12-103452. � CITY OF
Federal
September 5, 2012
Jesse Wolfe
2812 Architecture
2812 Colby Avenue
Everett, WA 98201
Way
FiLE
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Re: File #12-103452-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Dinh-Tuyen Townhomes, 29215 Military Road South
Dear Mr. Wolfe:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held August 23, 2012. 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 Revised Code (FWRC) 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 FWRC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Becky Chapin, 253-835-2641, rebecca.chapin@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
Applicant proposes to construct two townhouses, three units each for a total of 6 attached dwelling units
on a 14, 810 square -foot site.
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.
Mr. Wolfe
Page 2
September 5, 2012
Planning Division
1. Each residential unit must provide open space at a minimum 400 square feet per unit, a
minimum of 200 square feet per unit must be private open space.
2. At least 10 percent of public open space must be developed with children's play equipment.
3. Additional parking for guests will be required on site.
• Public Works Development Services Division
Flow control and water quality treatment will be required as outlined in the 2009 King County
Surface Water Design Manual (KCSWD4 and the City of Federal Way Addendum to the 2009
KCSWDM.
• Public Works Traffic Division
1. A Transportation Concurrency permit is required per FWRC Chapter 19.90.
2. Traffic Impact Fee (TIF) payment per FWRC 19.91.
3. Construct street frontage improvements and dedicate right-of-way (ROW) along the property
frontage on Military Road South (FWRC 19.135.040).
4. The current proposal needs to meet access management standards per FWRC 19.135.280.
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 (Becky Chapin, 253-835-2641, rebecca.chapin@cityoffederalway.com)
Zoning Designation and Use — The subject property is within the Multi -family (RM 1800) zone.
Townhomes are a permitted use in RM 1800 zone subject to regulations set forth in FWRC
19.205.010 "Zero lot line townhouse and townhouse (attached) dwelling units".
2. Land Use Application — The proposed townhouse project is subject to use process H review
pursuant to FWRC Chapter 19.60. Process II land use review is conducted administratively, with a
written decision issued by the Director of Community and Economic Development following
review.
Process II land use approval is valid for a period of five years and extensions to the land use
approval may be granted if criteria are met. Per FWRC 19.15.045, vesting occurs at the time the
Process II application is determined to be complete. Enclosed are a master land use application,
development requirements checklist, and other applicable handouts.
3. Application Fees — Please contact the Permit Center at 253-835-2607 for updated fee schedules for
Process II Master Land Use application and other associated permits.
4. Key Development Regulations — All site improvements must comply with the applicable FWRC
development regulations. The following general regulations will apply to the proposal.
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(a) Required Yard and Lot Coverage —Required yards for the townhouse project are 20 feet front and
5 feet side and rear yards. No maximum lot coverage applies. The buildable area will be
determined by other development requirements (such as landscaping, yard requirements, etc.).
(b) Maximum Building Height— The height allowed is 35 feet above average building elevation
(ABE). The preliminary elevation drawing indicates the building height of 30 feet.
(c) Density — The maximum number of dwelling units permitted on the site is based on the gross area
of the site following any required public dedication, such as right-of-way. The maximum density
for the RM 1800 zone is 24 units per acre. Based on the existing lot area of 14,810 sq. ft. a
maximum of eight units is permitted; six are proposed. However, the total lot area will be reduced
in size as a result of right-of-way dedication (see Traffic Division comments, below).
(d) Parking — Required parking is two parking spaces per dwelling unit for townhouses. As
proposed, each unit will have two parking spaces within a two -car attached garage, for a total of
12 parking spaces on site. The City may also require additional guest parking on a case -by -case
basis under FWRC 19.130.020(2). The City will require two additional parking spaces for guests
on site. All parking spaces must be identified and dimensioned on the site plan.
(e) Open Space — Under FWRC 19.205.010 (note #6), the project must contain at least 400 sq. ft.
of open space per dwelling unit, or 2,400 sq. ft. if six dwelling units are proposed. This includes
a minimum of 200 sq. ft. of private open space for each unit. Private open space may include
yards, balconies, and patios. However, required landscaping along the perimeter of the property
cannot be used as private open space. The remaining open space shall be useable common open
space. The common open space must meet the applicable design and dimensional standards
(i.e., at least 10 percent of the total open space must be developed with children's play
equipment, and must be in one or more pieces, each having a length and width of at least 25
feet). Per the landscaping chapter of the FWRC (see comments, below), Type III landscaping,
20 feet in width along the right-of-way, is required and will be credited to the common open
space requirement (but may not be used for the play equipment area).
With your application, please provide a written description of those areas intended as open
space. Include on submittal drawings the size and location of each open space area, the
intended users, and indicate the location of the play area.
5. Tree and Vegetation Retention — The Process II application must include a tree and vegetation
retention plan as required under FWRC 19.120.140(2). The tree and vegetation retention /
replacement plan must be prepared by a certified arborist or certified landscape architect. The
standards require each development to maintain a minimum tree unit density. The minimum tree
density in the RM zone is 30 tree units per acre. The subject property's density would be 11 tree
units (30 tree units x 0.34 acres). A tree unit is a value assigned to existing trees retained on the
property or replacement trees. The larger the tree, the greater value it is assigned. Required tree
density can be composed of retained trees and replacement plantings per FWRC 19.120.130. (Note:
required landscaping trees may be counted in tree density). The tree and vegetation plan must clearly
show where the 11 tree units are to be located. The formal landscape plan must detail information
about tree unit credits and replacement.
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Landscaping — The Process II application must include a preliminary landscape plan, prepared by a
licensed landscape architect, in accordance with the landscape requirements contained in FWRC
Chapter 19.125 "Outdoors, Yards, and Landscaping. " Following are the key landscape requirements
for the project.
(a) Perimeter Landscape Buffers — Type III landscaping 20 feet in width is required along the
public right-of-way (Military Road South). This landscaping shall be credited to the common
open space requirement. Type III landscaping ten feet in width is required along all other
property lines. Type III landscaping consists of a mixture of evergreen and deciduous trees,
large shrubs a minimum of 24 inches in height at the time of planting, and groundcover, spaced
to provide a visual buffer creating a partial visual separation.
Buildings may not cantilever into the landscape buffer area. As proposed, both buildings 1 and
2 overhang five feet into the south perimeter landscape buffer area.
(b) Interior Parking Lot Landscaping —Twenty square feet of interior lot landscaping per parking
stall must be incorporated into any common parking areas (i.e., guest parking spaces). This
requirement does not apply to covered parking spaces at each proposed dwelling unit.
Perimeter landscape buffers and other landscape requirements may be modified per FWRC
19.125.100. Any proposed landscape modifications will be reviewed and decided upon in
conjunction with the Process II application. A request for a landscape modification must include a
written narrative of how the proposal meets the applicable modification criteria.
7. Community Design Guidelines — Review of the proposal under the city's design guidelines, FWRC
Chapter 19.115, is required for the project and will occur in conjunction with the Process II decision.
The principal applicable guidelines for the project are noted below. However, this does not
necessarily include all applicable guidelines, and project designers must consult the guidelines in
their entirety in preparing an application. The application must include a written narrative identifying
how the proposal complies with the applicable design guidelines.
a. FWRC 19.115.010(2) CPTED — Implement Crime Prevention through Environmental Design
(CPTED) principles to reduce opportunities for criminal activities to occur. The city's Planning
Division will evaluate the formal application and review for compliance with CPTED
principles. Special consideration to incorporate principles to all pedestrian routes of travel,
courtyard or plaza areas, and the parking garage is strongly encouraged. A completed CPTED
checklist must be submitted with your application.
i. Natural Surveillance — Promote visibility of public spaces and areas.
ii. Access Control — Identify techniques that deter unauthorized access and/or inappropriate
access.
iii. Ownership — Reduce perception of areas as ownerless.
b. FWRC 19.115.050 Site Design — Refer to all sections of this chapter for site design standards.
In addition to ensuring that pedestrian accessible routes of travel are provided to the right-of-
way from each building, other key sections are:
i. (1) General Criteria (b), (c), (d), (e), and (g)
ii. (4) Pedestrian Circulation and Public Spaces (b), (c), and (e)
iii. (7)(a) Lighting
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c. FWRC 19.115.090(4) District Guidelines for all residential zones — Key design requirements of
this section apply to the project (FWRC 19.115.090(1)(j), (1) through (o) and (r)). The
following is a more specific discussion of each guideline.
i. FWRC 19.115.090(1)(1) & (m) — Common recreational spaces shall be located and
arranged so that windows overlook them. Units on the ground floor shall have private
outdoor spaces adjacent to them so those exterior portions of the site are controlled by
individual households.
ii. FWRC 19.115.090(1)(r) — Residential design features, including but not limited to entry
porches, projecting window bays, balconies or decks, and cascading or stepped roof
forms, shall be incorporated into all buildings.
Garbage and Recycling Receptacles — FWRC 19.125.150 requires that storage areas for garbage
and recycling receptacles be required for each project. The site plan depicts garbage and recycling in
a location that is not accessible by service providers and must be relocated. The formal application
must note the specific size and location of each facility. Locations for the recycling and garbage
facilities must be depicted on the formal site plan. Include the square footage of each facility
provided, depict routes of travel for staff and service providers, including vertical clearance and
turning radius of each. See comments from the Solid Waste and Recycling Division below for more
specific requirements.
9. School Impact Fees — A school impact fee is required for multi -family residential dwelling units
and must be paid prior to issuance of building permits. School impact fee schedules are adjusted
annually, please contact the Permit Center at 253-835-2607 for up-to-date fees.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732,
ann.dower@cityoffederalway.com)
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 2009 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009
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 Conservation flow control area, thus the applicant must design flow control
facilities and Best Management Practices (BMP's) to meet this performance criteria.
Both the KCSWDM and FWRC 19.30.120, "Nonconforming Water Quality Improvements" apply to
this site. Water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces. Treatment options must be selected from the Enhanced
Basic Water Quality Menu provided in the KCSWDM.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
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5. Detention and water quality facilities must be above ground (i.e., open pond). Underground facilities
are allowed only with approval from the City of Federal Way Stormwater Management Division.
6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
7. 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
httl?://www.ecy.wa.zov/progLams/seEV
Dachndex.html, or by calling 360-407-6437.
Right -of -Way Improvements
1. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for
traffic related items.
2. If dedication of additional right-of-way 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.
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
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 $824.50 for the first 12 hours of
review, and $68.00 per hour for additional review time. 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. The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at www.ciiyofederalwgy.com to
assist the applicant's engineer in preparing the plans and TIR.
3. The applicant shall provide a geotechnical report that addresses design pavement thickness for the
roadways.
4. Bonding is required for all street improvements and temporary erosion and sediment control
measures 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.
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
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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.
6. 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.
7. 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.
8. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per
Appendix D, 2009 KCSWDM, must be shown on the engineering plans.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION (Sarady Long, 253-835-2743,
sarady.long@cityoffederalway.com)
Transportation Concurrency Analysis (FWRC 19.90)
1. A concurrency permit is required for this development project. The concurrency analysis will
determine if adequate roadway capacity exists during the weekday PM peak period to accommodate
the proposed development project. Please note that supplemental transportation analysis and
concurrency mitigation may be required if the proposed project creates an impact not anticipated in
the six -year Transportation Improvement Plan (TIP).
2. Based on the submitted materials for 6-unit townhomes, the Institute of Transportation Engineers
(ITE) Trip Generation - 8 h Edition, land use code 230 (Condominium/Townhomes), the proposed
project is estimated to generate approximately 5 new weekday PM peak hour trips.
The estimated fee for the concurrency permit application is $344.50 (1 - 10 Trips). This fee is an
estimate and based on the materials submitted during the preapplication meeting. The concurrency
application fee must be paid in full at the time the concurrency permit application is submitted with
land use application. The fee may change based on the new weekday PM peak hour trips as
identified in the concurrency trip generation. The applicant has the option of having an independent
traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee
remains the same.
Transportation Impact Fees (TH) (FWRC 19.91)
Based on the submitted materials for 6-unit townhomes, the estimated traffic impact fee is S13,000.
Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a
building permit application is filed and must be paid prior to permit issuance. Credit for the existing, if
any, will be deducted from the total cost.
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Street Frontage Improvements (FWRC 19.135)
1. 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 (FWRC 19.135.040). Based on the materials submitted, staff conducted
a limited analysis to determine the required street improvements. The applicant would be expected to
construct improvements on the following streets to the City's planned roadway cross -sections:
Military Road South is a Principal Arterial planned as a Type "K" street, consisting of a 44-foot
street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street
lights in a 78-foot right-of-way (ROW). Assuming a symmetrical cross section, 9-foot ROW
dedication and half street improvements are required as measured from the street centerline of
travel way.
3. The owner may be required to dedicate additional right-of-way (ROW) to accommodate additional
turn lane improvements if identified in the transportation analysis and/or property corner radius.
4. The applicant may make a written request to the Public Works Director to modify, defer, or waive
the required street improvements (FWRC 19.135.070). Information about right-of-way modification
requests is available through the Public Works Development Services Division. Please note that
these modification requests have a nominal review fee currently at $85.50.
Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes, taper rate shall be WS^2/60 or as directed by the Public Works Director.
Access Management (FWRC 19.135)
Access management standards are based on roadway safety and capacity requirements. FWRC
19.135.280 provides access standards for streets based on planned roadway cross -sections. Please
note that access classifications are per Drawing 3-1A in the Public Works Development Standards.
2. Military Road South is Access Class " 4 ", which permits full access as close as 150 feet to any other
street intersection or driveway, whether on or off the subject property. The applicant should pursue a
shared access agreement with the adjacent property to the north. This would reduce the number of
conflict points and could also allocate additional area for development.
For driveways that serve uses other than single-family residential uses and zero lot line townhouse
development, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet
for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order
to provide adequate width for vehicles that may be reasonably expected to use the driveway, as
determined by the Public Works Director
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robv@cityoffederalway.com)
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations include:
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* Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is
established by FWRC 19.125.150.
* For basic solid waste and recycling needs within a single enclosure, clear interior dimensions
measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -open
gate that spans the front width of the enclosure. When gate doors are opened, no structure or
hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred for
holding gates in closed and open positions to ease service access and maximize the life of gate
hardware.
* Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access
and/or additional waste types and containers.
* Plan for user access to interior waste and recycling storage areas/containers, and to exterior
containers screened by enclosure(s).
■ Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential
`blind spots' during ingress and egress. The proposed location between the buildings does not allow
adequate turning radii for service vehicles.
* Consider landscaping, setbacks and screening requirements [based on FWRC 19.125.040 (4) & (5)].
* Note that larger -scale commercial or multi -unit housing developments may see long-term savings
from the use of on -site waste compaction equipment. Planning for this equipment may require larger
enclosure dimensions, defined overhead clearances, consideration of power utility access, and
drainage management.
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786-
4530 (cell).
BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com)
International Building Code (IBC), 2009 edition
Washington State Amendments WAC 51-50*
International Mechanical Code (IMC), 2009 edition
Washington State Amendments WAC 51-52*
Uniform Plumbing Code (UPC), 2009 edition
Washington State Amendments WAC 51-56 & WAC 51-57*
International Fire Code (IFC), 2009
Washington State Amendments* WAC 51 -54
National Electric Code (NEC), 2009 edition
Accessibility Code ICC/ANSI Al17.1-2003
International Residential Code 2009
Washington State Amendments* WAC 51-51
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Washington State Energy Code 2009 WAC 5 1 -11*
Washington State Ventilation and Indoor Air Quality Code 2006 WAC 51-13*
*Current State Amendments are dated: 06/01/2010
** As of January 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch
circuits serving sleeping rooms in dwelling units (R-1's).
Building Criteria
Occupancy Classification: R-3 Townhome
Type of Construction: V-B
Floor Area: 6513
Number of Stories: 3
Fire Protection See Federal Way Revised Code 13.55.050 Sprinkler installation and 13.55.040 Fire
alarm system for requirements.
Wind/Seismic: Basic wind speed 85 Mph, Exposure_, 25# Snow load, Seismic Zone D-1
A complete building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at: www.cityoffederalway.com.)
Submit 5 sets of drawings and specifications. Specifications shall include: 2 Soils report
2 Structural calculations 2—Energy calculations 2 Ventilation calculations. Note: A Washington State
Registered architects stamp is required for additions/alterations (new or existing) of 4,000 gross floor area
or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW).
Energy code compliance worksheets are required to be completed and included with your permit
application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
Federal Way reviews plans on a first in first out basis; however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
Review Timing
The first comment letter can be expected within 7 to 9 weeks of submittal date. Re -check of plans will
occur in one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from Community Development Services.
Federal Way has an expedited review process. Information is available at our front counter.
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Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of
a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of
Occupancies.
All construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, all subs, the general or representative, the architect or representative, the engineer or
representative, electrical contractor and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
Site -Specific Requirements
1. 13.55.050 Sprinkler installation. Fire sprinkler systems shall be installed:
(1) In all Group R, Division 3, occupancies exceeding 3,600 square feet gross floor area (including
attached garages) without adequate fire flow except as cited.
(2) In all R-3 occupancies without approved fire department access as defined in
2. 13.55.040 Fire alarm system. All occupancies exceeding 3, 000 square feet gross floor area shall be
required to provide an approved automatic fare alarm system. Fire walls as noted in Section 706 of
the International Building Code shall not be considered to separate a building to enable deletion of
the required fire alarm system.
(1) Exceptions.
(a) Group U or R, Division 3, occupancies.
3. Please review code section IRC 302.2 as amended by the State of Washington for town homes.
4. Please review code section IRC 302.2.1 as amended by the State of Washington for continuity of fire
walls.
5. Please review code section IRC 302.2.4 as amended by the State of Washington for structural
independence of individual townhouses.
6. Separate building permits required for each structure.
7. City of Federal Way provides its own electrical inspection program. All electrical permits will be
with the City of Federal Way.
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.
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LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.org)
Water
• A Certificate of Water Availability (application form enclosed) issued separately by Lakehaven may
be required to be submitted with any land use and/or building permit applications (check with land
use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate
is needed, allow 10 work days to issue for typical, 3 work days for accelerated, processing.
• Water system hydraulic information will likely be needed to determine fire protection (if any) &/or
other water service requirements; in addition to potentially being needed by the applicant's fire
protection system designer. Applicant can request Lakehaven perform a separate hydraulic model
analysis, or can request this analysis to be performed concurrent with an application for Availability.
Current 2012 cost for a hydraulic model analysis is $180.00. Please contact Lakehaven for further
detail.
• A Developer Extension Agreement will be required to construct new water distribution facilities for
the proposed development. Additional detail and/or design requirements can be obtained from
Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer
Pre -Design Meeting or a Developer Extension Agreement (application forms enclosed). Lakehaven
continues to encourage owners/developers/applicants to apply for Lakehaven processes separately to
Lakehaven, early in the pre-design/planning phase to avoid delays in overall project development.
• NOTE: It is possible, depending on the ultimate onsite fire hydrant &/or fire flow requirements, new
water main greater than 8-inch diameter may be required, and if so this construction should be
identified to the City as early as possible to address any related land use action permits or tasks. If
main greater than 8-inch diameter is ultimately required and is not sufficiently addressed in any
required land use development tasks, a separate process may be required prior to authorizing
construction of any new water system facilities required.
• The site has the following existing water service connections:
o Domestic -Residential: One (1), 5/8"x3/4" meter, SN 12761, active. This service/meter will
either need to be converted to & used for site irrigation, or removed entirely (unless applicant
intends to meter each unit and meter size is appropriate under UPC & Lakehaven standards).
o Irrigation: None.
o Fire Protection: None.
• A water service connection application (form enclosed) submitted separately to Lakehaven is
required for each new service connection to the water distribution system, or any modification to an
existing water service connection (e.g., larger service, irrigation, abandonment of existing service(s),
re -activation, etc.), in accordance with standards defined in Lakehaven's current `Fees and Charges
Resolution'. Non -single-family properties require separate domestic (per building), irrigation (if
irrigated landscaped areas are incorporated into the site development), and fire protection (if required
or installed) water service connections.
■ Protection of any existing water meters &/or service connections, or full abandonment by "removal"
if future service(s) will not be needed, will be required for any on -site building demolition. Please
contact Lakehaven for further information regarding this issue.
• If a separate fire protection service connection(s) is needed or desired, installation & satisfactory
testing of a separate approved backflow prevention assembly (BPA) is required pursuant to WAC
246-290-490 & Lakehaven standards. As a low cross -connection hazard, a double check detector
assembly (DCDA) or a reduced pressure backflow assembly (RPBA) is required for 3" & larger
connections; for 2" & smaller connections a separate full -flow meter with a Double Check Valve
Assembly (DCVA) or RPBA is typical. Contact Lakehaven's Cross -Connection Control Program
12-103452 Doc. ID.61949
Mr. Wolfe
Page 13
September 5, 2012
Manager (Chris Zoepfl, CZoegfl@a,Lakehaw .orr , 253-946-5427) for additional information & BPA
testing coordination.
■ The associated Developer Extension Agreement must achieve a point of either Substantial
Completion or Acceptance, as determined by Lakehaven, prior to activating any new domestic or
irrigation water service connection(s).
• Based on the proposal submitted (6 townhome units), preliminary estimated Lakehaven water
service connection fees/charges/deposits (2012 schedule) will be as follows. Actual connection
charges will be determined upon submittal of service connection application(s) to Lakehaven. All
Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, but
are subject to change without notice.
o Water Meter Installation Fee -Domestic, per Unit: $350.00. Presume one (1) new 1" meter per
unit, actual size(s) TBD based on actual number of proposed plumbing fixtures per unit at time
of application for service.
o Water Meter Installation Fee -Irrigation: $0.00. Convert existing residential domestic service
connection to irrigation for the entire site.
o Water Meter Installation Fee -Fire Protection: $300.00. Presume single 3" fire protection service
for entire complex. Actual cost & size of flow -detection meter required TBD based on
applicant's final fire protection system design requirements.
o Capital Facilities Charge(s)-Water, Domestic Only: $8,597.12. Water system capacity credits
are available for this property from system capacity charges previously assessed, paid directly
to Lakehaven, and/or credited to the property for 1.36 Equivalent Residential Units (ERU).
Irrigation charges will be additional. Please contact Lakehaven for further detail.
o Charge -Payable -in -Lieu -of -Extension (CPILOE): $N/A.
o Latecomer Charge: $N/A.
o Service Agreement Charge(s): $N/A.
o County Document Recording Fees: $N/A.
o ROW Permit Fee (Agency): $N/A.
o Other (describe): $None anticipated.
Sewer
• The site has one (1) existing, active residential sewer service connection (SSCP 23620).
• A separate Lakehaven sewer service connection permit (application form enclosed) is required for
each new connection to the sanitary sewer system or any modification (re -align, abandon, etc.) to an
existing sewer service connection, in accordance with standards defined in Lakehaven's current
_ . `Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. It
appears most, if not all, of the existing onsite sewer service connection pipe is 4" diameter, and if so
will need to be replaced with new 6" diameter pipe.
• Capping of any existing sewer service connection at/near property line is typically required for any
on -site full building demolition; a separate sewer service connection permit from Lakehaven is
required for this. For partial building demolition, protection of any existing sewer service connection
will be required. Please contact Lakehaven for further information regarding these issues.
• Based on the proposal submitted, preliminary estimated 2012 Lakehaven sewer service connection
charges (2012 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven. All Lakehaven fees & charges are
typically reviewed & adjusted (if necessary) annually, but are subject to change without notice.
o Sewer Service Connection Permit Fee -Residential: $310.00.
o Capital Facilities Charge(s)-Sewer: $10,862.88. Sewer system capacity credits are available for
this property from system capacity charges previously assessed, paid directly to Lakehaven,
12-103452 Doc, ID.61949
Mr. Wolfe
Page 14
September 5, 2012
and/or credited to the property for 1.00 Equivalent Residential Units (ERU). Please contact
Lakehaven for further detail.
o Discharge Agreement Charge: $N/A.
o Charge -Payable -in -Lieu -of -Extension (CPILOE): $N/A.
o Latecomer Charge: $N/A.
o Service Agreement Charge(s): $N/A.
o County Document Recording Fees: $N/A.
o ROW Permit Fee (Agency): $N/A.
o Other (describe): $None anticipated.
General
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 FIItE AND RESCUE (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.org)
The required fire flow for this project is 2250 gallons per minute. The fire flow can be reduced to 1500
gpm if a sprinkler system is installed. A Certificate of Water Availability shall be provided indicating the
fire flow available at the site. A hydraulic fire flow model shall be requested from the water district.
This project will require 2 fire hydrant(s). 1 hydrant if an NFPA 13D sprinkler system is installed. Fire
hydrants shall be in service PRIOR to and during the time of construction.
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.
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 75,000 pound fire apparatus and
shall be provided with a surface so as to provide all-weather driving capabilities.
3) Shall be not less than a 32 foot inside turning radius and not less than a 40-foot outside turning
radius.
4) Gradient shall not exceed 12 percent.
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 roads shall be installed and made serviceable PRIOR to and during the time of
construction.
12-103452
Doc. ID.61949
Mr. Wolfe
Page 15
September 5, 2012
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
FWRC 19.40.070 (4).
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 FWRC 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, Becky
Chapin, 253-835-2641. We look forward to working with you.
Sincerely,
Becky Chapi
Assistant Planner
enc: Master Land Use Application
Process II Submittal Requirements
Crime Prevention through Environmental Design (CPTED) Checklist
FWRC 19.205.010, "Zero lot line townhouse and townhouse (attached) dwelling units"
Lakehaven Utility District Handouts
c: Andy Tran, 9411 8 h Avenue South, Seattle, WA 98108
Ann Dower, Senior Engineering Plans -Reviewer -
Sarady Long, Senior Transportation Planning Engineer
Scott Sproul, Plans Examiner
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
12-103452 Doc. ID.61949
CITY OF FEDERAL WAY
DEVELOPMENT REVIEW COMMITTEE (DRC)
Preapplication Conference Sign -In Sheet
Dinh Tuye3n Townhnmes
12-103452-04-PC,
August 23, 2412
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CITY OF
Federal
August 3, 2012
Jesse Wolfe
2812 Architecture
2812 Colby Ave
Everett, WA 98201
FILE
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
RE: File #12-103452-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
Dinh-Tuyen Townhomes, 29215 Military Road South, Federal Way
Dear Mr. Wolfe:
The Community and Economic Development Department is in receipt of your preapplication conference
request. The application has been routed to members of the Development Review Committee and a
meeting with the project applicant has been scheduled as follows:
9:00 a.m. — Thursday, August 23, 2012
Hylebos Conference Room
Federal Way City Hall, 2nd Floor
33325 8`h Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at rebecca.chapin@cityoffederalway.com, or 253-835-2641.
Sincerely,
2V*
Becky ChapVft
Assistant Planner
Doc. I.D. 61835
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: August 1, 2012
TO: Ann Dower, Development Services
Rick Perez, Traffic
Scott Sproul, Plans Examiner
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
FROM: Becky Chapin
FOR DRC MTG. ON.• August 16, 2012 - Internal
August 23, 2012, 9:00am - with applicant
FILE NUMBER(s):
12-103452-00-PC
RELATED FILE NOS.:
08-100384-00-UP (expired in 2008)
PROJECT NAME:
Dinh-Tuyen Townhomes
PROJECTADDRESS:
29215 Military Road South
ZONING DISTRICT.- RM 1800
PROJECT DESCRIPTION: Proposal to construct (2) 6513 square foot town home buildings with 3 units to
each building.
LAND USE PERMITS:
PROJECT CONTACT:
MATERMLS SUBMITTED:
Preapplication Conference
Jesse Wolfe
2812 Architecture
2812 Colby Ave
Everett, WA 98201
Architectural Design Intent Statement
Vicinity Map
Site Plan and Elevations
July 26th, 2012
Department of Community Development Services
33325 8t" Avenue South
Federal Way, WA 982003
Dinh Tuyen Townhomes
29215 Military RD. S.
Federal Way, WA 98003
This is an architectural design intent statement to be submitted in correspondence with
the Master Land Use Application for the same property. This letter relates directly to the
requirements and suggestions of the Federal Way Revised Code Chapter 19.115. This
code has been used to inform design decisions for the project.
In regards to Chapter 19.115.050 Site Design:
Pedestrian areas have been proposed throughout the site in the form of landscaping, as
well as open spaces within the landscape buffer. This is proposed in order to provide a
building environment that promotes the safety, entertainment, and enjoyment of a wide
variety of individuals that may reside in this area. The pedestrian access has been set
up to use of the landscaped area while still providing access to the site and individual
units.
The building design is meant to create a coherence of design through the use of natural
colors like browns, tans, and greens in relation with the use of the multiple textures to
create a calming demeanor that is reflects the landscaping and open areas.
Landscaping as proposed will enclose the area, while instilling a sense of ownership for
the residence within the common areas, as well as the private landscaping adjacent to
each unit.
In regards to Chapter 19.115.060 Building Design:
The building is modulated on all sides to create a design that is both interesting and
appealing. The large building face is unable to be on the main road due to the shape of
the site, therefore the building is buffered using landscaping within the front buffer. The
entrances to each unit are proposed to have canopies above each which varies over the
path, and the landscaping. With the addition of the trim details around the fREGEWED
extra architectural detail adds coherence to the design.
JUL 2 6 2012
2812 Colby Avenue Everett WA-,98201
P (425)252-2153 F (425)742-8130 www.2812architecture.com
In regards to Chapter 19.115.070 Building and Pedestrian Orientation:
Again the building was unable to be oriented toward the right of way due to the limited
width of the site. Due to this a landscape buffer will be created between the right of way
and the building fagade.
In regards to Chapter 19.115.080 Mixed -use Residential Buildings in Commercial
Zoning Districs:
Not applicable, not a mixed -use building.
In regards to Chapter 19.115.090 District Design:
Not applicable, project does not sit in districts described.
In regards to Chapter 19.115.100 Institutional Uses:
Not applicable, project is not an institutional use.
In regards to Chapter 19.115.110 Public Space:
Not applicable, project does not propose any public space.
In regards to Chapter 19.115.120 Design for cluster Residential Subdivision Lots:
Not applicable, project is not a sub -divided lot.
Statement for proposed use for existing structure:
There is currently one single-family dwelling unit on site that is not in use. This structure
will be removed to allow for the project to be completed.
If there are any further questions needing to be addressed before the Pre -Application
Meeting please call me at (425)478-9978.
Sincerely,
Jesse Wolfe
2812 Architecture
2812 Colby Avenue
P (425)252-2153 F (425)742-8130
Everett WA 98201
www.2812architecture.com
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APPLICATION NO(S)
RECEIVED
JUL 2 6 2w
CITY OF FEDERAL WAY
CDS
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8`h Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
www.citvoffederalway.com
l 2— 1 O 3452 _ 0 0 PG Date �7/07
Project Name !� -1N� �V y-� OWI/ tOMFS
Property Address/Location
a9a 15 17711IfARK RP s.
Parcel Number(s) 042-1 Olt — `%/
Project Description -N,15W CON5M-06110N OF 2- 6,=-'-13 SF 7-67WN1ta/gle /aS WITIt
3 ov IT5 Ei?C H )5 UtLD 1 Nu •
PI.F,ASF, PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
Zoning Designation
Ma (-�f -F,4t k(t omprehensive Plan Designation
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
Applicant
Name: ZS l2 A2Clt1Tr67V9C " J65SE w�L�ir
Address: 2812 GpLgy pvr-.
City/State: rvErETI', W.A
Zip: 98 2a l
Phone: (y25) 252_-2J53
Fax:
Email:. ssEt� 7. tzrlr4R 1T4"T�1 Ca/r!
Signature: C, c)41
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name: ANDY 'rRAN
Address: 9y/l 8Vy /WE 5 .
City/State: 5,54 7ri-E l v/ #�
zip_ 1,vlog
Phone: (.qa6) 2.2- 9 - 88 19
Fax:
Email: 7-gAv . E•c-aPI ".'lG Yk'011 • Go't7
Signature:
Bulletin #003 — January 1, 2011 Page 1 of 1 kNandou[slMaster Land Use Application
CITY OF =
Federal Way
DATE: February 21, 2008
TO: Deb Barker
CC: Ann Dower
FROM: Raid Tirhi
MEMORANDUM
Public Works Department
SUBJECT: DINH TUYEN TOWNHOMES - (08-100384-00-UP)
29215 MILITARY RD S
Even though the proposal is considered complete, but following are the Traffic Division's critical
technical comments documented in the preapplication summary letter that must be addressed
as they hinder the project from moving forward as proposed:
1. The access driveway throat must be a 20-foot minimum width and paved for a minimum of
50 feet measured from the edge of Military Road South future edge of travel lane.
2. Access management standards are based on roadway safety and capacity requirements.
FWCC § 22-1543 provides access standards for streets based on planned cross-section.
Please note that access classifications are per drawing 3-1A in the Public Works
Development Standards. Military Road South is classified as a principal arterial and is
defined as Access Class 4, which permits full access as close as 150 feet. The current
proposal does not meet the minimum access management standards and needs to be
modified.
3. Staff recommends that in order to help this property meet access management and
minimum density standards, the owner should negotiate a shared access agreement with
the neighboring property to the north. This will reduce the number of conflict points, hence,
improving traffic and pedestrian safety. A shared access driveway will also allocate
additional area of development for both properties.
If the applicant is unable to negotiate a shared access agreement with the neighboring property to
the north, then all communication attempts must be submitted to the City for consideration.
L:\CSDC\DOCS\SAVE\7223394034.DOC
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CITY OF A;��
Federal Way
Estimate of Development Traffic Impact Fees
Scroll down and complete the steps outlined below: Please fill in the required information in the yellow highlighted
boxes.
STEP #1: General Information
Enter the following information
Project Name Dinh -Yu en Townhomes
File Number 12-103452-00-PC
Street Address
City, State Zip Federal Way
Parcel Number (s)
Traffic Impact Fee Estimated By SL
Is this project locate within the City Center Zone? If "YES", please use City Center Impact Fee sheet.
STEP #2: Land Use Type
Select the proposed Land Use Type(s) from the drop down memu below. Enter the proposed number of units for
the Project
Proposed Land Use Type (s)
1) 13. Residential Condo/Townhouse
2) -'NONE"
3) "NONE"
4) •-NONE"
Number of Impact Fee Rate per Preliminary Impact
Unit of Measure Unit(s) Unit of Measure Fee Amount
dwelling $
N/A $
N/A _7 $
N/A $
2,019.46 $ 12,116.76
$ 12,116.76
STEP #3 - Credit/Change in Use (If Applicable)
This step applies to development proposal to change existing building or dwelling use.
Provide any impact fee previouly paid for the land use category
of the prior use IMPACT FEE AMOUNT PAID FOR
(Do not include administration fees). PRIOR USE
For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the
prior use. If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the
current impact fee rate in affect for the prior use. Fill out the lines below of the prior use.
Number of Impact Fee Rate per Preliminary Impact
Proposed Land Use Type (s) Unit of Measure Unit(s) Unit of Measure Fee Amount
1) 1. Single Family (Detached) dwelling 1 71 $ 3,111.94 $ 3,111.94
2) "NONE" N/A $ - $ -
3) -NONE" N/A $ $ -
$ 3,111.94
STEP #4: Total Impact Fee
Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees
Traffic Impact Fee (Before adjustment) $ 12,116.76
Credit/Adjustment including Change of Use S 3,111.94
Administrative Fee (3%) $ 270.14
TOTAL TRAFFIC IMPACT FEE PAYMENT ESTIMATE $ 9,274.96
Timina of Traffic Impact Fee TIF Pa ment
For residential land divisions, fees shall be calculated and paid at the time of plat recording. For un-platted single-
family residential lots, commercial and multi -family developments, fees shall be calculated based on the impact
fee schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance.
For residential land divisions and un-platted single-family residential lots, the transportation impact fee may be
deferred, but shall be paid no later than the closing of sale of each individual house. Covenants prepared by the
city to enforce payment of the deferred fees shall be recorded at the applicant's expense on each lot at the time
of plat recording for residential land divisions and prior to building permit issuance for un-platted single-family
residential lots. The fee shall be calculated based on the impact fee schedule in effect on the date of payment of
the impact fee.