15-103039Few �
CITY OF
�. Federal Way
May 27, 2016
Jesse Wolfe
2812 Architecture
2812 Colby Avenue
Everett, WA 98201
RE: File #15-103039-00-UP; PROCESS II `SITE PLAN APPROVAL'
Dinh -Tuyen Townhomes, 29215 Military Road South, Federal Way
Dear Mr. Wolfe:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
The City of Federal Way's Community Development Department has completed administrative review of
the proposed Dinh-Tuyen Townhomes and site improvements located at 29215 Military Road South. The
Process II land use application submitted on June 23, 2015, and subsequent resubmittal on November 18,
2015 and February 18, 2016, is hereby approved. The proposal meets site plan and community design
guideline criteria set forth in Federal Way Revised Code (FWRC) 19.60.050 as found in the enclosed
Exhibit A - Findings for Process It Site Plan Approval and incorporated into this decision by reference.
The remainder of this letter outlines the zoning and development review process required for this proposal
and a summary of appeal procedures.
REQUIRED REVIEW PROCESS
The proposed improvements to the site are subject to Process II Site Plan Review pursuant to to
(attached) dwelling unit use requirements set forth in FWRC 19.205.010. The proposal does not exceed
the city -adopted flexible thresholds set forth in FWRC 14.15.030(c) and therefore is exempt from review
under the State Environmental Policy Act.
APPEALS
The effective date of this decision is May 30, 2016, or three days from the date of this letter. Pursuant to
FWRC 19.60.080, any person who received notice of this administrative decision may appeal the decision
to the Federal Way Hearing Examiner by June 14, 2016. Any appeal must be in the form of a letter
delivered to the Department of Community Development with the established fee. The appeal letter must
contain a clear reference to the matter being appealed and a statement of the alleged errors in the
Director's decision, including the identification of specific findings and conclusions made by the Director
disputed by the person filing.
However, in that you are the only party of record, your appeal period is waived (assuming you do not
wish to appeal this decision). Waiver of the right to appeal does not affect the effective date of this
decision.
APPROVAL DURATION
Unless modified or appealed, the Process II decision is valid for five years from the date of issuance of
the decision. Time extensions to the decision may be requested prior to the lapse of approval following
Mr. Wolfe
May 27, 2016
Page 2
the provisions listed in FWRC 19.15.110. The improvements must be substantially completed within the
five-year time period or the land use decision becomes void.
CLOSING
This land use decision does not waive compliance with future City of Federal Way codes, policies, and
standards relating to this development. This Process II approval does not constitute approval of a building
permit, authorization to clear and grade, or demolish the existing building. If you have any questions
regarding this decision, please contact Becky Chapin, Associate Planner, at 253-835-2641, or
becky.chapin@cityoffederalway.com.
Sincerely,
Isaac Conlen
Planning Division Manager
for Scott Sproul, Acting Community Development Director
enc: Approved Site Plan and Elevations
Exhibit A `Findings for Process II Site Plan Review Approval'
❑: Becky Chapin, Associate Planner
Ann Dower, Senior Engineering Plans Reviewer
Erik Preston, Senior Traffic Engineer
Peter Lawrence, Plans Examiner
Vince Faranda, South King Fire & Rescue
Brian Asbury, Lakehaven Utility District
I5-103039 Doc. LD. 73260
F I
'ice �-___A
CITY OF
Federa: Way
EXHIBIT A
Findings for Process II Site Plan Approval
Dinh-Tuyen Townhomes
File #15-103039-00-UP
The Planning Division hereby presents the following analysis to the Director of Community Development
pursuant to content requirements of the Process Il written decision as set forth in Federal Way Revised Code
(FWRC) 19.60.070. These findings are based on review of existing city documents and plans submitted by
the applicant stamped received June 23, 2015, and subsequent resubmittals dated November 18, 2015, and
February 18, 2016:
1. Proposal — The project applicant proposes to construct a five -unit townhouse development at 29215
Military Road South, Federal Way. Associated improvements include right-of-way dedication and
improvements, stormwater management, active open space, and landscaping. The existing single-
family house is to be demolished.
2. Comprehensive Plan & Zoning Designation — The subject property is within a Multi -Family
Residential (RM1800) designation. The applicant's proposed townhouse (attached) dwelling unit use
is permitted within the RM zoning designation pursuant to FWRC 19.205.010.
Review Process — Attached dwelling units proposed in an RM zone are subject to development
review procedures of Use Process II `Site Plan Review' set forth in FWRC Chapter 19.60. Use
Process II review is an administrative review that requires no public notice period with a written
decision issued by the Director of Community Development. Appeals of the Director's decision are
heard by the city's Hearing Examiner.
4. Environmental Review — The application is exempt from review under the State Environmental
Policy Act as it'does not exceed city adopted flexible thresholds set forth in FWRC 14.15.030(a) for
residential structures up to twenty dwelling units.
Existing Site Conditions — The subject property is a 0.34-acre parcel located at 29215 Military
Road South. The site contains one single-family dwelling unit with gravel driveway. No critical
areas have been identified on or adjacent to this site. Vegetation on the site consists of a mix of
deciduous and evergreen trees and landscaping typical of a single-family residence. The site contains
a minimal slope upwards to the west. Based on the soil survey, the on -site soils are mapped as
Alderwood gravelly sandy loam with slopes of 6-15%. The property abuts Military Road South
along the east property line. Surrounding zoning consists of Neighborhood Business to the north,
Multi -Family Residential to the south, and Single -Family Residential to the west.
6. Height —Pursuant to FWRC 19.205.010, height is limited to 35 feet above average building
elevation for attached dwelling units within RM zones. As shown on Sheets A3.1, building heights
are no higher than 35 feet. Using the existing grade for each building, the following are heights of
structures as defined by FWRC 19.05.080:
a. Building 1: 31' —11' — ABE 441' — 6"
b. Building 2: 32' — 2" — ABE 444'
7. Required Yards — Pursuant to FWRC 19.205.010, attached dwelling units are prescribed the
following required yards or building setback lines:
a. Front — 20 feet
b. Side (each) — 5 feet
c. Rear — 5 feet
The proposed buildings and associated non-exempt structures are not shown within required yards
on Use Process II plan sheets.
8. Parking — Pursuant to FWRC 19.205.010, attached dwelling units shall provide two parking spaces
per dwelling unit. The applicant has provided two -car garages for each unit and three additional
exterior spaces near the driveway entrance for a total of 13 spaces. The proposed parking
accommodations exceed the 10 space minimum requirement.
9. Special Regulations — The following special regulations set forth in FWRC 19.205.010 apply to
attached dwelling units within RM zoning districts. Each regulation has been satisfied per staff
responses to each item:
a. The allowable density is 24 units per acre.
a At 0.32 acres, a total of 8 dwelling units are allowed. The applicant has proposed 5 units.
b. Each building shall consist of a minimum of two units and a maximum of eight units in each
grouping.
• One building consisting of 3 units and one building consisting of 2 units are proposed.
C. The site must contain 400sf of open space per dwelling unit with a minimum of 200sf of private
open space. The remainder shall be common open space with at least 10% set -aside for
children's play equipment. Common open space must be in one or more pieces, each having a
length and width of at least 25ft.
• Each dwelling depicts 258sf of private ground level terrace and deck for a total of 1,290sf
of private open space.
• 638 sf of common open space is provided between buildings 1 and 2 which includes a set -
aside of 10% for children's play structure within a fenced area. The dimension of the
common open space is 25ft wide and 25.5ft long.
■ As required by FWRC 19.125.060(3) the 20-foot Type III landscaping along Military
Road South can be credited to the common open space requirement at 684 sf.
■ Total common open space is 1,322 sf.
10. Community Design Guidelines —As detailed below, the project embodies site and building design
principles consistent with applicable requirements of the Community Design Guidelines (F)VRC
Chapter 19.115).
a. Crime Prevention Through Environmental Design (CPTED)
• Completed CPTED checklist.
• Direct pathways with main entrance towards the street.
Findings for Process II Site Plan Approval Page 2
Dihn Tuyen Townhomes File #15-103039-00-UP/Dm I.D. 73259
Windows overlook the front of the unit.
Open space in view of habitable rooms.
Landscaping does not obstruct natural surveillance.
b. Pedestrian Circulation and Public Space
• Seating and children's play area provided in designated open space located centrally on
the site.
■ Walkways are provided to connect all the units and run the length of the site in an east -
west direction. The walkway is constructed of colored concrete to differentiate the
walkway from the adjacent driveway.
Lighting — The site lighting will be mounted on the north side of the townhome buildings at the
ground floor, providing illumination for the pedestrian walkway, adjacent driveways and unit
entries. Additional wall -mounted lighting will be provided in the common open space area.
d. District Guidelines — The following is an analysis of how the proposal meets specific RM
zoning district guidelines:
• Common recreational spaces shall be located and arranged so that windows overlook
them.
■ The common open space and tot lot is located between Buildings 1 and 2 where
habitable rooms with windows overlook the play area.
• 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.
■ Each unit has a private outdoor ground floor terrace. This area is separate from the
adjacent units by privacy walls.
■ All new buildings shall appear to have a roof pitch ranging from at least 4:12 to a
maximum of 12:12.
■ Each unit has a roof pitch of 8:12, which is within the range.
• Carports and garages in front yards should be discouraged.
■ No garages or carports are located within the front yard setback.
• Residential design features, including but not limited to entry porches, projecting window
bays, balconies or decks, individual windows (rather than strip windows), offsets and
cascading or stepped roof forms, shall be incorporated into all buildings. Window
openings shall have visible trim material or painted detailing that resembles trim.
= Units include stepped roof forms, recessed unit entries with protective canopies,
projecting bays, exterior decks, individual and varied windows, and various exterior
sidings and finishes to emphasize building form.
11. Perimeter Landscaping — Pursuant to FWRC 19.125.060(3), the applicant is required to provide a
Type III perimeter landscaping screen along the property lines. A 20-foot screen is required along
Military Road South frontage and a 10-foot screen is required along the north, south, and west
property lines.
Findings for Process II Site Plan Approval Page 3
Dihn Tuyen Townhomes File #15-103039-00-UP/Doc. 1.M3259
Landscape Modification Request: The applicant has requested a 25 percent reduction along the
north and south property lines pursuant to modification option FWRC 19.125.100. The modification
is approved as it meets decisional criteria set forth in 19.125.100(3), which requires a combination of
plant materials, berms a minimum of three feet in height, or architectural elements of appropriate
height and scale. The site is very narrow, a reduction in landscaping allows for a 20-foot wide
driveway and walkway. There will be plant material and a 6-foot fence along the property line that is
a sufficient substitute for a three-foot berm.
The landscape buffer along the west property line is also proposed to be modified to allow for
additional back-up room for the garage parking in the adjacent townhome. The modification is
approved as it meets decisional criteria set forth in 19.125.100(6). The landscape buffer adjacent to
the townhome unit has been expanded and the remaining 75 percent of the required landscaping is
relocated in this area. In addition there is a 6-foot fence along the west property line for additional
screening.
12. Tree Retention/Replacement — Pursuant to 19.120.130(1)(b), new uses are required to meet a tree
density requirement of 30 tree units per acre via retention, replacement or supplement. The subject
property's net acreage (minus frontage dedication) is 0.32 acres and therefore would require 10 tree
units.
The landscape plan depicts that replacement trees will be installed within the landscape buffers. A
total of 13.5 tree units will be provided, exceeding the minimum requirement.
13. Transportation Concurrency & Impact Fee— In 2008, Concurrency was submitted for a six -unit
townhome development. The trips generated by the proposed development did not impact key
intersections and therefore the application was "exempt" from further concurrency analysis. The
current project is proposing fewer units and therefore generates fewer trips; no additional
concurrency analysis is required.
The project is subject to a transportation impact fee (TIF). The actual impact fee will be calculated
based on the fee schedule in effect at the time a building pen -nit application is filed and must be paid
prior to permit issuance.
14. Access Management — Vehicle and pedestrian access will be provided via a 26-foot-wide driveway
off Military Road South frontage.
15. Public Improvements — The applicant will construct half -street improvements along the property's
Military Road South frontage. The Type "K" street will require curb/gutter, 6-foot planter strip with
street trees, 8-foot sidewalks, and street lights. The applicant will be required to dedicate 9 feet of
frontage in order to meet Type K street width standards.
16. Stormwater — Drainage components shall conform to the 2009 King County Surface Water Design
Manual (KCSWDM) and City amendments. The preliminary Technical Information Report indicates
Full Drainage Review is required. Final review of the TIR and drainage plans is required in
conjunction with the building permit applications. Basic dispersion of roof and driveway runoff has
been proposed.
17. Fire Protection — Fire apparatus access road is provided as the proposed driveway meets the 20-foot
minimum width and vertical clearances required. There will be two hydrants for this project, one at
Findings for Process II Site Plan Approval Page 4
Dihn Tuyen Townhomes File #15-103039-00-UP/D.G J.D. 73259
the intersection with Military Road South and one internal to the site. A Certificate of Water
Availability will be required when a Building Permit Application is submitted.
18. Water and Sewer — As noted above, a Certificate of Water Availability will be required as part of
the building permit application submittal. The applicant will need to submit to Lakehaven an
application for Certificate of Availability, in addition to a Developer Extension Agreement for
Lakehaven to formally commence the water plan review process. Lakehaven encourages
owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and
sufficiently early in the pre-design/planning phase to avoid delays in overall project development.
19. Garbage & Recycling — As identified in the November 18, 2015, resubmittal response letter, each
dwelling unit will have their own trash can and recycling bins.
20. Building Permit — Prior to site clearing or building construction, the applicant must obtain building
permit approval. This Use Process II site plan approval decision does not grant building permit
approval.
21. School Impact Fee — Per FWRC Chapter 19.95, a school impact fee is required for each dwelling
unit, and must be paid prior to issuance of a building permit. School mitigation fee schedules are
adjusted annually. Please contact the Permit Center at 253-835-2607 or
pennitcenter@cityoffederalway.com for up-to-date fees.
22. Decision Criteria — Staff finds the proposal is consistent with applicable site plan approval criteria
required for Process II as set forth in FWRC 19.60.050. The proposal is consistent with the city's
comprehensive plan; applicable provisions of FWRC Title 19 Zoning and Development Code; public
health, safety, and welfare; and streets and utilities in the area are adequate to serve the anticipated
demand from the proposal. The proposal is consistent with Community Design Guidelines decisional
criteria set forth in FWRC Chapter 19.115.
Final construction drawings will be reviewed for compliance with specific regulations, conditions of
approval, and other applicable city requirements. These findings shall not waive compliance with future
City of Federal Way codes, policies, and standards relating to this development.
Prepared by: Becky Chapel - Associate Planner
Findings for Process II Site Plan Approval
Dihn Tuyen Townhomes
Date: May 26, 2016
Page 5
File # 15-103039-00-UP/oo.. I D. 73259
t
FILE'
December 30, 2015
Jesse Wolfe
2812 Architecture
2812 Colby Avenue
Everett, WA 98201
Jim Ferrell, Mayor
RE: File #15-103039-00-UP; TECHNICAL COMMENT LETTER #2
Dinh -Tuyen Townhomes, 29215 Military Road South, Federal Way
Dear Mr. Wolfe:
The City's Development Review Committee (DRC) has completed the second round of technical review
of the Process II land use application resubmittals received November 18, 2015. The proposal is to
construct five new twnhomes within two buildings. Open space, landscaping, and associated site
improvements are also included.
TECHNICAL COMMENTS
Unless otherwise noted, the following comments provided by staff reviewing your project must be
addressed prior to land use approval. Please -direct questions regarding any of the technical comments to
the appropriate staff representative.
Ann Dower, PW Development Services 253-835-2732 ann.dower(acitvoffederalwa .com &
Erik Preston. PW Traffic, 253-835-2744, ei-ik.preston@,citvoffederalway.com
1. All of the sheets must use the same base map. The parking configuration is different between sheets.
2. Show the right-of-way dedication on the cover sheet.
3. Due to alignment issues with existing and future road improvements on Military Road S, eliminate
the planter strip from the frontage improvements and align the curb and gutter with the existing curb
to the south. 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.
4. Provide a standard commercial driveway cut per City of Federal Way Detail 3-6A rather than curbed
radii.
The 26' drive aisle width should not include the dedicated pedestrian walkway even though it is flush
with the pavement.
33325 8th Avenue South, Federal Way, WA 98003-6325 - (253) 835-7000 - www.cityoffederalway.com
Mr. Wolfe
December 30. 2015
Page 2
6. Traffic Department staff believes the 50-foot-long 26' asphalt drive and 4' pedestrian walkway can
still be achieved if the guest parking can be shifted south and some of the landscaping removed. They
may also be able to add a guest parking space, or at least improve their garbage access by doing this.
7. Remove the note for a "trash 1 recycle 8" CMU Walls w/12' access gate" from the Al. 1 plan.
On the cover sheet, "storm drain facilities" are listed as a public facility. Onsite facilities are privately
owned and maintained. The public right-of-way improvements will be small enough that only
conveyance will be required. Please clarify or remove this note.
9. The TIR will need to include all elements of Full Drainage Review. Since the project is not a single
family residential or agricultural project, it does not qualify for small project drainage review.
10. King County does not keep records of drainage complaints for the City of Federal Way. Please
contact Paul Heller, Engineering Technician, at 253-835-2754 for drainage complaints. Revise the
downstream analysis accordingly.
11. Flow control is required for this project, since it creates more than 2,000 square feet of new or
replaced impervious surface. However, your calculations indicate that Exception #l, page 1-39 (no
more than 0.1 cfs increase in the existing site conditions 100-year peak flow), is applicable. This
would eliminate the need for a flow control facility. However, small Lot BMP Requirements, as
outlined in section 5.2.1.1 of the King County Surface Water Design Manual (KCSWDM), are still
required. Revise the plans and Part D of the TIR.
12. Because the proposed pollution -generating impervious surface is now over 5,000 square feet
(previously it was tinder 5,000 sf), and the value of the proposed improvements exceeds 50% of the
assessed value of the existing site improvements, KCSWDM Section 1.2.8 #5 (p.1-69) under Target
Surfaces applies. Water- quality treatment is required for this project. The Enhanced Basic menu
applies unless the applicant can show that the project meets one of the Exceptions to allow only the
Basic Menu. Revise the plans and TIR accordingly.
The following items in the TIR and plans do not have to be revised at this time, but will be required prior
to approval of the construction plans:
I . A sediment trap is required during construction per the KCSWDM Appendix D, Sections D.3.5 and
D.3.6. If perimeter protection is the only proposed rnethod of treatment, explain how the criteria for
treatment outlined in Section D.3.3 is rnet.
2. Address the KCSWDM Section D.3.9 requiring flow control during construction.
3. Bonding will be required for the project. Revise Section IX of the TIR,
4. Add a streetlight south of the driveway entrance.
5. A separate Right -of -Way permit will be required for utility company work within the public right-of-
way. Boring is strongly recornrnended for any work within Military Road S. If utility work (water
line) requires trenching, additional paving requirements may apply. Please contact the Right -of -Way
permit desk at 253-835-2725 for further information.
I5-103039 Doc I D 71763
Mr. Wolfe
December 30. 2015
Page 3
6. Easements granted to Puget Sound Power and Light Company and Pacific Northwest Bell Telephone
Company must be relinquished as part of the right-of-way dedication. It is the developer's
responsibility to obtain easement relinquishments prior to dedication. This should begin early in the
development process to avoid delays.
Vince Faranda South Ying Fire and Rescue 253-946-7242 vince.faranda outhkin fire.or
• The required fire flow for this project is 2250 gallons per minute. The fire flow can be reduced to 1500
gallons per minute 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 desib ied 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 shall be required for emergency access. This may be done during the plans check or
as the project progresses.
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.
CLOSING
When resubmitting requested information, please provide a written response to each of the above -
referenced items and six copies of corrected full size plans with the enclosed resubmittal form. Pursuant
to FWRC 19.15.050, if an applicant fails to provide additional information to the city within 180 days of
being notified that such information is requested, the application shall be deemed void.
15-1030 39
Doc I D 71763
Mr. Wolfe
December 30, 2015
Page 4
If you have any questions regarding this letter or your development project, please contact me at 253-835-
2641, or becky.chapin@cityoffederalway.com.
Sincerely,
Becky
Assistant anner
enc: Resubmittal Form
c: Ann Dower, Senior Engineering Plans Reviewer
Erik Preston, Senior Traffic Engineer
Vince Faranda, South King Fire & Rescue
15-103039 Doc I.D 71763
M
Mr. Wolfe
December 30, 2015
Page 4
If you have any questions regarding this letter or your development project, please contact me at 253-835-
2641, or becky.chapin@cityoffederalway.com.
Sincerely,
Becky Ch 0�
Assistant . anner
enc: Resubmittal Form
C. Ann Dower, Senior Engineering Plans Reviewer
Erik Preston, Senior Traffic Engineer
Vince Faranda, South King Fire & Rescue
15-103039 Doc LD 7176,
1
RESUBMITTED"' ENT aF CUiVi� UNITY DEVELOPMENT SERVICES
33325 8`1' Avenue South
-� Federal Way, WA 98003-6325
CITY OF �' SIB; `_ °' FEB 18 2016 253-835-2607, Fax 253-835-2609
Federal Way CITY OF FEDERAL WAY Nvww.6t offcdcralwa .corn
CDS
RESUBMITTAL INFORMATION
This completed form MUST accompany all resubmittals.
"Please note. Additional or revised plans or documents for an active project will not be accepted
unless accompanied by this completed form. Mailed resubmittals that do not include this form or that
do not contain the correct number of copies will be returned or discarded. You are encouraged to
submit all items in person and to contact the Permit Counter prior to submitting ifyou are not sure
about the number of copies required. **
ANY r!,'.ANI 13ES TO D,, 7A L MSNGS MUST DE CL DUDE,.
Project Number:
Project Name:
Project Address:
Project Contact:
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RESUBMITTED ITEMS:
Phone:
IF OT LxpieS ""
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** Always submit the same number of copies as required for your initial application.
Resubmittal Requested by: Letter Dated: ! 1.
(5t�ember)
OFFICE USE ON Y
RESUB A' Z Distribution Date � � (� BY, 21E
Dept/Div
Name
#
Description
Building.
Planning
PW
Fire
Other
Bulletin #129 —January], 2011 Page 1 of I k:\I-Iandouts\Resubmittal Information
r' 3
February 16th, 2016
Becky Chaplin
Re: File #15-103039-00-UP; Technical Comment Letter
Dinh Tuyen Townhomes
29215 Military RD. S.
Federal Way, WA 98003
This letter is intended as a response to the Technical Comment Letter dated December
30t", 2015. All responses are in the order received on the letter, and categorized by the
City department and Project Reviewer of the corresponding City Department.
Ann Dower, PW Development Services:
1) All drawings have been coordinated to share the same updated base map.
2) The Right of Way dedication is now shown on the general cover sheet as well as
Civil Drawing 1 of 4
3) A tapper has been added to the North side of frontage improvements
4) All plans have been revised to reflect city drive way cut requirements per Detail
3-6A.
5) The first 50'-0" of the drive aisles has been adjusted to reflect the city
requirements. See DWG. A1.1 for clarification.
6) See response above.
7) Note has been removed from drawing.
8) Note has been removed from cover sheet.
9) TIR revised to address all minimum requirements and special requiremeer ITTED
i , !.1 t 4
10) Report updated with information from City of Federal Way.
FEB 18 2016
11) Report has been updated, specifically part B & D of section IV. ,-� �, OF FEDERAL WAY
r CDS
2812 Colby Avenue Everett WA 98201
P (425)252-2153 F (425)742-8130 www.2812architecture.com
7
12) Water quality will be provided with a storm filter CB.
Vince Faranda, South King Fire and Rescue:
® A certificate of water availability will be provided as soon as it is available.
m Two hydrants have been included in the design for this project. One at the
intersection with Military Road South and one internal to the site.
All portions of the exterior of the buildings are within a 150-foot length (measured
around the perimeter of the buildings) from a fire truck located adjacent to the
proposed hydrant on -site.
® The access serving this project maintains a 20-foot minimum width with vertical
clearances far in excess of 13.5-feet, the final design will be able to handle a
75,000 Ibs fire truck load with all-weather driving surface. No turns internal to the
site are proposed and the access grades proposed are less than 5%.
49 Fire lanes will be marked as such with either site signage or lane paint.
9 This comment is addressed in responses above.
This comment is addressed in responses above.
Per comment letter the remaining comments have been noted and will be
addressed at a later date.
If you have any questions please call me at 425.252.2153
Sincerely,
Jesse Wolfe
2812 Architecture
2812 Colby Avenue Everett WA 98201
P (425)252-2153 F (425)742-8130 www.2812architecture.com
f
O'ER vASL 8U'
c
c
m �
DATE: 12/15/15
TO: Becky Chapin
FROM: Ann ❑ow nd Erik Preston
SUBJECT: DINH -TUYEN TOWNHOMES - (15-103039-00-UP)
29215 MILITARY RD S; Public Works and Traffic Review
MEMORANDUM
Public Works Department
Plans and Technical Information Report dated 11/18/15 have been reviewed. Prior to approval, the
following items must be addressed:
1. All of the sheets must use the same base map. The parking configuration is different between
sheets.
2. Show the right-of-way dedication on the cover sheet.
3. Due to alignment issues with existing and future road improvements on Military Road S, eliminate
the planter strip from the frontage improvements and align the curb and gutter with the existing
curb to the south. 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.
4. Provide a standard commercial driveway cut per City of Federal Way Detail 3-6A rather than
curbed radii.
5. The 26' drive aisle width should not include the dedicated pedestrian walkwa even though it is
flush with the pavement.
6. Traffic Department staff believes the 50-foot long 26' asphalt drive and 4' pedestrian walkway
can still be achieved if the guest parking can be shifted south and some of the landscaping
removed. They may also be able to add a guest parking space, or at least improve their garbage
access by doing this.
7. Remove the note for a `trash 1 recycle 8" CMU Walls w/12' access gate" from the A1.1 plan.
8. On the cover sheet, "storm drain facilities" are listed as a public facility. Onsite facilities are
privately owned and maintained. The public right-of-way improvements will be small enough
that only conveyance will be required. Please clarify or remove this note.
9. The TIR will need to include all elements of Full Drainage Review. Since the project is not a
single family residential or agricultural project, it does not qualify for small project drainage
review.
10. King County does not keep records of drainage complaints for the City of Federal Way. Please
contact Paul Heller, Engineering Technician, at 253-835-2754 for drainage complaints. Revise
the downstream analysis accordingly.
11. Flow control is required for this project, since it creates more than 2,000 square feet of new or
replaced impervious surface. However, your calculations indicate that Exception #1, page 1-39
(no more than 0.1 cfs increase in the existing site conditions 100-year peak flow), is applicable.
This would eliminate Ln need for a flow control facility. However, small Lot BMP Requirements,
as outlined in section 5.2.1.1 of the King County Surface Water Design Manual (KCSWDM), are
still required. Revise the plans and Part D of the TIR.
12. Because the proposed pollution -generating impervious surface is now over 5,000 square feet
(previously it was under 5,000 sf), and the value of the proposed improvements exceeds 50% of
the assessed value of the existing site improvements, KCSWDM Section 1.2.8 #5 (p.1-69) under
Target Surfaces applies. Water quality treatment is required for this project. The Enhanced
Basic menu applies unless the applicant can show that the project meets one of the Exceptions to
allow only the Basic Menu. Revise the plans and TIR accordingly.
The following items in the TIR and plans do not have to be revised at this time, but will be required prior
to approval of the construction plans:
1. A sediment trap is required during construction per the KCSWDM Appendix D, Sections D.3.5 and
D.3.6. If perimeter protection is the only proposed method of treatment, explain how the criteria
for treatment outlined in Section D.3.3 is met.
2. Address the KCSWDM Section D.3.9 requiring flow control during construction.
3. Bonding will be required for the project. Revise Section IX of the TIR.
4. Add a streetlight south of the driveway entrance.
5. A separate Right -of -Way permit will be required for utility company work within the public right-
of-way. Boring is strongly recommended for any work within Military Road S. If utility work
(water line) requires trenching, additional paving requirements may apply. Please contact the
Right -of -Way permit desk at 253-835-2725 for further information.
6. Easements granted to Puget Sound Power and Light Company and Pacific Northwest Bell
Telephone Company must be relinquished as part of the right-of-way dedication. It is the
developer's responsibility to obtain easement relinquishments prior to dedication. This should
begin early in the development process to avoid delays.
c� DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
_ NOV1 � 2oi5 Federal 33325 81h Avenue South
_.. Way, WA 98003-6325
CITY OF 253-835-2607; Fax 253-835-2609
F a �� cmq1 1IDDcRAL WAY &MM ityffederahvay.coln
y
RESUBMITTAL INFORMATION
This completed form MUST accompany all resubmittals.
*'"P/ease note • Additional or re vised plans or documents for an active project will not be accepted
unless accompanied by this completed form. Mailed resubmittals that do not include this form or that
do not contain the correct number of copies will be returned or discarded. You are encouraged to
submit all items in person and to contact the Permit Counterpnor to submitting ifyou are not sure
about the number of copies required *'F
ANY CHANGES TO DRAWINGS MUST BE CLOUDED.
Project Number: 1 6- 1 0"Z) 0, n 17- A a -(-) F
Project Name: VwN " TU', r^N 'Tuw'r 41-10l~NCS
Project Address:
Project Contact:
RESUBMITTED ITEMS:
Phone:
# of Copies **
Detailed Description of Item
tl1�c 5tZ J'L NS
6
► t R � �a
" Always submit the same number of copies as required toryour initial application. --
Resubmittal Requested by: 11'4Letter Dated: l l3 1201,-
Member)
OFFICE IlWOJVI-Y
RESUB #. Distrlbutlan Date. A I y BY.- C�b
Dept/Div
Name
#
Description
Building
Plannin
es anst
PW
Fire
Other
t+f t,'L
Bulletin #129 -- January 1, 2011 Page i of I k:\Handouts\Resubmittal Information
aESUB 's i 4 i ED
October 15th, 2015
Becky Chaplin
Re: File #15-103039-00-UP;
Dinh Tuyen Townhomes
29215 Military RD. S.
Federal Way, WA 98003
Nov 18 20'15
CITY OF ERAI- WAY
CDs
Technical Comment Letter
This letter is intended as a response to the Technical Comment Letter dated August
13t", 2015. All responses are in the order received on the letter, and categorized by the
City department and Project Reviewer of the corresponding City Department.
Becky Chaplin, CD Planning:
The drive aisle is not just 20'-0" The first 50'-0" of the drive aisle have been
expanded to 26'-0" to meet city standards. The remaining drive aisle is 24'-0"
wide per city standard. The drive aisle consists of a 20'-0" wide asphalt plus an
additional 4'-0" concrete path that is flush with the asphalt section. The
combination of these 2 features creates a drive aisle that meets city standards.
See comment above. The proposed aisle for the first 50'-0" of the drive aisle has
been updated to 26'-0". This includes the section adjacent to the parking stalls.
This change creates a drive aisle that complies with city standards.
Erik Preston, PW Traffic:
The proposed drive aisles have been expanded to 26'-0" for the first 50'-0" of the
drive aisle. See DWG. A1.1
Ann Dower, PW Development Services:
• The Group trash enclosure has been removed. Private trash areas have been
provided within the unit.
2812 Colby Avenue Everett WA 98201
P (425)252-2153 F (425)742-8130 www.2812architecture.com
• The new site plan reduced the total amount of impervious surfaces proposed on
the site to less than 10,000 sf. Therefore, the King County Figure 1.1.2.A was
revisited and it was determined that this project is only required to provide Core
Requirements 1,2,4,5,6,7 & Special Requirement 4.
Therefore, flow control is no longer required and the drainage report has been
revised to reflect this. In addition, the comment about providing BMPs for 2,037
sf of new impervious goes away since that is part of the flow control standards.
■ Easements have been added to site plan A1.1. Dedication documentation will be
handled by the developer.
Y Road Cross Section added to sheet 3.
• Streetlights and Street trees now shown on site plan dwg. A1.1.
Brian Asbury, Lakehaven Utility:
■ Water will be requested by contractor once they have been determined.
Per comment letter the remaining comments will be addressed at a later date.
If you have any questions please call me at 425.252.2153
Sincerely,
Jesse Wolfe
2812 Architecture
2812 Colby Avenue
P (425)252-2153 F (425)742-8130
Everett WA 98201
www.2812architecture.com
FILE.
August 13, 2015
Jesse Wolfe
2812 Architecture
2812 Colby Ave
Everett, WA 98201
Je6,era
2SIP
Jim Ferrell, Mayor
RE: File #15-103039-00-UP; TECHNICAL COMMENT LETTER
Dinh -Tuyen Townhomes, 29215 Military Road South, Federal Way
Dear Mr. Wolfe:
City staff has completed review of your Process II Master Land Use (MLU) application for the proposed
Dinh-Tuyen Townhomes development. Site improvements submitted with the June 23, 2015, MLU
application include construction of five new townhomes within two building. Open space, landscaping,
and associate site improvements are also included. The application was deemed complete at submittal.
TECHNICAL COMMENTS
Unless otherwise noted, the following comments provided by staff reviewing your project must be
addressed prior to land use approval. Please direct questions regarding any of the technical comments to
the appropriate staff representative.
Becky Cha in CD Planning, 253-835-2641 beck .cha in ci offederalwa .cone
• The 20-foot-wide drive aisle does not meet the drive aisle requirements of the parking lot design
criteria (enclosed) and must be widened to meet these standards.
• Please depict the row width of the two surface parking stalls. The -row width must meet the
parking stall size requirements of the parking lot design criteria.
Erik Preston PW Traffic 253-835-2744 erik. reston(a-)citvoffederalwa .coin
■ The driveway is too narrow and should be widened to 26 feet for the first 50 feet from the
traveled way.
Ann Dower PW Development Services 253-835-2732 ana.dower .citvoffederal-tvay.corn
• The proposed trash and recycling enclosure will require trucks to exit the site by backing onto
Military Road, which is a safety hazard. Since there is no safe alternative, individual curbside
33325 8th Avenue South, Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com
Mr•'WOife ~
-:` f,"Augugr 13, 2A5
Page 2
recycling and trash service will be provided instead. The developer is required to keep the internal
collection areas as shown on the site plan, Al.1, but may remove the group trash and recycling
enclosure.
■ The TIR states that small site BMP's are not required because the difference between
predeveloped and developed conditions is 0.105 cfs (for the 100 year storm). I am unaware of
how that applies to BMP's. Please cite where this is referenced in the 2009 King County Surface
Water Design Manual (KCSWDM). Otherwise, provide a BMP for at least 2,037 square feet of
impervious area, per section 5.2.1.1 of the KCSWDM. The 0.1 cfs difference can be an exception
for requiring a flow control facility (the vault), per KCSWDM 1.2.13. Exceptions (2). If the cfs
difference can be reduced below 0.1 cfs through the use of BMP's, then a vault may not be
necessary.
■ Show existing and proposed easements. Do not grant new easements within the right-of-way
dedication area. Existing easements within the dedication area must be relinquished. It is the
developer's responsibility to obtain and record the relinquishments.
■ Provide a roadway cross section showing the improvements on Military Road S.
■ Show streetlights and street trees on the site plan.
The following issues do not need to be addressed until the construction drawings are submitted, but are
included for informational purposes.
Minimum orifice diameter is 0.25", per KCSWDM 5.4.3.1. The vault will need to be redesigned.
■ Section D.3.6 of the KCSWDM requires a sediment trap during construction. Section D.3.9
requires detention of the 10-year storm during constriction. The TESC plan will need to be
revised.
■ Contrary to the statement in the TIR, a bond will be required prior to construction.
Brian Asburv. Lakehaven Utility District 253-946-5407 BAsbu lakehaven.or
• No application submitted to Lakehaven for either Developer Pre -Design or Developer Extension
Agreement (new onsite hydrant/main). This construction will require crossing of Military Rd S
(existing water main on eastern side of ROW). Open -cut will presumably be requested by
Developer/Contractor (if allowed), otherwise trenchless/bore construction will be employed as
necessary to avoid asphalt pavement cuts, concrete under -panel cuts &/or to reduce traffic impacts.
CLOSING
When resubmitting requested information, please provide a written response to each of the above -
referenced items and six copies of corrected full size plans with the enclosed resubmittal form. Pursuant
to FWRC 19.15.050, if an applicant fails to provide additional information to the city within 180 days of
being notified that such information is requested, the application shall be deemed void.
15-103039
Doc I D. 70337
4 ' i
Mr Wolfe
August 13, 2015
Page 3
If you have any questions regarding this letter or your development project, please contact me at 253-835-
2641, or becky.chapin@cityoffederalway.com.
Sincerely,
Be"Cha
AAFCI\-
Assistant Planner
enc: Parking Lot Design Criteria Handout
Resubmittal Form
Ann Dower, Senior Engineering Plans Reviewer
Erik Preston, Senior Traffic Engineer
Brian Asbury, Lakehaven Utility District
15-103039
Doc. I.D. 70337
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: July 2, 2015
TO: E.J. Walsh, Development Services Manager
Rob Van Orsow, Solid Waste/Recycling Coordinator
Rick Perez, City Traffic Engineer
Scott Sproul, Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
Tanya Noscimento, Federal Way School District
FROM: Becky Chapin
FOR DRCMTG. ON. Application is complete at intake. Please email any technical comments.
becky.chapin@cityoffederalway.com
FILE NUMBER(s): 15-103039-00-UP
RELATED FILE NOS.: 12-103452-00-PC
PROJECT NAME: DINH TUYEN Townhomes
PROJECT ADDRESS: 29215 Military Road South
ZONING DISTRICT.- RM 1800
PROJECT DESCRIPTION: Construct (2) new town home buildings with (5) units. Building 1 is 3,146 square
feet and building 2 is 4,719 square feet.
LAND USE PERMITS: Process II
PROJECT CONTACT: Jesse Wolfe
2812 Architecture
2812 Colby Ave
Everett, WA 98208
MATERIALS SUBMITTED:
• Master Land Use Application
■ Project Narrative
■ Title Report
■ Exterior Elevations
• T1R
• Site, Civil, Architectural, and Landscape Plans
CITY OF
Federal Way
APPLICATION NO(S)
Project Name
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
11; 1nzn-4q-t)0 UP.T1
DIHN TUYEN TOWNHOMES
Property Address/Location 29215 Military Road S.
Parcel Number(s)
042104-9128
JUN 23 2015
Date CITY OF FEDE=AL WAY
CDS
Project Description Construction of 2 new town home buildings with a total of 5 units. Building 1 is 3,146 sf, and
building 2 is 4,719sf
PLEASE PRIf4'1'
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)
X 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
RM 1800 Zoning Designation
__dF Comprehensive Plan Designation
0 Value of Existing Improvements
1.9 Mil Value of Proposed Improvements
International Building Code (IBC):
R-2 Occupancy Type
TvnP-V Construction Type
n
Applicant
Name: 2812 Architecture- Jesse Wolfe
Address:2812 Colb Ave.
City/State:Everett, WA
Zip:98208
Phone: (425)478-9978
Fax:
Email:Jesse 1 2architectu re. cq�
Signature:��
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name -Andy Tran
Address:915 SW 122nd St.
City/State: Burien, WA
zip:98146
Phone:
Fax:
Email: Tra ndevelo
ment@yahoo.com
Signature:
Bulletin #003 — January 1, 2011 Page I of 1 k:\Handouts\ivlaster Land Use Application
T
February 11, 2015
City of Federal Way
Department of Community Development Services
33325 8'h Avenue South
Federal Way, Washington 98003-6325
Re: Dihn Tuyen Townhomes
29215 Military Road South
Federal Way, Washington 98003
Land Use Project Narrative
Project Tracking Number: 12-103452-00-PC
Tax Account File Number: 0424049128
On behalf of our client, Mr. Andy Tran, we would like to submit the following project narrative for the
Master Land Use application, including land use, site design and building design review topics. This letter
includes a narrative of the proposed scope of work for the project, descriptions of how the proposed site
and building design address the specific requirements of the city design guidelines and applicable
sections of the Federal Way Revised Code; and, responses to the issues noted in the pre -application
conference summary letter, dated 09.05.12. The initial sections of this narrative discuss the site and unit /
building design criteria and goals, followed by more detailed notes regarding specific land use and
building design requirements.
Project Narrative — Site Design:
The proposed project consists of five townhome units arranged in two buildings along the south side of
the project site. The site has been configured with the access driveway along the northern side of the
property, with the townhomes arranged in a linear fashion along the southern side. Building A consists of
two townhome units with guest parking located to the east and public open space to the tr,��lilding B
61�1 LT
consists of three townhome units, located to the west of the public open space.
JUN 2 3 2015
CITY OF FEDERAL WAY
rrzr
2812 Colby Avenue Everett WA 98201
P (425)252-2153 F (425)742-8130 vwvw.2812architecture.com
The townhome units are comprised of a ground level enclosed parking garage, containing two parking
spaces for the unit, a main floor level above containing the main living, dining and kitchen spaces; and, an
upper level containing the bedrooms and baths. The proposed units are 26 feet wide and 25.5 feet in
depth and consist of a total of 1130 square feet of living space and 443 square feet of garage / storage
space. The site contains a minimal slope upwards to the west; consequently, each townhome unit has
been designed to step with the existing topography to minimize the need for grade disruption and to
provide modulation of the roof lines for each building. Please see the Project Narrative — Townhome
Design section below for additional notes regarding the design of the units and buildings.
The site was designed to align the townhomes in a linear, row -house configuration along the south
property line, to provide sunlight access to the private outdoor spaces and to the living room and master
bedroom areas. The two buildings are configured with two units in Building A and three units in Building
B, with the common open space area between the buildings. By locating the common open space
between the two buildings, the overall facade length of the units is reduced, the common open space is
centrally located, providing convenient access for the unit occupants; and, allows visual oversight of the
open space duetounit windows located on the east a..nd_wesi sides. Additionally, the unit entries of
the adjacent townhomes are at the northeast and northwest corners of the open space, thus providing
additional oversight. The open space is proposed to be enclosed for safety on the north side with a low
landscape fence with access gate, on the south side by a landscape fence, on the east and west sides by
the unit exterior walls.
The driveway for the project is proposed to be 20 feet wide and is located adjacent to the north landscape
buffer, providing parking and fire access to each townhome unit. The west end includes an extended
segment to facilitate backing of vehicles from Unit B3, please see the Land Use I Site and Building Design
section below regarding the proposed landscape buffer width modification in this area.
A pedestrian walkway is proposed to be located to the south of the driveway and adjacent to the
townhome units. The walkway is intended to provide access from the sidewalk located in the right-of-way,
as well as access between the units, the public open space, guest parking, and the trash / recycling
enclosure. The path is intended to be constructed from colored and scored concrete, to visually define it
from the asphalt driveway, as noted in FWRC 19.115.050(4). Additionally, special paving is also proposed
to clearly delineate the individual unit entries as well as the entry to the common open space area. By
locating the access pathway adjacent to the townhome units, pedestrians will not need to cross the
driveway, the adjacent unit entries and windows will assist with visual surveillance of the site; and,
building mounted lighting will illuminate the pathway at night for safety, without causing excessive light
levels within the unit living spaces or onto the adjacent property to the north.
2812 Colby Avenue Everett WA 98201
P (425)252-2153 F (425)742-8130 www.2812architecture.com
Parking for the unit occupants is provided in the enclosed two -car garage within each unit. Additionally,
two guest parking stalls are provided per the pre -application conference summary letter, dated 09.05.12.
The guest parking has been located to the east of Building A, so that is easily identified and accessed by
visitors to the site; and, to provide a buffer between the trash / recycle enclosure and Unit Al. Interior
parking lot landscaping has been provided on the west and south sides of the guest parking, please see
the specifics noted in the Land Use I Site and Building Design section below.
The trash and recycle enclosure is proposed to be located to the east of the guest parking, to provide
easy access for the service provider as well as access to the unit occupants via the pedestrian pathway.
Additionally, space has been allocated within each townhome unit for private trash and recycle collection.
Please see the more detailed notes regarding the specifics of the proposed site design requirements in
the Land Use I Site and Building Design section below.
Project Narrative — Townhome Design:
The proposed project consists of five, two -bedroom townhome units arranged in two buildings. On the
ground level, each unit has a separate, private entry accessed via the site pedestrian path, as well as
internally directly from the adjacent two -car garage. Within each garage is a storage recess to facilitate
trash and recycle collection. A private terrace on grade is located on the south side of each unit, which is
separated from the adjacent units by privacy walls on the east and west and by the landscape buffer to
the south. The main and upper levels contain the main living spaces and bedrooms, with windows on the
north and south sides for natural light and for visual surveillance of the site. An exterior deck is also
provided adjacent to the living room to provide additional private open space for each individual unit.
Due to the narrow width of the site, the building design was inspired by a traditional row -house
configuration to create a feeling of community, while simultaneously giving each unit a unique identity.
Each townhome unit steps slightly with the grade, to facilitate the natural topography of the site, while
also allowing for modulation of the roof forms. The orientation of each unit has also been adjusted to
provide privacy between adjacent units as well as to avoid repetition in each of the building's facades.
The result is a gradual stepping of the building elements including roof forms, projecting bays, windows,
siding and trim. The ground level of each building is comprised of a distinct base element to provide a
visual connection to the site. This level will be sheathed in painted horizontal siding, to emphasis the
linear nature of the connection to the site. The main and upper levels of each building comprise the
middle section of the composition, separated from the base level by a horizontal trim band. This middle
section utilizes vertical board and bait siding in a lighter paint color, emphasizing the vertical nature of the
row house. A projecting bay is also included at the north and south sides of each unit to modulate the
building facade and provide additional living space with each unit. These bays are clad in panel and batt
2812 Colby Avenue Everett WA 98201
P (425)252-2153 F (425)742-8130 www.2812architecture.com
siding, painted with an accent color, to help provide modulation. Each bay has a gable roof oriented
perpendicular to the main roof, providing additional facade modulation and character.
Each unit entry is slightly recessed to provide a distinct entry and a sheltered area, with a canopy above
for weather protection. Windows are provided at the north and south sides of each unit to bring natural
light and ventilation into the main living spaces on each level; and, provide oversight of the adjacent
portions of the site for security. Additional windows on the east and west sides of the end units provide
visual oversight of the adjacent public open space and guest parking areas.
Please see additional specific notes as they relate to the community design guidelines in the Land Use
Site and Building Design section below.
Land Use I Site and Building Design:
Zoning — FWRC 19.205.010, Note 1: The project is located within the RM 1.8, Multi -Family zone, with
townhomes permitted subject to the regulations in FWRC as attached dwelling units, at a density of 24
units per acre. The site consists of 14,496 square feet total, minus the required 9 foot wide right-of-way
dedication (noted below) of 602 square feet, resulting in a total site area of 13,894 square feet. This
results in an allowable density of 8 units; consequently, the proposed 5 units are within the density
allowed per FWRC 19.205.010.
Yards — FWRC 19.205.010: Required yards per the Use Zone Chart are 20 foot front setback and 5 foot
side and rear yard setbacks. However, other land use requirements determine the proposed building
setbacks, including landscape buffer requirements and right-of-way improvements, which are discussed
in further detail below.
Right -of -Way Improvements I Dedication — FWRC 19.135.210: Based on the designation of Military Road
South as a Principal Arterial, Type "K" Street, a 78 foot right-of-way is required, resulting in a 9 foot right-
of-way dedication requirement for this project. The 9 foot dedication is depicted on the site plan, as well
as the assumed symmetrical cross section roadway width of 44 feet (including curb and gutter), the 6 foot
wide planter strip and 8 foot wide sidewalk.
Landscape Buffers — FWRC 19.125.060 (3)(a) & (3)(c): A 20 foot wide Type III perimeter landscape buffer
is required along the east property line (Military Road South); and, 10 foot wide Type III perimeter
landscape buffers are required along the north, south and west property lines. The project proposes to
comply with the landscape buffer requirements as follows:
1. East Property Line (Military Road South): The required 20 foot wide landscape buffer will be provided
and is depicted on the site plan per FWRC 19.125.060(3)(a).
2812 Colby Avenue Everett WA 98201
P (425)252-2153 F (425)742-8130 www.2812architecture.com
2. North and South Property Lines: The required 10 foot wide landscape buffer is proposed to be
modified according to the option outlined in FWRC 19.125.100(6). Due to the narrow width of the site,
the allowable 25% reduction in landscape area will allow for a 20 foot wide driveway (minimum
allowed for fire access), a 4 foot wide pedestrian site access walkway, a 20 foot deep garage for the
dwelling units (minimum practical depth); and, a 5.5 foot wide outdoor living space on grade for the
unit occupants. At the south property line, the adjacent property is zoned RM 1.8; and, at the north
property line, the adjacent property is zoned BN. Consequently, the adjacent abutting properties are
of the same or more intensive land use zoning, as required by subsection (6) for the 25% landscape
buffer area reduction. Additionally, the proposed townhome units do not overhang into the proposed
7.5 foot landscape buffers. Please see the site plan for the associated area calculations for the
proposed buffer reduction.
3. West Property Line: The required 10 foot wide landscape buffer is also proposed to be modified
according to the options in FWRC 19.125.100(5) and (6). The adjacent property to the west is zoned
RM1.8; and thus, is of the same land use intensity as the project site. Consequently, the west
landscape buffer area is proposed to be reduced by 25%, per subsection (6). Additionally, the
resulting landscape buffer area is proposed to be averaged per subsection (5). The resulting buffer
provides for the minimum 50% reduced buffer width of 5 feet; and, the southwest portion of the buffer,
adjacent to the townhome unit has been expanded. This proposal will allow for additional back-up
room for the garage parking in the adjacent townhouse unit B3, as well as provide additional
landscape buffer between the proposed new townhouse unit B3 and the existing apartment building
on the adjacent property. Please see the site plan for the area calculations for the proposed buffer
reduction and averaging.
Open Space — FWRC 19.205.010, Note 6: 400 square feet of open space per unit is required per Note 6,
resulting in a total of 2000 square feet required for the proposed project. 200 square feet per unit is
required for private open space; and, the balance provided in common open space. Additionally, as the
proposed project contains more than 4 units, the common open space is required to have a length and
width of 25 feet minimum for each dimension.
1. Public Open Space: The proposed public open space consists of a centrally located open space /
children's play area and the landscape buffer along the east property line. The centrally located open
space is 25 feet wide and 25.5 feet in depth, as per the minimum open space dimension requirement.
Additionally, the southern portion of the open space is proposed to include children's play equipment
in excess of the minimum 10% area required.
2. Private Open Space: 258 square feet of private open space is proposed for each townhome unit,
comprised of a ground level terrace and main level deck, accessed via the main living space, which
exceeds the minimum 200 square foot per unit requirement.
2812 Colby Avenue Everett WA 98201
P (425)252-2153 F (425)742-8130 www.2812architecture.com
3. Total Open Space: The resulting proposed open space area is 2,612 square feet, which exceeds the
minimum 2000 square foot requirement. Please see the site plan for the area calculations for the
open space requirement.
Guest Parking — FWRC 19.130.020(2): Two guest parking spaces have been provided as noted in the
pre -application conference summary letter, dated 09.05.12; and, parking lot landscaping per FWRC
19.125.070 has also been provided. The pre -application conference letter notes that 20 square feet of
interior lot landscaping is required; however, subsection (a)(ii) notes a 15 square foot requirement for
residential projects. 123 square feet of Type IV interior landscaping is proposed, exceeding the 30 square
foot total requirement, please see the site plan for the area calculation.
Trash I Recycle Enclosure — FWRC 19.125.150: As noted above, each townhome unit contains a
recessed area within the garage for the collection of individual trash and recycling. A common trash
recycle enclosure is proposed at the east side of the property, to provide access for the service provider.
Each unit is connected to the common trash enclosure by the main pedestrian pathway, which leads to a
separate entrance gate to the enclosure. The enclosure footprint is 224 square feet, with an interior space
of 193 square feet; and, the main access gates have been angled to facilitate servicing from the driveway.
The walls of the enclosure are proposed to be solid and screened on the east by the 20' wide landscape
buffer and on the south by the proposed perimeter landscape buffer per FWRC 19.125.040 (4) and (5).
Community Design Guidelines — FWRC 19.115.050 Site Design:
1. Pedestrian Amenities — Sections (1)(b) & (c): A public open space is located centrally on the site, to
provide easy access from the townhome units. The open space is accessed via the main site
walkway, which runs the length of the site in an east -west direction. The open space consists of a
children's play area, an open terrace with benches and adjacent landscaping. Due to the central
location, the open space is easily recognized and accessed from each unit via the adjacent walkway.
The open space is enclosed on the east and west, with unit windows overlooking for security; and, is
open on the north and south sides to allow natural sunlight and views to the perimeter landscaping.
2. Design Continuity — Section (1)(d): The design of the townhome buildings uses similar architectural
elements of roof forms, projecting bays, windows, siding and trim for continuity between each
townhome and each building. Siding materials and colors are used to emphasize the different
elements of the buildings and will be consistent throughout the project.
3. Natural Surveillance — Section (1)(e): All public areas of the site are located to be highly visible and
are subject to visual surveillance. The trash / recycle enclosure and guest parking are located near
the entrance to the site; and, windows in the townhome adjacent provide oversight. The main
driveway is visible from the majority of the site and from the townhome interiors via windows and the
main unit entries. The public open space is visible from the driveway and pedestrian walkway to the
north; and, from the townhome units located on either side.
2812 Colby Avenue Everett WA 98201
P (425)252-2153 F (425)742-8130 www.2812architecture.com
4. Ownership Reflection — Section (1)(g): Each of the townhome units has an individual entry, which has
been slightly recessed for weather protection and to provide a small space for personalization of the
entry. Special paving is proposed at each entry as well, to distinguish each entry. A low fence is
proposed at the common open space, for protection and to add character to the area. A perimeter
security fence is also proposed at the north, south and west property lines to provide protection for
the site and for the individual outdoor terraces on the south side of each of the townhome units.
5. Pedestrian Pathways - Section (4)(a), (b) & (c): As noted above, a centrally located pedestrian
walkway provides the main circulation path from the public right-of-way though the site. The
pedestrian walkway connects the individual townhome units to the common site features of public
open space, guest parking and trash / recycle enclosure; and, continues to the public sidewalk. The
walkway is intended to be constructed of colored concrete, to differentiate the walkway from the
adjacent asphalt driveway. Additionally, special paving is proposed at the entries to each townhome
unit and the common open space.
6. Outdoor Furniture — Section (4)(e): Site benches and outdoor lighting are proposed at the common
open space; and, the pedestrian walkway will be lit along its length by adjacent building lights at the
townhome unit entries and between garage doors.
7. Site Lighting — Section (7)(a): The majority of the site lighting will be located along the central
pedestrian walkway, which will provide illumination for the walkway, adjacent driveway and the unit
entries. Consequently, the site lighting will be sufficient for those areas that require illumination for
safety; but, will not spill onto adjacent properties. _
rJ
Community Design Guidelines — FWRC 19.115.090 Section (4)(c) District Guidelines:
1. Light Fixtures — Section (1)(j): As noted above, the site lighting will be mounted on the north side of
the townhome buildings at the ground floor, providing illumination for the pedestrian walkway, the
adjacent driveway and the unit entries.
2. Common Open Spaces — Section (1)(1): The proposed common open space is located between the
two townhome buildings, with windows from the adjacent townhome units A2 and B1 providing
oversight.
3. Private Outdoor Spaces — Section (1)(m): Each townhome unit has a private outdoor space on the
ground level, which is separated from the adjacent units by privacy walls and the perimeter landscape
buffer.
4. Roof Pitch — Section (1)(n): The proposed roof pitch is 8:12, which is within the 4:12 to 12:12 range
required.
5. Garages — Section (1)(o): No garages or carports are proposed within the front yard setback.
6. Design Features — Section (1)(r): Residential design features that have been incorporated into the
design of the townhome buildings and units include stepped roof forms, recessed unit entries with
protective canopies above, projecting bays, upper level exterior decks, individual and varied window
2812 Colby Avenue Everett WA 98201
P (425)252-2153 F (425)742-8130 www.2812architecture.com
shapes, varied siding materials and colors to emphasize building forms, and window, door and siding
trim.
Crime Prevention Through Environmental Design — FWRC 19.115.010(2):
Section 1.0 Natural Surveillance
1.1 Blind Corners: The pedestrian walkway runs straight through the site and is visible from the adjacent
units, the driveway, the common open space and the right-of-way.
1.2 Site and Building Layout: The main townhome entrances are oriented towards the access driveway
and are visible from the right-of-way. Windows from the main entry, kitchen, dining room, master bath
and second bedroom overlook the front of the unit, adjacent pedestrian walkway and the driveway.
Multiple windows on the north and south sides of the units (and east and west sides of the end units)
provide oversight of the adjacent areas while protecting privacy. The guest parking area is located off
the main pedestrian walkway and is visible from the walkway, the driveway and windows in the
adjacent townhome unit. The common open space is clearly designated and accessed via the main
pedestrian walkway; and, is visible from the walkway, the driveway and from windows in the adjacent
units.
1.3 Common Open Space: Windows in the adjacent townhome units overlook the common open space,
which is also visible from the adjacent pedestrian walkway and from the driveway. The unit entries for
the adjacent townhomes are located at the northeast and southeast corners of the common open
space for further oversight. The trash / recycle enclosure is fully screened; however, it is located at
the main entrance to the project and is visible from the driveway, guest parking area, and the
adjacent townhome unit to the west.
1.4 Entrances: The townhome entries are slightly recessed to allow visitors to stand out of the walking
path and out of the weather; however, the entries are clearly visible from the adjacent walkway and
driveway, prior to entering.
1.5 Fencing: Security fencing is proposed at the north, south and west property lines. The proposed
fence at the north side of the common open space is intended to be 42" high with an open design to
allow visibility in both directions, while also providing safety so that children can be within a protected
enclosure.
1.6 Landscaping: Please see the proposed landscape plan for details of tree, shrub and groundcover
spacing and sizing, to maintain visibility around the common open space, guest parking area and
trash / recycle enclosure. The townhouse unit entries are fully visible.
1.7 Exterior Lighting: As noted above, the majority of the site lighting will be building wall mounted lights
along the main pedestrian walkway, which forms the circulation spine for the project. These lights will
provide illumination for the walkway, unit entries, garage entries and along the length of the driveway.
Additional wall mounted lighting will be provided in the common open space and in the trash / recycle
enclosure. Elevated light fixtures are not proposed for this project. The pedestrian walkway will
constitute the "safe route" as it represents the sole path for pedestrians to traverse the site.
2812 Colby Avenue Everett WA 98201
P (425)252-2153 F (425)742-8130 www.2812architecture.com
1.8 Mix of Uses: Not applicable for this project.
1.9 Security Bars, Shutters and Doors: Not applicable for this project.
Section 2.0 Access Control:
2.1 Building Identification: The project is proposed to have a name and street numbers visible from the
right of way; and, each townhome unit will have an identifying building and unit number.
2.2 Entrances: The townhome unit entries are easily recognizable by special paving, the recessed entry
alcove, wall mounted entry light, and the protective canopy above.
2.3 Landscaping: The site has landscape buffers on all four sides; and, a security landscape fence is
proposed along the north, south and west property lines.
2.4 Landscape Location: No landscaping is proposed that would allow access to upper level windows or
decks.
2.5 Security: Each townhome unit will be individually keyed for secure access by the tenants.
2.6 Signage: Not applicable for this project.
Section 3.0 Ownership
3.1 Maintenance: Each townhome unit has a separate entry, with a recessed alcove, to allow space for
personalization by the tenants.
3.2 Materials: The benches installed in the common open space are proposed to be permanently secured
to the concrete terrace.
For further questions regarding the project please contact us at (425)252-2153 or by email at
jesse _2812architecture.com.
Jesse Wolfe
2812 architecture
2812 Colby Avenue Everett WA 98201
P (425)252-2153 F (425)742-8130 www.2812architecture.com
r�
CIT
Federal Way
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8"' Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
www.dUaffederalway.com
Crime Prevention Through Environmental
Design (CPTED) Checklist
Directions
Please fill out the checklist to indicate which strategies have been used to implement CPTED principles in
your proposed project. Please check all strategies that are applicable to your project for each of the
numbered guidelines. You may check more than one strategy for each guideline.
Your responses will be evaluated by City Staff, and will be integrated into the Site Plan and/or Building
Permit review process.
Section and ✓ Functional Area Evaluation for
Performance Performance Standard Agency Use Only
Standard
Strategy
■ Applicable during Site Plan Review
6 Applicable during Building Permit Review
Section 1.0 Natural Surveillance
1.1 Blind Corners —Conforms
Avoid blind corners in pathways and parking lots. _Revise
_NA
Comments:
Pathways should be direct. All barriers along pathways should
14 be permeable (see through) including landscaping, fencing etc.
■
Consider the installation of mirrors to allow users to see ahead
of them and around corners. e
Other strategy used:
1.2 Site and Building Layout TConforms
Allow natural observation from the street to the use, from the —Revise
use to the street, and between uses _NA
Comments:
Bulletin #022 — January 1, 2011 Page 1 of 9 k:\Handouts\CPTED Checklist
'—t
Section and ✓ Functional Area
Performance Performance Standard
Standard
Strategy
f Applicable during Site Plan Review
e Applicable during Building Permit Review
Orient the main entrance towards the street or both streets on
For Non -Single corners. ■
Family
Development
Position habitable rooms with windows at the front of the
dwelling. ■
Access to dwellings or other uses above commercial/ retail
development should not be from the rear of the building. A
Offset windows, doorways and balconies to allow for natural
observation while protecting privacy. ■
❑ Locate main entrances/exits at the front of the site and in view
of the street. ■
For Commercial/
Retail/ Industrial
If employee entrances must be separated from the main
and Community
❑ entrance, they should maximize opportunities for natural
Facilities
surveillance from the street. ■
In industrial developments, administration/offices should be
located at the front of the building. a
Avoid large expanses of parking. Where large expanses of
For Surface ❑ parking are proposed, provide surveillance such as security
Parking and NA cameras. ■
Parking
Structures Access to elevators, stairwells and pedestrian pathways should
be clearly visible from an adjacent parking area. ■
® Avoid hidden recesses. ■
® Locate parking areas in locations that can be observed by
adjoining uses. ■
Open spaces shall be clearly designated and situated at
For Common/ locations that are easily observed by people. Parks, plazas,
Open Space common areas, and playgrounds should be placed in the front
Areas of buildings. Shopping centers and other similar uses should
face streets. ■
Other strategy used:
0
Bulletin #022 — January 1, 2011
Page 2 of 9
Evaluation for
Agency Use Only
k:\Handouts\CPTED Checklist
Ohl
Section and
Performance
Standard
1.3
✓ IFunctional Area
Performance Standard
Strategy
■ Applicable during Site Plan Review
6 Applicable during Building Permit Review
Evaluation for
Agency Use Only
Common/Open Space Areas and Public On -Site Open —Conforms
Space —Revise
Provide natural surveillance for common/open space areas. _NA
Comments:
Position active uses or habitable rooms with windows adjacent
to main common/open space areas, e.g. playgrounds,
swimming pools, etc., and public on -site open space. ■
Design and locate dumpster enclosures in a manner which
screens refuse containers but avoids providing opportunities to
hide. ■
Locate waiting areas and external entries to elevators/stairwells
❑ close to areas of active uses to make them visible from the
NA building entry. e
I4 Locate seating in areas of active uses. e
Other strategy used:
El
1.4 Entrances —Conforms
Provide entries that are clearly visible. —Revise
_NA
Comments:
Design entrances to allow users to see into them before
entering. M
Entrances should be clearly identified (Signs must conform to
❑ FWRC 19.140.060. Exempt Signs. (Applicable during
Cer# acate of OccupancyOccupawy Ins ection .
Other strategy used:
1.5 Fencing —Conforms
Fence design should maximize natural surveillance from the Revise
street to the building and from the building to the street, and _NA
minimize opportunities for intruders to hide. Comments:
Bulletin #022 — January 1, 2011 Page 3 of 9 k:\Handouts\CPTED Checklist
Section and ✓ Functional Area
Performance Performance Standard
Standard
Strategy
i Applicable during Site Plan Review
6 Applicable during Building Permit Review
Front fences should be predominantly open in design, e.g.
pickets or wrought iron, or low in height. e
Design high solid front fences in a manner that incorporates
❑A oepen elements to allow visibility above the height of five feet.
If noise insulation is required, install double -glazing at the
❑ front of the building rather than solid fences higher than five
NA feet. e
Evaluation for
Agency Use Only
Other strategy used:
ri
1.6 Landscaping .Conforms
Avoid landscaping which obstructs natural surveillance and _Revise
allows intruders to hide. _NA
Continents:
Trees with dense low growth foliage should be spaced or their
crown should be raised to avoid a continuous barrier. ■
Use low groundcover, shrubs a minimum of 24 inches in
height, or high -canopied trees (clean trimmed to a height of
eight feet) around children's play areas, parking areas, and
along pedestrian pathways. 0
® Avoid vegetation that conceals the building entrance from the
street. r
Other strategy used:
El
1.7 Exterior Lighting Conforms
Provide exterior lighting that enhances natural surveillance. —Revise
(Refer to FWRC 19.115.050(7)(a) for specific lighting _NA
requirements.) Comments:
Prepare a lighting plan in accordance with Illuminating
Engineering Society of America (IESA) Standards, which
[R addresses project lighting in a comprehensive manner. Select a
lighting approach that is consistent with local conditions and
crime problems. ■
Bulletin #022 - January 1, 2011 Page 4 of 9 k:\Handouts\CPTED Checklist
Section and ✓ Functional Area
Performance Performance Standard
Standard
Strategy
0 Applicable during Site Plan Review
6 Applicable during Building Permit Review
Locate elevated light fixtures (poles, light standards, etc.) in a
❑ coordinated manner that provides the desired coverage. The
useful ground coverage of an elevated light fixture is roughly
NA twice its height. ■
For areas intended to be used at night, ensure that lighting
® supports visibility. Where lighting is placed at a lower height to
support visibility for pedestrians, ensure that it is vandal -
resistant. e
® Ensure inset or modulated spaces on a building facade,
access/egress routes, and signage is well lit. e
In areas used by pedestrians, ensure that lighting shines on
pedestrian pathways and possible entrapment spaces. e
Place lighting to take into account vegetation, in its current and
® mature form, as well as any other element that may have the
potential for blocking light. e
Avoid lighting of areas not intended for nighttime use to avoid
giving a false impression of use or safety. If danger spots are
usually vacant at night, avoid lighting them and close them off
to pedestrians. e
Select and light "safe routes" so that these become the focus of
legitimate pedestrian activity after dark. M
❑ Avoid climbing opportunities by locating light standards and
NA electrical equipment away from walls or low buildings. e
Use photoelectric rather than time switches for exterior
lighting. e
In projects that will be used primarily by older people
(retirement homes, congregate care facilities, senior and/ or
NA community centers, etc.) provide higher levels of brightness in
public/common areas. e
Other strategy
N
1.8 Mix of Uses
NA In mixed use buildings increase opportunities for natural
surveillance, while protecting privacy.
Evaluation for
Agency Use Only
,Conforms
.Revise
NA
Comments:
Bulletin #022 —January 1, 2011 Page 5 of 9 k:\Handouts\CPTED Checklist
Section and
Performance
Standard
✓
Functional Area
Performance Standard
Strategy
a. Applicable during Site Plan Review
6 Applicable during Building Permit Review
Evaluation for
Agency Use Only
Where allowed by city code, locate shops and businesses on
lower floors and residences on upper floors. In this way,
❑
residents can observe the businesses after hours while the
residences can be observed by the businesses during business
hours. ■
❑
Include food kiosks, restaurants, etc. within parks and parking
structures. i
Other strategy: used
1.9
NA
Security Bars, Shutters, and Doors
—Conforms
When used and permitted by building and fire codes, security
—Revise
bars, shutters, and doors should allow observation of the street
,_,_,NA
and be consistent with the architectural style of the building.
Comments:
❑
Security bars and security doors should be visually permeable
(see -through). e
Other strategy used:
El
Section and ✓ Functional Area Evaluation for
Performance Performance Standard Agency Use Only
Standard
Strategy
■ Applicable during Site Plan Review
e Applicable during Building Permit Review
Section 2.0 Access Control
2.1 Building Identification —Conforms
Ensure buildings are clearly identified by street number to —Revise
prevent unintended access and to assist persons trying to find _NA
the building. Identification signs must conform to FWRC Comments:
19.140.060. Exempt Signs.
Street numbers should be plainly visible and legible from the
street or road fronting the property. e
Bulletin #022 —January 1, 2011 Page 6 of 9 k:\Handouts\CPTED Checklist
Section and ✓ Functional Area
Performance Performance Standard
Standard
Strategy
■ Applicable during Site Plan Review
e Applicable during Building Permit Review
In residential uses, each individual unit should be clearly
numbered. In multiple building complexes, each building entry
® should clearly state the unit numbers accessed from than entry.
In addition, unit numbers should be provided on each level or
floor. e
Street numbers should be made of durable materials, preferably
reflective or luminous, and unobstructed (e.g. by foliage). e
For larger projects, provide location maps (fixed plaque
❑ format) and directional signage at public entry points and along
NA internal public routes of travel. e
Evaluation for
Agency Use Only
Other strategy used:
2.2 Entrances Conforms
Avoid confusion in locating building entrances. —Revise
_NA
Comments:
Entrances should be easily recognizable through design
�J features and directional signage. (Signs must conform to
FWRC 19.140.060. Exempt Signs. ■
IC4 Minimize the number of entry points. ■
Other strategy used:
2.3 Landscaping _Conforms
Use vegetation as barriers to deter unauthorized access. _Revise
_NA
Comments:
❑ Consider using thorny plants as an effective barrier. e
Other strategy used:
all fni it chips of site
2.4 Landscaping Location —Conforms
Avoid placement of vegetation that would enable access to a _Revise
building or to neighboring buildings. __NA
Comments:
Bulletin #022 — January 1, 2011
Page 7 of 9
k:\Handouts\CPTED Checklist
r
Section and ✓ Functional Area Evaluation for
Performance Performance Standard Agency Use Only
Standard
Strategy
■ Applicable during Site Plan Review
e Applicable during Building Permit Review
Avoid placement of large trees, garages, utility structures,
® fences, and gutters next to second story windows or balconies
that could provide a means of access. ■
Other strategy used:
2.5
Security
—Conforms
Reduce opportunities for unauthorized access
—Revise
—NA
Comments:
Consider the use of security hardware and/or human measures
t4
to reduce opportunities for unauthorized access. (Applicable
during CertiLcate of OccunaMcv InS ection.
Other strategy used:
.❑
2.6 NA
Signage
_Conforms
Insure that signage is clearly visible, easy to read and simple to
_Revise
understand [Signs must conform to FVWRC 19.140.060. Exempt
—NA
Signs].
Comments:
❑
Use strong colors, standard symbols, and simple graphics for
informational signs. e
Upon entering the parking area, provide both pedestrians and
For Surface ❑ drivers with a clear understanding of the direction to stairs,
Parking and elevators, and exits. e
Parking
Structures In multi -level parking areas, use creative signage to distinguish
❑ between floors to enable users to easily locate their cars. e
❑ Advise users of security measures that are in place and where
to find them, i.e. security phone or intercom system. e
❑ Provide signage in the parking area advising users to lock their
cars. e
Bulletin #022 — January 1, 2011 Page 8 of 9 k:\Handouts\CPTED Checklist
Section and
✓
Functional Area
Evaluation for
Performance
Performance Standard
Agency Use Only
Standard
Strategy
■ Applicable during Site Plan Review
e Applicable during Building Permit Review
❑
Where exits are closed after hours, ensure this information is
indicated at the parking area entrance. e
Other strategy used:
Section 3.0
Ownership
3.1
Maintenance
Conforms
Create a "cared for" image
—Revise
_NA
Comments:
Ensure that landscaping is well maintained, as per FWRC
19.125.090, in order to give an impression of ownership, care,
and security. (Ongoing).
Where possible, design multi -unit residential uses such that no
�Q
more than six to eight units share a common building entrance.
■
Other strategy used--
3.2
Materials
Conforms
Use materials, which reduce the opportunityfor vandalism.
—Revise
_NA
Comments:
Consider using strong, wear resistant laminate, impervious
glazed ceramics, treated masonry products, stainless steel
❑
materials, anti -graffiti paints, and clear over sprays to reduce
NA
opportunities for vandalism. Avoid flat or porous finishes in
areas where graffiti is likely to be a problem. e
Where large walls are unavoidable, refer to FWRC
NA
19.125.040(21) regarding the use of vegetative screens. e
Common area and/or street furniture shall be made of long
wearing vandal resistant materials and secured by sturdy
anchor points, or removed after hours. e
Other strategy used:
Bulletin #022 - January 1, 2011 Page 9 of 9 k:\Handouts\CPTED Checklist
Letter of Transmittal
June 23, 2015
TO: City of Federal Way
33325 8th Avenue South
Federal Way, WA 98003-6325
Attn.: Becky Chapin
Process II Submittal: Dihn Tuyen Townhomes
TRANSMIT:
(1) Process II Application
(1) Process II Checklist
(2) Title Reports
(4) Civil TIR Report
(4) Design Narratives
(8) Full Size Drawing Sets
(8) Material Boards
Sincerely,
Jesse Wolfe
2812 Architecture
Job. No. 12c-3264
RECEIVEV
JUN 2 3 2015
CITY OF FEDERAL WAY
CDS
2812 Colby Avenue Everett WA 98201
P (425)252-2153 F (425)742-8130 www.2812architecture.com
SUBDIVISION
Issued By:
*,) CHICAGO TITLE INSURANCE COMPANY
CHICAGO TITLE INSURANCE COMPANY
a corporation, herein called the Company
GUARANTEES
Lisa Tran and the City of Federal Way
Guarantee/Certificate Number:
0032755-06
herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured
shall sustain by reason of any incorrectness in the assurances set forth in Schedule A.
LIABILITY EXCLUSIONS AND LIMITATIONS
1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A
or with respect to the validity, legal effect or priority of any matter shown therein.
2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of
reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount
set forth in Schedule A.
Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you
wish additional liability, or assurances other than as contained herein, please contact the Company for further information
as to the availability and cost.
Chicago Title Company of Washington
701 5th Avenue, Suite 2300
Seattle, WA 98104
Countersigned By:,w�
Authorized Officer or Agent
Subdivision Guarantee/Certificate
Chicago Title Insurance Company
By:
Attest:
President
Secretary
JUN 2 3 2015
CITY OF FEDEriAL WAY
CDS
Printed: 02.19.15 @ 01:38PM
Page 1 WA-CT-FNSE-02150.622476-SPS-1-15-0032755-06
CHICAGO TITLE INSURANCE COMPANY
SCHEDULE B
(continued)
GUARANTEE/CERTIFICATE NO. 0032755-06
A deed of trust to secure an indebtedness in the amount shown below,
Amount:
$209,000.00
Dated:
August 30, 2005
Trustor/Grantor:
Tuyen N. Dinh and Thuy T. Tran, husband and wife
Trustee:
Ticor Title Company
Beneficiary:
Argent Mortgage Company
Loan No.:
0086092277-9503
Recording Date:
September 14, 2005
Recording No.:
20050914001239
An assignment of the beneficial interest under said deed of trust which names:
Assignee: Deutsche Bank National Trust Company, as trustee for, Argent Securities Inc. Asset -backed
Pass -through Certificates, Series 2005-W4, under the Pooling and Servicing Agreement dated November 1, 2005
Loan No.: 4000875494
Recording Date: February 20, 2009
Recording No.: 20090220001002
7. Your application for title insurance was placed by reference to only a street address or tax identification
number. Based on our records, we believe that the legal description in this report covers the parcel(s) of
Land that you requested. If the legal description is incorrect, the seller/borrower must notify the Company
and/or the settlement company in order to prevent errors and to be certain that the correct parcel(s) of
Land will appear on any documents to be recorded in connection with this transaction and on the policy
of title insurance.
END OF EXCEPTIONS
NOTES
The following matters will not be listed as Special Exceptions in Schedule B of the policy. There will be no coverage for
loss arising by reason of the matters listed below because these matters are either excepted or excluded from coverage or
are not matters covered under the insuring provisions of the policy.
Note A: Note: FOR INFORMATIONAL PURPOSES ONLY:
The following may be used as an abbreviated legal description on the documents to be recorded, per
Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal
description within the body of the document:
Prtn of NE 1/4 of Section 4-21 N-4E
Tax Account No.: 042104-9128-05
Note B: Note: Any map furnished with this Commitment is for convenience in locating the land indicated herein
with reference to streets and other land. No liability is assumed by reason of reliance thereon.
END OF NOTES
Subdivision Guarantee/Certificate
END OF SCHEDULE B
Printed: 02.19.15 @ 01:36PM
Page 6 WA-CT-FNSE-02150.622476-SPS-1-15-0032755-06
CHICAGO TITLE INSURANCE COMPANY
GUARANTEE/CERTIFICATE NO. 0032755-06
Title Officer: Commercial / Unit 6
Chicago Title Company of Washington
701 5th Avenue, Suite 2300
Seattle, WA 98104
Main Phone: (206)628-5610
SCHEDULE A
Liability Premium Tax
$1, 000.00 $350.00 $33.25
Effective Date: February 13, 2015 at 08:OOAM
The assurances referred to on the face page are:
That, according to those public records which, under the recording laws, impart constructive notice of matter relative to
the following described property:
SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF
Title to said real property is vested in:
Tuyen N. Dinh and Thuy T. Tran, husband and wife
subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their
priority.
END OF SCHEDULE A
Subdivision Guarantee/Certificate Printed: 02.19.15 @ 01:38PM
Page 2 WA-CT-FNSE-02150.622476-SPS-1-15-0032755-06
EXHIBIT "A"
Legal Description
That portion of the southwest quarter of the northeast quarter of Section 4, Township 21 north, Range 4 East, W.M., in
King County, Washington, described as follows:
Beginning at a point of the west line of said subdivision distance north 00°24'24" west 1,238.80 feet;
Thence south 89°57'39" east parallel with the south line of said subdivision of the westerly line of Old Military Road
Revision as conveyed to King County by deed recorded under recording number 3022385 and the true point of beginning;
Thence north 89057'39" west 215 feet;
Thence south 00°02'21" west 65 feet;
Thence south 89057'39" east to the westerly line of said Old Military Road;
Thence northerly along the said westerly line to the true point of beginning.
Subdivision Guarantee/Certificate Printed: 02.19.15 @ 01:38PM
Page 3 WA-CT-FNSE-02150.622476-SPS-1-15-0032755-06
CHICAGO TITLE INSURANCE COMPANY
SCHEDULE B
GENERAL EXCEPTIONS
GUARANTEE/CERTIFICATE NO. 0032756-06
H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof.
Subdivision Guarantee/Certificate Printed: 02.19.15 0 01:38PM
Page 4 WA-CT-FNSE-02150.822476-SPS-1-15-0032755-05
CHICAGO TITLE INSURANCE COMPANY
SCHEDULE B
(continued)
SPECIAL EXCEPTIONS
GUARANTEE/CERTIFICATE NO. 0032755-06
Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document:
Granted to:
Pacific Northwest Bell Telephone Company, a Washington corporation
Purpose:
Underground communication lines
Recording Date:
June 4, 1990
Recording No.:
9006040764
Affects:
The east 4 feet
Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document:
Granted to: Puget Sound Power and Light Company, a Washington corporation
Purpose: Electric transmission and/or distribution lines
Recording Date: March 4, 1991
Recording No.: 9103040481
Affects: South 40 feet of the east 3 feet
3. Right to make necessary slopes for cuts or fills upon property herein described as granted or reserved in deed
In favor of: King County
Recording Date: December 2, 1938
Recording No.: 3022385
4. Terms and conditions of notice of charges by water, sewer, and/or storm and surface water utilities, recorded
under recording number 8106010916.
5. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half
delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties):
Year: 2015
Tax Account No.: 042104-9128-05
Levy Code: 1205
Assessed Value -Land: $72,000.00
Assessed Value -Improvements: $113,000.00
General and Special Taxes: Billed: $2,724.87
Paid: $0.00
Unpaid: $2,724.87
Note: If the tax amount is not evenly divisible into two payments, King County will require the half payment to be
rounded up to the next cent. Failure to round up the half payment may result in rejection of the tax payment by the
county.
Subdivision Guarantee/Certificate Printed: 02.19.15 @ 01:38PM
Page 5 WA-CT-FNSE-02150.622476-SPS-1-15-0032755-06
Ann Dower
From: Erik Preston
Sent: Wednesday, December 02, 2015 3:50 PM
To: Becky Chapin
Cc: Ann Dower; Sarady Long
Subject: Dinh Tuyen Townhomes TR Comments
Follow Up Flag: Follow up
Flag Status: Flagged
Becky,
As discussed, I feel a quick meeting in person would be the most efficient way to effectively communicate my
comments, summarized below, to the applicant and their design team:
The 26' drive aisle width should not include the dedicated pedestrian walkway even though it is flush with the
pavement.
+ 1 believe the 50-foot long 26' asphalt drive and 4' pedestrian walkway can still be achieved if the guest parking
can be shifted south and some of the landscaping removed. They may also be able to add a guest parking space,
or at least improve their garbage access by doing this.
• The southern curb radius opening does not align with the southern drive -aisle curb line and must move south
about 4 feet.
The curb radii are too small to safely accommodate inbound and outbound traffic to/from the 40 mph street. A
minimum 25-foot radius would be required on the north and south side of the driveway opening. If smaller radii
are desired, an Auto -Turn turning analysis should demonstrate that a delivery truck/moving van/garbage truck
can enter without encroaching on the exiting traffic.
Please check if the landscaping they show can be reduced south of the guest parking.
Erik
x.2744
DIHN TUYEN TOWNHOMES
TIR
SITE LOCATION:
29215 Military Road S.
Federal Way, WA 98003
OWNER:
Andy Tran
APPLICANT:
2812 Architecture
Adam Clark, AIA
2812 Colby Ave.
Everett, WA 98201
Prepared by:
Joseph M. Smeby, P.E.
Job No: 13-0206
May 2015
Revised: Oct. 2015
Feb. 2016
RESUBMITTED
FEB 18 2016
Ca Y OF FEDERAL WAY
CDS
TABLE OF CONTENTS
I. PROJECT OVERVIEW.............................................................................................1
II. CONDITIONS AND REQUIREMENTS SUMMARY..................................................4
A. Core Requirement #1: Discharge at the Natural Location........................:...........4
B. Core Requirement #2: Off -site Analysis................................................................4
C. Core Requirement #3: Flow Control......................................................................4
D. Core Requirement #4: Conveyance System.........................................................4
E. Core Requirement #5: Temporary Erosion and Sediment Control Plan................4
...........
F. Core Requirement #6: Maintenance & Operation ..................................................
G. Core Requirement #7: Financial Guarantees & Liability........................................4
H. Core Requirement #8: Water Quality....................................................................4
I. Special Requirement #1: Other Adopted Area -Specific Requirements .................4
J. Special Requirement #2: Flood Hazard Delineation..............................................4
K. Special Requirement #3: Flood Protection Facilities.............................................4
L. Special Requirement #4: Source Controls............................................................5
M. Special Requirement #5: Oil Control.....................................................................5
Ill.. OFF -SITE ANALYSIS...............................................................................................5
IV. FLOW CONTROL & WATER QUALITY FACILITY ANALYSIS & DESIGN .............8
PartA. Existing Conditions...........................................................................................8
Part B. Developed Conditions...............................................................................I......8
D
Part C. Performance Standards.................................................................................1
a
PartD. Flow Control System....................................................................I.................1
V. CONVEYANCE SYSTEM ANALYSIS and DESIGN..............................................13
VI. SPECIAL REPORTS and STUDIES.....................................................................13
VII. OTHER PERMITS...................................................................................................13
VIII.TESC ANALYSIS AND DESIGN............................................................................13
IX. BOND QUANTITIES...........................................................................................13
X. OPERATIONS & MAINTENANCE MANUAL.........................................................13
LIST OF FIGURES
FIGURE 1
VICINITY MAP
FIGURE 2
SOIL SURVEY
FIGURE 3
DOWNSTREAM MAP
FIGURE 4
SENSITIVE AREAS
FIGURE 5
EXISTING CONDTIONS MAP
FIGURE 6
DEVELOPED CONDITIONS MAP
I. PROJECT OVERVIEW
The site is approximately 0.34-acre in size and is located at 29215 Military Road S, Federal
Way, WA 98003, in the City of Federal Way (see Vicinity Map: Figure 1).
No critical areas have been identified on or adjacent to this site. The current site contains an
existing SFR with gravel driveway and landscaping. Based on the site survey runoff from the
existing site drains to the east with all site surface runoff draining into the existing road -side
conveyance system along the west side of Military Road S.
The existing conveyance system drains to the south for approximately 400 feet before turning
east beneath Military Road and discharging to a broad drainage area. This drainage area
flows to the east through what is mapped as a wetland area for approximately 500-feet before
combining with a more well defined drainage channel identified as a stream on the City of
Federal Way critical areas map. This channel flows north and northeast along the west side of
a mobile home park. The channel then turns east and into the park before leaving that
property and entering the 1-5 R.O.W.
This Technical Information Report (TIR) is submitted in support a City of Federal Way Building
Permit for the proposed townhomes and driveway access. A Critical Areas Mitigation Plan will
not be necessary since no on -site critical areas were found on this. The proposed access and
townhomes have been located and sized to minimize the impacts to the existing and
surrounding parcels. (See site civil engineering plans prepared by Omega Engineering, Inc.).
Project Site Data:
Total Site Area:
Address:
0.34 Acres
29215 Military Road S., Federal Way, WA 98003
Parcel Number:
0421049128
Zoning:
RM 1800
Community Plan
Federal Way
Water District:
Lakehaven Utility District
Sewer District:
Lakehaven Utility District
Fire District:
South King Fire & Rescue
Existing Adjacent Development:
Existing development adjacent to the site includes the following:
North — Single Family Residence
South — Apartments
East - Road R.O.W./Single family residence
West — Apartments
Determination of Drainage Review Specific to Project:
Figure 1.1.2.A of the 2009 King County Surface Water Design Manual (SWDM) was
used to determine the required drainage review for this project (See attached figure).
Using the referenced flow chart this project is able to answer yes to the conditions within
the first box in the upper left-hand corner of the sheet.
o This project results in >2,000 sf of new and/or replaced impervious
surfaces.
o This project results in <10,000 sf of total impervious surface added since
2001. (Total project impervious surfaces = 9,840 sf). With 6,931 sf of
existing impervious surfaces this project proposes a total of 2,909 sf of
new impervious surfaces and <35,000 sf of pervious surfaces.
Therefore, based on the flow chart at a minimum Full Drainage Review is required.
Following on to Table 1.1.2.A (see attached) of the SWDM, Full Drainage Review
requires the project to meet Core Requirements 1-8 & Special Requirements 1-5.
2
1.1.2 DRAINAGE REVIEW TYPES AND REQUIREMENTS
FIGURE 1.L2.A FLOWCHART FOR DETERMINING TYPE OF DRAINAGE REVIEW REQUIRED
Is the project a single family residential or agricultural project that results
in a2,000 sf of new andlor replaced impervious surface or 27,000 sf of
land disturbing activity, AND meets one of the following criteria?
• The project results in s10,000 sf of total impervious surface added since
1/8/01, s5,000 sf of new impery surface, and 535,000 sf of new pervious
surface (for RA, F, or A sites, new pervious surface is _c52,500 sf or
remainder of site if z65% is preserved in native vegetation), OR
• The project results in s1 o,000 sf of total impervious surface added since Yes
1/8/01 and new pervious surface is _<35,000 — 3.25 x new impervious
surface (for sites �!22,000 sf, use 2.25, and for RA, F, or A.sites, increase
by 50% or use remainder of site if >_i35% is preserved in native vegetation),
OR
• The project results in .,0% total impery surface and <_15% new pervious
surface on a single parcel site zoned RA or F, or a singlelmultiple parcel
site zoned A, and all impervious area on the site, except 10,000 sf of it, will
be set back from natural location of site discharge at least 100 ft per
10,000 sf of total impervious surface?
No
Does the project result in z2,000 sf of
new and/or replaced impervious
surface or>_7,000 sf of new pervious
surface, OR is the project a
redevelopment project on a parcel or
combination of parcels in which new No
plus replaced impervious surface
totals >_5,000 sf and whose valuation of
proposed improvements (excluding
required mitigation and frontage
improvements) is >50% of the assessed
value of existing improvements?
Yes
SMAI.1- PROJECR"W URA I NA
. IZE'V€E
Section 1.1.2.1,
rVots; eprvyeGtmay fsvbe
subject Targeted rainage
RevibW as. eterrr+i .ed be.'law.
Does the project have the characteristics of one or more of the following
c ories of projects (see more detailed threshold language o 15}?
1. Projec ntainIng or adjacent to a flood, erosion, or ep slope
hazard area; • cts within a Critical Drainage a or Landslide
Hazard Drainage Ars , r projects that propo z7,000 sf (1 ac if
project is in Small Project ge Reviavg of land disturbing
activity.
2. Projects proposing to const ormodi rainage pipe/ditch that
is 12" or larger or rec ' s runoff from a 12" or far ra€nage
pipe/ditch.
3. Re opment projects proposing Z$100,000 in Improvem s to
an existing high -use site.
Kin Yes
required
1.1.1 (p.
Is the project an Urban Planned Development (UPD), OR
does it result in >_50 acres of new impervious surface No
within a subbasin or multiple subbasins that are
hydraulically connected, OR does it have a project site>_50
acres within a critical aquifer recharge area?
Yes-
r,ULL DRAINAGE REVIEW
Section 1.1.2.3
PROTECT
.2.4 .
2009 Surface Water Design Manual 141 1/9/2009
SECTION 1.1 DRAINAGE REVIEW
TABI,E 1.1.2.A If EQUIREMENTS APPIARD UNDER EACH DRAIN AGE REVIEW 1'YPF.
Small Project
Targeted
Full
Large Project
Drainage
Drainage
Drainage
Drainage
Review
Review
Review
Review
Single family
Projects that are not subject to Full or
All projects that
UPDs. OR
residential
Large Project Drainage Review, AND
result in >_2,000
projects that
projects and
have characteristics of one or more of
sf of new and/or
result in >_50
agricultural
the following categories of projects:
replaced
acres of new
projects that
1. Projects containing or adjacent to a
impervious
impervious
result in >_2,000
flood, erosion, or steep slope
surface or
within a sub-
sf of newand/or
hazard area; projects within a
>_7,000 sf of
basin or mul-
replaced
Critical Drainage Area or Landslide
land disturbing
tiple subba-
impervious
Hazard Drainage Area; or projects
activity but are
sins that are
surface or
proposing 2:7,000 sf of land
not subject to
hydraulically
>_7,000 sf of
disturbing activity (1 ac if in Small
Small Project
connected,
land
Project Drainage Review).
Drainage
OR project
disturbing
2. Projects that construct or modify a
Review, OR
sites>_50
activity but do
drainage pipe/ditch that is 12" or
redevelopment
acres within a
not exceed the
larger or receive runoff from a 12" or
projects meet-
critical aqui-
total impervious
larger drainage p[pe/ditch.
ing drainage
fer recharge
surface and
3. Redevelopment projects with
review threshold
area.
new pervious
?$100,000 in improvements to a
#7 in Section
surface thres-
high -use site()
1.1.1 (p. 1-9).
holds specified
in Sec. 1.1.2.1
Category
Category
Category
t1).1-13).
1 1
2
3
SMALL PROJECT DRAINAGE
REQUIREMENTS
CORE REQUIREMENT #1
-F
Discharge at Natural Location
CORE REQUIREMENT #2
(2)
.% 3)
✓(3}
Analysis
4(3)Offsite
CORE REQUIREMENT #3
(2)
✓(3)
Flow Control
CORE REQUIREMENT #4
(2)
Conveyance System.
4
CORE REQUIREMENT #5
Erosion & Sediment Control
CORE REQUIREMENT #6
(2)
�I
Maintenance & Operations
CORE REQUIREMENT #7
*(2)
(3)
(3)
✓(3)
(3)
Financial Guarantees & Liability
CORE REQUIREMENT #8 Water
*(2)
✓(3)
[s1
Quality
SPECIAL REQUIREMENT #1
(3]
�(3]
►r
Other Adopted Requirements
SPECIAL REQUIREMENT #2
Flood Hazard Area Delineation
SPECIAL REQUIREMENT #3
✓(3)
3Y
Flood Protection Facilities
SPECIAL REQUIREMENT #4
3)
✓(3)
(3}
Source Control
SPECIAL REQUIREMENT#5)
_/(3)
✓(3)
Oil Control "
(1) Category 3 projects installing oil contr is that construct or modify a 12-inch pipe/ditch are also Category 2 proje s.
(2) May be applied by DDES based on project or site -specific conditions.
(3) These requirements have exemptions or thresholds that may preclude or limit their application to a specific project.
1/9/2009 2009 Surface Water Design Manual
1-12
vr
OMEGA
ENGINEERINGy INC.
DINH
2829 Rockefeller Ave. I DATE
L�0verett WA 98201
{jl
]425.i87.3820 [f} 425.259.1958 5-11-2015
FIG. 1
VICINITY MAP
TUYEN TOWNHOMES
JOB N0, SCALE SHEET
13-0206 1 -1" = 500' 1 1 OF
CONDITIONS AND REQUIREMENTS SUMMARY
A. Core Requirement #1: Discharge at the Natural Location
The proposed on -site conditions will emulate those of the existing site conditions. The
developed site runoff from the access driveway and roof areas will be collected, managed and
released to the drainage system within the Military Road S. R.O.W. No significant or adverse
drainage related impact to down -gradient properties is anticipated or expected to result from
the proposed project.
B. Core Requirement #2: Off -site Analysis
See Section II.
C. Core Requirement #3: Flow Control
See Section IV.
D. Core Requirement #4: Conveyance System
The peak 100-year flow rate for the developed project is 0.132 cfs, the proposed 12" diameter
CPEP pipes with a 0.5% slope have a conveyance capacity of 2.7 cfs which far exceeds the
required rate. Refer to Section V for additional detail
E. Core Requirement #5: Temporary Erosion and Sediment Control Plan
An erosion and sediment control plan, which will serve to minimize soil erosion/sedimentation
during the proposed site construction, has been prepared for approval by the City. Refer to
Section Vill for additional detail.
F. Core Requirement #6: Maintenance & Operation
The on -site stormwater system will be privately owned and maintained by the property owner
or HOA.
G. Core Requirement #7: Financial Guarantees & Liability
Financial Guarantee & Liability commitments, if any, between the property developer and the
City will be established at the time of permit issuance.
H. Core Requirement #8: Water Quality
See Section IV.
I. Special Requirement #1: Other Adopted Area -Specific Requirements
No area specific requirements apply to the drainage design for this project.
J. Special Requirement #2: Flood Hazard Delineation
This project is not located within a flood hazard area
K. Special Requirement #3: Flood Protection Facilities
None required for this project.
4
L. Special Requirement #4: Source Controls
The project scope of work is the clearing, and construction of a small townhome complex,
driveway/access and frontage improvements. Source controls for the proposed project are not
warranted.
M. Special Requirement #5: Oil Control
Not required for this project, see item L above.
OFF -SITE ANALYSIS
Adopted Basin Plan: The project site is located within the Duwamish-Green River Drainage
Basin.
Downstream Analysis: A Level One Off -Site Analysis was performed on March 23, 2013.
The weather was overcast and the temperature was approximately 50 degrees. Please see
the downstream map that follows.
Existing Conditions & Downstream Drainage System: A visual site inspection was performed
of the drainage system downstream of the subject property utilizing site specific survey
mapping and on-line records obtained from the County's IMAP website. Due to heavy
vegetation and right -of -entry constraints the entire downstream drainage system was not
accessed.
The property is characterized with existing impervious surfaces and landscaping. All of the site
runoff leaves over the eastern property and is collected by the drainage system within the
Military Road S. R.O.W. No runoff was observed within the drainage ditch in the R.O.W. at the
time of the site visit.
Based on visual observations, no signs of significant drainage related problems were observed
during the downstream reconnaissance. See Figure 3: Downstream Path Map for a graphical
depiction of the following descriptions. The downstream vegetation consists of
landscaping/grasses, road side ditches and pipe conveyance system.
Drainage leaving the subject property does so as sheet flow over the eastern property line and
is collected by the roadside ditch and conveyance system along the west side of Military Road
S. The conveyance system drains to the south for approximately 400-feet before turning east
and discharging to a broad area that continues to the east. The runoff then enters a more well
defined drainage channel along the west side of the trailer park which flows to the north and
then east through the park before entering the 1-5 R.O.W. This point is more than a % mile
downstream from this project.
Problem Description: The downstream system is composed of open channels and pipes. At
no point during the site reconnaissance was any significant signs of soil erosion, bank
sloughing, or other drainage related problems observed.
Downstream Drainage Complaints: Paul Heller with the City of Federal Way was contacted to
obtain any available downstream drainage complaints for this project, and he responded
5
stating that there were no complaints on -file downstream from this project.
King County Sensitive Area Maps: A review of King County Sensitive Area Maps indicates
that sensitive areas do not exist within one -quarter mile downstream of the site. Please refer
to the Figure 5: Sensitive Areas map that follows this section. A summary of the sensitive area
review is as follows:
Streams:
Unnamed stream mapped within the one quarter mile area
100 Yr. Floodplain:
None mapped within the one quarter mile area
Wetlands:
Offsite wetland mapped within the one quarter mile area
Erosion:
None mapped onsite or within the one quarter mile area
Landslide:
None mapped onsite or within the one quarter mile area
Seismic:
None mapped onsite or within the one quarter mile area.
Coal:
None mapped onsite or within the one quarter mile area
Soil Survey.- Based on the Soil Survey the on -site soils in the area of disturbance are mapped
as Alderwood gravelly sandy loam with slopes of 6-15% (See Figure 2). Alderwood series are
-moderately well drained; runoff potential is slow, and a moderate erosion. hazard.
Conclusion: There are no downstream drainage complaints documented with the City of
Federal Way within the actual Y2 mile -downstream flow path for this project, and no -obvious
drainage problems observed during a field inspection of the downstream drainage way. The
downstream system appears to have adequate capacity to handle the developed flow of the
proposed project. The changes proposed for the existing site should not have any noticeable
or significant adverse impacts on the downstream system.
A
At I
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IV. FLOW CONTROL & WATER QUALITY FACILITY ANALYSIS & DESIGN
Part A. Existing Conditions
The property contains landscaping and existing impervious surfaces. The site topography is
moderate (5 to 15%). Natural runoff appears to discharge as sheet flow over the eastern
property line (see Figure 5: Existing Conditions Map).
Permitting the project requires the site to meet the conservation flow control standards which
require the existing site to be modeled as forested and the developed flow durations to match
the 2-year through the 50-year event.
The area to be developed is limited to the existing parcel plus a small portion of the existing
R.O.W. as shown on the engineering plans prepared by Omega Engineering, Inc. and
submitted with this TIR. This area is 0.34 acres. Disturbed areas outside the approved area
will be restored to pre-existing/native condition per the submitted drainage/soil management
plan.
KCRTS Hydrologic Parameters
Soil Type = Till
Rain Region = Seattle
Scale Factor = 1.0
Ex. On -Site Basin Area = 0.34 acre (modeled as preforested)
Total Property Area
Total Developed Area
Flow Frequency Analysis
Time Series File:fed-ex.tsf
Project Location:Sea-Tac
---Annual Peak Flow Rates ---
Flow Rate Rank Time of Peak
(CFS)
0.021
0.005
0.015
0.000
0.009
0.016
0.013
0.027
Computed Peaks
14,800 sf = 0.34 ac
_ = 0.34 ac
2 2/09/01 18:00
7 1/06/02 3:00
4 2/28/03 3:00
8 3/24/04 19:00
6 1/05/05 8:00
3 1/18/06 20:00
5- 11/24/06 4:00
1 1/09/08 9:00
Part B. Developed Conditions
-Flow Frequency Analysis-------
- - Peaks -
- Rank
Return
Prob
(CFS)
Period
0.027
1
100.00
0.990
0.021
2
25.00
0.960
0.016
3
10.00
0.900
0.015
4
5.00
0.800
0.013
5
3.00
0.667
0.009
6
2.00
0.500
0.005
7
1.30
0.231
0.000
8
1.10
0.091
0.025
50.00
0.980
The project consists of constructing a townhouse complex, paved driveway/access and the
necessary flow control BMP's to mitigate for the development activity on the property. The
remaining pervious surfaces will be landscaped with grasses and planter beds.
W
Proposed Impervious Area
Driveway/Parking/Vllalks = T104 sf
Roof = 2,736 sf
Total = 9,840 sf 0.226 ac
However, as allowed in the Exceptions section of the 2009 drainage manual Section 1.2.3.1,
Section B, (exception #2)
The facility requirement in Conservation Flow Control Areas is waived for any threshold discharge
area in which there is no more than a 0.1-cfs difference in the sum of developed 100-year peak
flows for those target surfaces subject to this requirement and the sum of historic site conditions 100-
year peals flows for the same surface areas. Note: far the purposes of this calculation, target surfaces
served by flow control BMPs per Appendix C may be modeled in accordance with the flow control
BMP facility sizing credits in Table 1.2.3.0 (p. 1-47).
The current, design shows the south half of the proposed roofs to be dispersed using splash
blocks with a minimum vegetated flow path of 50-feet prior to being collected or combining with
another flow path. In addition, 430 sf of the parking stalls will be dispersed as sheet flow along
the east side of the parking area with a 25-foot vegetated flow path prior to being collected.
Per Table 1.2.3.0 these surfaces meeting the basic dispersion criteria can be modeled as 50%
impervious and 50% grass. Therefore the proposed impervious surfaces for this project have
been adjusted from those shown above as follows:
Proposed Impervious Area
Driveway/Parking/Walks
Dispersed parking
Roof
Dispersed Roof
Total
6,674 sf
= 430 sf * 50% = 215 sf
= 1,368 sf
= 1,368 sf * 50% = 684 sf
= 8,941 sf 0.205 ac
Pervious Area
- 0.340 ac -
0.205 ac =
0.135 ac
Flow Frequency Analysis
Time Series File:dev.tsf
Project Location:Sea-Tac
---Annual Peak
Flow Rates---
-----Flow
Frequency
Analysis-------
FlowRate Rank
Time of
Peak
- - Peaks
- - Rank
Return
Prob
(CFS)
(CFS)
Period
0.062 6
2/09/01
2:00
0.125
1
100.00
0.990
0.050 8
1/05/02
16:00
0.078
2
25.00
0.960
0.074 3
2/27/03
7:00
0.074
3•
10.00
0.900
0.053 7
8/26/04
'2:00
0.065
4
5.00
0.800
0.064 5
10/28/04
16:00
0.064
5
3.00
0.667
0.065 4
1/18/06
16:00
0.062'
6
2.00
0.500
0.078 2
10/26/06
0:00
0.053
7
1.30
0.231
0.125 1
1/09/08
6:00
0.050
8
1.10
0.091
Computed Peaks
0.109
50.00
0.980
0
Based on the KCRTS analysis, the difference between predeveloped and developed
conditions is 0.125 — 0.027 = 0.098. Therefore this project is exempted from flow control per
Section 1.2.3.1, Section B, (exception #2) of the 2009 Stormwater Manual.
Part C. Performance Standards
The performance standard for project is based on the 2009 King Couhty Surface Water Design
Manual (KCSWDM). Given the property is 0.34 acres and the downstream system is
characterized by ditch, pipe and stream channel features, therefore on -site stormwater
management BMPs are the preferred and selected flow control BMP.
Part D. Flow Control System
Exempted as shown in Part B above.
10
kk
i3
5aM.
Cl
p
Lid
FIG. 6
OMEC3A
DEVELOPED
BASIN MAP
ENGINEERING, INC.
D I N H TU YEN
TO WN H OM ES
eEvereft
2829 Rockefeller Ave.
DATE JOB NO.
SCALE SHEET
WA 98201
(o)425387.3820 (f) 425.259.1958
5/11 /2015 13-0206
1" = 40` 1 OF 1
V. CONVEYANCE SYSTEM ANALYSIS and DESIGN
This project proposes to use 12" CPEP pipes to convey collected runoff to the proposed
detention vault grid to the drainage system within Military Road. Since the peak flow for the
100-year event for all of the new impervious and converted pervious surfaces totals 0.125 cfs
the pipe system has more than adequate capacity since a 12" pipe with 0.5% slope or steeper
can convey 2.7 cfs which is far more than the 100-year peak flow for the entire site.
VI. SPECIAL REPORTS and STUDIES
None
VII. OTHER PERMITS
Building Permit from Federal Way
VIII. TESC ANALYSIS AND DESIGN
Several standard Best Management Practices (BMP's) will be utilized by the contractor to
minimize the amount of erosion and sedimentation that may be perpetuated by the
construction of the site. Some of the measures will include:
Rock construction entrance will be constructed at the connection to the existing gravel drive to
access the project site.
Filter fabric fencing will be constructed along the downslope area adjacent to the cleared
portions of the property. The silt fence perimeter protection has been laid -out and designed to
meet the criteria outlined in KCSWDM, Appendix D D.4.3.
Retention of vegetation around site. Areas to downslope to the west of the improvements will
be left undisturbed on this site to provide additional filtration of runoff.
Therefore, the silt fence in conjunction with the retained natural vegetated areas will be
effective at trapping sediment and protecting the downstream system.
IX. BOND QUANTITIES
The project consists of clearing and the performance of minimal site grading within the
approved clearing limits. A Bond Quantity Worksheet is not applicable to the project at this
time.
X. OPERATIONS & MAINTENANCE MANUAL
The on -site stormwater control system will be privately owned and maintained by the property
owner or HOW.
13
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