Loading...
93-102125 • Nr CITY OF • EX)EIZEIL. \)� 33530 1ST WAY SOUTH FEDERAL WAY, WA 98003-6210 September 17, 1993 Mr. Warren T. Lay 704 Cedar Drive five Auburn, WA 98002 RE: PRE 93-0043 LOCKHART SHORT PLAT PRE-APPLICATION 31105 28TH AVENUE SOUTH Dear Mr. Lay: This letter follows up the pre-application conference with the Federal Way Development Review Committee on September 9, 1993, for the purpose of preliminary review and discussion of the above proposal. At that time, committee members provided comments and associated requirements relative to the proposed Lockhart short plat. Each department and agency comments are discussed below, with staff contact information provided. LAND USE DIVISION: DEB BARKER, 661-4103 The proposed short plat is located on lot 1, block 4 of the Steel Lake Terrace plat. The zoning is RS-7.2, Residential Single Family. 1. Short subdivisions are reviewed under the provisions of Federal Way City Code (FWCC), Chapter 20, Subdivisions, and Article VI, Process I Review. 2. Process I short plat applications require public notice of the proposal and a public comment period; however, no public hearing is required. The final decision on the short plat is made by the Planning Official. 3. FWCC Chapter 20, Subdivisions, requires that all residential subdivisions and short subdivisions provide open space in the amount of 15 percent of the gross land area of the subdivision site; or if the site is five acres or less in size, alternative methods of providing the required open space may be sought via Article II, Mitigation of Development Impacts (enclosed). This code provision allows the applicant to pay a fee in lieu of setting aside the open space on site. The fee is calculated on the basis of the current value of the land that would otherwise have been required to be dedicated. The open space requirement may also be met by using a combination of physical open space and alternative fee. . Mr. Warren T. Lay September 17, 1993 Page 2 4. As discussed in the meeting, the proposed short plat requires State Environmental Policy Act (SEPA) review. The proposed short plat is located within the plat of Steel Lake Terrace, which was recorded in 1953. Washington State adopted SEPA review for plats beginning in 1971. Pursuant to the Washington Administrative Code (WAC) 197-11- 180-6.a, if a plat has never been reviewed under SEPA, any subsequent short platting within that plat is not exempt from SEPA. A SEPA checklist was received along with the pre-application paperwork. Review of this checklist will begin after SEPA fees and formal applications are received. 5. The FWCC landscape section 22-1566 (b) requires 10 feet of a Type III landscape buffer (Visual Buffer) be provided along all property lines of non-residential uses in the RS zoning district. The south property line of the proposed short plat abuts Steel Lake Park, a non-residential use. The landscape buffer would need to be included in the short plat unless a modification is received. Modification options to the landscape requirement are stated in FWCC section 22-1570 and may be granted by the Director of Community Development if the modification meets the threshold criteria in FWCC 22-1570.b in addition to special criteria of sections c through f. The portion of Steel Lake Park adjacent to the proposed short plat contains numerous significant evergreen trees. A landscape modification request that meets the stated criteria could be supported by the Planning Division. 6. FWCC section 22-631 describes development standards for single family zones. With the short plat application, building setbacks and lot coverage requirements must be met for both the existing house as well as the proposed lot. Building setback requirements are 20 feet from the front property line, and 5 feet from side and rear property lines. Impervious surface lot coverage is limited to 60 percent. The structure height may not exceed 30 feet above the average building elevation. 7. As discussed in the meeting, the existing shed on lot A is within 12 inches of the proposed property line. Sheds are permitted in required side yards only with Use Process I approval. To conform to code standards, the applicant may choose to re-adjust the proposed property line, move the shed a minimum of five feet from the side and rear property line of lot A, or apply for a variance with the short plat Process I application. 8. The short plat filing fee is $1,176 and SEPA review is $367, for a total of $1,543, payable at the time the formal application is submitted. SEPA review takes approximately 60 days. Short plat review may run concurrently with the SEPA, but the short plat may not be finalized until the SEPA process has been completed. Mr. Warren T. Lay September 17, 1993 Page 4 FEDERAL WAY WATER AND SEWER: RICK GILMORE, 941-2288 1. Water service to the new lot B would be by service connection to the existing mainline in South 311th Street. 2. Sewer service to the new lot B would be by side sewer connection to the existing mainline in South 311th Street. KING COUNTY FIRE DISTRICT #39: PAT KE'ri 1 NRING, 946-7241 The King County Fire District has no comments on the short plat. Future development of the site will be subject to review. Please be advised that the pre-application 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. If I can be of assistance, please call my office at 661-4103. Sincerely, lea latitt . Deb Barker Planning Technician Enclosures: FWCC Chapter 20, Subdivisions Article VI, Process I Review Article II, Mitigation FWCC 22-1566 (b), Landscape Requirements FWCC 22-1570, Landscape Modifications FWCC 22-631, New Single Family Development KCSWDM FWCC 22-1473, Street Improvements FWCC 22-1477, Improvement Modifications Mailing Label Handout c: Dick Mumma, Building Official Ron Garrow, Senior Development Engineer Rick Gilmore, Federal Way Water& Sewer District Pat Kettenring, Federal Way Fire Department Sandy Blondell, Re/Max Reality peappUU«tlwn.lu Mr. Warren T. Lay September 17, 1993 Page 3 9. The applicant is responsible for all recording fees for the project. The applicant must also provide stamped, addressed envelopes of residents within 300 feet of the project area (see enclosed handout). PUBLIC WORKS: RON GARROW, 661-4137 1. Storm water runoff from the site will need to be controlled through the use of facilities designed and constructed in accordance with the requirements of the King County Surface Water Design Manual (KCSWDM). These facilities may include, as a minimum, on site infiltration facilities for increased impervious surfaces anticipated in the development of the short plat, and oil-water separators to handle driveway runoff. 2. Full width street improvements will be required along the frontage of the site for 28th Avenue South and South 311th Street per FWCC section 22-1473(b). Improvements for both streets include vertical curbs, gutters, sidewalks, landscape strips, and associated storm drainage facilities. Pavement width to 40 feet will be required for 28th Avenue. South, and 28 feet in width for South 311th. Street trees will also be required at 30 feet on center along 28th Avenue South. No right-of-way dedication will be required for either street. 3. Per FWCC section 22-1477, the applicant may request in writing to Ronald Garrow, Senior Development Engineer, a modification waiver or deferment of the above referenced street improvement requirements. The request must address, and at least meet, one of the four criteria listed in this section. The request will be routed to appropriate staff for a determination and a written response will be made to the request. A submittal of a request does not assure the granting of any modification, waiver, or deferment. 4. Plans for the proposed improvements must be drawn on 24" X 36" size sheets using a 1"= 20' scale. Required improvements must be designed by the applicants engineer, reviewed and approved by the city, and constructed by the applicant before the short plat is recorded. BUILDING DEPARTMENT: DICK MUMMA, 661-4112 1. The storage shed wall must be a minimum of three feet from any property line. (See Land Use Comments #7 for additional shed requirements.) I.044404,t Val 544. TiAt 1)realaNtal4 CITY OF G Et] DEPARTMENT OF COM IMUNITY DEVELOPMENT VV f3Y MASTER LAND USE APPLICATION APPLICATION NO.f X f 93 -Oogy Date 19 ,August 1993 Agent Name of Applicant Warren T. Lay, P.L.S. Owner Ernie Lockhart Address 704 Cedar Drive Auburn, WA 98002 Phone 206 833 1149 Signature V.4,— 7:---d-7,--- - Property Location 31105 28th Avenue S Kroll 715E Zone RS 7.2 Legal Description "n+. 1, Rlnrk 4, Steel Lake Terrace. as recorded in Volume 51 of Plats, page 23, in King County, Washington Project Description Short Plat Parcel Number(s): 798440 0150 7‘,/,< • Type of Permit Required: , ` SEPA Notice Sign , - ? E A(PPUA`1 l°N Checklist Mailed Board - Site Plan Review R R * Land Surface Modification R R * Boundary Line Adjustment Binding Site Plan R R R Short Subdivision * * * Subdivision R R R Shoreline R R * Variance R R R Conditional Use R R R Use - Process I R R Use -Process II R R R Use - Process III R R R Quasi-Judicial Rezone R R R Variance R* R R Comp. Plan/Rezone R R - Annexation R R Lot Line Elimination R = Required . * = Optional by City ASI 6kLA.}kM 33530 1ST WAY SOUTH • FEDERAL WAY, WASHINGTON 98003 • (206) 661-4000 Recycled Paper 1 U c�) - °94 Q 0 , , `1 I o p II' 0. - 1\, 0 1��° 0°4 z , o 74.08 0°� 0 ZL� 0 �10 0o�h .7. 30 _ _ G2 w C.J N A � not)3 �' 0 'Ir.° if,,, �, oQ <<� oo ,� �° rl —- 0 0 I�IIh ��`o �ZL� 1°0� ��� \ �Q �� - r� r°1ta za° / 11% 0 0 - /oogh // A. /o 040 4-� la s 74/2 74 0° ..°0�5 0 74- /z o 0°45 r _ C�c W N - vi O. 3[0 Thi ST. 'sr• 'o'.�z"w u - — (y 476./3 lli V 4./3 (L) 74 74 /zo. Im �� 7 6 5 q v �0 1 a w to �j a 9 0�4° . Q a `" 0 o '� _ o tiii o 4 9 11 0<�` 0 1�`� 0 11 0 0 110o Oda z `� r z s - - Ok e' ^ /ts — 1 �00 3 : I 0 o w \ o to I Q p o n 0 0 Jo 0 0 00 p� N rt 12o�'� • 11o\a° ,o�,,h 1 yo�3° q°� 4� , 7`f 2/ 74 ..0 7* /00 D. to W 0 - SSO. 31 I-TH S�: '97 Z ..w o- — — - w - - — 0 0 2 08.23 208 • 4 2 611° 4 ,y4'°' , ,. 0 l4' 0' Pi oy5wr / 0 N • .2oe25 30 n.e-C 30' 3 r"W 20&. 30 30 "...°°#.7 • I ,___ _ --__A__ 71" . O 1...,0 Cokatok 0 In xa STEEL LAKE PAR 0 PG&-w- 7)72-e N 625.81 - 30 .30 g/.LAl.E. 0.75 Ac. of 5 Ale,. /042 , Es7 //-/5-44 .4 -1 Scc. 9'-7.-070c S 89-34-18E A Ae 4ca„,76 .1fri--- z7/-40.-pr. 40-e /9,3 / r7 ,g,,j7 . . fir! tiv2 ) cli<afjtil MfLu)9 rba)etopi404tt .Se,raus 6 (a/- Vio7 . . RN G 4,2..2Q,J Mc C-JOIt i •fir . ( 6 / - `-//3 7 j ... Cev ? Plots lisle-in (?1,5101 %1 y ) 60 I ' 1 °81 C CH2IS /N*/-01A-1 1/i2/0 /0-/J7---, 7 `/6- a y. J 0 6,1 •,ts« &(6,/- i 0,-, /die ItSe„ver y1 2 Z 6) c d( rf at .d-e 1 I R rYe c)- t� lJ .- a3 Fs-2 sov W A rre,v. L.�m L—ot n A- 5�)rKe q o r 3 3 it 49 Dbb 73a,till . 69/rvii i/45 Le1,44,,i 4i .-,.. le IP I-L003 /0 . I'1 {r COMMUNITY DEVELOPMENT TECHNICAL REVIEW COMMITTEE AGENDA OF: September 9 , 1993 ATTN: Deb Barker Planning Technician FROM: Federal Way Water and Sewer SUBJECT: Agenda Item No. 2 - Lockhart Short Plat -- Preapplication Meeting COMMENTS: General: Our comments of September 2 , 1993 are still applicable , copy attached. By: Date: 7 �� //A k COMMUNITY DEVELOPMENT TECHNICAL REVIEW COMMITTEE AGENDA OF: September 2 , 1993 ATTN: Deb Barker Planning Technician - FROM: Federal Way Water and Sewer SUBJECT: Agenda Item No. 4 - Lockhart Short Plat Preapplication with staff COMMENTS: Water: Water service to the new Lot B would be by service connection to existing mainline in South 311th Street . Sewer: Sewer service to the new Lot B would be by side sewer connection to existing mainline in South 311th Street. '.141411111% By: Date: 2 COMMUNITY DEVELOPMENT TECHNICAL REVIEW COMMITTEE AGENDA OF: September 2 , 1993 ATTN: Deb Barker Planning Technician FROM: Federal Way Water and Sewer SUBJECT: Agenda Item No. 4 - Lockhart Short Plat Preapplication with staff COMMENTS: Water: Water service to the new Lot B would be by service connection to existing mainline in South 311th Street. Sewer: Sewer service to the new Lot B would be by side sewer connection to existing mainline in South 311th Street . By: Date: l �w 1. t MEMORANDUM TO: File FROM: Deb Barker RE: Preapplication, Lockhart Short Plat, PRE93-0043 DATE: Sept 2, 1993 I have reviewed the conceptual drawings for division of one 14,560 square foot residential lot into two lots at 31105 28th Ave. South. The existing residence will be located on the proposed Lot A. The remaining proposed lot is vacant at this time. The site is immediately north of Steel Lake Park. The short plat application must resolve the issues listed below. The site zoning is RS 7.2.,a nd the minimum lot size is 7200 square feet. ISSUES 1. A short plat application is required. The city review process includes city staff review and a decision by the Director of Community Development. SEPA is required because as this plat is older, it never had an environmental review conducted. The WAC section **** states that :*****. The filing fee is $ 1,543 (1,176 + 367 for short plat and SEPA), payable at time of filing. 2. Building setbacks and lot coverage requirements must be met for existing house, in addition to the proposed lot. Building setbacks are 20 feet from the front and five feet from the side and rear property lines. Lot coverage is limited to 60% and includes all impervious surfaces. An existing shed must be removed from the rear required yard setback of proposed Lot A unless approved through Use Process I. 3. The applicant must either set aside 15% of the site (approximately 12,423 sq. ft.) or make a payment equal to 15% of the fair market value of the site. Payment, if proposed, must be accompanied by a current appraisal statement to establish the market value of the property. . 41-• SUBDIVISION C DE CONFORMANCEREVIEW 2„/S 3z) �c � � ZPP10i" All lots resulting from the subdivision must conform to the design standar�of this ordinance (Section 20, FWCC). The criteria are listed below. Subdivision design, Sec. 20-151. ok. Lot design, Sec. 20-152. ok. Density, Sec. 20-153. ok Cluster, Sec. 20-154. n/a. Open space and recreation, Sec. 20-155. The applicant must either set aside 15% of the site or make a payment equal to that amount. The payment may be based on the Assessors 1993 tax information. Pedestrian an bicycle access, Sec. 20-156. Public street with sidewalks, if required, will meet this requirement. View considerations, Sec. 20-157. No views will be affected with this application. Required improvements, Sec. 20-176. Street improvements will be required. See Public Works comments. Density regulations, Sec. 20-177. ok. vi,Buffers, Sec. 20-178. Landscape buffers are required by the subdivision, between the adjacent -1c park use and the existing site.**** Retention of vegetation, Sec. 20-179. n/a. Streets and ROW's, Sec 20-180. See Public Works memo. Water, Sec. 20-181 and Sewage Disposal, Sec. 20-182. See Federal Way Water and Sewer memo. Storm Drainage, Sec 20-183. See Public Works comments. Other utilities, Sec. 20-184. Must be provided underground. Street Lighting, Sec. 20-185. Street lights are optional at the applicant's discretion. Landscaping protection and enhancement, Sec. 20-186. n/a. NONCONFORMANCE Section 22-326 FWCC, Nonconformance, states the provisions of Article IV, NONCONFORMANCE, should be used only if there is some aspect of the use or development on the subject property that is not permitted under this chapter. Residential development is permitted on this site by the FWCC. Therefore, the nonconformance section of the FWCC does not apply to the short plat application. /a��� � .42-74-- ( j CO1 IMUNITY DEVELOPMENT TECHNICAL REVIEW COMMITTEE August 23, 1993 DATE: Deb Barker, 661-4103 ,._� PROJECT PLANNER , PLEAS RESPOND BY: —Se tembefg�3 II3TF.RNA September 9, 1993 WITH APPLICANT TYPE OF PERMIT(S) REQUIRED: Pre-application for Short Plat PRE-93-0043 FILE NUMBER: Lockhart Short Plat Pre-Application PROJECT NAME: PROJECT ADDRESS: 31105 28th Ave. South, Lot 1, Block 4, Steel Lake Terrace ION: Proposed short plat of a 14,560 sq house. lot into 2-7280 PROJECT DESCRIPT sq ft lots one with an existing Warren Lay, agent for Ernie Lockhart 'APPLICANT: 833-1149 OUND: Site was platted in 1953 as Beast Side of the of Terrace. A PROJECT BACKGR house was constructed on in the mid 70's. This lot ro has a �foot lot fronts S. easement on it. The Poo Steel Lake Park. 311th St. and backs up Required pursuant to WAC 197-11-180-6.a. (If a SEPA: plat had never been reviewed under SEPA, any subsequent short plating within the plat exempt from SEPA). i --- , - , j ,) Cray C c (i((--d, 144 /I IAA k ji_5 1-- /3 c "? (� t - , N .I KING COUNTY FIRE PROTECTION DISTRICT NO. 39 FEDERAL WAY FIRE DEPARTMENT 31617 • 1ST AVENUE SO. FEDERAL WAY. WASHINGTON 98003 September 2, 1993 Deb Barker Development Review Committee RE: Lockhart Short Plat PRE93-0043 The Fire Marshal's Office requires a hydrant to be within 350 feet of each building lot as measured by a route of vehicular travel. Additionally, provisions for emergency vehicular access are not clearly indicated on the materials submitted. Furthci--review_wi1 be required. Respectfully submitted, Patrick D. Kettenring Assistant to the Fire Marshal Business Phones: Seattle 206-839-6234 Tacoma 206-927-3118 FAX: 206-946-2086 CITY OF • vv -- y PUBLIC WORKS MEMORANDUM TO: Deb Barker FROM: Ron Garrow For Your Information DATE: August 31, 1993 SUBJECT: Lockhart Short Plat, PRE93-0043 The material presented to us for consideration have been reviewed and the following comments provided: 1. Storm water runoff from the site will need to be controlled through the use of facilities designed and constructed in accordance with the requirements of the KCSWDM. These facilities include, as a minimum, on-site infiltration facilities for increased impervious surfaces anticipated in the development of the short plat and oil/water separators. 2. Full width street improvements will be required along the frontage of the site for 28th Ave. South and S. 311th Street per FWCC 22-1473(b). Improvements for both streets will include vertical curbs, gutters, sidewalks, landscape strips, and associated storm drainage facilities. Pavement widening to 40 feet will be required for 28th Ave. S and 28 feet for S. 311th St. Street trees will also be required at 30 feet on center along S. 28th Ave. S. No right-of-way dedications will be required for either street. 3. Per Section 22-1477 of the FWCC, the applicant may request in writing to Ronald Garrow, Senior Development Engineer, a modification, waiver, or deferment of the above street improvement requirements. The request must address and at least meet one of the 4 criteria listed in the section of code. Upon receipt of the request, it will be routed to appropriate staff for a determination and a response made to the request. A submittal of a request does not assure the granting of any modification, waiver or deferment. 4. Plans for the proposed improvements must be drawn on 24"x36" size sheets using a 1"=20' scale. Required improvements must be designed by the applicant's engineer, reviewed and approved by the City, and constructed by the applicant before the short plat is recorded. 5. The short plat document will need to be placed on City standard title block.