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06-105416 FILE ` CITY OF CITY HALL 33325 8th Avenue South Federal Way Mailing Address: PO Box 9718 Federal Way,WA 98063-9718 (253)835-7000 www.cityoffederalwa y.corn November 30, 2006 Russell Millard 24775 230th Way SE Maple Valley, WA 98038 Re: File#06-105416-00-PC,PREAPPLICATION CONFERENCE SUMMARY North Lake Pointe Subdivision,33214 38`h Avenue South,Federal Way Dear Mr.Millard: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee(DRC)held November 16, 2006. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This Ietter summarizes comments given to you at the meeting by the members of the DRC.The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions and Public Works Department, and representatives from Lakehaven Utility District and South King Fire and Rescue. Some sections of the Federal Way City Code(FWCC)and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWCC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Jim Harris, 253-835-2647,jim.harris@cityoffederalway.com. For specific technical questions about your project,please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION Subdivision of two existing lots into 13 to 14 single-family residential lots. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans.These major issues only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section of this letter. • Planning Division Open space must be provided on site in accordance with Federal Way Code requirements, or a fee- in-lieu of open space may be provided if approved by the City PARCS Director. Mr. Millard Page 2 November 30.2006 • Public Works Development Services Division No major issues; see Department Comments below. • Public Works Traffic Division 1. If a complete application is submitted after January 1, 2007, a Concurrency Application is required. The City Council has not yet adopted the fees for this permit. The Concurrency Permit process will determine if any additional analysis, improvements, or traffic mitigation fees apply to the project. Please see the enclosed Concurrency handout. 2. City of Federal Way Code requires street frontage improvements along 38`l' Avenue South. 3. The current proposal needs to meet block perimeter requirements. See traffic comments for more details. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions. please contact the representative listed for that section. PLANNING DIVISION (Jim Harris, 253-835-2647,jim.harris@cityoffederalway.com) a) Zoning and Comprehensive Plan Designations—The site is zoned RS 9.6. The minimum lot size for each lot is 9,600 square feet. The comprehensive plan designation is high-density single-family. Several of the lots on the preliminary plan do not meet the minimum lot size and must be revised accordingly. b) Preliminary Plat Review-Under the Federal Way Subdivision Code,FWCC Chapter 20, preliminary plats are subject to City Council approval following a public hearing and recommendation from the Federal Way Hearing Examiner. The preliminary plat is also subject to environmental review under the State Environmental Policy Act(SEPA)prior to the Nearing Examiner review. The preliminary plat application fee is$6,851.00,plus $70.50 per acre. The SEPA checklist application fee is$843.50.The above fees are adjusted annually by Federal Way City Council and therefore will be slightly higher after January 1, 2007. The application must be prepared in accordance with the submittal requirements listed in the subdivision code and the enclosed information bulletin. Separate fees are required for Public Works engineering review and inspection. With the application, provide three sets of stamped, addressed envelopes for property owners within 300 feet of the subject site. Include the City of Federal Way return address(PO Box 9718)on all envelopes. For our records,provide a list of the property owners within 300 feet of the subject site and provide a corresponding parcel map showing the 300-foot radius from the subject site. A handout for procedures for obtaining mailing labels is enclosed. c) Open Space Requirements—Pursuant to FWCC Section 20-155(b), a subdivision must provide open space in the amount of 15 percent of the gross land area of the subdivision site. A fee-in-lieu payment may be made to satisfy open space requirements at the discretion of the City's Parks Director after consideration of the City's overall park plan, quality, location, and service area of the open space that would otherwise be provided within the project. The fee-in-lieu of open space shall be calculated on 15 percent of the most recent assessed value of the property(at time of final plat). File#06-I05416-00-PC Doc ID 38741 Mr.Millard Page 3 November 30.2006 On-site open space must include a minimum of 10 percent usable area, and must comply with the open space types and quantities specifically described in FWCC Section 22-I55(a)and (c). Usable open space design options, along with provisions for access, improvements, ownership, and maintenance, will be reviewed in conjunction with review of the preliminary plat. Prior to submittal of an application, if you intend to provide on-site open space, I suggest you submit to me an open space plan that I can review with the City's Parks Director, and provide you with additional staff feedback. d) Significant Trees, Vegetation, and Grading—All existing significant trees and natural vegetation must be retained on the site to be subdivided, except that which will be removed for improvements or grading as shown on approved engineering plans. Clearing and grading of individual future lots is not permitted during construction of the plat infrastructure, except in locations to be determined by the City that present extreme topography or other unusual conditions. A preliminary clearing and grading plan shall be submitted as part of preliminary plat application(FWCC Section 20-179).It is the applicant's responsibility to demonstrate that the grading limits are the minimum necessary'to accommodate infrastructure improvements. Also, note that trees defined as significant by the FWCC shall be identified and retained or replaced at the rate of at least 25 percent of the significant trees on the site. Removal of significant trees that are located within areas to be developed for rights-of-way or other plat utilities are exempt from the 25 percent retention calculation.The application must include an inventory of significant trees presently on the site and plat design shall accommodate existing significant trees to the maximum extent possible. A landscape plan prepared by a licensed landscape architect, and consistent with FWCC Section 20- 186, must be submitted with the preliminary plat application. The plan shall identify the following: significant trees to be removed and retained; street trees along the internal plat streets; and landscaping around all sides of the proposed stormwater tract(FWCC Section 20-178). Landscaping between any street and a storm drainage tract must be a minimum of five feet of screening landscaping, and shall be in a separate tract, owned and maintained by the homeowners' association. e) Critical Areas—The site is located within a critical aquifer recharge area and wellhead protection area,Capture Zone 1. Therefore, the development must meet the standards of FWCC Section 22- 1370—22-1375.1 Critical Aquifer Recharge Areas and Wellhead Protection. A Hazardous Materials Inventory Statement must be submitted with the application, and should identify materials on site both during construction and long-term,post construction. f) Storm Drainage—All facilities established for storm drainage purposes shall be installed in separate tract(s), shall not be part of individual building lots, and shall be landscaped as discussed above. g) School Mitigation Fees-Payment of a school impact mitigation fee is required for each single- family residence at the time of issuance of individual residential building permits. The current single-family residential mitigation fee is $3,562.50; however, this fee is adjusted annually by Federal Way Public Schools, and adopted by the Federal Way City Council. h) Walking Areas—A copy of the application packet has been forwarded to the Federal Way School District for review of school pedestrian access and circulation.I will forward you a copy of any File#06-105416-00-PC Doc ID ;€741 Mr_ Millard Page 4 November 30.2006 comments received from the School District. A school access analysis is required in conjunction with the preliminary plat application. Guidelines for preparing the school access analysis can be obtained from Geri Walker,Federal Way Public Schools. i) Existing Improvements—Any existing structures on the subject property must be depicted on the plat map and must meet the minimum FWCC setbacks from new property lines if they will be retained. Specifically, a 20-foot front setback from the new road right-of-way, and five-foot minimum side yard, and five-foot minimum rear yard setback must be provided. It appears that the existing house on proposed lot number 10 may be located within the 20-foot front yard setback. Alternatively, the existing structures on the site may be removed. j) Final Plat—The City requires a$2,585.00 application fee for final plat. The final plat fee in effect at time of final plat application is required to process the final plat. Substantial completion of the plat infrastructure must occur prior to submittal and processing of the final plat.The City allows bonding of only minor improvements identified in FWCC Section 20-135 in order to process the final plat. FWCC Section 20-136 requires City Council review of the final plat. k) Timeframes—Under FWCC procedural guidelines,the City will determine if an application is complete within 28 days of submittal, and identify what, if any, additional information is required for the application to be deemed complete.Regulatory reform does not establish timelines for subdivision review, although the City strives to process environmental applications within 90 days of complete application. City review is suspended at any time that the City requests additional information from the applicant.Throughout project review, the applicant will be notified in writing of the status of the preliminary plat application. 1) Limitations—In accordance with code requirements, the applicant must complete the plat improvements within five years of the preliminary plat approval,or the decision is void. Provisions for extension of these timeframes are set forth in code. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson,253-835-2734, kevin.peterson@cityoffederalway.com) Land Use Issues—Stormwater 1. Surface water runoff control and water quality treatment will be required per the 1998 King County Surface Water Design Manual(KCSWDM) and the City of Federal Way Addendum to the 1998 KCSWDM.This project meets the requirements for a Full Drainage Review. At the time of preliminary plat submittal,a preliminary Technical Information Report(TIR), addressing the relevance of the project to the eight core and five special requirements of the KCSWDM will be required. A Level I downstream analysis shall also be provided in the preliminary TIR. The City has 1"= 100', five-foot contour planimetric maps that may be used for basin analysis. 2. The project lies within a Level 1 flow control area, thus the applicant must design the flow control facility to meet this performance criteria.The project also lies within a Basic Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the Basic Water Quality Menu. File 406-105416-00-PC Doc ID 38741 Mr_Millard Page 5 November 30,2006 3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 4. Detention and water quality treatment facilities for subdivisions are required to be above ground (i.e. an open pond), within a separate storm drainage tract. and dedicated to the City for future maintenance. Detention and water quality facilities may be within the same tract. Underground facilities are allowed only with approval from the City of Federal Way Stormwater Management Division. 5. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 6. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System(NPDES)permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at http://www.ecy.wa.gov/programs/sea/pac/index.html, or by calling 360-407-6437. Right-of-Way Improvements 1. See the Traffic Division comments from Sanjeev Tandle. Contract Traffic Engineer, for traffic related items. 2. Dedication of right-of-way for the new streets is required. The dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior to recording. Right-of-Way dedication may occur concurrently with Final Plat recording. 3. All stormwater treatment and detention requirements outlined above will also apply to any new impervious area within the existing public right-of-way. 4. FWCC Section 22-1543 requires that driveways serving residential uses may not be located closer than 25 feet to any street intersection. Lots and intersections within new subdivisions or short plats must be designed to meet this standard. Engineering(EN)Permit Issues 1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are$730.00 for the first 12 hours of review, and$61 per hour for additional review time(2007 fees will be higher). A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 2. In addition to engineering approval, short plats and subdivisions are required to obtain a separate permit for grading on the building lots. Details and fees may be obtained from the Federal Way Building Department. 3. The Federal Way Development Standards Manual(including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at www.cityoffederalway.com to assist the applicant's engineer in preparing the plans and TIR. File#06-105416-00-PC Doc ID 38741 Mr. Millard Page 6 November 30,2006 4. The applicant shall provide a geotechnical report that addresses design pavement thickness for the roadways. 5. Bonding is required for all improvements associated with the project.The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector,the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. • 6. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities)and street systems during the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the City.Maintenance for private roads and drainage facilities, including short plats, remain the responsibility of the individual property owners. 7. When topographic survey information is shown on the 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 vertical elevations are called out. 8. Drawings submitted for plan review shall be printed on 24" x 36"or 22"x 34" paper. All final approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34"mylar sheet with permanent black ink. Site plans shall be drawn at a scale of 1"= 20', or larger.Architectural scales are not permitted on engineering plans. 9. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures,per. Appendix D, 1998 KCSWDM, must be shown on the engineering plans. 10. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION (Sanjeev Tandle,P.E.,PTOE,425-458-6200, Sanjeev.Tandle@cityoffederalway.com) Transportation Impact Analysis 1. The City will be adopting new policies for traffic analysis and mitigation requirements beginning January 1, 2007. 2. If this application is submitted after January 1, 2007, a Concurrency Application is required for the weekday PM peak hour.The City Council has not yet adopted the fees for the concurrency permit. The Concurrency Permit process will determine if any additional traffic analysis, improvements, and/or traffic mitigation fees apply to the project.The applicant would be expected to contribute pro- rata shares toward TIP projects impacted by 1 or more peak hour trips. Fik v06-1 0 5416-00-PC Doc ID 38741 Mr. Millard Pate 7 November 30.2006 Street Frontage Improvements 3. Per FWCC Section 22-1474, the applicant/owner would be expected to construct street improvements consistent with the planned roadway cross-sections as shown in Map III-6 of the FWCP and Capital Improvement Program (CIP) shown as Table III-19. Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements in meeting the FWCC. Based on the analysis and FWCC, the applicant would be expected to construct improvements on the following street to the City's planned roadway cross-sections: • 38`I'Avenue South is planned as a Type"S"street, consisting of a 36-foot street with two 5-foot sidewalks, two 4-foot planter strips,two 8-foot parking lanes, and two 10-foot lanes in a 60- foot right-of-way(ROW).The applicant's engineer needs to verify that a 30-foot ROW has been dedicated. Assuming a symmetrical cross section, frontage improvements are required and should be measured from the street centerline. 4. FWCC Section 20-151(d) and FWCP Policy TP21 require block perimeters no longer than 1 320 feet for non-motorized trips and 2640 feet for streets. To meet block perimeter standards, the proposed 40th Place South would be required to connect to 38"'Avenue South with a roadway cross section "U". A Type"U" street consists of a 32-foot street with two 8-foot parking lanes, two 4-foot planter strips,two 5-foot sidewalks, and two 8-foot lanes in a 56-foot ROW. Assuming a symmetrical Type "U"cross section, a total of 38-foot ROW dedication and street improvements are required for this new roadway connection. 5. Per FWCC Section 22-1477, the applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements. Information about right-of-way modification requests is available through the assigned planner. Such requests have a set review fee. BUILDING DIVISION (Scott Sproul,253-835-2633,scott.sprout@cityoffederalway.com) No comments. LAKEHAVEN UTILITY DISTRICT (Brian Asbury,253-946-5407,basbury@lakehaven.org) Water • A developer extension agreement will be required to extend and/or construct mainline water distribution facilities to serve the site.Additional detail and/or design requirements can be obtained from Lakehaven by submitting a separate application to Lakehaven for either a pre-design meeting or a developer extension agreement(application copies enclosed). Lakehaven encourages the owner to apply for either of these processes early in the pre-design/planning phase to avoid delays in overall project development. • A water meter application is required for a separate meter/service for any new connection to the water distribution system, or modification to any existing service connection (e.g., larger service, abandonment of existing service(s),etc.), in accordance with standards defined in Lakehaven's current'Fees and Charges Resolution'. File#06-I 05416-00-PC Doc ID 38741 Mr. Millard Page S November 30,2006 • It appears that any potential conflicts with existing water main/facilities have been identified and the applicant's planning process has apparently addressed any related encroachment/conflict concerns. Sewer • A developer extension agreement will be required to extend and/or construct mainline sanitary sewer facilities to serve the site. Additional detail and/or design requirements can be obtained from Lakehaven by submitting a separate application to Lakehaven for either a pre-design meeting or a developer extension agreement(application copies enclosed). Lakehaven encourages the owner to apply for either of these processes early in the pre-design/planning phase to avoid delays in overall project development. Lakehaven prefers that sewer be extended from an existing manhole at the intersection of 41'and South 333`a, to avoid additional easement area/facilities an extension from the south property line would require. • A side sewer permit will be required for any new connection to the sanitary sewer system or any modification to the existing side/building sewer, in accordance with standards defined in Lakehaven's current 'Fees and Charges Resolution'.Minimum slope for gravity side/building sewers is 2%. General • Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for single-family use is calculated as 1.0 ERU per unit. Lakehaven's 2006 Capital Facilities Charges are$3,196/ERU for water and $2,768/ERU for sewer. • Currently, system capacity may be available for this property from system capacity charges previously assessed for water and/or sewer. Please contact Lakehaven for further detail by submitting a separate application for a pre-design meeting or a developer extension agreement. • All comments herein are valid for one(1)year and are based on the proposal(s)submitted and Lakehaven's current regulations and policies.Any change to either the development proposal(s)or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE(Chris Ingham,253-946-7244,chris.ingham@southkingfire.org) Water Supplies for Fire Protection A hydrant is required for this project. A Certificate of Water Availability shall be provided at the time of formal application indicating the fire flow available at the site. Fire hydrants shall be in service PRIOR to and during construction. Automatic Fire Sprinkler Systems An automatic fire sprinkler system shall be installed in Group R,Division 3 occupancies when the occupancy exceeds 2.500 square feet(including attached garages)without adequate fire flow. File 08-105416-00-PC Dec ID 38741 Mr. Millard Page 9 November 30.2006 CLOSING This letter reflects the information provided at the preapplication meeting and is intended to assist you in preparing plans and materials for formal application. We hope you found the comments useful to your project. We have made every effort to identify major issues to eliminate surprises during the City's review of the formal application.The completion of the preapplication process in the content of this letter does not vest any future project application. Comments in this letter are only valid for one year as per FWCC Section 22-1657. As you know,this is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the complete FWCC and other relevant codes carefully.Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment,please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact,Jim Harris, 253-835-2647. We look forward to working with you. Sincerely, /661 Fern— Jim Harris Senior Planner enc: FWCC Chapter 20,Subdivisions FWCC Section 22-1370—22-1375.1 Critical Aquifer Recharge Areas and Wellhead Protection. Master Land Use Application Subdivision Handout Mailing Label Handout Water and Sewer Map from Lakehaven Utility District Hazardous Materials Inventory Statement Concurrency Application c: Kevin Peterson,Engineering Plans Reviewer Maryanne Zukowski,Senior Traffic Engineer Sanjeev Tandle,P.E.,PTOE Chris Ingham,South King Fire Brian Asbury,Lakehaven Utility District roc 406-105416-00-PC Doc ID 38741 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE(CDRC) Preapplication Conference Sign In Sheet NORTHLAKE POINTE SUBDIVISION 33214 386 Avenue South File No. 06-105416-00-PC November 16,2006 NAME REPRESENTING TELEPHONE NUMBER 1. I M kar f -.1A) • PtcAn+ a5 7L'V7 2. ZLY S \LL\u2-D s I X ram,1.37 E �1�. - C1 y f � 4. ea-, N1 \ Ac:C.A .7t; 'B' S-7:1k 5. C/��(� //J /-17fr/k c(tZ 6. SR►km FY LikVkE t V'L N ° rat_. D t ST. a53--1 4'z-s+07 7. Sarj.ee; "7-00A- -Mt* — 5 8 - 4,10 8. 'l4ul. f_ _Larc P,b t.,_ Woe/Ls S. a 13 4 9. UUAnt PL V4/ 0253 ^ 635-404'1 10. fivAikAr5 ! A 411b ov7/<- Z-�3 -6935-ale/ 11. 12. F ILE Aih, CITY OF CITY HALL . 33325 8th Avenue South Federal Way Mailing Address: PO Box 9718 Federal Way,WA 98063-9718 (253)835-7000 www.cityoffederalway.com October 30, 2006 Russell Millard 24725 230th Way SE Maple Valley, WA 98038 RE: FILE No.06-105416-00-PC;NORTH LAKE POINTE SUBDIVISION PREAPPLICATION MEETING 33218 38th Avenue South, Federal% 'ay Dear Mr. Millard: 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 16, 2006—9:00 AM Hylebos Conference Room City Hall,Second Floor 33325 8th Avenue South Federal Way, WA 98003 We look forward to meeting with you to discuss your proposal. Contact me at jim.harris@cityoffederalway.com if you have any questions. Sincerely, /14"1 v l im rris Senior Planner 06.10i4I Doc.I-D-38606 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: October 27, 2006 TO: Will Appleton, Development Services Manager Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue i 4 t ge FROM: Jim Harris FOR DRC MTG. ON: November 9, 2006 - Internal It ? t(e q. A r"- FILE NUMBER(s) : 06-105416-00-PC RELATED FILE NOS. : None PROJECT NAME: NORTH LAKE POINTE SUBDIVISION PROJECT ADDRESS: 33214 38TH AVE S ZONING DISTRICT: ' coo() PROJECT DESCRIPTION: Proposal to create 14 - 16 lot subdivision from (3) existing lots . LAND USE PERMITS: Preliminary Plat, SEPA PROJECT CONTACT: RUSSELL MILLARD 24775 230TH WAY SE 2069413000 (Work) MATERIALS SUBMITTED: Preliminary Plat conceptual drawing Master Land Use Application Assessor' s Map 0 - -, 56'OS A9B OS _ -_OS 0S - S66Z '� if) . 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J a (\1\/e o CO _,... n�:romw.s '� rxae-vax 2 _ S4 0 �"'// // /1cc OCR- o r - ._ : amalr#aaawr.r•s --. 3 L4-40-1 N Z G o 0��Sl \9�� l"� o r- - ...� s o 96OL4 , oo „L9 L M m ° o i co N G9lSGl.� �o o G 0 pp o 9f�s6„ } l o 99s6 y Mkt i 0I1 _` 001 } tYj i 3 L. 7 1 _yt �p \gyp ,p _1 k MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES CITY OF ww ° RECEIVED 33325 8th Avenue South PO Box 9718 Federal Way O G T 2 3 2006 Federal Way WA 98063-9718 253-835-2607;Fax 253-835-2609 www.cityoffederalway.com CITY OF FEDERAL WAY BUILDING DEPT. NO(S) 06 - /0 - q` 6. Date /0-. d fo Project Name 1�&'L-'Z&( La4v., - pot&37E- Property Address/Location 33z I - 3` A Parcel Number(s) �� 3 @C d 4. I' 3(Q oO 4, (7 a 6 f V Project Description (� 1L, /1)�ti-7/�r� b 'c. LJ/i ( -S/N(p LE awll( . • PLEASE PRINT / Type of Permit Required Annexation Applicant Binding Site Plan Boundary Line Adjustment Name: �iL'�-�- cc.--l--f�� Comp Plan/Rezone Address: Z`i7 ZS Z"a0 1)r s Land Surface Modification City/State: 1A4��g-L„e- ,J�a//c Lot Line Elimination Zip: 9 8 n 3 Q Preapplication Conference Phone: . O 6 -�{�(/ ^ 3p0� Process I(Director=s Approval) Fax: yZ S' �(;a�, -O yCgp Process II(Site Plan Review) Email: r'u S ✓vt I [., '� r d >B `I z I-ioO . cex4, Process III(Project Approval) Signature. Process IV(Hearing Examiner's Decision) Process V(Quasi-Judicial Rezone) Agent(if different than Applicant) 'rocess VI ''" PA w/Project Name: S 14u-tit, SEPA Only Address: Shoreline: Variance/Conditional Use City/State: Short Subdivision Zip: Subdivision Phone: Variance: Commercial/Residential Fax: Email: Signature: Required Information Owner 'fie 9"4949O Zoning Designation Comprehensive Plan Designation Name: Address: Value of Existing Improvements City/State: Value of Proposed Improvements Pip Phone: Internationatuilding Code(IBC): Fax: Occupancy Type Email: Signature: Construction Type ulletin#003-August 18,2004 Page 1 of 1 k:Wandouts\Master Land Use Application 166, CITY OF CITY HALL 33325 Federal Way Maihn 8th Avenue O Box 9718 Federal Way, WA 98063-9718 (253)835-7000 www.cityoffederalway.corn December 22, 2006 Mr. Russell Millard 24775 230th Way SE Maple Valley, WA 98038 RE: Permit No, 06-105416-00-PC;NORTH LAKE POINTE SUBDIVISION 33214 38th Ave S Dear Mr. Millard: You participated in a Development Review Conference (DRC) on November 16, 2006 for the North Lake Pointe Subdivision project. To date, your project has not moved beyond the development review stage. This letter is to inform you that the City of Federal Way adopted a traffic concurrency ordinance on June 6, 2006 that will take effect on January 1, 2007. Your project has been determined to be among those that are not vested to the pre- concurrency traffic analysis procedures; therefore, your project will require that a concurrency application be submitted should you elect to move forward in the future. I have enclosed a handout explaining traffic concurrency as well as a concurrency application. If you have any questions regarding this matter, please contact either Rick Perez, City Traffic Engineer, at (253) 835-2740 or myself at (253) 835-2730. Sincerely, c William S. App eton, P.E. Na ` Development Services Managers � WA/kp:cb NL °1' ��.�✓ Endosures: Concurrency Handout ^ Concurrency Application e.//" t• $ 3 cc: Kevin Peterson, Engineering Plans Reviewer Sanjeev Tandle, P.E., Parametrix,411 108th Avenue NE, Ste 1800, Bellevue,WA 98004 Day File L:\CSDC\DOCS\SAVE\34083646093.DOC te 24725 230th Way SE Maple Valley WA 98038 (206)941-3000 Fax(425)433-0400 December 22, 2006 Mr. Jim Harris, Senior Planner City of Federal Way 33325 8th Avenue South Federal Way, WA 98063-9718 Re: File#06-105416-00-PC North Pointe Subdivision 33214 38th Avenue South Federal Way Dear Mr. Harris: Pursuant to your Summary of our Pre-application Conference dated November 30, 2006; we are responding herewith and submitting our corrected Preliminary Plat Application for our project in accordance with the City of Federal Way requirements. Project Description: 13 lots single family residential lots. Major Issues: Planning Division: Open spaces has been provided on-site pursuant to City of Federal Way code requirements. Public Works: No comments Public Works Traffic Division 1 We are submitting on December 28, 2006 at 8:00 at a pre-arranged appointment. 2 We agree and anticipate street improvements to 38th along our western boundary as shown on our plans. 3 Meets requirements. Planning Division: a) Zoning and Comprehensive Plan Designations -We have adopted a "cluster" concept that allows for smaller lot sizes. b) Preliminary Plat Review -We agree to the $6,851 and $70.50 times four acres for a total of$7,133.00 for the preliminary plat and 843.5 for SEPA review. Stamped Envelopes are provided. II c) Open Space Requirements - 15%open space has been proohV ED site. DECd) Significant Trees—We will comply with this requirement. 2 9 %006 CITY OF FEDERAL WAY' BUILDING DEFT. e) Critical Areas —We will comply with this requirement HAZARDOUS MATERIALS INVENTORY STATEMENT, attached as requested. f) Storm Drainage—A tract will be provided. g) School Mitigation Fees—Agreed to be paid as submitted at the earliest available period. h) Walking Area—A school access analysis will be provided. i) Existing Imnrovements—We may need to apply for a variance for this issue. j) Final Plat—Agreed. k) Limitations—Agreed. Land Use Issues: 1 We used the 1998 King County Surface Water Design Manual to prepare a preliminary TIR attached hereto. 2. Level 1 flow control criteria was use for this project. 3. See our TIR. 4. See attached plans. 5. Shown on the plans 6. We will contact DOE for the permit. Engineering Permit Issues: 1 Fees are acceptable for review. A professional engineer has stamped the plans and TIR. 2 A separate permit will be obtained. 3 We have the manual. 4 A geotechnical report will be prepared for the pavement thickness during the engineering permit approval phase. 5 Bonds will be obtained. 6 Two years is acceptable. 7 The correct DATUM:NGVD-29 was used per Cramer Surveyors. 8 Final plans will be 1' =20' 9 Erosion control plans will be provided. 10 Plans will show the location of all existing and proposed utilites. Public Works Traffic Division 1 We plan to submit on December 29, 2006 2 We plan to submit on December 29, 2006 3 We used this information in our design. 4 We used this information in our design. 5 We may need to make this request. Lakehaven Utility District: 1 We agree to this condition. 2 We agree to this condition. 3 We agree to this condition. 4 We agree to this condition. 5 We agree to this condition. 6 We agree to this condition. 7 We agree to this condition. South King County Fire and Rescue: 1 Certificate of Water availability has be provided. 2 We agree to this condition. 3 We agree to this condition. Closing: The letter was very useful. Thank you for the time to meet and prepare it. Sinc:Syr`I Russell I Millard Project M.nager ` CITY OF CITY HALL �_ 33325 8th Avenue South Fed era I Way Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253)835-7000 www.cityoffederalway.corn November 30, 2006 Russell Millard 24775 230th Way SE Maple Valley, WA 98038 Re: File#06-105416-00-PC,PREAPPLICATION CONFERENCE SUMMARY North Lake Pointe Subdivision,33214 38th Avenue South,Federal Way Dear Mr. Millard: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee(DRC)held November 16, 2006. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions and Public Works Department, and representatives from Lakehaven Utility District and South King Fire and Rescue. Some sections of the Federal Way City Code(FWCC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application,please refer to the complete FWCC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Jim Harris, 253-835-2647,jim.harris@cityoffederalway.com.For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION Subdivision of two existing lots into 13 to 14 single-family residential lots. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. These major issues only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section of this letter. • Planning Division Open space must be provided on site in accordance with Federal Way Code requirements, or a fee- in-lieu of open space may be provided if approved by the City PARCS Director. Mr. Millard Page 2 November 30,2006 • Public Works Development Services Division No major issues; see Department Comments below. • Public Works Traffic Division 1. If a complete application is submitted after January 1, 2007, a Concurs ency Application is required. The City Council has not yet adopted the fees for this permit. The Concurrency Permit process will determine if any additional analysis, improvements, or traffic mitigation fees apply to the project. Please see the enclosed Concurrency handout. 2. City of Federal Way Code requires street frontage improvements along 38"'Avenue South. 3. The current proposal needs to meet block perimeter requirements. See traffic comments for more details. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. PLANNING DIVISION (Jim Harris, 253-835-2647,jim.harris@cityoffederalway.com) a) Zoning and Comprehensive Plan Designations—The site is zoned RS 9.6. The minimum lot size for each lot is 9,600 square feet. The comprehensive plan designation is high-density single-family. Several of the lots on the preliminary plan do not meet the minimum lot size and must be revised accordingly. b) Preliminary Plat Review—Under the Federal Way Subdivision Code,FWCC Chapter 20, preliminary plats are subject to City Council approval following a public hearing and recommendation from the Federal Way Hearing Examiner. The preliminary plat is also subject to environmental review under the State Environmental Policy Act(SEPA)prior to the Hearing Examiner review. The preliminary plat application fee is $6,851.00,plus $70.50 per acre. The SEPA checklist application fee is $843.50. The above fees are adjusted annually by Federal Way City Council and therefore will be slightly higher after January 1, 2007. The application must be prepared in accordance with the submittal requirements listed in the subdivision code and the enclosed information bulletin. Separate fees are required for Public Works engineering review and inspection. With the application, provide three sets of stamped, addressed envelopes for property owners within 300 feet of the subject site. Include the City of Federal Way return address (PO Box 9718)on all envelopes. For our records,provide a list of the property owners within 300 feet of the subject site and provide a corresponding parcel map showing the 300-foot radius from the subject site. A handout for procedures for obtaining mailing labels is enclosed. c) Open Space Requirements—Pursuant to FWCC Section 20-155(b), a subdivision must provide open space in the amount of 15 percent of the gross land area of the subdivision site. A fee-in-lieu payment may be made to satisfy open space requirements at the discretion of the City's Parks Director after consideration of the City's overall park plan, quality, location, and service area of the open space that would otherwise be provided within the project. The fee-in-lieu of open space shall be calculated on 15 percent of the most recent assessed value of the property(at time of final plat). File#06-1054I6-00-PC Doc ID 38741 Mr. Millard Page 3 November 30,2006 On-site open space must include a minimum of 10 percent usable area, and must comply with the open space types and quantities specifically described in FWCC Section 22-155(a) and (c). Usable open space design options, along with provisions for access, improvements, ownership, and maintenance, will be reviewed in conjunction with review of the preliminary plat. Prior to submittal of an application, if you intend to provide on-site open space, I suggest you submit to me an open space plan that I can review with the City's Parks Director, and provide you with additional staff feedback. d) Significant Trees, Vegetation, and Grading—All existing significant trees and natural vegetation must be retained on the site to be subdivided,except that which will be removed for improvements or grading as shown on approved engineering plans. Clearing and grading of individual future lots is not permitted during construction of the plat infrastructure, except in locations to be determined by the City that present extreme topography or other unusual conditions. A preliminary clearing and grading plan shall be submitted as part of preliminary plat application(FWCC Section 20-179). It is the applicant's responsibility to demonstrate that the grading limits are the minimum necessary to accommodate infrastructure improvements. Also, note that trees defined as significant by the FWCC shall be identified and retained or replaced at the rate of at least 25 percent of the significant trees on the site. Removal of significant trees that are located within areas to be developed for rights-of-way or other plat utilities are exempt from the 25 percent retention calculation. The application must include an inventory of significant trees presently on the site and plat design shall accommodate existing significant trees to the maximum extent possible. A landscape plan prepared by a licensed landscape architect, and consistent with FWCC Section 20- 186,must be submitted with the preliminary plat application. The plan shall identify the following: significant trees to be removed and retained; street trees along the internal plat streets; and landscaping around all sides of the proposed stormwater tract(FWCC Section 20-178). Landscaping between any street and a storm drainage tract must be a minimum of five feet of screening landscaping, and shall be in a separate tract, owned and maintained by the homeowners' association. e) Critical Areas—The site is located within a critical aquifer recharge area and wellhead protection area, Capture Zone 1. Therefore, the development must meet the standards of FWCC Section 22- 1370—22-1375.1 Critical Aquifer Recharge Areas and Wellhead Protection. A Hazardous Materials Inventory Statement must be submitted with the application, and should identify materials on site both during construction and long-term,post construction. f) Storm Drainage—All facilities established for storm drainage purposes shall be installed in separate tract(s), shall not be part of individual building lots, and shall be landscaped as discussed above. g) School Mitigation Fees—Payment of a school impact mitigation fee is required for each single- family residence at the time of issuance of individual residential building permits. The current single-family residential mitigation fee is $3,562.50; however, this fee is adjusted annually by Federal Way Public Schools, and adopted by the Federal Way City Council. h) Walking Areas—A copy of the application packet has been forwarded to the Federal Way School District for review of school pedestrian access and circulation. I will forward you a copy of any File#06-105416-00-PC Doc ID 38741 Mr. Millard Page 4 November 30,2006 comments received from the School District. A school access analysis is required in conjunction with the preliminary plat application. Guidelines for preparing the school access analysis can be obtained from Geri Walker,Federal Way Public Schools. i) Existing Improvements Any existing structures on the subject property must be depicted on the plat map and must meet the minimum FWCC setbacks from new property lines if they will be retained. Specifically, a 20-foot front setback from the new road right-of-way, and five-foot minimum side yard, and five-foot minimum rear yard setback must be provided. It appears that the existing house on proposed lot number 10 may be located within the 20-foot front yard setback. Alternatively, the existing structures on the site may be removed. j) Final Plat—The City requires a$2,585.00 application fee for final plat. The final plat fee in effect at time of final plat application is required to process the final plat. Substantial completion of the plat infrastructure must occur prior to submittal and processing of the final plat.The City allows bonding of only minor improvements identified in FWCC Section 20-135 in order to process the final plat. FWCC Section 20-136 requires City Council review of the final plat. k) Timeframes—Under FWCC procedural guidelines, the City will determine if an application is complete within 28 days of submittal, and identify what, if any, additional information is required for the application to be deemed complete. Regulatory reform does not establish timelines for subdivision review, although the City strives to process environmental applications within 90 days of complete application. City review is suspended at any time that the City requests additional information from the applicant. Throughout project review, the applicant will be notified in writing of the status of the preliminary plat application. 1) Limitations—In accordance with code requirements, the applicant must complete the plat improvements within five years of the preliminary plat approval, or the decision is void. Provisions for extension of these timeframes are set forth in code. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson,253-835-2734, kevin.peterson@cityoffederalway.com) Land Use Issues—Stormwater 1. Surface water runoff control and water quality treatment will be required per the 1998 King County Surface Water Design Manual(KCSWDM) and the City of Federal Way Addendum to the 1998 KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of preliminary plat submittal, a preliminary Technical Information Report(TIR), addressing the relevance of the project to the eight core and five special requirements of the KCSWDM will be required.A Level 1 downstream analysis shall also be provided in the preliminary TIR. The City has I"= 100', five-foot contour planimetric maps that may be used for basin analysis. 2. The project lies within a Level 1 flow control area, thus the applicant must design the flow control facility to meet this performance criteria. The project also lies within a Basic Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the Basic Water Quality Menu. File#06-105416-00-PC Doc ID 38741 Mr. Millard Page 5 November 30,2006 3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 4. Detention and water quality treatment facilities for subdivisions are required to be above ground (i.e. an open pond), within a separate storm drainage tract, and dedicated to the City for future maintenance. Detention and water quality facilities may be within the same tract. Underground facilities are allowed only with approval from the City of Federal Way Stormwater Management Division. 5. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 6. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System(NPDES)permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at http://www.ecy.wa.gov/programs/sea/pac/index.html, or by calling 360-407-6437. Right-of-Way Improvements 1. See the Traffic Division comments from Sanjeev Tandle, Contract Traffic Engineer, for traffic related items. 2. Dedication of right-of-way for the new streets is required. The dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior to recording. Right-of-Way dedication may occur concurrently with Final Plat recording. 3. All storiiiwater treatment and detention requirements outlined above will also apply to any new impervious area within the existing public right-of-way. 4. FWCC Section 22-1543 requires that driveways serving residential uses may not be located closer than 25 feet to any street intersection. Lots and intersections within new subdivisions or short plats must be designed to meet this standard. Engineering(EN)Permit Issues I. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are$730.00 for the first 12 hours of review, and$61 per hour for additional review time (2007 fees will be higher). A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 2. In addition to engineering approval, short plats and subdivisions are required to obtain a separate permit for grading on the building lots. Details and fees may be obtained from the Federal Way Building Department. 3. The Federal Way Development Standards Manual(including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at www.cityoffederalway.com to assist the applicant's engineer in preparing the plans and TIR. File#06-105416-00-PC Doc ID 38741 Mr. Millard Page 6 November 30,2006 4. The applicant shall provide a geotechnical report that addresses design pavement thickness for the roadways. 5. Bonding is required for all improvements associated with the project.The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. • 6. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities)and street systems during the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for private roads and drainage facilities, including short plats, remain the responsibility of the individual property owners. 7. When topographic survey information is shown on the 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 vertical elevations are called out. 8. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black ink. Site plans shall be drawn at a scale of 1"=20', or larger. Architectural scales are not permitted on engineering plans. 9. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures,per Appendix D, 1998 KCSWDM, must be shown on the engineering plans. 10. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION (Sanjeev Tandle, P.E., PTOE,425-458-6200, San j eev.Tandle@cityoffederalw ay.com) Transportation Impact Analysis 1. The City will be adopting new policies for traffic analysis and mitigation requirements beginning January 1, 2007. 2. If this application is submitted after January 1, 2007, a Concurrency Application is required for the weekday PM peak hour. The City Council has not yet adopted the fees for the concurrency permit. The Concurrency Permit process will determine if any additional traffic analysis, improvements, and/or traffic mitigation fees apply to the project. The applicant would be expected to contribute pro- rata shares toward TIP projects impacted by 1 or more peak hour trips. File#06-105416-00-PC Doc ID 38741 Mr. Millard Page 7 November 30,2006 Street Frontage Improvements 3. Per FWCC Section 22-1474, the applicant/owner would be expected to construct street improvements consistent with the planned roadway cross-sections as shown in Map 1II-6 of the FWCP and Capital Improvement Program(CIP) shown as Table I11-19. Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements in meeting the FWCC. Based on the analysis and FWCC, the applicant would be expected to construct improvements on the following street to the City's planned roadway cross-sections: • 38th Avenue South is planned as a Type "S" street, consisting of a 36-foot street with two 5-foot sidewalks, two 4-foot planter strips,two 8-foot parking lanes, and two 10-foot lanes in a 60- foot right-of-way(ROW). The applicant's engineer needs to verify that a 30-foot ROW has been dedicated. Assuming a symmetrical cross section, frontage improvements are required and should be measured from the street centerline. 4. FWCC Section 20-151(d) and FWCP Policy TP21 require block perimeters no longer than 1320 feet for non-motorized trips and 2640 feet for streets. To meet block perimeter standards, the proposed 40th Place South would be required to connect to 38th Avenue South with a roadway cross section "U". A Type "U" street consists of a 32-foot street with two 8-foot parking lanes,two 4-foot planter strips, two 5-foot sidewalks, and two 8-foot lanes in a 56-foot ROW. Assuming a symmetrical Type "U" cross section, a total of 38-foot ROW dedication and 3/4 street improvements are required for this new roadway connection. 5. Per FWCC Section 22-1477, the applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements. Information about right-of-way modification requests is available through the assigned planner. Such requests have a set review fee. BUILDING DIVISION (Scott Sproul,253-835-2633, scott.sproul@cityoffederalway.com) No comments. LAKEHAVEN UTILITY DISTRICT (Brian Asbury,253-946-5407, basbury@lakehaven.org) Water • A developer extension agreement will be required to extend and/or construct mainline water distribution facilities to serve the site. Additional detail and/or design requirements can be obtained from Lakehaven by submitting a separate application to Lakehaven for either a pre-design meeting or a developer extension agreement(application copies enclosed). Lakehaven encourages the owner to apply for either of these processes early in the pre-design/planning phase to avoid delays in overall project development. • A water meter application is required for a separate meter/service for any new connection to the water distribution system, or modification to any existing service connection (e.g., larger service, abandonment of existing service(s), etc.), in accordance with standards defined in Lakehaven's current'Fees and Charges Resolution'. File e06-105416-00-PC Doe ID 38741 Mr. Millard Page S November 30,2006 • It appears that any potential conflicts with existing water main/facilities have been identified and the applicant's planning process has apparently addressed any related encroachment/conflict concerns. Sewer • A developer extension agreement will be required to extend and/or construct mainline sanitary sewer facilities to serve the site. Additional detail and/or design requirements can be obtained from Lakehaven by submitting a separate application to Lakehaven for either a pre-design meeting or a developer extension agreement(application copies enclosed). Lakehaven encourages the owner to apply for either of these processes early in the pre-design/planning phase to avoid delays in overall project development. Lakehaven prefers that sewer be extended from an existing manhole at the intersection of 41st and South 333rd, to avoid additional easement area/facilities an extension from the south property line would require. • A side sewer permit will be required for any new connection to the sanitary sewer system or any modification to the existing side/building sewer, in accordance with standards defined in Lakehaven's current 'Fees and Charges Resolution'. Minimum slope for gravity side/building sewers is 2%. General • Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for single-family use is calculated as 1.0 ERU per unit. Lakehaven's 2006 Capital Facilities Charges are $3,196/ERU for water and $2,768/ERU for sewer. • Currently, system capacity may be available for this property from system capacity charges previously assessed for water and/or sewer. Please contact Lakehaven for further detail by submitting a separate application for a pre-design meeting or a developer extension agreement. • All comments herein are valid for one(1)year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.org) Water Supplies for Fire Protection A hydrant is required for this project. A Certificate of Water Availability shall be provided at the time of formal application indicating the fire flow available at the site. Fire hydrants shall be in service PRIOR to and during construction. Automatic Fire Sprinkler Systems An automatic fire sprinkler system shall be installed in Group R, Division 3 occupancies when the occupancy exceeds 2,500 square feet(including attached garages)without adequate fire flow. File POO-105416-00-PC Doc ID 38741 Mr. Millard Pale 9 November 30,2006 CLOSING This letter reflects the information provided at the preapplication meeting and is intended to assist you in preparing plans and materials for formal application. We hope you found the comments useful to your project. We have made every effort to identify major issues to eliminate surprises during the City's review of the formal application. The completion of the preapplication process in the content of this letter does not vest any future project application. Comments in this letter are only valid for one year as per FWCC Section 22-1657. As you know,this is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the complete FWCC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact, Jim Harris, 253-835-2647. We look forward to working with you. Sincerely, Jim Harris Senior Planner enc: FWCC Chapter 20,Subdivisions FWCC Section 22-1370—22-1375.1 Critical Aquifer Recharge Areas and Wellhead Protection. Master Land Use Application Subdivision Handout Mailing Label Handout Water and Sewer Map from Lakehaven Utility District Hazardous Materials Inventory Statement Concurrency Application c: Kevin Peterson, Engineering Plans Reviewer Maryanne Zukowski,Senior Traffic Engineer Sanjeev Tandle, P.E.,PTOE Chris Ingham,South King Fire Brian Asbury, Lakehaven Utility District File 406-105416-00-PC Doc ID 38741 Parcel Map and Data 91T6 North Lake / 0230 0206 00f6 0020 Osee 9061 0036 0030 0 also •.,?r 0150 0555 � s O065 0201 0076 gem !'0616 0660 k �yt � '°° w 05900780 r w 07W 0070 0120 i Of35Oise F.' 05/60170 9171 975! �8143800500j 8MR0Pt 600 0760 0670 0245 0225 /60 �02750256 . 0930pg50 0770 0330: 0730 0030 0190 0285 o 0070 0295 0270 63>•1176f fa0240 0617' 6tow6s3wo 1t 06 03 061� q lls 0130 005 0010 0475 O100 4V 0335 0345 0416 0060 e6 p4l0 : Ofm pill Iff "' 0405 0030 ONO I 0360 06s0 0000- 0450 0720 6s"St Olio ow 0170 15 OOOs < 0620 7 f2 CONCWTUAL 511E' PLAN C 9,600 5F L01"5> �M1ti LAKE p01N1� pNA5F5 I ANn 2 LOCAVON: 55214 56TH AVENUE 5 FFPF l- WAY, WA 98001 I'' = '"l01 M K": b(O-1tos91to Pc CAly3&a osvo cEWE OCT 2 3 Z006 CITY OF FEDERAL WAY BUILDING DEPT.