16-1012321�k CITY OF
Way
April 8, 2016
Mr. Loren W Neighbors
37321 17th Avenue South
Federal Way, WA 98003-7504
FILE
Re: File #16-101232-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Neighbor's Short Plat,1515 South 372-d Street, Federal Way
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway. com
Jim Ferrell, Mayor
Dear Mr. Neighbors:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee [DRC} held Thursday, March 31. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the city's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Utility District and South Icing
Fire and Rescue. Some sections of the Federal Way Rewired Cade (FWRC) and relevant information handouts
are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing
your formal application, please refer to the complete FWRC and other relevant codes for al additional
requirements that may apply to your project.
As I will be leaving my position with the city, the key contact for your project will be Planning Manager Isaac
Conlen (253-835-2643 or isaac.conlen @ dtyoffederalway-coin). For specific technical questions about your
project, please contact the appropriate DRC representative as listed Below. Otherwise, any general questions
about the preapplication and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
The project is a residential short subdivision of one existing lot into five lots.
MAJOR ISSUES
Outlined below is a summary of the major issues ofyour project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the plans.
These major issues only represent comments that the DRC consider most significant to your project and do
not include the majority of the Comments provided. The major issues section is only provided as a means to
highlight critical requirements or issues. Please be sure to read the entire department comments made in the
next section of this letter.
Mr. Loren W Neighbors
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April 8, 2016
• Planning Division
The city is reviewing the current open space policy. A change is the amount of required open space may
occur later this year.
9 Public Works Development Services Division
King County is expected to adopt a new surface water design manual (2016 version) within the next one
to two months. When that manual is adopted, the city will follow with immediate adoption of that
manual. If a `complete' short subdivision application is submitted for this project prior to adoption of the
new manual, then the project is vested to the current (2009) design manual. If a complete application is
submitted after adoption, then the project will be required to design the stormwater systems to the new
manual. The new manual requirements are not expected to require substantially more stringent standards
than the current manual.
• Public Works Traffic Division
1. A Transportation Concurrency permit is required per FWRC Chapter 19.90.
2. A Transportation Impact Analysis (M) is required in order to assess other significant project
impacts and determine traffic and safety mitigation measures not identified in the concurrency
analysis per FWRC 19.135.050.
3. Construct an internal street along the westerly property line with a cul-de-sac. Street frontage
improvements and right-of-way dedication are required along the property frontage on Milton Road
/ 372n6 Street.
4. The current proposal needs to meet block perimeter requirements per FWRC 18.55.010.
5. Sight distance analysis per AASHTO standard is required per FWRC 19.135.300.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact the
representative listed for that section.
PLANNING DIVISION (Matthew Herrera, 253-835-2638, matt.herrera(?ci offedetalwa .com)
1. Comprehensive Plan and Zoning De ignation — The city's comprehensive plan designation for the subject
property is Single -Family Residential — Medium Density. The property is currently zoned Residential
Single -Family (RS) 35.0. The minimum lot area for residential lots in RS 35.0 zones is 35,000 square feet.
2. Procedurallnformation — Short subdivision review is administrative. The department will issue a complete
application letter and/or request for additional information within 28 days of receiving the short
subdivision application. Vesting of the proposed short subdivision shall take place at the time of
complete application. A notice of application with an accompanied two -week comment period is
required prior to a preliminary decision to approve or decision to deny. The decision is made by the
city's Community Development Director. A two -week appeal period follows the director's decision.
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Prior to construction of short plat improvements, engineering approval must be granted by the Public
Works Department. Please see Engineering Plans Reviewer Kevin Peterson's comments for specific
information regarding engineering requirements.
3. Sbort Plat Content Requirements — For an itemized list of required information to be included in the short
plat, please refer to the enclosed bulletin 010, "Short Subdivision." The city's subdivision code (FWRC
Title 18) and zoning and development code (FWRC Title 19) can be accessed at
w w.code ublisbin .com A FederalWa r.
4. State Environmental Policy Act (SEPA) — Short plat applications and associated permits for less than 20
residential dwelling units are exempt from state environmental review. No environmental checklist is
required for this proposal.
5. Public Notice — The city will prepare and post a notice board or boards on the subject property. Copies of
the Notice of Application (NOA) will also be posted at the city's designated public notice areas and
published in the Federal Wray Mirror.
6. Entvironmetrlally Critical Areas — The city's Critical Areas Map does not identify any wetlands, fish and
wildlife habitat resource areas, geologically hazardous areas, or critical aquifer recharge areas. The city's
map is for plannuig level purposes and not all critical areas within the city have been identified. The
department will require a critical areas report if evidence is found of an apparent critical area located on
the subject property, or within proximity of the subject property, during the development application
review process.
7. Lot Site — Minimum lot size for each lot is 35,000 square feet. Please be advised that any area established
as an ingress egress easement, pipestem, or access tract for each property must be deducted from the
underlying parcel lot size. Please include this "net" lot area on the lot closure calculations and short plat
document.
8. Design Criteria and Improvements — Short plats are subject to the subdivision design and improvements
criteria set forth in FWRC Chapters 18.55 and 18.60, respectively. It is the responsibility of the applicant
to identify how the proposed short subdivision meets applicable design and improvements criteria and is
therefore entitled to the land division.
Bulk Limitations — Existing and future residences must conform to the following bulk and dimensional
requirements of FWRC 19.200.010, "Detached Dwelling Units": front yard — 20 feet; side yard —10 feet;
and rear yard —10 Feet. Lot coverage for residential uses is 1-nited to 50 percent and includes all
impervious surfaces, such as driveways, walkways, patios, and roof overhangs. Maximum height of
structures is 30 feet above average building elevation.
10. Open Space — All residential subdivisions are requited to provide open space in the amount of 15 percent
of the gross land area of the subdivision site per FWRC 18.55.060(2). A minimum 10 percent of the
open space is required to be. usable open space, i.e. appropriate for active recreation areas. Additionally,
any onsite open space must be set aside in a tract and owned in common undivided interest by all
property owners within the subdivision. -All or some of the open space requirement may be satisfied by a
fee -in -lieu payment at the discretion of the Parks Director, after consideration of the city's overall park
1 plan, quality, location, and service area of the open space that would otherwise be provided with the
project. The Fee -in -lieu of open space is calculated on 15 percent of the most recent assessed land value
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of the property. If the fee -in -lieu option is chosen, a written request to Parks Director John Hutton is
required. A copy of this request is a required component of the short plat application.
Meeting Follow -Up — The city is currently in the process of reviewing the open space requirement. The
quantity of open space and the fee -in -lieu assessment may change later this year. Please contact
Associate Planner Leila Willoughby -Oakes (I eiia willough_n oak-e, citvoffederalway or 253-835-2644)
for further information and/or to inquire on dates for Planning Commission review of any proposed
changes to the open space policy.
11. Tree Retention/Replacement— The city's tree standards require each development/redevelopment to
maintain a tree unit density. The minimum tree density requirements for RS zones are 25 tree units per
acre, subtracting any right-of-way and/or access easements. A tree retention plan detailing how the
subject property will meet tree unit density requirements shall be submitted with the short subdivision
application. Items required to be included in the plan are itemized in FWRC 19.120.040(2)(a) through (e).
The scope of work you provided for your preapplication proposal will likely not require replacement
trees, but if you are deficient or your scope changes, the table below identifies tree unit values for
retained and replacement trees.
FWRC 19.120.130-2 — Tree Unit Credits
Retained Trees
Tree Unit Credit
Existing Tree 1" to 6" d.b.h.
1.0
Existing Tree > 6" to 12" d.b.h.
1.5
Existing Tree > 12" to 18" d.b.h.
2.0
Existing Tree > 18" to 24" d.b.h.
2.5
Existing Tree > 24" d.b.h.
3.0
Replacement Trees
Replacement Tree - Small (Mature canopy area < 450 SF)
.50
Replacement Tree - Medium (Mature canopy area 450 to 1,250 SF)
1.0
Replacement Tree - Large (Mature canopy area > 1,250 SF)
1.5
12. Clearing dam' Grading — A clearing and grading plan addressing items listed in FWRC 19.120.040(1)(a)
through (i) is required with a short subdivision application. Prior to beginning clearing and grading
activities, all trees/vegetation that are to be preserved within and adjacent to the construction area shall
be clearly marked and protected per guidelines prescribed within FWRC 19.120.160.
13. Zoning Change — A zoning change from RS35 to RS15 will require a Use Process V application. This
application requires a public hearing with a recommendation from the Hearing Examiner. The City
Council then considers the Hearing Examiner recommendation and makes a decision on the rezone. The
current Use Process V application fee is ,$780.00, plus ,$433.00 per acre.
In order to rezone your property to the highest single-family density designation, such as RS9.6 or 7.2, a
comprehensive plan amendment will be required. The city accepts comprehensive plan amendment
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applications once per year, beginning August 1 and ending September 30. The process requires staff
analysis and City Council action. The current application fee is $866.00, plus $86.00 per acre.
Please contact the Planning Division for more information on these two rezone applications if you would
like to consider these options.
14. A&,vi#irfralive .Fees — The 2016 fees for a short subdivision application is $2,422.00. The applicant is also
required to pay King County Recorder's Office fees (approximately ,$200.00) for recording the short
subdivision. These fees are related to the Community Development Department only.
15. Approval Timeline— Infrastructure and improvements associated with short subdivision approval shall be
constructed within five years of the date of approval, or the -decision shall expire.
15. Rewrdang — The city will record the short plat with the King County Division of Records and Elections.
Prior to recording the short plat, all surveying and monumentation must be complete. In addition, all
other required improvements must be substantially completed as determined by the departments of
Community Development and Public Works. Unless deferred, traffic impact fees must be paid in full
prior to recording.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734,
kevin. eterson ci afffederalwa .corn
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 200P Rang County Surface
Wager Design Manmal (KCSWDM) and the City of Federal Way Addendum to the 2009 KCSWDM (refer
to comment under Major Issues section, above). This project meets the requirements for a Full
Drainage Review. At the time of preliminary short plat submittal, a preliminary Technical Information
Report (M), addressing the relevance of the project to the eight core and five special requirements of
the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary
TIR. The city has 1" = 100', five-foot contour planimetric maps that may be used for Fusin analysis.
2. The project lies within a conservation flow control area; thus, the applicant must design the flow control
facility to meet this performance criterion. In addition to flow control facilities, Best Management
Practices (BMP's) are required as outlined in the KCSWDM. The project also lies within Enhanced
Basic Water Quality Area. Water quality treatment shall be designed to meet the treatment criteria of the
Enhanced Basic Water Quality Menu.
3. If infiltration is proposed, soil logs prepared by a licensed geotechrlical engineer or septic designer must
be provided to verify infiltration suitability.
4. Detention and water quality facilities for short plats must be above ground (i.e. open pond) and in a
separate tract, and will be owned and maintained by the plat property owners.
5. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
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6. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination
System (NPDES) construction stormwater permit may be required. Information regarding this permit
can be obtained from the Washington State Department of Ecology by calling 360-407-6048, or at
fit :Ilvrnvtv.e ova go��lprogxarnslwglstoxxnWaterlconstructionlindex:htg�1.
Right -of -Way Improvements
See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long for
traffic related items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the city through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
3. All stormwater treatment and detention requirements outlined above apply to any improvements within
the public right-of-way.
EN Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the city. Engineering review fees are $750.00 for the first eight hours of
review, and $93.75 per hour for additional review time. A final TIR shall be prepared for the project and
submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a
professional engineer registered/licensed in the State of Washington.
2. In addition to engineering approval, short plats and subdivisions are required to obtain a separate permit
for grading on the building lots. Details and fees may be obtained from the Building Division.
3. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available to assist the applicant's engineer in preparing the plans and
TIR on the city's website at Nvww.dtyofFederalway.com/node/1467.
4. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the
improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30
percent of the original amount and held for a two-year maintenance period.
5. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period. During
that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's
compliance with the maintenance requirements. Upon satisfactory completion of the two-year
maintenance period, the remainder of the bond will be released. Maintenance for public roads and
subdivision drainage facilities then become the responsibility of the city. Maintenance for private roads
and drainage facilities, including short plats, remain the responsibility of the individual property owners.
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6. When topographic survey information is shown on the plans, the vertical datum block shall include the
phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are
called out.
Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be
drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans.
8. Provide cut and fill quantities on the clearing and grading plan.
9. 'I'ernporary Erosion and Sediment -control ("TESL) measures, per Appendix D of the 2009 KCSWDM,
just be shown on the engineering plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION (Sarady Long, 253-835-2743, sarad lon cif�offederalway.com)
Transportation Concurrency Analysis (FWRC 19.90)
1. A concurrency permit is required for this development project. The concurrency analysis will determine if
adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed
development project. Please note that supplemental transportation analysis and concurrency mitigation
may be required if the proposed project creates an impact not anticipated in the six -year Transportation
Improvement Plan (TIP).
2. Based on the submitted materials for a five lot short plat, per the Institute of Transportation Engineers
(ITE) Trip Generation - 8,h Edition, land use code 210 (Single Family Detached Housing), the proposed
project is estimated to generate approximately six new weekday PM peak hour trips.
3. The estimated fee for the concurrency permit application is $822.00 (one to nine trips). This fee is an
estimate and based on the materials submitted during the preapplication conference. The concurrency
applicant fee must be paid in full at the time the concurrency permit application is submitted with the
land use application. The fee may change based on the new weekday PM peak hour trips as identified in
the concurrency trip generation. The applicant has the option of having an independent traffic engineer
prepare the cono=ency analysis consistent with city procedures; however, the fee remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for five single-family lots, the estimate traffic impact fee is $15,320. The
Actual fee will be calculated and paid at the time of plat recording. The applicant may defer part or an of
the impact fee payment amount to either building permit issuance; or to later than closing of the sale of
the single-family home. If this option is selected, covenants prepared by the city to enforce payment of
the deferred fees will be recorded at the applicant's expense on each lot at the time of plat recording for
residential land divisions.
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Transportation Impact Analysis (TIA) (FWRC 19.135)
A Traffic Impact Analysis (TIA) prepared by engineer licensed in the State of Washington is required for this
development project. The engineer should contact the Traffic Division for a scoping sheet in the initial stages
of their study. The TIA should include the following analysis:
■ Sight distance analysis per AASHTO for the proposed access.
Street Frontage Improvements (FWRC 19.135)
Per FWRC 19.135.040, the applicant/owner will be expected to construct street improvements consistent
with the planned roadway cross -sections as shown in Appendix III -A in Chapter III of the Federal Way
Comprehensive Plan (FWCP), and the Capital Improvement Program (CIP), shown as FWCP Table III-10.
Based on the materials submitted, staff conducted a limited analysis to determine the required street
improvements. The applicant will be expected to construct improvements on the following streets to the
city's planned roadway cross -sections:
■ Internal street(s) shall be Type a "V" (Local Streets) and be along the westerly property line
consisting of a 24-foot street, 8-inch ditch, 5-foot sidewalks, and street lights in a 56-foot
right-of-way. At a minimum the street shall consist of a 20-foot paved surface for the entire
length of the property. A street stub -out at the end for future extension and a cul-de-sac will
be needed to meet block perimeter standard.
3. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about a right-of-way modification
requests are available through the Public Works Development Services Division. Please note that these
modification requests have a nominal review fee currently at $140.
4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes; taper rate shall be WS^2/60, or as directed by the Public Works Director.
Access Management (FWRC 19.135)
5. Submit intersection sight distance analysis at the plat access driveway/intersection with Milton Road. The
analysis shall be conducted in accordance to the latest AASHTO guidelines (3.5-foot object height, 3.5-
foot driver's eye height, and 14.5-foot back from the edge of the traveled way for passenger vehicles).
The analysis must bear the seal of a licensed engineer in the State of Washington. The sight distance
triangle shall be depicted on the plan set.
Please provide photo documentation within the appendix of the sight distance analysis. A minimum of
one photo looking to the left and one looking to the right will show the location of the viewer in
accordance to AASHTO guidelines. The site plan with plan and profile sheets should also be
incorporated into the report to provide the site distance documentation. Indicate if there are any street
trees, landscaping requirements, or any other objects existing or proposed to be within the sight distance
triangle. State if the sight distance requirements are met or not and provide any traffic safety mitigation
measures.
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Design Criteria (FWRC 18.55)
1. Block perimeters shall be no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets
(FWRC 18.55.010 and FWCP Policy TP21). Therefore, the internal road should be relocated along the
west side of the property.
2. No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet (FWRC
18.55.010).
3. All lots shall be accessed by a public street right-of-way (FWRC 18.55.020). This project cannot use a
private street serving three to four lots (Dwg. 3-2DD), because the street has the potential to become a
through street.
LA=HAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbu lakghaven.ar )
Water
• A Certificate of Water Availability (application enclosed) issued separately by Lakehaven may be required
to be submitted with any land use and/or building permit application(s) (check with the land use agency
for requirement). The certificate is valid for one year from the date of issuance. If the certificate is
needed, allow one to two work days to issue for typical.
Fire flow at no less than 20 psi available within the water distribution system is a minimum of 1,000 gpm
(approximate) for two hours or more. This flow figure depicts the theoretical performance of the water
distribution system under high demand conditions. If more precise available fire flow figures are required
or desired, the applicant can request Lakehaven perform a system hydraulic model analysis (separate
from, or concurrent with, an application for availability). Current 2016 cost for a hydraulic model analysis
is $200.00. Fire flow rates greater than available in the existing distribution system may be accommodated
through water distribution system improvements. Please contact Lakehaven for further detail.
Provided public right-of-way construction is required through the proposed subdivision (north -to -south),
a Developer Extension (DE) Agreement will be required to construct new water distribution facilities for
the proposed development, including extend -to -fax -edges) in accordance with long --standing. Lakehaven
policy. Additional detail and/or design requirements.can be obtained from Lakehaven by completing and
submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a DE
Agreement (applications enclosed). 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.
The site has one existing water service connection (SvcNo. 6609, 5/s" x/ 34" meter).
Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees,
charges, and/or deposits (2016 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from
any DE fees, charges, and/or deposits and are due at the time of application for service. All Lakehaven
fees, charges; and deposits are typically reviewed and adjusted (if necessary) annually, and are subject to
change without notice.
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• Water Service/Meter Installation, 1" size preliminary estimate: $320.00 Drop -in Meter Fee (per
lot/meter). Actual size TBD by Lakehaven based on UPC plumbing fixture count.
• Capital Facilities Charge(s)-Water: $3,629.00 per Equivalent Residential Unit (ERU/lot). Water
system capacity credits are available for this property from system capacity charges previously
assessed, paid directly to Lakehaven, and/or credited to the property for 1.00 ERU. Please contact
Lakehaven for further detail.
■ Other (describe): None anticipated.
Sewer
• A Certificate of Sewer Availability (application enclosed) issued separately by Lakehaven may be required
to be submitted with any land use and/or building permit application(s) (check with the land use agency
for requirement). The certificate is valid for one year from the date of issuance. If a certificate is needed,
allow one to two work days to issue for typical.
A Developer Extension Agreement will be required to construct new and/or abandon existing sanitary
sewer facilities necessary for the proposed development. Additional detail and/or design requirements
can be obtained from Lakehaven by completing and submitting a separate application to Lakehaven for
either a Developer Pre -Design Meeting or a Developer Extension Agreement (applications enclosed).
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.
It appears that gravity sewer service may not be possible for all new subdivision lots, presuming sewer
system facilities are extended from an existing manhole located on tax parcel 7212661070. Therefore,
extend gravity sewer main directly west (essentially) from the existing manhole referenced herein, and
then north and south to the northwest and southwest property corners, or as far as possible for gravity
sewer manhole minimum depth; completing extension to northwest and/or southwest property corners
with Low Pressure Sewer (LPS) mainline extension(s). There may be other options for gravity sewer
service for the entire property, but these options would involve a fair amount of offsite work in addition
to acquisition of sewer easement from the property south of the subject property. Please contact
Lakehaven for further detail on these options, if additional information is desired or needed.
■ The site does not have a previous or existing sewer service connection.
Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees,
charges, and/or deposits (2016 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from
any DE fees, charges., and/or deposits and are due at the time of application for service. All Lakehaven
fees, charges, and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to
change without notice.
• Sewer Service Connection Permit Fee: $300 per lot.
• Capital Facilities Charge(s)-Sewer: TBD by Lakehaven, based on annual water usage (domestic)
estimates submitted by the applicant to Lakehaven. There are no sewer system capacity credits
available for this property from system capacity charges previously assessed, paid directly to
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} April 8, 2016
Lakehaven, and/or credited to the property. Current 2016 Sewer Capital Facilities Charge rate is
$3,206.00 per Equivalent Residential Unit (ERU). Please contact Lakehaven for further detail.
• Service Agreement Charge (if LPS constructed): $130.00 fee per affected lot, for Private Pump
Station (Grinder Pump) Agreement preparation.
• County Document Recording Charges (if LPS constructed): $81.00 per affected lot, for Private Pump
Station Agreement recording.
• Other (describe): None anticipated.
General
All comments herein are valid for one year and are based on the proposal(s) submitted and Lakehaven's
current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations
and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE (Vince Faranda, 253-946-7242, vince.faranda southidn re.or )
A Certificate of Water Availability shall be provided at the time of the application indicating the fire flow
available at the site. A hydraulic fire flow model shall be requested from the water district.
Every building lot shall have a fire hydrant within 350 feet. All measurements shall be made as vehicular
travel distance. Fire hydrants shall be within 600 feet of all portions of Group R3 and U occupancies as
measured by an approved route around the exterior of the building.
Fire hydrants shall be in service prior to and during construction.
Fire apparatus access roadways shall be required for every building when any portion of an exterior wall of
the first story is located more than 150 ft. from fire apparatus vehicle access.
Fire apparatus access roads:
1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of
not less than 13 feet 6 inches.
2) Shall be designed and maintained to support the imposed load of a 75,000 pound fire apparatus, and
shall be provided with a surface so as to provide all-weather driving capabilities.
3) Shall be not less than a 32-foot inside turning radius and not less than a 40-foot outside turning radius.
4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac at the dead end.
All such cul-de-sacs shall be not less than 80 feet in diameter.
EXCEPTION. A modified turnaround can be approved when the building is protected with an
approved automatic fire sprinkler system.
5) Gradient shall not exceed 15 percent.
Exception: When buildings are protected with an approved automatic fire sprinkler system, the travel
distance can be increased by 20 percent.
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April 8, 2016
An automatic fire sprinkler system shall be installed in Group R, Division 3 occupancies:
1) Without adequate fire flow based on square footage of homes.
2) Without approved fire department access.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the city's review of
the formal application. The completion of the preapplication process in the content of this letter does not
vest any future project application. Comments in this letter are only valid for one year as per FWRC
19.40.070(4).
As you know, this is a preliminary review only and does not take the place of the full review that will follow
submission of a formal application. Comments provided in this letter are based on preapplication materials
submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the
codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department representative
noted above. Any general questions can be directed towards the key project contact, Planning Manager Isaac
Conlenat253-835-2643,oriso,ac.conlen@gityoffederalway.com. We look forward to working with you.
Sincerely,
Matthew Herrera, AICP
Senior Planner
enc: Bulletin 003, Master Land Use Application
Bulletin 010, Short Subdivision Submittal Requirements
Lakehaven Enclosures
a Kevin Peterson, Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Vince Faranda, South King Fire & Rescue
Brian Asbury, Lakehaven Utility District
Dan Lofgren, Sadler/Barnard, 717 West Stewart, Puyallup, WA 98371
File #101232-00-PC Doc 1D72696
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CITY Of
Federal Allay
March 31, 2016
9:00 a.m.
Pre -application Conference Sign in Sheet
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
ect Name: Neighbor's Short Plat
Address: 1515 S. 372"d St.
File Number: 16-101232-PC
City Hall
Ios Room
NAME
DEPARTMENT / DIVISION
TELEPHONE NUMBER
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CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: March 11, 2016
TO: E.J. Walsh, Development Services Manager
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Utility District
South King Fire & Rescue
Rick Perez, City. Traffic Engineer
FROM: Matt Herrera — Planning Division
FOR DRC MTG. ON: Thursday March 24, 2016- Internal
Thursday, March 31, 2016 10:00am - with applicant
FILE NUMBER(s): 16-101232-00-PC
RELATED FILE NOS.: None
PROJECT NAME: NEIGHBOR'S SHORT PLAT
PROJECT ADDRESS: 1515 S 372ND ST
ZONING DISTRICT.- RS 35.0
PROJECT DESCRIPTION: Proposal to subdivide one parcel into five parcels
LAND USE PERMITS: Preapplication Conference
PROJECT CONTACT: SADLER/BARNARD & ASSOCIATES
DAN LOFGREN
717 STEWART
Puyallup, WA 98371
MATERIALS SUBMITTED:
1. Signed MLU application
2. Narrative and questions
3. Maps
4. Proposed lot and street drawing
-- "q
CITY OF
ti Federal Way
March 14, 2016
Loren W Neighbors
37321 171h Avenue South
Federal Way, WA 98003-7504
RE: File #16-101232-00-PC; NOTICE OF PREAPPLICATION CONFERENCE
Neighbors Short Plat, 1515 South 372"`' Street, Federal Way
Dear Mr. Neighbors:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway. com
Jim Ferrell, Mayor
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee and the meeting has been
scheduled as follows:
10:00 a.m. — Thursday, March 31, 2016
Hylebos Conference Room
Federal Way City Hall, 2" `1 Floor
33325 8"' Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting. If you have any questions regarding the meeting, please contact me at
matt.lierreraCwcityoffederaiway.coiti, or 253-835-2638.
Matthew Herrera, AICP
Senior Planner
C: Dan Lofgren, Sadler/Barnard, 717 West Stewart, Puyallup. WA 98371
W
Doc. I. D. 7=69�
RECERVEL
MASTER LAND USE APPLICATION
A�k DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
MAR 10 2016 33325 8`h Avenue South
_STY OF PO Box 9718
Federa l
� A f�,CITY ®F F�SRAI� WAY Federal Way WA 98063-9718
Y V 253-835-2607; Fax 253-835-2609
APPLICATION NO(s)
Project Name 'W:r:E 7 /
�,
Property Address/Location ��� � ( L � �
Parcel Number(s)
Project Description
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conference
Process 1 (Director-s Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
J• 0 "Zoning Designation
Comprehensive Plan Designation
_Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
-I -Occupancy Type
Construction Type
Applicant
Address: Cr,7,3-Z/ ! ;17j1 Xb5, . ,5_
City/state: r"�o •> ,4L- 1, fii'� 109
Zip: ?&/,t? x
Phone: ,Z5S �
Fax:
Email:hrff�/ CJ_CGGS j%�
Signature:
Agent (if different than Applicant)
Name4
Address: 7/ 7 b2:-:'
C ity/Sttate; 2G1,yF,L
' J
Zip: 7
Phone: f 5 . ' Fly'? % �n I 16 'V
Fax:
Email:C/u,11
Signature:
Owner
Name: /ee -S
Address:S7Z,lj
Citylstate: tr�,__ Off;!/try r >1 l'✓��
Zip: ���� �
Phone: 3 r` f- _ ✓ ` ?� %
Fax:
Email:
Signature:
Bulletin #003 — August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application
NEIGHBORS SHORT PLAT
Proposed Short Plat of 5 acre parcel (#3221049011), located at 1515 S. 372nd in
Federal Way, WA 98003 into 5 (or fewer, depending on requirements) 35,000
minimum square foot parcels as allowed in current zoning; and to be used for
single family housing.
Short Plat will include 30 foot wide road with 90 foot turn around required for
Fire Department Vehicles. Proposed road would have 20 foot wide asphalt
crowned drive with gutter crowned edges for water pickup and management;
4 to 5 foot gravel sides for utilities.
Proposed site is generally slightly sloped north to south from an elevation of
approximately 250 feet to 210 feet. Property at one point was a fruit orchard and
has numerous mature fruit trees as well as sporadic evergreens throughout the
property. Southern 75 feet is heavily forested evergreens.
Site could also include greenbelt/wildlife refuge/open space in heavily forested
section of short plat from southern boundaries of lots B, C, and D north 75 feet.
Neighbors Short Plat
Pre -Conference issues/questions
1) Short plat permitting costs?
2) Storm Sewer: A) Is access required for retention maintenance?
B) Is an Easement required?
C) If Yes, size and location?
3) Utilities:
A) Is current 8" sewer stub available for connection?
Approximate Cost?
Do we need to bring to next property(s)?
Is re -zoning possible due to sewer available?
There is a sewer connection on 369th and Milton Rd. — Would this be the available
connection for property located at 1423 S. 372"d Str. and would continued
connection only have to brought to the property located at 37128 Milton Rd. S.?
If septic system is used, what are connection costs/fees?
B) Electric - Are system upgrades needed? Connection cost/fee?
C) Natural Gas —Available? Connection cost/fee?
D) Water — Available? New main required for the four new lots? Connection
cost/fee? ,
4) Road/driveway:
A) Are Sightlines for ingress/egress acceptable?
B) What is the required apron size on Milton Rd.?
C) Is proximity to neighbor driveways acceptable?
D) 20' wide paved drive surface acceptable? Crowned with side gutters,
a 30' total easement and a 90' paved turn around.
E) No sidewalks acceptable? If not, where required?
F) Street lighting requirements if any?
G) Would a boundary line adjustment with neighbor to the north be
required or would an easement satisfy? Access cross' corner of neighbor's
property.
5) Is any part of subject parcel part of an identified environmentally sensitive
area?
6) Fire Hydrant — Is the current single fire hydrant acceptable (planned to be
within 350' of each lots front property lines).
7) Would there be a requirement for an open space (community space)?
Would possible southern 50'/75' by 330' (Wooded area) be acceptable as
this would not have access easement? Cost for not providing space?
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