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04-100676 (2) • Alik CITY OF CITY HALL Fe d e ra I Way Feder 1st Way South• Box 9718 Federal Way,WA 98063-9 9718 (253)661-4000 www.cityoffederalway corn April 8, 2004 Mr. Adolfo Capestany PO Box 2751 Olympia, WA 98504 Re: File No: 04-100676-000-00-PC; PREAPPLICATION CONFERENCE SUMMARY Blue Lake Court; 31228 28th Avenue South,Federal Way Dear Mr. Capestany: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC)held April 1, 2004. 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 Federal Way Fire Department. 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 Jane Gamble (253-661-4120, or iane.gamble@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 The applicant proposes the development of three multi-family units with a combined total of 20 units on a subject property comprised of four lots whose total area is 54,374 square feet. The property is zoned Multi-Family Residential (RM2400); a minimum of 2,400 square feet is required per dwelling unit. The submitted site plan references 34 parking stalls (not depicted in detail), a recreational area measuring 4,867 square feet, and a stormwater detention pond. 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 Mr. Adolfo Capestany Page 2 April 8,2004 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 The applicant has not shown the required 10 feet of perimeter landscaping along the north and south property lines; this landscape requirement will likely necessitate reconfiguration of proposed drive aisles. In addition,please note that setback lines are measured from the property line or the edge of a vehicular access easement. If there is a recorded vehicular access easement on tax parcel number 092104 9119,then this easement would need to be extinguished,or the required setbacks and perimeter landscaping would need to be provided to the north of the easement. Perimeter landscape easements are waived along shared vehicle access easements. • Public Works Development Services Division If drainage is directed to the I-5 right-of-way, Washington State Department of Transportation approval will be required. The applicant should submit plans as soon as possible to WSDOT for review and approval. • Public Works Traffic Division Traffic Impact Analysis (TIA)—FWCC Section 22-1475 authorizes the requirement of a TIA to identify transportation impacts of development and identify appropriate mitigation measures. Frontage Improvements—Per FWCC Section 22-1474, the applicant would be expected to construct half street improvements consistent with the planned roadway cross sections as shown on Map III-7 of the Federal Way Comprehensive Plan (FWCP)and Capital Improvement Program(CIP). Additional right of way dedication is required along 28th Ave South and may be up to nine feet for a total of 78 feet of right of way. Access—FWCC Section 22-1543 provides access standards for streets based upon the planned cross section. Access requirements are attached with 150 feet of spacing requirements and restrictions. 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 (Jane Gamble,253-661-4120, jane.gamblencitvoffederalway.com) A) Land Use Review Process -The zoning of the subject site is RM-2400, Residential Multi-Family. The RM 2400 zoning district permits multi-family housing under FWCC Section 22-667 (enclosed). The required review process for the project is Process III (Site Plan Review) when SEPA review is also required. A development submittal requirements checklist and master land use application are enclosed along with applicable code sections. Building permits can be issued after Process III approval is granted. File#04-100676-000-00-PC Doc I D.26341 Mr. Adolfo Capestany Page 3 April 8, 2004 The Process III and SEPA applications are both administrative reviews that are processed concurrently, with initial public notice of application being issued upon determination of a complete application. The SEPA decision is then issued, after which the Process III written decision is issued. B) State Environmental Policy Act (SEPA)—The proposed project requires SEPA review because the construction of more than four dwelling units is not exempt from environmental review(WAC 197- 11-800[1][b][i]).An environmental checklist must be submitted and reviewed prior to the City issuing an environmental decision. C) Public Notification—With submittal of the application,please provide two sets of stamped, envelopes addressed to the property owners within 300 feet of the subject site. Also provide one separate set of stamped, addressed envelopes for occupants of any non-owner occupied(rental) units within 300 feet of the site. Include the City of Federal Way return address(PO Box 9718)on all envelopes. For our records,please provide lists of the owners and occupants within 300 feet of the subject site and provide a corresponding parcel map showing the 300-foot radius from the subject site. The first set of mailing envelopes is used for notification and mailing of a complete application, and the second set of envelopes and occupant envelopes are used for notification of the SEPA decision. D) Boundary Line Adjustment(BLA)—The proposal requires that the existing lot lines be reconfigured and/or removed so that no structure is located on a lot line. A BLA application by must be prepared a licensed land surveyor,reviewed by the City,and recorded prior to issuance of a building permit(if applicable)to eliminate the existing interior lot lines.The application fee for a BLA is $1,214.00, plus recording fees at King County. A handout on how to prepare and submit for a BLA is enclosed. E) Application Fees—The project as proposed requires the following land use application fees: Process III $2,039.50 SEPA $817.00 BLA $1,214.00 Less Preapplication $389.00 Total $3,681.50 Other fees for building permits and Public Works review and inspection are required. F) Density—The maximum number of dwelling units permitted on the site is based on the gross land area of the site following any required public dedications. The maximum density for the RM 2400 zone is one dwelling unit per 2400 square feet of gross lot area following any required dedications. In this case,preliminarily it appears the site size meets the zoning requirement of 48,000 square feet for three complexes with a total of 20 units; however, the property size data must be verified on the Process III application. G) Setbacks and Lot Coverage—The minimum setback requirements from property lines in the RM zone is 20 feet front, and five feet for side and rear. Please be aware that setbacks are measured from the lot line or edge of a vehicular access easement. One of the lots (tax parcel number 092104-9194) shown on the submittal appears to contain a private access road. If this lot has a recorded vehicular file;•U4-100676-000-00-PC Doc I D.26341 Mr.Adolfo Capestany Page 4 April 8, 2004 access easement running over it,the easement would have to be extinguished, or the siting of structures adjusted to meet the required setbacks. Be advised that perimeter landscape buffer requirements prevail over the minimum setbacks, except along areas where joint access is provided. Additional discussion regarding perimeter buffers is included in section G below. Maximum lot coverage is limited to 60 percent of the site. H) Perimeter Landscaping—A preliminary landscape plan prepared by a licensed landscape architect in accordance with FWCC Chapter 22, Article XVII, "Landscaping," is required as part of the Process III site plan submittal. Pursuant to FWCC Section 22-1566(c)(1), a 20-foot wide strip of Type III landscaping must be provided along 28th Avenue South. Pursuant to FWCC Section 22-1566(c)(3), a 10-foot wide strip of Type III landscaping must be provided along north, south, and east property lines, except in areas where joint vehicle access is provided between adjoining properties.The required landscape area is not appropriately provided on the preliminary site plan; this must be resolved in conjunction with the Process III application. Type III landscaping is a mixture of evergreen and deciduous trees, large shrubs, and groundcover, spaced to provide a visual buffer creating a partial visual separation as described in FWCC Section 22-1565(c). Refer to the enclosed landscaping chapter for details about Type III landscaping. I) Interior Parking Lot Landscaping—Fifteen square feet of interior lot landscaping per parking space, must be provided in accordance with FWCC Section 22-1567(b)(1)(b), "Parking Lot Landscaping," if a common parking area is provided. Type IV parking lot landscaping is required to be installed at the ends of all rows of parking and disbursed throughout the interior parking area if applicable. Details of the parking area were not provided on the preliminary site plan; please be aware that if covered parking is proposed,parking stall dimensions and required interior parking lot landscaping must nonetheless meet all code requirements. J) Landscape Modifications—Modifications to the required landscape standards may be submitted as outlined in FWCC Section 22-1570. Landscape modifications are reviewed and decided upon in conjunction with the Process III site plan decision.A request for a landscape modification must include a written narrative of how the proposal meets the modification criteria and the submittal provisions highlighted in FWCC Section 22-1570(h). K) Significant Trees—A significant tree inventory must be provided with the Process III application. Significant trees are defined by the FWCC as evergreen or deciduous trees in good health, and a minimum of 12-inch caliper, or 37 inches in circumference, measured 4.5 feet above the ground. Significant trees do not include red alder, cottonwood,poplar, or big leaf maple. Generally, at least 25 percent of the significant trees on site must be retained, or replacement trees will be required to be provided. Retention of the significant trees is encouraged through meandering of the parking stalls, and in the 20-foot perimeter landscape areas per FWCC Section 22-1638(a)(4). L) Height/Facade Length—Pursuant to FWCC Section 22-667, the maximum height of stacked dwelling units is 30 feet above average building elevation in the RM 2400 zoning district. No dimensions were provided on the submitted elevations, thus staff is unable to comment on proposed height compliance at this time. F,Ic#04-100676-000-00-PC Doc ID 26341 Mr. Adolfo Capestany Page 5 April 8, 2004 Pursuant to FWCC Section 22-667 (note 3), no façade of any structure may exceed 120 feet in length. In addition,any façade of a structure that exceeds 50 feet in length must be modulated as follows: the minimum depth of the modulation is three feet, the minimum width of the modulation is four feet and the maximum width of the modulation is 35 feet. M) Community Design Guidelines—The subject proposal must comply with the Community Design Guidelines contained in the FWCC. This correspondence highlights the primary applicable design guidelines for the project, but does not necessarily identify all applicable design requirements. The enclosed guidelines must be reviewed when developing preliminary plans. Pursuant to FWCC Section 22-1638(d), Section 22-1638(a)(5 — 17)contains residential zone specific guidelines applicable to the project. Major elements of these guidelines include,but are not limited to,the following: significant tree retention; parking location beside or behind buildings that front on streets; breaking up parking rows of more than 10 stalls; pedestrian walkways(six-feet in width); lighting height;principle entry design; recreation space location; private outdoor spaces; roof pitch; garage and carport location; façade length;building design(should include distinct base,middle, and top); and residential design features. Other applicable design guidelines pertain to general site design (22- 1634[a]),pedestrian circulation(22-1634[d]),miscellaneous site elements(22-1634[g]), and building design (22-1635[a-c]). A written narrative must be provided in conjunction with the Process III application identifying how the proposal complies with the applicable design guidelines, as outlined in the FWCC and summarized above. N) Pedestrian Connectivity—Pursuant to FWCC Section 22-1638(a)(8),pedestrian walkways, a minimum of six feet wide, shall be provided between the interior of the project and the public sidewalk. Pedestrian pathways should be delineated by separate paved routes using a variation in paved texture and color. Approved methods of delineation include: stone,brick, or granite pavers; exposed aggregate; or stamped and colored concrete. The submitted site plan did not provide pedestrian connectivity between the right-of-way and the proposed units and must be revised accordingly. 0) Parking—The code standard for parking stall count requires a minimum of 1.7 parking stalls per unit. The submitted site plan indicates that the required 34 parking stalls are proposed; however, the actual stalls are not depicted on the site plan. A parking lot dimensional chart is enclosed for your use. Compliance with FWCC parking standards will be a component of Process III review. P) Outdoor Play Area—FWCC Section 22-667 (note 2)requires the project to provide a minimum of 400 square feet per dwelling unit of common recreational open space usable for many activities. The total requirement for 20 units would be 8,000 square feet. The submitted site plan shows three recreation areas; Recreation Area 1 is 4,867 square feet, Recreation Area 2 is 1,920 square feet, and Recreation Area 3 is 2,600 square feet. The dimensional requirements of note 2 state that required open space must be in one or more pieces each having a length and width of at least 25 feet, and at least 50 percent of this required open space must be in one or more pieces each having a length and width of at least 40 feet. Please note that the required perimeter landscape areas cannot be included in the calculation for usable open space. In that the submitted site plan is not showing the required ten feet of required Type III landscaping Pile#OJ-I 006 7 6-000-00-PC Doc I 26141 Mr. Adolfo Capestany Page 6 April 8,2004 along the east property line, the square footage and possibly the design of proposed Recreation Areas 1 and 2 will need to be revised. In addition, at least ten percent of the open space must be developed with children's play equipment. A play area was not included on the preliminary site plan. Full review of the outdoor play area will occur in conjunction with the Process III application. Q) Crime Prevention Through Environmental Design (CPTED)—Pursuant to FWCC Section 22-1630, CPTED standards will be applied during project review. A CPTED checklist (enclosed)must be completed and submitted with the Process III application. R) Garbage and Recycling—The new dwelling units must be provided with trash and recycling facilities as described in FWCC Section 22-949. Contact Waste Management to determine if the proposed units would be provided with individual curbside collection, or if a common trash collection area would be provided. If a common trash area is provided, the trash enclosure area(if applicable)may not be in required yards(setback areas); may not be located within landscape buffer areas; and must be screened according to the landscape chapter. A minimum of 1.5 square feet of recycling storage area per unit, with a minimum of 65 square feet,must be provided. S) School Mitigation Fee—A school impact mitigation fee of$940.00 per multi-family unit is required for each dwelling unit, and must be paid prior to issuance of building permits. School mitigation fee schedules are adjusted annually. T) Affordable Housing Regulations—Though the applicant has proposed only 20 units,please be aware that pursuant to FWCC Section 22-976,new multiple family projects involving 25 units or more are required to provide affordable dwelling units as part of the project. U) Sound Mitigation—Please be aware that as part of the SEPA review for this project, sound mitigation from the noise associated with Interstate 5 traffic may be a condition of project approval. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-661-4125, ann.dower(a),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 land use site plan 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 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. File'#-04-100676-000-00-PC Doc ID 26341 • Mr.Adolfo Capestany Page 7 April 8, 2004 3. 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. 4. Soil logs will need to be provided to verify infiltration suitability. 5. Show on the preliminary plans, with dimensions, the proposed location of the detention and water quality facilities. 6. If this site will discharge storm water runoff to state property, the applicant will be required to obtain approval from Washington State Department of Transportation prior to permit issuance. This process should be started as soon as possible to avoid delays. Right-of-Way Improvements 1. See the Traffic Division comments from Maryanne Zukowski, P.E., Senior Traffic Engineer, for traffic related items. 2. Dedication of additional right-of-way shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior to recording. 3 All stormwater treatment and detention requirements outlined above will be applied to new impervious area within the public right-of-way. Building(or EN) Permit Issues 1. 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. 2. A final TIR shall be prepared for the project and submitted with the building permit application. The final TIR will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 3. The applicant shall provide a geotechnical report that addresses design pavement thickness for the roadways. 4. The applicant shall reimburse the City for the cost of all required regulatory, warning, and street name signs that are installed, prior to acceptance by the City of all other required improvements. 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 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 for the two-year maintenance period. Fik404-I00b7o-000-00-PC Doc.I .2041 Mr. Adolfo Capestany Page 8 April 8, 2004 During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. 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. All drawings shall be drafted/plotted on 24"x 36"or 22"x 34"mylar sheet with permanent black ink. Drawings submitted for plan review shall be printed on 24"x 36"or 22"x 34"paper. Site plans shall be drawn at a scale of 1"=20', or larger. No architectural scales are 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 building set 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 (Maryanne Zukowski,P.E., 253-661-4155, marvanne.zukowskiAcityoffederalway.com) I have reviewed the project site and the submittal of materials in the packet and have the following comments for the proposal for the 20-unit apartment complex with 34 parking spaces and a rental office. 1. Traffic Impact Analysis (TIA)—FWCC Section 22-1475 authorizes the requirement of a TIA to identify transportation impacts of development and identify appropriate mitigation measures. The applicants shall be expected to contribute pro-rata shares towards TIP projects impacted by more than ten peak hour trips. The area was verified to have a 1943 built date, therefore,no grandfathering of trips is granted for this proposal.Mitigation improvements necessary beyond those identified in the TIP to meet the City's adopted level of service standard would be expected to be provided by the applicant. Based upon a preliminary review of the project scope a TIA is required. A copy of"The Guidelines for the Preparation of Transportation Impact Analysis"is attached. 2. Frontage Improvements—Per FWCC Section 22-1474, the applicant would be expected to construct half street improvements consistent with the planned roadway cross sections as shown on Map III-7 of the FWCP and CIP. The planned roadway cross-section for 28`h Avenue South is a type "K" roadway cross section(see attached). Assuming a symmetrical cross section, additional right of way dedication is required along 28`h Avenue South and may be up to nine feet for a total of 78 feet of right of way. Procedures on right of way modification requests are attached for your reference. 3. Access—FWCC Section 22-1543 provides access standards for streets based upon the planned cross section. Access requirements are attached with 150 feet of spacing requirements and restrictions. The current submitted plan does not meet those requirements. Those requirements are attached for the applicants review, those required distances shall be placed on the civil plans confirming File 404-I00676-000-00-PC Doc.1.D.26341 Mr.Adolfo Capestany Page 9 April 8,2004 conformance to those requirements. It is required to note within the TIA that the new access road locations meet the current AASHTO 2000 standards using the posted speed. Photographs of the existing site distance from the proposed locations shall be placed within the report showing and stating that those distance requirements are met or mitigated. BUILDING DIVISION (Scott Sproul, 253-661-4122,Scott.sproulncitvoffederalway.com) Codes 1. Uniform Building Code(UBC), 1997 edition Washington State Amendments, WAC 51-40 2. Uniform Mechanical Code(UMC), 1997 edition Washington State Amendments, WAC 51-42 3. Uniform Plumbing Code(UPC), 1997 edition Washington State Amendments, WAC 51-46&WAC 51-47 4. Uniform Fire Code(UFC), 1997 edition Washington State Amendments 5. National Electric Code(NEC), 2002 edition 6. Accessibility Code, WAC 51-30 7. Washington State Energy Code, WAC 51-11 8. Washington State Ventilation and Indoor Air Quality Code, WAC 51-13 Building Criteria 1. Occupancy Classification: R-1 2. Type of Construction: 5-N 3. Floor Area: 4. Number of Stories: two stories 5. Fire Protection: none proposed 6. Wind/Seismic: Basic wind speed 80 Mph, Exposure B, 25#Snow load, Seismic Zone 3 Building Permit Requirements 1. Submit complete application obtained from packet. File#04-100676-000-00-PC Doc 1 D.26341 Mr. Adolfo Capestany Page 10 April 8,2004 2. Submit five sets of drawings and specifications. Specifications shall include: Soils report, Structural calculations, Energy calculations, Ventilation calculations. 3. Submit n/a copies with King County Health Department approval stamp for all projects that include food service facilities, septic systems, or other elements within the project that require health department approval. 4. Wet stamp and signature on all sheets of plans and cover of calculations at submittal. 5. First comment letter can be expected within five to seven weeks of submittal date. 6. Recheck will occur in one to three weeks after resubmittal. 7. Federal Way has an expedited review process. Information is available at the front counter. 8. Plans for all involved departments will be forwarded from Community Development Services. 9. Separate permits are required for electrical, mechanical,plumbing, fire suppression systems, and signs. Applicant may apply for separate permits at any time prior to commencement of construction. 10. Changes to documents shall be accomplished by one of the following methods: redline, 8V2 x 11 , or full size sheets and submitted prior to plan approval. 11. When required, special inspections shall be performed by WABO approved agencies, or by agencies approved by the Building Official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection. 12. All concerned departments must sign off before the Building Division will final. Building final must be approved prior to the issuance of a Certificate of Occupancy(CO).The City of Federal Way does not issue temporary CO's. 13. All construction projects may be required to have a pre-construction conference. If a pre-con meeting is required, all subs, the general or representative, the architect or representative,the engineer or representative, electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the Building Division and will be scheduled by the inspector of record for the project. Site-Specific Requirements 1. Building my not be built over property lines. 2. The number of type A dwelling units shall be per Washington State amendments table 11-B. One type A accessible dwelling unit is required. 3. Two accessible parking stalls are required; one of the accessible parking stalls shall be van accessible. hie#04-1 00676-000-00-PC Doc ID 26341 Mr. Adolfo Capestany Page 11 April 8,2004 4. Walls and floors separation dwelling units shall not be less than one-hour construction per UBC 310.2.2 5. Group R Division 1 occupancies with 3000 square feet of floor area above the first floor or more than two stories in height shall be not be less than one-hour construction through out UBC 310.2.2. 6. Building height and building.area shall be per table 5-A of 1997 UBC. 7. In all Group R Division 1 occupancies having thee or more levels or containing five or more dwelling units an approved sprinkler system shall be installed per FWCC Section 8-96. 8. City of Federal Way code 8-69 specifies that all occupancies exceeding 3,000 square feet gross floor area shall be required to provide an approved automatic fire detection system. Area separation walls as noted in Section 504.6 of the UBC shall not be considered to separate a building to enable deletion of the required fire detection system. 9. Where the total floor area included within the surrounding exterior walls on all floor levels, including basements, exceeds 10,000 square feet a fire sprinkler system shall be installed. Area separation walls, as noted in Section 504.6 of the UBC, shall not be considered to separate a building to enable deletion of the required fire sprinkler system. 10. On July 1, 2004,the City of Federal Way will adopt the 2003 International Building Code(IBC). The information provided is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at time of building permit plan review. LAKEHAVEN UTILITY DISTRICT (Mary E.Young,253-946-5400, mvoungnlakehaven.org) Water Issues A developer extension agreement will be required to extend mainline water facilities to serve the site. Owner should apply separately to the District for this process at the same time formal application is submitted to the City of Federal Way to avoid delays in construction. Please allow three to four months for plan review and approval. Each structure will require a separate meter. Separate meters, and separation of associated plumbing, are required for mixed-use structures,to separate uses that are incompatible for billing purposes (i.e., residential and commercial [rental office]). Irrigation meters are also required to separate irrigation usage. Owner will be required to complete a Water Use Questionnaire; with cross connection control requirements, if any, to be determined upon review of said questionnaire. File 404-100676-000-00-PC Doc.I.D.26341 Mr. Adolfo Capestany Page 12 April 8,2004 Sewer Issues A developer extension agreement will be required to extend mainline sewer facilities to serve the site. Owner should apply separately to the District for this process at the same time formal application is submitted to the City of Federal Way to avoid delays in construction. Please allow three to four months for plan review and approval. A side sewer permit is required for each structure. Monitoring manholes are required for all commercial and multi-family side sewer connections. Owner will be required to complete a Sewer Use Survey(SUS); with pretreatment requirements, if any, to be determined upon review of said SUS. General Comments: The District's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for the rental office will be estimated based on anticipated water use. A minimum of one full ERU will be assessed.Owner will be required to provide water consumption information from a similar facility,or a reliable estimate of the anticipated water use. Actual water consumption will be monitored and additional charges may be assessed within five years of original connection. Residential equivalency for multi-family use is calculated as 0.67 ERU per unit. The District's current Capital Facilities Charges are$3,212/ERU for water and $2,702/ERU for sewer. Credit is available for this property, from connection charges previously assessed under Utility Local Improvement District No. 44, at the rate of 4.0 ERU per acre for sewer only. FEDERAL WAY FIRE DEPARTMENT(Greg Brozek, 253-946-7241,greg.brozek(c federalwavtire.org) Water Supplies for Fire Protection The required fire flow for this project is ? gallons per minute. A Certificate of Water Availability shall be provided indicating the fire flow available at the site. This project will require ? fire hydrant(s). Existing fire hydrants on public streets are available for this project. Existing fire hydrants on adjacent properties shall not be considered unless fire apparatus access roads extend between properties and easements are established to prevent obstructions of such roads. When any portion of the facility or building protected is in excess of 150 feet from a water supply on a public street, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains capable of supplying the required fire flow shall be provided. Fire hydrants: 1) Shall be located not more than 300 feet on center. All measurements shall be made as vehicular travel distance. 2) Shall not be located closer than 50 feet to any building. 3) Shall not be obstructed by any structure or vegetation,nor shall the visibility of the fire hydrant be impaired for a distance of 50 feet in the direction of vehicular approach to the fire hydrant. [K.C.F.D. #39 Administrative Policy Guideline No. 1004] File 704-I00676-000-00-PC Doc.I D 2o34I Mr. Adolfo Capestany Page 13 April 8, 2004 Fire hydrant locations are subject to the approval of the Fire Marshal or his/her designee. When exposed to vehicular damage, fire hydrants shall be suitable protected. Fire hydrants shall be in service PRIOR to and during the time of construction. Fire Apparatus Access Roads Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system, these provisions may be modified by the chief. Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to construction. Fire apparatus access roads: 1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. 2) Shall be designed and maintained to support the imposed load of a 30 ton fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. 3) Shall be not less than a 20-foot inside turning radius and not less than a 40-foot outside turning radius. 4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire Department approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet in diameter. 5) Gradient shall not exceed 12 percent(KCFD#39 Administrative Policy Guideline No. 1006). Designated fire lanes may be required for emergency access. This may be done during the plans check or after the facility is in operation. When required, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction by parking and other obstructions. Fire apparatus access road gates shall comply with K.C.F.D.#39 Administrative Policy Guideline No. 1003. He#04-100676-000-00-PC Doc.1.D 26341 Mr. Adolfo Capestany Page 14 April 8, 2004 Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of construction. Fire-Extinguishing Systems Three sets of plans and specifications for automatic fire-extinguishing systems, standpipes and their appurtenances shall be submitted to the fire department for review and approval prior to installation. Plans shall be drawn to an indicated scale,on sheets of uniform size, with a plan of each floor, and shall show those items listed in Chapter 6 of 1997 UBC Volume 3 (UBC Standard 9-1)that pertain to the design of the system. Sprinkler plans shall bear a Washington State Certificate of Competency stamp. An automatic fire sprinkler system shall be installed in all Group R, Division 1, occupancies having three or more levels or containing five or more dwelling units and hotels having three or more floor levels or containing ten or more guest rooms. Area separation walls shall not be considered to separate a building to enable deletion of the required fire sprinkler system(FWCC Chapter 8, Article II, Division 4). An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire flow or where the total floor area included within the surrounding exterior walls on all floor levels, including basements, exceeds 10,000 square feet. Area separation walls shall not be considered to separate a building to enable deletion of the required automatic fire-extinguishing system(FWCC Chapter 8, Article II, Division 4). The automatic fire-suppression system shall be connected to the fire alarm system(last zone)in all buildings having an automatic fire detection system. The system demand pressure(to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 percent less than the correlative water supply curve pressure. Fire department connections shall comply with KCFD 39 Administrative Policy Guideline No. 1002. Automatic Fire Detection System An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central and/or remote station conforming to the current requirements of the National Fire Protection Association standards, and/or the fire chief or designee(FWCC Chapter 8, Article II, Division 4). Plans and specifications for fire alarm systems shall be submitted to the fire department for review and approval prior to system installation. Plans and specifications shall include,but not be limited to, a floor plan; location of all alarm-initiating and alarm-signaling devices; alarm control and trouble-signaling equipment; annunciation; power connection; battery calculations; conductor type and sizes; voltage drop calculations; and manufacturer,model numbers and listing information for all equipment, devices and materials. Fire alarm systems, automatic fire detectors,emergency voice alarm communication systems and notification devices shall be designed, installed and maintained in accordance with Uniform Fire Code (UFC) Standards 10-2 and 10-3 and other nationally recognized standards. File 404-100676-000-00-PC Doc.1.D 26341 Mr.Adolfo Capestany Page 15 April 8,2004 Systems and components shall be listed and approved for the purpose for which they are installed. Group R, Division 1 occupancies shall be provided with a manual and automatic fire alarm system in apartment houses three or more stories in height or containing 16 or more dwelling units, in hotels three or more stories in height or containing 20 or more guest rooms, and in congregate residences three or more stones in height or having an occupant load of 20 or more. A remote fire alarm annunciator panel(s) shall be installed at the following location(s): Fire alarm control panel and remote annunciator panel keys shall be located: In a Supra lock-box to be located Portable Fire Extinguishers Portable fire extinguishers shall be installed in accordance with UFC Standard 10-1. Fire Department Access to Buildings Exterior doors and openings required by the UFC or the Uniform Building Code shall be maintained readily accessible for emergency access by the Fire Department. An approved access walkway leading from fire apparatus access roads to exterior openings required by the UFC and/or the UBC shall be provided when required by the chief. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background.Numbers shall be a minimum of six inches in height. When access to or within a structure or an area is unduly difficult because of secured openings, or where immediate access is necessary for life-saving or firefighting purposes, the chief is authorized to require a key box to be installed in an accessible location.The key box shall be of a type approved by the chief and shall contain keys to gain necessary access. Please be advised that fire department comments are valid for 180 days from review and only for the plans reviewed. 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. File#04-100676-000-00-PC Doc.I .26341 Mr.Adolfo Capestany Page 16 April 8,2004 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,Jane Gamble at 253-661-4120. We look forward to working with you. / Sincerel , Gam/ Isaac Conlen Associate Planner Enclosures c: Ann Dower,Public Works Engineering Plans Reviewer Maryanne Zukowski,P.E.,Senior Traffic Analyst File 404-100676-000-00-PC Doc.1.D.26341 u � J _ � 0 AS r\\Bo 1 AI �� G H '/ cc s I8''D I 7------ k. i Co' I I.D.89 - \,:.. � ' 1 STE �� \ 4k! 3c ,, � I I D I \� 1 y \_ / . y , 5,—8 IB / A li -..._ D ) ,#_ ! /--, // �i C. ! 1----. -11-- -- iAV 4 Q 4::*); err \ Ic, Q \--, / M_...) r—N iiii I ,-____---, 0_,j / I24 1 _ ,..4 )-N\'' ''' co-- , / LT_i \ �� 04-100676-00-PC CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE SIGN-IN SHEET PRE-APPLICATION MEETING File No. 04-100676-00-PC Blue Lake Court Pre-application Conference April 1, 2004 �GD74/Sir?}ar / gc) `!/.�/ ,2s73 L//ZZ ��acc Lov c vJ ra. ''C i , b 6 ( —L4[Y-1 g(7-77Z P// /v/v_r_, 66 I - Yo'Se-r Q:ntr\s3 ,NARY Yao v ; LA WA✓f,•/ v7ILl-r y 6 iS7R,c-r 255-4 -541`00 11146 r rt),-<-MtJ of rag/ OC-IL (7 )8 N-6 7 J9 P, bLdt\c_ 661 - 413.6 ( //) ✓ate/Z 1,Z4- A/V. q//3 t/eio;000ro,/, (34 c)(qt-ci 0 01-ovii7A* e4-3ii 'boo -� � 60Nl �cy P/ Ni 'rt6 Z53 /6/ Y08Z • CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: March 1, 2004 TO: Jim Femling, Development Services Manager Mary Kate Martin, Building Official Mary Young, Lakehaven Utility District Greg Brozek, Federal Way Fire Department Geri Walker, Federal Way School District FROM: FOR DRC MTG. ON: March 18, 2004 - Internal March 25, 2004: 10:00, TIME - with applicant FILE NUMBER(s) : 04-100676-00-PC RELATED FILE NOS. : None PROJECT NAME: BLUE LAKE COURT PROJECT ADDRESS: 31228 28TH AVE S ZONING DISTRICT: RM 2400 PROJECT DESCRIPTION: Pre-app - 20 unit apartment complex with 34 off street parking spaces and a rental office LAND USE PERMITS: UPIII and SEPA PROJECT CONTACT: RENE & LIDIA GONZALEZ 2215 223RD ST 2068783148 (Work) MATERIALS SUBMITTED: Preliminary conceptual drawing • . MASTER LAND USE APPLICATION (mar = DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES E � �--�-'�-- 33530 First Way South -41k R ��+��� PO Box 9719718 Federal Way WA 98063-9718 FEB 2004253-661-40b0;Fax 253-661-4129 www.ci.federal-way.wa.us ti.. ;1' JF -LGERF;L WIA. H1,,LP,^.3 DEP1- APPLICATION No(s) 0 q`» I 0(L 7(c) -ao -v/i? Pc, Date . © Ac Project Name 6 L V,E 1,4 KE co uRT Property Address/Location 312 Z8 2e r/ AV" L/ Jam'/ Parcel Number(s) 2/4 `f' 114 Project Description .e15 GrN i 7 A '/ .Rj TM e1,'r 710 wf r4 v /-/ 'ti fr ' T fri A0 f..f. f gp ' 5- 4 04 '2 9f�/ .PLEASE PRINT R• ft I ��` Type of Permit Required Applicant Annexation Binding Site Plan Name: g-VVVE .•kOrtA, 00/42--,444EZ. Boundary Line Adjustment Address: 2 A /S .5. 22914-21 5T d Comp Plan/Rezone City/State: T 5 y4- /A/,c,5 1.✓4 lr P f q9 Land Surface Modification Lot Line Elimination Zip. 'e/f# or Preapplication Conference Phone: a.b`(.' elf pAnii. Process I(Director's Approval) Fax: lb et78 i, Afe Process II(Site Plan Review) Email: R 0Ivox/39 f 4 4 4%, Process III(Project Approval) Signature. Process IV(Hearing Examiner's Decision) Process V(Quasi-Judicial Rezone) Agent(if Different than Applicant) Process VI SEPA w/Project Name: efi-i 0 fc, C1 p6$ 7r'.4y 0,/ SEPA Only Address: PO 1,° 4707. Shoreline: Variance/Conditional Use City/State: a trMp/j9 'l Short Subdivision Zip: f4t( Subdivision Phone:344, gjgG?9 Variance: Commercial/Residential Fax: .3 gy Lig,i/f,447 Email: 1p, f" i�` ' 4 yri e 4 aL Required Information Signature: �/ /' Zoning Designation Owner 'Alt-Comprehensive Plan Designation Name: '` L fa e f7 � i 4/i i'/l✓ Value of Existing Improvements Address: City/State: ? ` Value of Proposed Improvements Zip: Uniform Building Code(UBC): Phone: "-'1,j— Fax: Occupancy Type Email: Construction Type Signature: . ,, • Bulletin#003—October 30,2000 Page 1 of 1 k:\Handouts—Revised\Master Land Use Application • r = M E T R SCAN PROPERTY R O F I L E _ King (WA) **************************************************************************************** * * * * * OWNERSHIP INFORMATION * * * * * * Parcel Number :092104 9119 01 Q:SE S:09 T:21N R:04E * * Building Id # * * Parcel Type :Unplatted * * Owner/Taxpayer :Gonzalez Rene C * * CoOwner * * Site Address:31240 28th Ave S Federal Way 98003 * * Mail Address:PO Box 3603 Kent Wa 98089 * * Telephone :Owner: Tenant: * * * * * * SALES AND LOAN INFORMATION * * * * * * Recording Date : Loan Amount * * Auditors Fee # : Lender * * Sale Price Loan Type * * Deed Type Interest Rate * * % Owned Vesting Type: * * * * * * ASSESSMENT AND TAX INFORMATION * * * * * * Land :$32, 000 % Improved * * Structure: 2004 Taxes :$392.26 * * Total :$32, 000 Exempt Code * * Levy Code:1205 Excise Tax #: * * * * * * PROPERTY DESCRIPTION * * * * * * Census :Tract:300.02 Block:4 * * Map Grid :745 C3 * * Neighborhd Cd :055010 * * Zoning Code :RM2400 * * Land Use :301 Vacant,Multi-family * * Legal :STR 092104 TAXLOT 119 S 75 FT OF N * * :12 .5 AC OF NE 1/4 OF SE 1/4 LY WLY * * :OF WLY MGN PRIM ST HWY # 1 LESS W * * Sub/Plat * * Recording Num * * Short Plat * * Building Name :Vacant Land * * Volume Page: * * Jurisdctn :FEDERAL WAY * * * * Profile-Page 1 of 2 * **************************************************************************************** Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. = M E T O S CAN PROPERTY R O F I L E = King (WA) **************************************************************************************** * * * Parcel #:092104 9119 Bldg Id #: * * * * * * PROPERTY CHARACTERISTICS * * * * * * Bedrooms 1st Floor SF: Year Built * * Bath Full: 2nd Floor SF: Eff Year * * Bath 3/4 3+ Floor SqFt GarageType * Bath 1/2 Half Floor SF Bsmnt Type * Fireplace: AboveGroundSF BsmntGrade * * Deck Finished SqFt Bldg Matl: * Porch Fin Bsmnt SF: Bldg Cond: * * Stories UnfinBsmnt SF Bldg Grade * * Units BsmntTotal SF %Brick/Stone: * * Elevator Bsmnt Park SF HeatSource * * Mobile Home : No Building SqFt Heat Type: * * Nuisance Deck SqFt Wtr Source :Water District * Easements: AttachedGrgSF Sewer Type :Public * * Design Type : * * * * LAND INFORMATION VIEW INFORMATION STREET INFORMATION * * * * Lot Acres: .29 View :None St Surface * * Lot SqFt :12,632 View Seattle Skyline : St Access:Public * * Lot Shape: View Lake/River * * Tde/Upind: View Lk Sammamish * * TopoProbs: View Mountain * * Sprinkler: View Puget Sound * * Wtr Front: View Mt Rainier • * WtrFrntSF: View Olympics * * Golf Adj :No View Cascades * * View Lake Washington : * * View Other * * * * Profile-Page 2 of 2 * **************************************************************************************** Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. = M E T R _ S CAN PROPERTY _' R O F I L E = King (WA) **************************************************************************************** * * * * * OWNERSHIP INFORMATION * * * * * * Parcel Number :092104 9194 09 Q:SE S:09 T:21N R:04E * * Building Id # * * Parcel Type :Unplatted * * Owner/Taxpayer :Gonzalez Renee * * CoOwner * * Site Address:31240 28th Ave S Federal Way 98003 * * Mail Address:PO Box 3603 Kent Wa 98089 * * Telephone :Owner: Tenant: * * * * * * SALES AND LOAN INFORMATION * * * * * * Recording Date : Loan Amount * * Auditors Fee # : Lender • * Sale Price Loan Type * * Deed Type Interest Rate * * % Owned Vesting Type: * * * * * * ASSESSMENT AND TAX INFORMATION * * * * * * Land :$13, 000 % Improved • * Structure: 2004 Taxes :$160.25 * * Total :$13, 000 Exempt Code * * Levy Code:1205 Excise Tax #: * * * * * * PROPERTY DESCRIPTION * * * * * * Census :Tract:300.02 Block:4 * * Map Grid :745 C3 * * Neighborhd Cd :055010 * * Zoning Code :RM2400 * * Land Use :301 Vacant,Multi-family * * Legal :STR 092104 TAXLOT 194 N 20 FT OF W * * :348.28 FT OF FOLG-N 1/2 OF NE 1/4 * * :OF SE 1/4 LESS N 15 AC LESS CO RD * * Sub/Plat * * Recording Num * * Short Plat * * Building Name :Vacant Land * * Volume Page: * * Jurisdctn :FEDERAL WAY * * * * Profile-Page 1 of 2 * **************************************************************************************** Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. = MET O S CAN PROPERTY R O F I L E = King (WA) **************************************************************************************** * * * Parcel #:092104 9194 Bldg Id #: * * * * * * PROPERTY CHARACTERISTICS * * * * * * Bedrooms 1st Floor SF: Year Built * * Bath Full: 2nd Floor SF: Eff Year * * Bath 3/4 3+ Floor SqFt GarageType * * Bath 1/2 Half Floor SF Bsmnt Type * * Fireplace: AboveGroundSF BsmntGrade * * Deck Finished SqFt Bldg Matl: * * Porch Fin Bsmnt SF: Bldg Cond: * * Stories UnfinBsmnt SF Bldg Grade * * Units BsmntTotal SF %Brick/Stone: * * Elevator Bsmnt Park SF HeatSource * * Mobile Home : No Building SqFt Heat Type: * * Nuisance Deck SqFt Wtr Source :Water District * * Easements: AttachedGrgSF Sewer Type :Public * * Design Type : * * * * LAND INFORMATION VIEW INFORMATION STREET INFORMATION * * * * Lot Acres: .13 View :None St Surface * * Lot SqFt :5,663 View Seattle Skyline : St Access:Public * * Lot Shape: View Lake/River * * Tde/Upind: View Lk Sammamish * * TopoProbs: View Mountain * * Sprinkler: View Puget Sound • * Wtr Front: View Mt Rainier * * WtrFrntSF: View Olympics * * Golf Adj :No View Cascades * * View Lake Washington : * * View Other * * * * Profile-Page 2 of 2 * **************************************************************************************** Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. = M E T L _ S CAN PROPERTLP R O F I L E = King (WA) **************************************************************************************** * * * * * OWNERSHIP INFORMATION * * * * * * Parcel Number :092104 9214 05 Q:SE S:09 T:21N R:04E * * Building Id # :1 * * Parcel Type :Unplatted * * Owner/Taxpayer :Gonzalez Renee * * CoOwner * * Site Address:31228 28th Ave S Federal Way 98003 * * Mail Address:PO Box 3603 Kent Wa 98089 * * Telephone :Owner: Tenant: * * * * * * SALES AND LOAN INFORMATION * * * * * * Recording Date : Loan Amount * * Auditors Fee # : Lender * * Sale Price Loan Type * * Deed Type Interest Rate * * % Owned Vesting Type: * * * * * * ASSESSMENT AND TAX INFORMATION * * * * * * Land :$57,000 % Improved :50 * * Structure:$58, 000 2004 Taxes :$1,489.67 * * Total :$115,000 Exempt Code * * Levy Code:1205 Excise Tax #: * * * * * * PROPERTY DESCRIPTION * *_ * * * * Census :Tract:300.02 Block:4 * * Map Grid :745 C3 * * Neighborhd Cd :026012 * * Zoning Code :RM2400 * * Land Use :002 Res,Single Family Residence * * Legal :STR 092104 TAXLOT 214 POR OF S 2.5 * * :AC OF N 15 AC OF NE 1/4 OF SE 1/4 * * :WLY OF ST HWY # 1 LESS CO RD * * Sub/Plat * * Recording Num * * Short Plat * * Building Name * * Volume Page: * * Jurisdctn :FEDERAL WAY * * * * Profile-Page 1 of 2 * **************************************************************************************** Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. = MET __ O S CAN PROPERTY _ R O F I L E = King (WA) **************************************************************************************** * * * Parcel #:092104 9214 Bldg Id #:1 * * * * * * PROPERTY CHARACTERISTICS * * * * * * Bedrooms :2 1st Floor SF:1,150 Year Built :1943 * * Bath Full:1 2nd Floor SF: Eff Year * * Bath 3/4 3+ Floor SqFt GarageType * * Bath 1/2 Half Floor SF Bsmnt Type * * Fireplace:1 AboveGroundSF :1,150 BsmntGrade * * Deck Finished SqFt :1,150 Bldg Matl: * * Porch Fin Bsmnt SF: Bldg Cond:Avg * * Stories :1 UnfinBsmnt SF Bldg Grade :Low\avg * * Units :1 BsmntTotal SF %Brick/Stone: * * Elevator Bsmnt Park SF HeatSource :Electric * * Mobile Home : No Building SqFt :1,150 Heat Type:Elec\baseboard * * Nuisance :Traffic Noise Deck SqFt Wtr Source :Water District * * Easements: AttachedGrgSF Sewer Type :Private * * Design Type : * * * * LAND INFORMATION VIEW INFORMATION STREET INFORMATION * * * * Lot Acres: .57 View :None St Surface :Paved * * Lot SqFt :24, 829 View Seattle Skyline : St Access:Public * * Lot Shape: View Lake/River * * Tde/Upind: View Lk Sammamish * * TopoProbs: View Mountain * * Sprinkler: View Puget Sound * * Wtr Front: View Mt Rainier * * WtrFrntSF: View Olympics * * Golf Adj :No View Cascades * * View Lake Washington : * * View Other * * * * Profile-Page 2 of 2 * **************************************************************************************** Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. = MET L _ S CAN PROPERTI ? R O F I L E = King (WA) **************************************************************************************** * * * * * OWNERSHIP INFORMATION * * * * * * Parcel Number :092104 9249 04 Q:SE S:-09 T:21N R:04E * * Building Id # :1 * * Parcel Type :Unplatted * * Owner/Taxpayer :Gonzalez Rene C * * CoOwner * * Site Address:31224 28th Ave S Federal Way 98003 * * Mail Address:PO Box 3603 Kent Wa 98089 * * Telephone :Owner: Tenant: * * * * * * SALES AND LOAN INFORMATION * * * * * * Recording Date : Loan Amount * * Auditors Fee # : Lender * * Sale Price Loan Type * * Deed Type Interest Rate * * % Owned Vesting Type: * * * * * * ASSESSMENT AND TAX INFORMATION * * * * * * Land :$25, 000 % Improved :78 * * Structure:$88, 000 2004 Taxes :$1,465.16 * * Total :$113,000 Exempt Code * * Levy Code:1205 Excise Tax #: * * * * * * PROPERTY DESCRIPTION * * * * * * Census :Tract:300.02 Block:4 * * Map Grid :745 C3 * * Neighborhd Cd :026012 * * Zoning Code :RM2400 * * Land Use :002 Res,Single Family Residence * * Legal :STR 092104 TAXLOT 249 S 75 FT OF W • * * :180 FT OF N 12 1/2 AC OF NE 1/4 OF * * :SE 1/4 LESS CO RD * * Sub/Plat * * Recording Num * * Short Plat * * Building Name * * Volume Page: * * Jurisdctn :FEDERAL WAY * * * * Profile-Page 1 of 2 * **************************************************************************************** Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. = MET __ O S CAN PROPERTY _ R O F I L E = King (WA) **************************************************************************************** * * * Parcel #:092104 9249 Bldg Id #:l * * * * * * PROPERTY CHARACTERISTICS * * * * * * Bedrooms :3 1st Floor SF:1,060 Year Built :1961 * * Bath Full:l 2nd Floor SF: Eff Year * * Bath 3/4 3+ Floor SqFt GarageType * * Bath 1/2 Half Floor SF Bsmnt Type * * Fireplace:1 AboveGroundSF :1, 060 BsmntGrade * * Deck Finished SqFt :1,060 Bldg Matl: * * Porch :Yes Fin Bsmnt SF: Bldg Cond:Avg * * Stories :1 UnfinBsmnt SF Bldg Grade :Low\avg * * Units :1 BsmntTotal SF %Brick/Stone: * * Elevator Bsmnt Park SF HeatSource :Oil * * Mobile Home : No Building SqFt :1, 060 Heat Type:Frcd Air * * Nuisance :Traffic Noise Deck SqFt Wtr Source :Water District * * Easements: AttachedGrgSF Sewer Type :Private * * Design Type : * * * * LAND INFORMATION VIEW INFORMATION STREET INFORMATION * * * * Lot Acres: .26 View :None St Surface :Paved * * Lot SqFt :11,250 View Seattle Skyline : St Access:Public * * Lot Shape: View Lake/River * * Tde/Upind: View Lk Sammamish * * TopoProbs: View Mountain * * Sprinkler: View Puget Sound * Wtr Front: View Mt Rainier * * WtrFrntSF: View Olympics * * Golf Adj :No View Cascades * * View Lake Washington : * * View Other * * * * Profile-Page 2 of 2 * **************************************************************************************** Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. MetroScan Full Legal APN: 092104 _249 STR 092104 TAXLOT 249 S 75 FT OF W 180 FT OF N 12 1/2 AC OF NE 1/4 OF SE 1/4 LESS CO RD Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. CITY OF MEMORANDUM Federal Way Public Works Department DATE: March 15, 2004 TO: Jane Gamble FROM: Maryanne Zukowski, P.E. SUBJECT: BLUE LAKE COURT- (04-100676-00-PC) 31228 28TH AVE S I have reviewed the project site and the submittal of materials in the packet and have the following comments for the proposal for the 20-unit apartment complex with 34 parking spaces and a rental office. 1. Traffic Impact Analysis(TIA)—Federal Way City Code(FWCC) Section 22-1475 authorizes the requirement of a TIA to identify transportation impacts of development and identify appropriate mitigation measures. The applicants shall be expected to contribute pro-rata shares towards TIP projects impacted by more than 10 peak hour trips.The area was verified to have a 1943 built date,therefore no grandfathering of trips is granted for this proposal. Mitigation improvements necessary beyond those identified in the TIP to meet the City's adopted level of service standard would be expected to be provided by the applicant. Based upon a preliminary review of the project scope a TIA is required. A copy of "The Guidelines for the Preparation of Transportation Impact Analysis"is attached. 2. Frontage Improvements — Per FWCC Section 22-1474, the applicant would be expected to construct half street improvements consistent with the planned roadway cross sections as shown on Map III-7 of the FWCP and Capital Improvement Program(CIP). The planned roadway cross-section for 28th Ave South is a type"K"roadway cross section (see attached). Assuming a symmetrical cross section additional right of way dedication is required along 28th Ave South and may be up to 9 feet for a total of 78 feet of right of way. Procedures on right of way modification requests are attached for your reference. 3. Access—FWCC Section 22-1543 provides access standards for streets based upon the planned cross section. Access requirements are attached with 150 feet of spacing requirements and restrictions. The current plan submitted does not meet those requirements. Those requirements are attached for the applicants review,those required distances shall be placed on the Civil plans confirming conformance to those requirements. It is required to note within the TIA that the new access road locations meet the current AASHTO 2000 standards using the posted speed. Photographs of the existing site distance from the proposed locations shall be placed within the report showing and stating that those distance requirements are met or mitigated. Attachments Guidelines for Transportation Impact Analysis Right of Way Modification Procedures Cross Section K Access Requirements Cc: Ann Dower 0P ` CITY OF CITY HALL Fe d e ra I Way 33530Feder 1st Way South• Box 9718 Federal Way,WA 98063-9 9718 (253)661-4000 www.cityoffederalway.corn March 9, 2004 Mr. Adolfo Capestany Mr. Rene Gonzalez PO Box 2751 2215 South 223rd Street Olympia,WA 98504 Des Moines, WA 98198 Re: File No: 04-100676-000-00-PC; NOTICE OF REVISED PREAPPLICATION CONFERENCE TIME Blue Lake Court; 31228 28th Avenue South,Federal Way Dear Messrs. Capestany and Gonzalez: Per your request,the pre-application meeting for the above reference project has been rescheduled as follows: Thursday,April 1,2004—9:00 a.m. Mt. Adams Conference Room City Hall, First Floor 33530 First Way South PO Box 9718 Federal Way, WA 98063-9718 We look forward to meeting with you. Let me know if you will have more than four people attending the preapplication conference so I can make arrangements for a larger room. Please call me at 253-661-4120 if you have any questions. Sincerely, 4t4 7 Jane Gamble Associate Planner Doc.I.D.26295 ` CITY OF CITY HALL Federal Way Feder 1st Way South•PO Box 9718 Federal Way,WA 98063-9718 (253)661-4000 www.cityoffederalway.com March 3, 2004 43 haw Mr.Adolfo Capestany Mr. Rene Gonzalez PO Box 2751 2215 South 223rd Street Olympia,WA 98504 Des Moines,WA 98198 Re: File No: 04-100676-000-00-PC; NOTICE OF PREAPPLICATION CONFERENCE Blue Lake Court; 31228 28th Avenue South,Federal Way Dear Messrs.Capestany and Gonzalez: 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 Committee has been scheduled as follows: Thursday,March 25,2004—10:00 a.m. Mt.Adams Conference Room City Hall,First Floor 33530 First Way South PO Box 9718 Federal Way, WA 98063-9718 We look forward to meeting with you. Let me know if you will have more than four people attending the preapplication conference so I can make arrangements for a larger room. Please call me at 253-661-4120 if you have any questions. Sincerely, Jane Gamble Associate Planner Doc.I.D.26225 CITY OF MEMORANDUMFederal Way Community Development Services Department DATE: April 12, 2004 TO: Adolfo Capestany C 0 10 y FROM: Jane Gamble SUBJECT: BLUE LAKE COURT- (04-100676-00-PC) 31228 28TH AVE S Dear Mr. Capestany, I believe the enclosed preapplication information from Mary Young, Lakehaven Utility District, was inadvertently omitted from your preapplication packet, dated April 8, 2004. I apologize for the oversight. If you have any questions, please feel free to contact me at 253-661-4120. Sincerely, Jane Gamble ArcIMS Viewer Page 1 of 1 °C� CCB� , -! a \: ..,....'„,:::...: /-..'''.1 , t� a y� � „ 7� .. �^ „� 4 � Yid�: �� t' �� ft 4 I. LL �, 8 fi MtT g ,/, t • ag e , rza+y rKy c ,�g __ . , ,. . 0,,.,,...„....: .. .1,11„.,;!.7.. ,I,.:,,,,,..:.-: : . ,..„. 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