93-102125 •
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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
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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 ��
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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 "?
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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.