (253) 661-4000 PO Box 9718 Federal Way, WA 98063-9718 Mr.John Decker I E� December 7,2001 7452 Greenlake Drive North Fi Seattle,WA 98115 Re: File No: 01-104227-000-00-PC; PREAPPLICATION CONFERENCE SUMMARY Steel Lake Townhomes; 20th Avenue South and South 304th Street Dear Mr.Decker: Thank you for meeting with the City of Federal Way's Community Development Review Committee (CDRC)on November 29,2001,to discuss your proposal to construct 11 attached dwelling units in a Single Family Residential Zone(RS-5.0). The site is adjacent to Steel Lake and contains a Class I wetland.Committee members at that meeting included representatives from the city's Public Works Department,Department of Community Development Services'Planning and Building Divisions,Federal Way Fire Department,and Lakehaven Utility District.This letter summarizes the preapplication conference for your proposal. Department and agency requirements are enclosed with this letter. PLANNING DIVISION—Jane Gamble,253-661-4120 1. Zoning, Use, and Review Process—The subject property is zoned Single Family(RS-5.).Pursuant to Federal Way City Code(FWCC) Section 22-632, attached dwelling units are permitted in the RS-5.0 zone, subject to Process III review. Environmental review under the State Environmental Policy Act (SEPA) is also required for the project because of the number of proposed attached residential units. An environmental checklist is enclosed.Process III includes the city's land use decision and is combined with SEPA review. Under Process III,the Director of Community Development Services makes a decision on the proposed site and development plans based on criteria following the environmental determination. The Director of Community Development Services issues the Process III and environmental threshold decisions,which decisions can be appealed to the Federal Way Hearing Examiner.The city's land use decision is also subject to the statutory requirements pertaining to a maximum 120- day review time frame and public noticing. The application is subject to public notice of application and of the environmental determination. Therefore,the application must be accompanied by a total of two sets of stamped mailing envelopes,prepared in accordance with the city's requirements.' One set shall be addressed to all owners of real property located within 300 feet of the site boundaries, and one set shall be addressed to all owners and occupants within 300 feet of the site boundaries. In accordance with the city's procedures,all envelopes must contain the Department of Community Development Services return address. In addition,a paper list of the addressees and an assessor's map with the 300-foot boundary depicted must be submitted along with the envelopes. ' See City handout titled Obtaining Mailing Envelopes. Mr.John Decker Page 2 December 7, 2001 The formal application(s)must be prepared in accordance with the city's Development Requirements checklist,and must be accom anied by the appropriate fees. Current land use application fees for the proposal are: Process III: 'uak' $1,612.00 SEPA: 571.00 Preapplication Fee Credit: -321.00 Total Land Use Application Fees: $1,862.00 Please be advised that city fees will be increased as of January 1,2001.Expedited review is available for all project components at an additional cost to be determined by outside consultants. Refer to the enclosed handout on expedited review. Following submittal of a complete application,the city will process the land use application in 120 days.When additional information is required,the review clock will be suspended until the necessary information is submitted and verified. Refer to the Process III handout for details. 2. Land Use Chart Development Standards—The following chart identifies the development standards established in FWCC Section 22-722,and includes staff evaluation of the proposal's preliminary compliance with the referenced requirements. Site Element FWCC Section 22-722 Staff Comments Building Front Yard:20 feet Each of the three submitted drawings reflect setbacks from Side Yard:5 feet the required yard setback;however,structures property lines Back Yard: 5 feet that are located at the depicted wetland buffer and building edge prevent required access to meet fire separation department regulations and as such,must be relocated(see enclosed Fire Department memorandum).Also,required perimeter landscaping will also necessitate larger side yard setbacks. See the landscape and design guidelines sections of the code for additional information. Lot Size Minimum lot size is 10,000 square feet with The subject site is 213,444 square feet in area. at least 5,000 square feet per unit. The various proposed developments contains between 9 and 11 units,all of which meet the allowable density requirements. Building Height The maximum height of the building No building elevations have been proposed. allowed by the FWCC is 30 feet above Please be advised that the contiguous average building elevation.Also,Note 2 property to the east of the subject site states that if any portion of a structure on contains a low-density use,(defined as a the subject property is within 100 feet of a detached dwelling unit on a subject property low density use then either:a)the height of that contains at least 7,200 square feet). that structure shall not exceed 15 feet above Submitted plans must identify the location of average building elevation;or b)the facade all low-density uses in order to determine the of that portion of the structure parallel to applicability of Note 2 to the development the low density use shall not exceed 50 feet standards. in length. 01-104227-000-00-PC Doc.1.D.17020 Mr.John Decker Page 3 December 7,2001 Site Element FWCC Section 22-722 Staff Comments Number of Required parking stalls is two per dwelling The submitted site plans reflect various parking stalls unit. parking stall configurations.Please refer to the Note 1 comments below for special parking configuration considerations.The plan must depict stall dimensions and parking lot geometry.Refer to the enclosed parking stall chart. Lot Coverage 60%of site can be covered with impervious The submitted site plans indicate that the surface. substantial area dedicated to wetland buffer will preclude development from exceeding maximum lot coverage regulations. Please be advised that attached dwelling units in the RS-5.0 zone are subject to the special regulations set forth in FWCC Section 22-632. In particular, Special Note 1 states that attached dwelling units in this zone may be permitted only if they meet the following criteria: a. The site is designed to be compatible with any nearby low-density uses. b. The site is designed to preserve larger aggregations of open space than would development of the subject property with detached dwelling units. c. The scale of development on the subject property is compatible with any nearby low- density uses. Based on the various submitted site plans, it is not clear how the proposed development would meet items a. and c. In particular,as part of a formal application, it will be necessary to evaluate how the proposed attached dwelling units would be compatible in terms of design and scale with the single family detached homes to the east of the site. These considerations should include evaluation of the density of the development,massing of the units, size of the units,architectural style of the units, parking lot layout, and"useable" land areas. Specifically,the applicant has proposed various configurations of attached units,most of which do not convey a design concept that is similar to single-family homes.Of course, in the absence of elevations,which is understandable at a preliminary stage, it is not possible to fully comment on the extent to which the proposal may or may not satisfy the compatibility requirement Additionally, it should be recognized that most of the nearby low density lots are in excess 9,000 square feet,providing ample open space area between structures.The houses themselves range from 1,400 square feet to over 3,000 square feet in a sampling of adjacent properties. The footprints of the proposed units are considerably smaller than that of the nearby uses to the east. The submitted preliminary site plans also show the developable portion of the site as largely built upon. There is little to no"usable"open space on the subject site, such as is provided in the nearby low-density uses. It will be necessary to design the project with special attention to the site and building details that will satisfy the special regulations in the above referenced Note 1. These provisions should allow for some usable open space on the subject property outside of the wetland buffer area.You may want to refer to FWCC Section 22-667(enclosed),for comparison with recreation and open space requirements for attached housing in multifamily zones. 01-104227-000-00-PC Doc.I .17020 Mr. John Decker Page 4 December 7,2001 The parking provisions for the project will need to be designed with special sensitivity to the nearby low density uses. In particular,the required parking should be dispersed in such a way that there is not an appearance of a massed parking lot. It is suggested that the applicant review other"cottage style"developments for examples of multifamily projects whose site design and architectural style are consistent with neighboring low- density uses. Please see the enclosed article, The Charms of Higher Density Housing,by William Kreager for information on successful regional examples. Please note that many of the issues related to the compatibility of the development with nearby low- density uses are likewise functions of design guideline requirements(see Design Guidelines below). It is possible that careful application of design guideline requirements in the development of the site plan and architectural design will serve to satisfy compatibility issues as well. 3. Design Guidelines—Projects requiring site plan review are subject to the provisions of FWCC Chapter 22,Article XIX,"Community Design Guidelines."In particular,FWCC Section 22-1638 (d), identifies the following specific requirements for project design: a. Significant trees shall be retained within a 20-foot perimeter around the subject site. For your information,FWCC defines a significant tree as being 12 inches in diameter,or 37 inches in circumference,measured 4.5 feet above ground; in good health; and not detrimental to the community. Significant trees do not include red alder,cottonwood, poplar,or big leaf maple.All significant trees on the site should be identified on the site plan and required landscape plans(see Landscaping below). b. Landscaped yards shall be provided between building(s) and public street(s). Parking lots should be beside or behind buildings that front upon streets. The applicant is required to submit a landscape plan,prepared by a Washington State licensed landscape architect, indicating the required perimeter landscape requirements identified below in Landscaping. c. Parking lots should be broken up into rows containing no more than 10 adjacent stalls, separated by planning areas. As was noted above,this design guideline will need to be further modified in order to achieve compatibility with the nearby low-density uses. d. Pedestrian walkways, a minimum of six feet wide, shall be provided between the interior of the project and the public sidewalk. This required walkway must be incorporated into the project site design. Pedestrian pathways must be delineated by separate paved routes using a variation in paved texture and color(i.e.,stamped and colored concrete,pavers, etc.),and should be protected from abutting vehicle circulation areas with landscaping. Paint striping as a method of delineation is not acceptable. e. Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields. Please indicate required lighting on formal proposed site plan and indicate how this design requirement is met. f. Principle entries to buildings shall be highlighted with plaza or garden areas containing plantings, lighting, seating, trellises and other features. Such areas shall be located and designed so windows overlook them. Implementation of these design requirements may 01-104227-000-00-PC Doc.I .17020 Mr. John Decker Page 5 December 7, 2001 also serve to satisfy the special regulation that the site be designed to be compatible with nearby residential uses. g. Ground floor units shall have private outdoor spaces adjacent to them so those exterior portions of the site are controlled by individual households. This design guideline also speaks to the aforementioned compatibility issue related to useable open space,and may serve to demonstrate compatibility with the nearby low-density uses. h. All new buildings, including accessory buildings, such as carports and garages shall appear to have a roof pitch ranging from at least 4:12 to a maximum of 12:12. i. Carports and garages in front yards should be discouraged. This requirement would apply to front yard setbacks or perceived front yards. j. The longest dimension of any building façade shall not exceed 120 feet. Buildings on the same site may be connected by covered pedestrian walkways. Be aware that if there is less than 20 feet between buildings,then the combined façade dimensions are considered as one. The submitted preliminary proposals satisfy this requirement. Subsequent redesign of the project should continue to reflect this façade length restriction. Bear in mind that if the proposed development is within 100 feet of a low density use(i.e.,one of the homes to the east),then either the height of that structure shall not exceed 15 feet above average building elevation, or the façade of that portion of the structure parallel to the low density use shall not exceed 50 feet in length. k. Buildings should be designed to have a distinct "base", "middle"and "top". The base (typically the first floor)should contain the greatest number of architectural elements such as windows, materials, details, overhangs, cornice lines, and masonry belt courses. The midsection, by comparison may be simple. The top should avoid the appearance of a flat roof and include distinctive roof shapes including but not limited to pitched, vaulted or terraced, etc. Formal project submittal must include architectural drawings showing how this requirement is met. Please submit a colors and materials board along with(or prior to) the formal application.An additional meeting to review façade design is encouraged. 1. Residential design features, including but not limited to entry porches,projecting window bays, balconies or decks, individual windows (rather than strip windows), offsets and cascading or stepped roof forms shall be incorporated into all buildings. Window openings shall have visible trim material or painted detailing that resembles trim. These design requirements should also be reflected in the submitted architectural drawings. All other applicable sections of the design guidelines should likewise be consulted for regulations related to site and building design. Please see the enclosed FWCC Chapter 22,Article XIX, "Community Design Guidelines,"for additional information. 4. Landscaping—While the RS-5.0 does not specify perimeter landscape requirements for multifamily uses,FWCC Section 22-1638(a)(6)requires that landscaped yards be provided between buildings and public streets. Pursuant to FWCC Section 22-1566(c), in a typical multifamily zoning district,this landscaping is provided as Type III landscaping 20 feet in width along all public rights-of-way and ingress/egress easements. Additionally,Type II landscaping 20 feet in width is provided along the common boundary abutting single-family zoning districts.For your information,Type III landscaping 01-104227-000-00-PC Doc.1.D.17020 Mr. John Decker Page 6 December 7,2001 is intended to provide partial separation of uses from streets and main arterials,and consists of a mixture of evergreen and deciduous trees interspersed with large shrubs and groundcover. Type II landscaping is intended to create a visual separation that may be less than 100 percent sight-obscuring between incompatible land use zones,and consists of evergreen or a combination of approximately 60 percent evergreen and 40 percent deciduous trees, interspersed with large shrubs and groundcover. Required perimeter landscape buffers are inclusive of required yards. Interior parking lot landscaping in the amount of 20 square feet per parking stall must be provided. The required garden areas called for in FWCC Section 22-1638(a)(10), and required perimeter landscape buffers should also be indicated on the preliminary landscape plans. Pursuant to FWCC Section 22-1568(2),the applicant"shall also submit a tree retention plan concurrent with the first permit application for development.The tree retention plan shall consist of the following: a)a tree survey or cluster survey that identifies the location, size,number,and species of all significant trees on the site; and b)a development plan identifying the significant trees that are proposed to be retained,removed,transplanted,or replaced, including a final report on percentage retained. For information related to landscape modification options,please refer to FWCC Section 22-1570(b) for the threshold criteria.It is unclear at this time whether the proposed project would qualify for a landscape buffer reduction along the northeastern portion of the site. 5. Garbage and Recycling—A garbage and recycling facility must be located, sized,and screened according to FWCC Section 22-949.A minimum of 65 square feet of the facility must be devoted to recycling,with balance for garbage.If the multifamily dwelling units will be served by curbside collection at each unit,the project is exempt from the requirements of FWCC Section 22-949. 6. Lighting—Lighting provided in association with this project must be depicted on the site plan. 7. Condominium Ownership—In your preapplication packet you had asked about the ramifications of establishing"condominium ownership"of the proposed town homes.Pursuant to FWCC Section 20- 61, "Binding Site Plans,"(enclosed),division of land to be developed as condominiums shall be required to obtain an approved binding site plan. Please refer to the enclosed FWCC Section 20-61 et seq. for further information. 8. Environmentally Sensitive Areas—FWCC Chapter 22,Article XIV,"Environmentally Sensitive Areas,"(enclosed)establishes the provisions for development within areas that meet the city's definition of environmentally sensitive. The subject property for the proposed development contains large Class I wetlands(according to the city's preliminary wetland inventory)as well as a major stream. The property also abuts a regulated lake and is subject to state shoreline regulations.FWCC Chapter 18,Article III,"Shoreline Management,"establishes further regulations for development proposals within the areas defined as shorelines. Pursuant to FWCC Section 22-1306,the setback area for a major stream includes all areas within 100 feet outward from the ordinary high water mark. Pursuant to FWCC Section 22-1357,Category I wetlands have a standard buffer width of 200 feet. Pursuant to FWCC 22-1332, all areas landward 25 feet in every direction from the ordinary high water mark of a regulated lake is within the setback areas from a regulated lake.Additionally,there is a 200-foot shoreline boundary,regulated by FWCC Section 18-161 et al(enclosed). Formal site plan submittals must map all environmentally 01-104227-000-00-PC Doc.1.D.17020 I I Mr.John Decker Page 7 December 7, 2001 sensitive areas, including required buffer areas and shoreline boundary.This environmental mapping must be prepared by a qualified professional and mapped by a professional surveyor. In your preapplication packet you had asked several questions related to intrusions into environmentally sensitive areas. The first question related to connecting to the sewer easement on the subject site that is within the 200-foot wetland setback. Pursuant to FWCC Section 22-1359(f) (enclosed),any structures, improvements, and land surface modification within regulated wetland buffers if subject to Process IV,Hearing Examiner Review. This process requires a public hearing, wherein the Hearing Examiner may approve a request to locate an improvement within a wetland buffer base on the criteria set forth in FWCC Section 22-1359(f)(1-5). Your second question related to environmentally sensitive areas is whether or not residents of the proposed town homes would have access to Steel Lake.Please be aware that pursuant to FWCC Section 22-1359(d),minor improvements such as footbridges,walkways,and benches may be located within the buffer from a regulated wetland if approved through Process III,based on the criteria set forth in subsection 1 to 5 of this code section.An access path to Steel Lake could be reviewed as part of the formal Process III application.Any improvement or development within 200 feet of the high water mark of Steel Lake may be subject to the Shoreline Management Act,Federal Way Shoreline Master Program(SMP),and applicable Federal Way shoreline development regulations as adopted. As an example, an improvement in the shoreline boundary would be exempt from substantial development permit requirements when the total cost or fair market value does not exceed$2,500.00, if such development does not materially interfere with the normal public use of the water or shorelines of the state. In the preapplication conference,the subject of wetland buffer reduction and wetland buffer averaging was broached.Please refer to FWCC Section 22-1359(b)and(e)for the required criteria for these modifications.Regarding buffer averaging,the code states that buffers may be averaged only when the wetland or the buffer that is proposed to be reduced contains habitat types which have been so permanently impacted that reduced buffers do not pose a detriment to the existing or expected habitat functions.In that the subject site is heavily wooded and appears to have sustained little to no environmental degradation, it does not appear that the project would qualify for buffer averaging. Regarding buffer reduction,the criteria set forth in FWCC Section 22-1359(e)states the one of three conditions must be demonstrated before a project can be considered for buffer reduction.Upon cursory evaluation,the proposed development does not appear to meet any of these required conditions,and as such would likely fail to qualify for the buffer reduction code provision. BUILDING DIVISION—Joan Hermle,Assistant Building Official,253-661-4123 Please refer to the enclosed November 29, 2001, memorandum. PUBLIC WORKS DEPARTMENT Kim Scattarella,Senior Engineer,253-661-4132 Please refer to the enclosed December 4,2001, memorandum. Raid Tirhi,Assistant Traffic Engineer,253-661-4142 Please refer to the enclosed December 6, 2001,memorandum. 01-104227-000-00-PC Doc.1.D.17020 • Mr.John Decker Page 8 December 7,2001 LAKEIIAVEN UTILITY DISTRICT—Mary Young,253-946-5400 Please refer to the enclosed November 29,2001,memorandum. FEDERAL WAY FIRE DEPARTMENT—Greg Brozek,253-946-7242 Please refer to the enclosed November 29, 2001,memorandum. Thank you for participating in the preapplication conference.The attendance sheet from the meeting is enclosed,as well as all applicable code references. Please be advised that the preapplication review is preliminary only and in no way takes the place of the required technical review that will follow the submittal of a formal land use application.Also,a preapplication review does not vest an application. Unless the applicant submits a complete development application substantially similar to the preapplication proposal reviewed within one calendar year after the preapplication conference,a new request for,or waiver of,preapplication review shall be filed with the Department of Community Development Services. If you have any questions,please call me at 253-661-4120,or other staff persons as appropriate. Sin �f- J Jat4c�Gamble Associate Planner enc: DRC Attendance Sheet Development Requirements Checklist FWCC Section 22-632 SEPA Checklist Obtaining Mailing Envelopes Handout FWCC Section 22-667 et seq. The Charms of Higher Density Housing,by William Kreager FWCC Chapter 22,Article XIX,"Community Design Guidelines" FWCC Chapter 22,Article XVII,"Landscaping" FWCC Section 22-949 FWCC Section 20-61 FWCC Chapter 22,Article XIV,"Environmentally Sensitive Areas" FWCC Chapter 18,Article III,"Shoreline Management" 01-104227-000-00-PC Doc.1.D.17020 TECHNICAL REVIEW COMMERCIAL Agenda Date: November 29, 2001 Subject: Steel Lake Townhomes/01-104227-PC/Gamble To: Development Review Committee From: Greg Brozek—Federal Way Fire Department WATER SUPPLIES FOR FIRE PROTECTION The required fire flow for this project is gallons per minute. A Certificate of Water Availability shall be provided indicating the fire flow available at the site. This project will require fire hydrant(s). Existing fire hydrants on public streets are available for this project. Existing fire hydrants on adjacent properties shall not be considered unless fire apparatus access roads extend between properties and easements are established to prevent obstructions of such roads. When any portion of the facility or building protected is in excess of 150 feet from a water supply on a public street, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains capable of supplying the required fire flow shall be provided. Fire hydrants: 1) Shall be located not more than 300 feet on center. All measurements shall be made as vehicular travel distance. 2) Shall not be located closer than 50 feet to any building. 3) Shall not be obstructed by any structure or vegetation, nor shall the visibility of the fire hydrant be impaired for a distance of 50 feet in the direction of vehicular approach to the fire hydrant. [K.C.F.D. #39 Administrative Policy Guideline No. 1004] Fire hydrant locations are subject to the approval of the Fire Marshal or his/her designee. When exposed to vehicular damage, fire hydrants shall be suitable protected. Fire hydrants shall be in service PRIOR to and during the time of construction. 1 FIRE APPARATUS ACCESS ROADS Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system,these provisions may be modified by the chief Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to construction. Fire apparatus access roads: 1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. 2) Shall be designed and maintained to support the imposed load of a 30 ton fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. 3) Shall be not less than a 20 foot inside turning radius and not less than a 40 foot outside turning radius. 4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de- sac or Fire Department approved alternative at the dead end. All such cul-de- sacs shall be not less than 80 feet in diameter. 5) Gradient shall not exceed 12 percent. [K.C.F.D. #39 Administrative Policy Guideline No. 1006] Designated fire lanes may be required for emergency access. This may be done during the plans check or after the facility is in operation. When required, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction by parking and other obstructions. Fire apparatus access road gates shall comply with K.C.F.D. #39 Administrative Policy Guideline No. 1003 (copy attached). Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of construction. 2 FIRE-EXTINGUISHING SYSTEMS Four (4) sets of plans and specifications for automatic fire-extinguishing systems, standpipes and their appurtenances shall be submitted to the fire department for review and approval prior to installation. Plans shall be drawn to an indicated scale, on sheets of uniform size, with a plan of each floor, and shall show those items listed in Chapter 6 of 1997 Uniform Building Code Volume 3 (UBC Standard 9-1) that pertain to the design of the system. Sprinkler plans shall bear a Washington State Certificate of Competency stamp. An automatic fire sprinkler system shall be installed in all Group R, Division 1, occupancies having three or more levels or containing five or more dwelling units and hotels having three or more floor levels or containing ten or more guest rooms. Area separation walls shall not be considered to separate a building to enable deletion of the required fire sprinkler system. [Federal Way City Code Chapter 8,Article II, Division 4] An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire flow or where the total floor area included within the surrounding exterior walls on all floor levels, including basements, exceeds 10,000 square feet. Area separation walls shall not be considered to separate a building to enable deletion of the required automatic fire-extinguishing system. [Federal Way City Code Chapter 8, Article II, Division 4] The automatic fire-suppression system shall be connected to the fire alarm system (last zone) in all buildings having an automatic fire detection system. The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 per cent less than the correlative water supply curve pressure. Fire department connections shall comply with K.C.F.D. 39 Administrative Policy Guideline No. 1002 (copy attached). AUTOMATIC FIRE DETECTION SYSTEM An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central and/or remote station conforming to the current requirements of the National Fire Protection Association standards and/or the fire chief or designee. [Federal Way City Code Chapter 8, Article II, Division 4] Plans and specifications for fire alarm systems shall be submitted to the fire department for review and approval prior to system installation. Plans and specifications shall include, but 3 . not be limited to, a floor plan; location of all alarm-initiating and alarm-signaling devices; alarm control and trouble-signaling equipment; annunciation; power connection; battery calculations; conductor type and sizes; voltage drop calculations; and manufacturer, model numbers and listing information for all equipment, devices and materials. Fire alarm systems, automatic fire detectors, emergency voice alarm communication systems and notification devices shall be designed, installed and maintained in accordance with Uniform Fire Code Standards 10-2 and 10-3 and other nationally recognized standards. Systems and components shall be listed and approved for the purpose for which they are installed. A remote fire alarm annunciator panel(s) shall be installed at the following location(s): Fire alarm control panel and remote annunciator panel keys shall be located: In a Supra lock-box to be located PORTABLE FIRE EXTINGUISHERS Portable fire extinguishers shall be installed in accordance with Uniform Fire Code Standard 10-1. FIRE DEPARTMENT ACCESS TO BUILDINGS Exterior doors and openings required by the Uniform Fire Code or the Uniform Building Code shall be maintained readily accessible for emergency access by the Fire Department. An approved access walkway leading from fire apparatus access roads to exterior openings required by the Uniform Fire Code and/or the Uniform Building Code shall be provided when required by the Chief. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. Numbers shall be a minimum of six (6") inches in height. When access to or within a structure or an area is unduly difficult because of secured openings or where immediate access is necessary for life-saving or firefighting purposes, the chief is authorized to require a key box to be installed in an accessible location. The key box shall be of a type approved by the chief and shall contain keys to gain necessary access. 4 ADDITIONAL COMMENTS THESE COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE PLANS REVIEWED. Greg Brozek—Assistant Fire Marshal 316171 Avenue South Federal Way,WA 98003 Phone 253-946-7241 Fax 253-529-7206 5 r ti City of Federal Way 33530 1st Way S. P.O. Box 9718 Federal Way, WA. 98063-9718 (253)661-4123 Fax (253)661-4129 CDRC Review (Building Department) CLIENT: Spencer-Decker PROJECT NO: 01-104227-PC PROJECT NAME: Steele Lake Townhomes DATE: November 29, 2001 PREPARED BY: Joan Hermle, Asst. Bldg. Official A. CODES Uniform Building Code (UBC), 1997 edition Washington State Amendments WAC 51-40* Uniform Mechanical Code (UMC), 1997 edition Washington State Amendments WAC 51-42* Uniform Plumbing Code (UPC), 1997 edition Washington State Amendments WAC 51-46 & WAC 51-47* Uniform Fire Code (UFC), 1997 edition Washington State Amendments* National Electric Code (NEC), 1997 edition Accessibility Code WAC 51-30* Washington State Energy Code WAC 51-11* Washington State Ventilation and Indoor Air Quality Code WAC 51-13* *Current Amendments are dated: July 1, 2001 ♦ B. BUILDING CRITERIA Occupancy Classification: R-1 Type of Construction: V-N Floor Area: 5,000 SF per unit Number of Stories: Per Plan Fire Protection: Required Wind/Seismic: Basic wind speed 80 Mph, Exposure B , 25# Snow load, Seismic Zone 3 C. BUILDING PERMIT REQUIREMENTS Submit complete application obtained from packet Submit 5 sets of drawings and specifications. Specifications shall include: X Soils report X Structural calculations X Energy calculations X Ventilation calculations. Submit 1 copies with King County Health Department approval stamp for all projects which include food service facilities, septic systems or other elements within the project which require health department approval. Wet stamp and signature on all sheets of plans and cover of calculations at submittal. First comment letter can be expected within 6 to 8 weeks of submittal date. Recheck will occur in one to three weeks after resubmittal. Federal Way has an expedited review process. Information is available at the front counter. Plans for all involved departments will be forwarded from Community Development Services. Separate permits are required for electrical, mechanical, plumbing, fire suppression systems and signs. Applicant may apply for separate permits at any time prior to commencement of construction. Changes to documents shall be accomplished by one of the following methods, redline, 8-1/2" x 11", or full size sheets and submitted prior to plan approval. •• When required, special inspections shall be performed by WABO approved agencies or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection All concerned departments must sign off before building department will final. Building final must be approved prior to the issuance of a Certificate of Occupancy. The City of Federal Way does not issue temporary C.O.'s All construction projects may be required to have a pre-construction conference. If a pre-con meeting is required, all subs, the general or representative, the architect or representative, the engineer or representative, electrical contractor and any other interested party, should attend this meeting. Meetings will occur at the building department and will be scheduled by the inspector of record for the project. All items checked above shall be complied with at application. Site-specific requirements: 1) A percentage of units are required to meet the accessibility requirements per the 1997 Uniform Building Code, Chapter 11, Barrier-Free requirements. (UBC 1103.1.8) 2) All accessible units will require an accessible route of travel from the accessible entrances to the public way. (UBC 1103.2.2) 3) If units have common walls between them the construction shall be no less than one-hour fire rated. . s . CITY OF G MEMORANDUM \\ Public Works Department Y 33530 1 ST WAY SOUTH DATE: December 4, 2001 TO: Jane Gamble FROM: Kim Scattarella - SUB3ECT: STEEL LAKE TOWNHOMES - (01-104227-00-PC) 20?? S 304TH ST **Preapplication Meeting** After reviewing the materials submitted and a visit of the proposed site the following comments and findings address issues that need to be resolved prior to developing the site: Land Use Review 1. If future construction on the proposed lots create 5, 000 S.F. or more of new impervious surface, surface water flow control will be required, utilizing the Level 1 flow control standards. If 5,000 S.F.or more of new Pollution Generating Impervious Surface(PGIS)is created(this does not include roof area), then water quality treatment will be required. Water Quality treatment shall be from the Basic Water Quality menu. These criteria are per the 1998 King County Surface Water Design Manual (KCSWDM). 2. If flow control is required,a narrative addressing the relevance to the project of the 8 core and the 5 special requirements of the KCSWDM will be required at the time of the site plan review submittal. A Level I downstream analysis shall also be provided. The city has available 1"=100', 5 foot contour, planimetric maps that must be used for basin analysis. Contact the City of Federal Way, Surface Water Management Department for further details. The project lies within a level 1 flow control area, thus the applicant must design the flow control facility to meet this performance criteria. 3. The outfall for the storm water detention structure flows into the wetlands. A level flow spreader should be constructed downstream from the storm water facility as the outflow before entering the wetland area. The detention structure could be an underground vault,but as previously mentioned, point discharges into a wetlands area is discouraged. 4. For site plan review submittal, if flow control is required, a conceptual drainage facility should be shown on the plan to a size and configuration approximating the needs of the site. 5. All frontage improvements in the right-of-way included along S. 304th must address 1998 KCSWDM drainage requirements. Flow control and water quality treatment shall apply to both onsite improvements and any frontage improvements.The plans for these improvements shall be designed by Professional Engineer that is licensed in the State of Washington and include their signature and seal. 6. All roof runoff shall be tightlined to an approved surface water system. Traffic/R-O-W Improvements 1. See attached Traffic Division memorandum from Raid Tirhi,Traffic Division,for traffic related items. Building Permit Review 1. If surface water runoff flow control is required,final Technical Information Report(s) (TIR(s)) must be submitted with the building permit application. A TIR must also include the signature/seal of a Professional Engineer licensed in the State of Washington. 2. Copies of the Public Works standard checklists are available upon request to assist the applicant's engineer in preparing the plans and a TIR. 3. Bonding will be required for all improvements associated with the project. The bond amount shall be 120%of the estimated cost of the improvements. Upon completion of the installation and final approval by the Public Works inspector,the bond value will be reduced to 30% of the original amount for the two-year maintenance period. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. 4. The developer will be responsible for the maintenance of the streets and storm drainage system for a two-year maintenance period. During that time the Public Works inspector will make periodic visits to assure developer's compliance with maintenance requirements. When the two-year maintenance period is completed to the satisfaction of the Public Works inspector,the bond will be released. City inspection of any new facilities will continue on an annual basis. 5. When topographic survey information is shown on submitted plans,the vertical datum block shall include the phrase"DATUM: N.G.V.D.-29"or DATUM: K.C.A.S."on all sheets where elevations are called out. 6. Site plans shall be drawn at a scale of 1"=20'or larger. Drawings submitted for plan review shall be printed on 24"x36"paper. Final, approved drawings shall be drafted/plotted on 24"x 36"mylar sheets with permanent black ink 7. Provide cut and fill quantities on the grading plan. Erosion control measures, per Appendix D, 1998 KCSWDM must be shown in the plans. 8. The plans for onsite and frontage improvements should show the location of any existing and proposed utilities in the areas affected by construction. CITY MEMORANDUM Public Works Department 33530 1 ST WAY SOUTH DATE: 12-04-2001 TO: Jane Gamble FROM: Raid Tirhi N- SUBJECT: STEEL LAKE TOWNHOMES - (01-104227-00-PC) 20?? S 304TH ST After reviewing the submitted materials and conducting a site visit, the traffic division has the following comments. Frontage Improvements Per FWCC Section 22-1474, the applicant would be expected to construct half-street improvements consistent with the planned roadway cross-sections as shown in Map I1I-7 of the FWCP and Capital Improvement Program(CIP) shown as Table 1I1-19. If desired,the applicant may submit a modification request form to the public works director to delay part of the frontage improvements to a future date possibly by signing a no protest LID for such improvements. The planned roadway section for S 304 Street is a Type M street, consisting of a 36-foot street with curb, gutter, 6-foot planting strip with street trees, 8-foot sidewalk, and street lights in a 70- foot right-of-way. Assuming a symmetrical cross-section, an additional 5 feet of right-of-way would need to be dedicated. Dedication shall be shown on the plans at the time of site plan submittal. Access S 304 Street is Access Class 4, which permits full access as close as 150 feet. However, access may be further restricted if such access would interfere with sight distance. Other driveways within 150' should be depicted on the site plan. In addition, per FWCC 22-1542, 2-lane driveways shall be a maximum of 30 feet wide, A sight distance analysis for the proposed driveway shall be submitted for City review. Intersection sight distance analysis shall be verified for meeting AASHTO intersection sight distance requirements and shall be stamped by a Professional Engineer registered in the State of Washington. The engineer may physically eliminate movements that do net meet such requirement, or may construct a two way left turn lane to accommodate turning traffic into and out of the site. L:\C S DC\DOC S\SAVE\32522111064.DOC CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE SIGN-IN SHEET PRE-APPLICATION MEETING File No.01-104227-00-PC Steel Lake Townhomes Pre-application South 304`h Street and 20`h Avenue South,Federal Way November 29, 2001 ` I ,r,1-tpco /9 /2/%1Y (L /' y/ZOas Rad I ir-h -7/74 [fie LikeY YU04 t LAKEI-IAyin/ Ul/CITY bi5TR/CT 26-3- 946-S Da Kt in‘ � �G� ahl1 C 14/0 Ki 6 l- 9i 3 Z Jv\, 'Defic,,..r ©lei d1E&', c-Ef. zreCo 46.5 -2`i3O 0 t<1 ,-1 OW R s P 3- b LH' _ 0-L196 FA-evd2 J4LIi. O4Jmc--Q'5 LQ-p Zo6 V / oZbG },-cA )ti: 1.._ l 2_5-3 2E 1 ZS 2 E, t s AJ 6153 -`jL 2. 1/ c--- (- , �� /- /613 •UoA-0 N ers- lie s;ld; Zs5(S- We CITY OF • =EMAIL_ Fly CITY HALL 33530 1st Way South (253) 661-4000 PO Box 9718 Federal Way, WA 98063-9718 November 20, 2001 • Mr. John Decker I. Eis 7452 Greenlake Drive North Seattle, WA 98115 Re: File No: 01-104227-000-00-PC; REVISED PREAPPLICATION CONFERENCE TIME Steel Lake Townhomes; 20?? South 304th Street, Federal Way Dear Mr. Decker: This letter is to confirm a revision to the scheduled preapplication meeting time. Thank you for your cooperation in accepting this later time slot. Thursday, November 29, 2001 — 10:00 a.m. Mt. Adams Conference Room City Hall, First Floor 33530 First Way South PO Box 9718 Federal Way, WA 98063-9718 We look forward to meeting with you. Let me know if you will have more than four people attending the preapplication conference so we can make arrangements for a larger room. Please call me at 253-661-4120 if you have any questions. Sincerely, 4/liaptaate Jane Gamble Associate Planner Doc.I.D.17134 MAS R. LAND USE APPLICATION FIECEI IMUNIN DEVELOP t�rvoi' is. MENT DEPARTMENTDEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33530 First Way South * Y ����F•���� 0 99A���t PO Box 9718 NOV 2 2001 Federal Way WA 98063-9718 253-661-4000;Fax 253-661-4129 www.ci.federal-way.wa.us APPLICATION No(s) 1 ( 0 4-Z2-7 - Date It t c)Z' °' Project Name 1-'4v-'5- Tolr41.VPMcS Sou"c14 304 TN sT Property Address/Location (�, ►�p: ©`A 2� O 4 q otz- 20— E Sl Parcel Number(s) `V f Project Description 8- 'Z \o41ti1\-NoroI.e.S , t 1 Ac6-e2E5 PLEASE PRINT Type of Permit Required Applicant Annexation Binding Site Plan Name: 3 F�V.,�. t7 r Boundary Line Adjustment Address: "IAva e, cce'1c 'fly 1--1• Comp Plan/Rezone City/State:S '4 9,ej ltr.? Land Surface Modification Lot Line Elimination Zip: '` f Preapplication Conference Phone: Z� `tCIDC7_ 2� o Process I(Director's Approval) Fax. Process II(Site Plan Review) Email: SpEt-1. 0•_.,L�F� ��- r� ` A�� •�M Process III(Project Approval) Signature: ?ISA, Process IV(Hearing Examiner's Decision) Process V(Quasi-Judicial Rezone) Agent(if Different than Applicant) Process VI SEPA w/Project Name: SEPA Only Address: Shoreline: Variance/Conditional Use City/State: Short Subdivision Zip: Subdivision Phone: Variance: Commercial/Residential Fax: Email: Required Information II Signature: Owner Name: I a�, 511_ 14..1 Nl 7" // ,7Wi' *(- /,/ • zZ Address: 3a 8,63 I pt . s. 5E;76a-4... 1411s`' City/State: upt, q$eter /l• Z G3 Zip: Unit Phone: Pax: Email: Signature: Bulletin#003—October 30,2000 Page 1 of 1 k:\Handouts—Revised\Master Land Use Application ,r). () ,\-: L% i 1 _1 \ 1 \p T >-CO s \c) Y t %1) T1 0 o 1 J w , .) .,,, c. ( , yr a .? W0 ® 1J yawy 1 N. s I 8 ° V- 1 ' `r) Q Ni) 4 S" t NP 59 A 0 - 4,, 1- w = - , , G , -_- 0 \5 0 „ \j f - . \ ,;,) * ° .i \f 1 1 2 k(' 1 ‘j '1._; \1 el - -- \g Q Np 1 & \A- 3 C).1 \i\j) J , ii '"°'- A W ,�� p 0 a l d 8 . . \4' ('- i t i w 6, i v_ i v- -J .cr ° ,A ct J Q- p j II 1_ ' '.te 11 L(5 r) 1 1 1 0 A , i w Di m U] Ol v1 l' VA 011 A '7 , 0 i , i 2, (\Pp , i ,-f, i 1 2 ;I J t- c7 t, ,_, ,,ii 3i \i 7 /2 -4= „A \ i /\,. S \°- J fi, ' .f 4- -,0 1' 3 4 „ r) i 1 i 1- z \-- 1 dq . `si) `� �° J -- vi Ni Q Q ce i , 0 y 2 04) c, 3 - — 2 6 oGig :1) 4\ -4 1 1 ..4.\'' 1 --4 -- ?_, r ‘1) .q), ,„ _ \__ '6 w 1_ N 11) D \i- Iti C ° l(i- w 1- 1 $ 4 , kP \ i `) cl 1.1I 2 N. w - 4 , \P 1 4., 1 • � v 2 0 0 i 0 11 f)- u i v ci '121 ., `Y \o \'',i; \-- 1 4 0. '' J --/ 1 \J I -- ‘‘i ,._(\ _i) 0 < 1 1 < ,_b- \_L\ __ th A . . • T \f- .....___,\ -------.4w i % . :i\ t 0 c , J (--? --) -_____- 4 CITY OF • WCITY HALL 33530 1st Way South (253) 661-4000 PO Box 9718 Federal Way, WA 98063-9718 November 7, 2001 Mr. John Decker 7452 Greenlake Drive North ,1 ai Seattle, WA 98115 Re: File No: 01-104227-000-00-PC; NOTICE OF PREAPPLICATION CONFERENCE Steel Lake Townhomes; 20?? South 304th Street, Federal Way Dear Mr. Decker: The above referenced proposal has been assigned to me as project planner. At this time, the application and preliminary site plan have been routed to the members of the Development Review Committee. A meeting with the project applicant and Development Review Committee has been scheduled as follows: Thursday, November 29, 2001 -- 9:00 a.m. Mt. Adams Conference Room City Hall, First Floor 33530 First Way South PO Box 9718 Federal Way, WA 98063-9718 We look forward to meeting with you. Let me know if you will have more than four people attending the preapplication conference so we can make arrangements for a larger room. Please call me at 253-661-4120 if you have any questions. Sincerely, O`jA. 414A b le ane Gamble Associate Planner Doc.I.D.17019 A CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: November 6, 2001 TO: Jim Femling, Development Services Manager (2) Mary Kate Gaviglio, Building Official Mary Young, Lakehaven Utility District Greg Brozek, Federal Way Fire Department Geri Walker, Federal Way School District Mark Harreus, Public Safety Officer FROM: Jars Gamble FOR DRC MTG. ON: INTERNAL - (WEDNESDAY) November 21, 2001 WITH APPLICANT - November 29, 2001 9:00 am FILE NUMBER(s) : 01-104227-00-PC RELATED FILE NOS. : None PROJECT NAME: STEEL LAKE TOWNHOMES PROJECT ADDRESS: 20?? S 304TH ST ZONING DISTRICT: RS 5.0 PROJECT DESCRIPTION: Pre-Application proposal for the development of 8-12 townhomes on property abbuting steel lake contains wetlands . LAND USE PERMITS: PROJECT CONTACT: SPENCER/DECKER 7452 GREENLAKE DR N 2064652988 (Work) MATE,RIALS SUBMITTED: Preliminary conceptual drawings PLEASE BE SURE TO LOOK AT THE ATTACHED LETTER FOR ADDITIONAL ISSUES TO BE ADDRESSED ! • CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE SIGN-IN SHEET PRE-APPLICATION MEETING File No.01-104227-00-PC Steel Lake Townhomes Pre-application South 304th Street and 20th Avenue South,Federal Way November 29, 2001 ` A v-tmp 19 /91 - ( /' y/ZOas R d 'l;rh i' T6 -`o`i k/4f Y YUO F AJLAJ (lr/uTY b/5TRic.r 25-3-4We-54oa J-14 &( C i/1/ 66)- 913 Z Jd� "Def-c-.2-r 0t�1� s -e• ZP 46.5 �p I ri ow R`, �P D-0 10 LH I - 0�6 FA-12-v62 \i4- a © &-lot'5 LQ4a - Zo( v4'/ pU-£ � o � �s �. � ,�� 153 -12-z Vi 4 d �� 4.1s1-41 CO Q.-;;A-K ern,�� tild;At wz �'I ::Jane Gamble- Re: S 304th eas ac Hwy S Page 1 From: Kathy Messinger To: Jane Gamble Date: 11/21/01 3:25PM Subject: Re: S 304th east of Pac Hwy S Worst case scenario-they would have to overlay full width from SR 99 to 21st Ave S. If they are required to do frontage improvements such as to widen existing asphalt roadway,we may only require that they extend the paving to include all of the tie-in areas for the length of their frontage improvements. Does that make sense? • • LAKEHAVEN UTILITY DISTRICT 31627 1st Avenue South • P. O. Box 4249 • Federal Way,WA 98063 COMMUNITY DEVELOPMENT TECHNICAL REVIEW COMMITTEE AGENDA OF: November 29, 2001 ATTN: Ms. Jane Gamble Associate Planner SUBJECT: Agenda Item No. 1 - Steel Lake Townhomes 01-104227-00(PRE) COMMENTS: Water? A developer extension agreement will be required to extend mainline water facilities to serve the site. It is recommended that the Owner apply separately to the District for this process at the same time formal application is submitted to the City of Federal Way to avoid delays in construction. Please allow 3 to 4 months for plan review and approval. Sewer: A side sewer permit is required for each structure. If mainline sewer facilities are extended from South 304th Street, a developer extension agreement will be required(see water comments). General: The District's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). One (1) multi-family unit is equal to 0.67 ERU. The District's current Capital Facilities Charges are $3,118/ERU for water and $2,720/ERU for sewer. This property was assessed for sewer facilities under Utility Local Improvement District No. 2. Credit of 4 ERU per acre will be allowed toward the Capital Facilities Charges for sewer. These charges and other ancillary charges will likely increase on January 1, 2002. The amount of such increase is not yet known. By: Date: // ZV 0/ M E. oung Development Services Supervisor Direct Line: (253)946-5400 FAX: (253) 529-4081 E-mail: myoung@lakehaven.org .06 ILI„V .Ub t__), a ' a° —. .02--"- '6Z fr. ___,•3•V ry 1-1-13 9:r --, y.cv A\$ 1!<----- .:Tv .,9 -__ I 9 g .--... . .. 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