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19-100506
' .. ~ Federal Way Centered on Opportunity March 21, 2019 :Mr. John Everett ESM Consulting Engineers, LLC 33400 8th Avenue South, Suite 250 Federal Way, WA 98003 john.everett@esmcivilcom Re: File #19-100506-00-PC, PREAPPLICATION CONFERENCE SUMMARY Noyes Property Short Plat, 31327101h Place SW, Federal Way Dear :Mr. Everett: CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor Fl Thank you for participaring in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held Match 7, 2019. 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 m<,.Inbers of the DRC. The members who reviewed your project and provided comments include staff from the city's Planning and Building Divisions, Public Works Department, aod representatives from Lak.ehaven Water and Sewer District and South King Fire and Rescue. Some sections of the Federal W~ Revised Code (FWRC) and relevan t information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes for all additional requirements that may apply to your project. I, Becl..-y Chapin, am the key contact for your project (I may be contacted at 253-835-2641, becl..-y.chapin@cityoffederalway.com). For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCR1PTI0N A proposed short subdivision of one single-family residential lot into seven single-family lots and a stormwater tract. Tbis property was recently subdivided and includes a shared open space tract and wetland tract. Tbe property is zoned Single-Family Residential (RS7.2). MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions .in the plans. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the comments made by all departments in th e following section of this letter. Mr.John Everett Page 2 of 12 March 21, 2019 • Planning Division 1. If the currently proposed seven-lot short plat will utilizes the existing on-site open space, the owner of the existing single family residence at 31327 10th Place SW (parcel #072104-9082), must also sign the short plat document prior to recording. • Public Works Dev~lopment Services Division 1. Detention/retention and wa.te.r quali ty treatment will be required as outlined in the King Co,m!J S11iface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to that manual. Underground facilities are allowed only through a variance granted by the Surface Water Management Divisio ti . • Public Works Traffic Division 1. Tra11sportation Concumn ry Manage1J1enl (FWRC 19.90) -A transportation concurrency permit with anapplication fee of $1,721 is _required for the proposed project. 2. T,-affic I.mpact Fees (FWRC 19.91) -Traffic impact fees are required and assessed at the time of the building permit submittal. 3. Frontage Improvements (FWRC 19.135.040) -Construct street improvement on SW 312 Street and full stree t improvement for the 11th Place SW iocernal road. 4. Blode Perimeter (FWRC 18.55.010 & FWRC 19.135.251)-The development shall meet block perimeter requirements of 1,320 feet for non-motorized access, and 2,640 feet for streets by extending 11th Place SW to 10th Place SW. 5. Neighborhood Traffic Safety Meeting-Conduct neighborhood traffic safety outreach meeting for the road extension. 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. COMMUNITY DEVELOPMENT -PLANNING DIVISION Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com 1. Comprehenrive Plan and Zoning Designation -The city's comprehensive plan designation for the subjec t property is Single-Family Residential-High Density. The property is currently zoned Residential Single- Fatnily (RS 7.2). The minimum lot area for residential lots in RS 7.2 zones is 7,200 square feet. 2. Procedural lnfam1atio11-Short subdivision review is administrative. The department will issue a complete application letter and/ or request for ad<li'tional information within 28 days of receiving the short subdivision application. Vesting of the proposed short subdivision shall take place at th_e time of a comple te application. A notice of application with an accompanied two-week comment period is required prior to a 19-100506-00-PC Doc ID: 78760 .. ' Mr. John Everett Page 3 of12 March 21, 2019 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. Prior to construction of short plat improvements, engineering approval must be granted by the Public Works Department. Please see Ann Dower's comments for specific information regarding engineering requirements. 3. 5 hort 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 from www.codepublishing.com/WA/Fede.ralWay:. 4. State E1111ironmental Policy Act (SEP A)-Short plat applications are exempt from the requirements of SEPA review per W aJhi11gton Administrative Code ($I AC) 197-11-800, "Categorical Exemptions." No environmental checklist is required. 5. Ptrblic Notice-The city will prepare a notice board or boards for the applicant to post on the subject property. Copies of the Notice of Application will also be posted at the city's designated public notice areas and published in the Federal Wqy Mirror. 6. Critical Areas -TI1ere is an onsite Category III wetland with 60-foot buffer, which is consistent with the habitat score and wetland-1:ating pursuant to FWRC 19.145.420 (2). This wetland was reviewed and rated as part of the previous short plat application, file #16--105655-00-SU. This included submittal by the applicant, of the Updated Wetland Delineation and Rating, prepared by Altmann Oliver Associates, LLC. The report was peer reviewed by the city's wetland consultant, Landau Associates, who concurred with the .report. The short plat drawin g, recorded on November 9, 2017, (King County Recording #2017110990 000 1), accurately depicts the wetland boundaries and buffer. Split rail fence and signage along the edge of the wetland buffer/Tract A have been installed. No additional wetland review is required ,vith this proposed short subdivision. 7. Single-Famify Reridential Regulations-E xisting and future residences must conform to the following bulk and dimensional requirements of P\VRC 19.200.010, "Detached Dwelling Units:" front yard -20 feet; side yard -5 feet; and.rear yard -5 feet. Lot coverage for .residential uses is limited to 60 percent and includes all impervious surfaces such as driveways, walkways, patios, and roof overhangs. Ma..wnum height of stru ctures is 30 feet above average building elevation . Driveway and/ or a parking pad in a required front yard may not exceed 20 feet in width (excep t as specified in F\VRC 19.130.240[1J[b]) and may not be closet than fi ve feet to any side property line. 8. Open Space -All residential subdivision s are required to provide open space in the amount of 15 percent of the gross land area of the subdivision site pet FWRC 18.55.060(2). The previous short plat application provided all of the required open space on-site within Tract B and a portion in Tract A. A note of the recorded short plat states that "All owners shall have an undivided interest in said tract. The owners of all lots in the short pla.t shall be responsible for the maintenance of the improvements within the tract .... " If the currently proposed seven-lot short plat will utilizes this on-site open space, the owner of the exi sting singl e family residence at 31327 10th Place SW, parcel #072104-9082, muse also sign the short plat documen t prior to recording since they have part ownership in the tracts. 19-1 OOS06-00-PC Doc ID, 78760 Mr. John Everett Page4of12 1vlarch 21, 2019 Alternatively, if the owner of the existing single-family residence wants to .relinquish rights to ownei:ship and maintenance activities within the tracts, then a separate agreement in a form ap p roved by the city must be recorded with the King County Dep artment of R ecord s and Elections, at the expense of the applicant This agreement will b e noted on the short plat document and removes the existing single - family residence from any responsibilities in maintenance of the tracts. If there is another option you p ropose, please feel free to contact me with the proposal and we can discuss how it meets the intent of the open space requirements. 9. Tree Retention/Replacemmt-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. A tree retention plan prepared by a certified a.rborist or a certified lan d scape architect detailing how the subject property will meet tree unit density requirements shall be submitted with the short subdivision application. The tree density requirements will be met primarily th.rough the conservation of existing trees. However, in order to provide for continued flexibility in the design of new development in those situation s where a development's design would preclude the retention of the required nnmber of trees, the use of replacement or supplemental tree planting is authorized. Trees located within critical area buffers shall be credited towards satisfying the tree units p er ac.re requirement. Items required to be incl ude d in the plan are itemized in FWRC 19.120.040(2)(a) through (e). The table below identifies tree unit values fo r retained and replacement trees. FWRC 19.120.130-2 -Tree Unit Credits Retained Trees Tree Unit Credit Existing Tree 1" to 611 d.b.h . 1.0 Existing Tree > 611 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 Replacemen Tree -Large (Mature canopy area > 1,250 SF) 1.5 10. C/ea1ing & Gra.di11g -A clearing and grading plan addressing items listed in FWRC 19.120.040(1)(a) th.rough (Dis requited 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 dearly maxked and protected per guidelines prescribed within FWRC 19.120.160. 11 . Design Criteria a-nd Improvements -Shor t plats are subject to the subdivision design and improvements a-iteria set forth in FWRC Chapters 18.55 and 18.60, res p ectively . It is the responsibility o f the applicant to identify how the proposed short subdivision meets applicable des ign and improvements criteria and is therefore, entitled co the land division. 19-100506-00-PC Doc 1[);18160 Mr. John Everett Page 5 of 12 March 21, 2019 12. Schoo/Access Anajysis-Pursuant to FWRC 18.55.070, pedestrian and bicycle access should be provided for established or planned safe school routes, bikeways, trails, transit stops, and general circulation. Please provide an analysis of access routes for schools serving this proposed short plat. Contact Jennifer Wojciechowski with the school district at 253-945-2071 for information about the school access analysis requirements and assignment information. 13. School Impact Fees -School impact fees are due at the time of building permit application for new dwelling units. This fee amount is subject to change as determined annually by the Federal Way School District. Please check with the Permit Center, as mentioned below, for up-to-date fees. 14. Administrative Fees -Please contact the Permit Center for current short subdivision review fees at 253-835- 2607 or permitcenter@cityoffederalway.com. The applicant will also be responsible for transportation concurrency, engineering review (EN) fees, and King County .recording fees. 15. Approval Duration -Short plat approval expires five years from the date of approval, per FWRC 18 .30.260. Engineering plans must be approved, improvements constructed, and the plat must be recorded within the five-year time period. Pursuant to F\.'O'RC 18.05.090, no less than 60 days prior to the lapse of approval, th.e applicant may request a two-year time extension for the plat approval. 16. Recording-The applicant is responsible for recording the short plat with the King County Division of Records and Elections subsequent to Public Works Department approval of submitted as-built plans. Prior to recording the short plat, all surveying and monumentacion must be complete. In addition, all 0th.er required improvements must be substantially completed as determined by the departments of Community Development and Public Works. PUBLIC WORKS -DEVELOPMENT SERVICES DIVISION Ann D ower, 253-835-2732, ann.dower@cityoffed eralway.com L a nd Use Issues -Stormwater 1. Surface water runoff control and water quality treatment will be .required per the 2016 KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use site plan preliminary short plat submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the nine core and five special requirements of the KCSWDM will be required . A Level 1 downstream analysis shall also be provided in the preliminruy TIR. The city bas 1" :::: 100', five-foot contour planimetric maps in GIS format that may be used for basin analysis. 2. The project lies within a conservation flow control a.tea, thus the applicant must design the flow control facility to meet this performance criteria . In addition to flow control facilities, Best Management Practices (B:tY1P 's) are required as outlined in the KCSWDM. The project also lies within an 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 geotechnical engineer or septic designer must be provided to verify infiltration suitability. 19-100506-00-PC Doc ro, 78760 Mr. John Everett Page 6 of12 ·March 21, 2019 4. Detention and water quality treatment facilities are required to be above ground O.e. an open pond), within a separate storm drainage tract, and dedicated to the city for furure mai ntenance. Detention and water quality facilities may be within the same tract. Underground facilities are allowed only with approval from the City of Federal Way Srormwater 'Management Division. Buffer, setback, and access requirements vary with different circumstances, whicb are outlined in the KCSWDM. Access to struccw:es, in particular tbe control structure, is required, but vehicular access a.round the en ti.re pond is not required. 5. Show the proposed location and dimensions of the detention and water quality facilities on the preli.m.i.nary plans. 6. If more than 0ne acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) construction storm water permit may be required Info.onation regarding this permit can be obtained from the Washington State Department of Ecology at 360-407-6048, or http:// .. vww.ecy.wa.gov /programs/wq/stormwacer/construcclon/index.hcml. 7. II work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HP A) permit may be required . Information regarding this permit can be obtained from the Washington Department of Fish and Wildlife. 8. As requ ested, staff reviewed the downstream conveyance system. Analysis and conveyance calculations will be required for the downstream system. If downstream capacity is not adequate, revisions to the offsite conveyance system may be required. Right-of-Way Improvements 1. 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 scormwater treatment and detention requirements outlined above may apply to any improvements within the public right-of-way. 4. FWRC 19.135.280 requires that driveways serving residential uses may not be located closer than 25 feet to any street intersection. Lots and intersections within new subdivisions or short plats must be designed to meet this standard. Building ( or EN) Permit Issues 1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and a pproved by the Gity . Engineering review fees are $2,003.00 for the first eight hours of review, and $167.00 per hour for additional review time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. t 9-!00506-00-PC Doc JD: 78760 Mr. John Everett Page 7 of 12 March 21, 2019 2. In addition to engineering approval, projects that will be filling or grading in the area of the future building pads are required to obtain a separate grading permit from the Building Division. 3. The Federal Wery Public Works Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) to assist the applicant's engineer in preparing the plans and TIR is available on the city's website at http://www.cityoffederalway.com/index.aspx?nid=l 71. 4. Bonding is required for all street improvements and temporar.y erosio n 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 t\vo -year maintenance period, the remainder of the bond will be released. Main tenance for public roads and subdivision drainage facilities then become the responsibility of the city . Mainten ance for private roads and drainage facilities , including short plats , remain the responsibility of the individual pwperty owners. 6. When topographic survey information is shown on the plans, the vertical datum block shall include the pht-ase ."DATUM: N.G.V.D.-29" or "DATUN[: K.C.A.S .," on all sheets where vertical elevations are called out. 7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be dtawn at a scale o f 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. Temporary Erosion and Sediment Control (TESC) measures, per Appendix D of the 2016 KCSWDM, must be shown on the engineering plans . 10. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS -TRAFFIC DIVISION Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com Transportation Concurrency Analysis (FWRC 19.90) 1. Based on the submitted materials for seven lots, and the Institute of Transportation Engineers (ITE) Tnp Generation -1(/r}i Edition, land use code 210 (Detached Single Family Re sidential), the proposed project is estimated to generate approximately seven new weekday PM peak hour trips. 19-100506-00-PC Doc ID: 78760 Mr. John Everett Page 8 of12 Ma.rch 21, 201 9 2. A concurrency perm.it is r equired for th.is development p.roject. The PW Traffic D ivis ion will perform a concurrency analysis to determine if ad eq uate .roadway capacity exists during the weekday PM p eak period to accommodate the proposed develo pment. Please note th at supplemental transportation ana lysis an d concurrency mitigation may be required if the pr oposed project creates an impact not anticipated in the six-year Transportation Improvement Plan (TIP). 3. The estimated fee for the con currency permit application is $1,721 (1 -10 trips). This fee is an estimate and based on the materials submitted for the preapplication conference. The concurrency applicant fee must be paid in full at the time the co ncurrency permit application is su bmitted with the land use application . The fee may change based on the new weekd ay PM pea)( hour trip s as identified in the concurren cy trip gene.ration. The applicant has the option of having an independ en t traffic engineer prepare the concurrency analysis con sistent with city pzoced ures; however, the fee remains the same. Transportation Impact Fees (TIP) (FWRC 19.91) 1. The current traffic impact fee is $3,999 per lot, plus a three percent administrative fee. The actual fee will be assessed and collected from the ap plicant when the building permit is issued, using the. fee schedule then in effect (F\'v'RC 19 .100.070 3[c]). Prior to building permit issuance, the applicant may request to defer the payment of a transportation impact fee to the final building inspec tion. Refer to defer payment of impact fee code for process . Street Frontage Improvements (FWRC 19.135) 1. The applicant/ owner will be expected to construct street improvements consistent with the planned roadway cross-sections as shown in Map III-4 in Cha:pter III of the F edera l Wtry Comprehen sive Plan (FWCP) and Capital Improvement Program (OP) shown as Table Ill-10 (FWRC 19 .135.040). Based on the materials s ubmitted, 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 p lanned roadw ay cro ss -sectio ns : • • SW 31zr1, Street shall be a Type "I(" street, consisting of a 44-foot street with curb and gutter, 6-foot planter strips with street trees, eight-foot sidewalks, and street lights in a 78- foot right-of-way. Assuming a symmetrical cross section, half street improvements are required as measured from the street centerline. This requirement would ,not be applicable if lo t 1 is not part of the development proposal, or not consider as su bject property. The internal road (11th Place SW /10th Place SW) shall be a Type "S" street, consisting of a 36-foot street with curb and gutter, 4-foot planter strips with street trees, 5-foot sidewalks , and street lights in a 60-foot right-of-way. The existing 60-foot tract must now be dedicated as right-of-way for the street extension. Traffic ca~ devices, su ch as speed hwnps, traffic circles, chicanes, etc., should be incorporated in the residential street design to control speed and an y potential cut-through traffic. 2 . T h e applicant may make a written request to the P ublic Works Director to modify, defer, or waive the required street improvements (FWRC 19.135 .070). Information about a right-of-way modification requests are availa ble through the Public Works Development Services Division. These modification r equests have a nominal review fee currently at $334. 19-100506-00-PC Doc ID: 78760 Mr. John Everett Page 9 of 12 March 21, 2019 3. The applicant should conduct a neighborhood traffic safety meeting to reach consensus with the affected neighborhood on potential traffic calming measures to reduce cut through traffic. The applicant should coordinate with the Traffic Division staff to mediate the meeting; a 15-day minimum advance notice is required. 4. Verify intersection sight distance for each lot COMMUNITY DEVELOPMENT-BUILDING DMSION Greg Kirk, 253-835-2621, greg.kirk@cityoffederalway.com 2015 Jntemational Residential Code with applicable state amendments 2015 UPC with applicable state amendments 2015 WSECwith applicable state amendments A complete building permit application and residential checklist is required. (Additional copies of application and checklists may be obtained on our web site at www.citvoffederalwav.com.) Energy code compliance worksheets are required to be completed and included with your permit application. A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations submitted. The information provided is based on limited plan s and information. The comments provided are not intend~d to be a complete plan review and further comments are possible at the time ofbuiJdin g permit plan review. LAKEHA VEN WATER AND SEWER DISTRICT Brian Asbury, 253-946-5407, BAsbury@ lakeb aven .org Water • A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/ or building permit applications ( check with land use agency fo.r requirement). The certificate is valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to issue for typical processing. The 2019 cost for a Water Certificate of Availability is $70.00. • Fire flow at no less than 20 psi available within the existing water distribution system is/will be a minimum of 1,000 GPJvI (approximate) for two hours or more. This flow figure represents Lakebaveo's adopted minimum level of se,1:vice goals for residential areas regarding performance of the existing water distribution system under high demand conditions. If more precise available fire flow figures are required or desired, the applicant can request Lakehaven petfonn a system hydr~ulic model analysis (separate from, or concuttent ,,.,-ith, ao application for availability). The 2019 cost for a system h ydraulic model analysis is $23 0.00. • A Lakehaveo Developer Extension (DE) Agreement will be required to construct new water distribution system facilities for the proposed development. Addition al detail and/or design requirements can be I 9-100506-00-PC Doc ID: 78760 Mr. John Everett Page 10 of 12 Nf.arch 21, 2019 obtained from Lakehaven by completing and su bmitting a separate application to Lakehaven for either a Developer Pre-Design Meeting or a DE Agreement. Lakehaven encourages owners, developers, and applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre- design/planning phase to avoid delays in ave.rail project development. • A water service connection application submitted separately to Lakehaven is required for each new service connection to the water distribution system. Noa-single-family properties require separate domestic (per building, typically, some exceptions allowed), it.ngatioo (if irrigated landscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections and meters. • Service pressure(s) greater than 80 psi is indicated, Pressure Reducing Valve(s) is indicated; please contact the local building official for requirements and/ or additional information. • The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new domestic or .irrigation water service connections. • Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees, charges, and/or deposits (2019 ,schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaveo. All Lakehaven fees, charges, and deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change without notice. Sewer o Water Meter Installation, 1" preliminary size: $571.08 drop-in fee (each lot). Actual size to be determined by Lakehaven based on UPC plumbing fixture count ( or estimated ma.xi.mum GPM usage Late for non-residential services). o Capital Facilities Charge(s)-Water: $4,242.12 per Equivalent Residential Units (ERU). • A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/ or building permit applications ( check with land use agency for tequirement). The certificate is valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to issue for typical processing. The 2019 cost fo.t a Sewer Cettificate of Availability is $70.00. • A Lakehaven Developer Extension (DE) Agreement will be required to construct new sanitary sewer system facilities necessary for the proposed development. i \dditional detail and/ or design requirements can be obtained from Lakehaven by completing and submitting a separate application to Lakehaven for either a Develo per Pre-Design Meeting or a Developer Extension Agreement. Lakehaven encourages owners, developers, and applicants to apply for Lakehaven processes separately to Lakebaveo, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. • A separate Lakehaveo Sewer Service Connection Permit is required for each new connection to the sanitary sewer system, in accordance with standards defined in Lakehaven's current "Fees and Charges Resolution ." Iv1in.imum pipe slope for gtavity sewer service connections is two percent. • The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new sewer service connections. 19-100506-00-PC Doc ID: 78760 Mr. John Everett Page 11 of12 March 21, 2019 • Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges, and/ o.r deposits (2019 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaveo. All Lakehaveo fees, charges, and deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change without notice. o Sewer Service Connection Permit: $420.23 (each lot) o Capital Facilities Charge(s)-Sewer: $3,978.13 per ERU General • All Lakehaven Development Engineering related application forms and associated standards information, can be accessed at Lakehaven's Development Engineering w eb p ages at: http://·www.iakehaven.org/204 /Development-Engineering. • All comments hexein are valid for one year and are based on the proposal(s) submitted and Lakebaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly . SOUTH KING FIRE AND RESCUE Chris C ahan, 253 -946-7243 , Chris Ca h a o @sou thkingfire.org Water Supply A Certijicat.e of Water Availahili!J including a f(ydrattli.cfire fo,11 model shall be requested from the water district and provided at the time of the building permit application. Fire Hydrants The existing fire hydrant to the northeast of the property is sufficient. Fire hydrants shall be in service prior to and during construction. Emergency Acces s Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006: http://southkingfire.org/DocumentCenter /Home/View /24. Fire Sprin kler System Determination of requirements for residential fire sprinklers, if any, are made at the time of the building permit application. CLOSING This letter reflects the information provided at the preapplication meeting and js 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). 19-1 00506-00-P C Doc ID: 78760 Mr. John Everett Page 12of 12 March 21, 2019 As you know, this is a preliminary review only and do.es not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplicatioo materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. lo addition to this preapplicacion letter, please examine the complete F\"v'R.C 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 me, the key project contact, Becky Chapin, at 253 -835-2641, or beck:y .chapin@cityoffederalway.com. We look fo1ward to working with you. Sincerely, enc: Master Land U se Application Short Pl at Submittal Req uiteme nts 2019 Concurrency Permit A pplication Lakehaven Map c: Ann Dower, Senior Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Greg Kirk, Plans ExamiJler Brian Asbu ry, La keh aven Water & Sewer District Chris Cahan, Soucb Kin g Fire & Re scue 19-!00506-00-PC Doc ID: 78760 1. 2 . 3 . 4. 5 . 6 . 7 . 8. 9 . 10. 11. 12. ~ CITY OF ' :, Fed era l Way Pre-application Conference Sign in Sheet COMMUNITY DEVELOPMENT REVIEW COMMITTEE March 7, 2019 9:00 a.m. NAME 1~/5 :<~~ _f;~ut-,-) A:?~~ Gr Tt5Vli 6\Vtl~l t 26i..~ 6.Joca.-5 Jo1-<J e~ 1~ { -~ City Hall Hylebos Room Project Name: Noyes 7 Short Plat (Azure NW) Address: 31327 101h PL SW File Number: 19-100506-00-PC D EPARTMENT/ DIVISION ~vt-y .e N w , L,LC.., tA r1vl Dev . "'1-tt1r, V TELEPHONE N UMBERIEMAlL ,z,,;3) ~~ 1-szzo to ni . l'tt Vtt U, o uttn w .ccr11 J-(~. 201r-()"2 t"<t' / ~{Ult.(. • !)loc..~~ 42.(....;>c.A t..), O is;3.,. e1.;, S? z.-s- -Q~(l .e¥fl.fldf@qMC,ll// .. an-.. .•. January 31, 2019 Mr. Robert "Doc" Hansen Planner Manager City of Federal Way Department of Community Development 33325 81h Avenue S Federal Way, WA 98003 RECEIVED JAN 3 f 2019 CITY OF FEDERAL WAY COMMUNrTY DEVELOPMENT CONSULTING ENGINEERS LLC Job No. 1912-004-019 RE: Request for Pre-Application Conference Noyes 7, a 7-lot Short Plat Dear Mr. Hansen: Please accept this letter and accompanying information as our request for a pre-application conference with the City of Federal Way for a subdivision of the Noyes Family property located at 31327 1 Oth Place SW. The Noyes Short Plat (16-105655-00-SU) encompassing this property was subdivided in 2017 by the property owner. The resulting short subdivision created two single family residential lots, open space tract, wetland trac~ access tract (Tract X), and 9-foot right-of-way dedication along SW 3121h Street The Noyes 7 project seeks to further subdivide Lot 2 (89,622 S.F.) of the Noyes Short Plat into 7 single family lots. We understand that Becky Chapin, Senior Planner has institutional knowledge of the Noyes Short Plat and was the managing planner. ESM would like to request that the planner for this proposed short plat is Ms. Chapin. The following is a general project narrative that outlines the proposal as well as known issues and constraints that are relevant to this project: Zoning The subject property is zoned RS-7.2 and is currently developed with a single-family home on Lot 1. The project proposes short subdividing Lot 2 into seven (7) lots ranging in size from 7,200 SF to 8,636 SF for use as single-family homes. The lots proposed as part of this project will meet all the underlying zoning requirements, which include building setbacks, impervious surface coverage, right-of-way improvements (Tract X), tree retention and open space preservation. 3HOO 8th Ave 5 , Ste 205 Federal Way WA 98003 Tel (253) 838 6113 Fa x (253) 838 7104 www esmcivil.com Everett (425) 297 9900 Toll Free (BOO) 345 5694 C1v1l Eng1neer1ng Land Surveying 30 Laser Scanning Land Planning Landscape Arch1lecture GIS ~ , Mr. Robert "Doc" Hanse, , January 31, 2019 Page 2 Surrounding uses are as follows: • North: Single-Family Residential • South: Single-Family Residential • East: Single-Family Residential • West: Single-Family Residential Q· How will the City measure setbacks on proposed lot 7? SW 312111 Street The prior short platting of this property dedicated 9' of frontage to SW 3121h Street (Public - Principal Arterial) to meet Public Works Standards of a "Type K" street. Item #14 in the statement of facts for the Noyes short plat states that the Public Works Director granted a waiver for street frontage improvements due to topographical constraints. It is our understanding that site conditions and topographical constraints have not changed since the approval of the Noyes Short Plat. Q· Will the City please con.inn if the street 'frontage improvement waiver along SW 312th Street is applicable to this proposal? TractX It is understood that the connection of 11 th Place SW and 1 01h Place SW is planned to enhance traffic circulation and meet block perimeter requirements per FWRC 18.55.010. As such a 60-foot wide Tract X has been recorded over Lot 2 of the Noyes Plat. Q· Will the City please include the Public Works Street standard that shall be used when designing the improvement of this right-of-way connection? Q· If feasible, will the City allow pervious pavement for the driving surface and sidewalk? Traffic The Statement of Facts from the Noyes Short Plat concluded that 2 new PM peak hour trips would be generated. The proposed short plat will create 7 new single-family lots. It is estimated that 7 single family dwelling units will generate 6.93 new PM peak hour trips (6.93=7*0.99). Furthermore, it is anticipated that the 7 new single-family trips will generate 66.08 daily trips (66.08= 7*9.44). Q· Can the City con.inn these estimates? Q: What is the current fee for traffic concurrency application? Q: Does this project require a trip generation report by a traffic engineer? Utilities Water and sanitary sewer services provided by Lakehaven Water and Sewer District are assumed to be available in the adjacent right-of-ways to the property. It is anticipated that Mr. Robert "Doc" Hanse, 1 January 31, 2019 Page 3 these existing water and sewer facilities will provide adequate capacity for development proposed on site. Q: ESM would like to know Lakehaven Utility Districfs Water and Sewer Availability Certificate application fees tor 2019. Q: What is the cost for a .ire Dow model? Q: What are the water line installation requirements tor connection with the 8" DI in 10th PL SW to the 8" DI in 11th PL SW? Q: What are the requirements for extension of the 8" PVC sewer in 11th PL SW? Storrnwater The Noyes 7 project has set aside approximately 10,120 square feet of land for a storrnwater tract Currently, ESM does not have enough information to provide a conceptual design for the storm water facility with this pre-application request. Storrnwater will be collected from the new impervious surfaces and directed to a stormwater facility located in the proposed stormwater tract ESM reviewed the Mirror Wood Road and Storm Drainage Plan and Profile. The plans show a 15" CMP connecting to a section of 36" CMP between two catch basins that lead to a flow restrictor which then leads to 12" concrete pipe that crosses property under easement and leads to 121h Ave SW. Q: Does the City have any concems with stormwater discharge Rowing into the exisUng conveyance system located under 11th Place SW'? Q: Do you have any issues if we use a vault? Q: Please con.irm pond access and butter requirements? Critical Areas Per the Statement of Facts, there is an onsite Category Ill wetland with 60-foot buffer that was previously delineated by Altmann Oliver Associates, LLC and peer reviewed by the City's wetland consultant, Landau Associates. The Noyes Short plat preserved this critical area in its own Wetland Tract (072104TR-A). Recent site visits and review of Google Street view has shown that the required split rail fence and signage has been installed along the edge of the wetland buffer. The proposed short subdivision does not encroach into the wetland buffer or wetland tract Q: Please confirm that no additional critical areas reports are required? Open Space According to the requirements of the RS7.2 zone, a minimum of 15% of the gross land area of the property shall be open space. The Noyes Plat created a usable open space tract (072104TR-B) encompassing 29,647 square feet which is approximately 14% of the gross site area. The remaining 1 % of required open space is included in the wetland buffer. The proposed short plat does not alter or encroach into the usable open space tract or wetland ,---, Mr. Robert "Doc" Hanse11 January 31, 2019 Page4 tract Lot 1 and Lot 2 of the Noyes Plat share undivided interest of the Open Space Tract and Wetland Tract Q: Please confinn no additional dedications of Open Space are required? Tree Retention The statement of facts for the Noyes Short Plat stated that 118 tree units are required to be maintained on the entire site (4.72 Acres). FWRC requires 25 tree units per acre. Lot 2 is 2.06 acres. Q: How will tree density requirements be applied to the proposed short platting of Lot 2? Q: Will the proposed project be required to retain 52 tree units (51.5= 206ac*25units}? Q: Can the trees located in the critical areas buffer be counted towards tree retention? Q: If so, can we utilize the tree data available on the Noyes Short Plat map? Pre-Application Conference Submittal The following items are included in this submittal: • Project Narrative (this letter); • Master Land Use Application; • Conceptual Site Plan Drawing (7 copies); • Submittal fee of $571.00; • Noyes Short Plat Approval with Statement of Facts; and • Mirror Wood Road and Storm Drainage Plan and Profile. We understand that these materials constitute a complete submittal and ask that the City schedule Pre-Application Conference at your next available date. Please contact me upon your receipt and review of this information to confirm the date and time. Thank you for your attention to this project and we look forward to working with the City. Very truly yours, ESM CONSUL TING ENGINEERS, LLC. ~~ MATT REIDER Planner Enc: As Noted CC: Azure NW llesm8\engr\esm-jobsl 191210041019\documentlletter-001.docx ~ Federal Way Centered on Opportunity February 11, 2019 John Everett ESM Consulting Engineers, LLC 33400 8th Avenue South, Suite 250 Federal Way, WA 98003 john. everett@esmcivil.com RE: File #19-100506-00-PC; PREAPPLICATION CONFERENCE SCHEDULED Noyes Property Short Plat, 31327 10 1h Place SW, Federal Way Dear Mr. Everett: Cl1Y 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 (DRC) and a meeting with the project applicant has been scheduled as follows: 9:00 a.m. -Thursday, March 7, 2019 Hylebos Conference Room Federal Way City Hall, 2nd Floor 33325 81h Avenue South Federal Way, WA 98003 We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend the meeting as this will be the only notice sent by the department. If you have any questions regarding the meeting, please contact me at becky.chapin@cityoffederalway.com, or 253-835-2641. Sincerely, B~lf~ Senior P lanner c: Tom Young, Azure Northwest Land, LLC, tom.young@azureNW.com Doc. l.D. 78759 ,, CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: TO: FROM: FOR DRC MTG. ON: FILE NUMBER(s): RELATED FILE NOS.: PROJECT NAME: PROJECT ADDRESS: ZONING DISTRICT: February 11 , 2019 Cole Elliott, Development Services Manager Greg Kirk , Plans Examiner Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue Becky Chapin, Senior Planner February 28, 2019 -Internal March 7, 2019, 9:00am -with applicant 19-100506-00-PC 16-105655-00-SU (2-lot short plat recorded in 2017) Noyes Short Plat 31327 101h Place SW RS 7 .2 PROJECT DESCRIPTION: Proposal to subdivide one parcel into seven lots with one tract for storm water. LAND USE PERMITS: PROJECT CONTACT: MATERIALS SUBMITTED: John Everett ESM Consulting Engineers, LLC 33400 81h Ave . S. Federal Way, WA 98003 john. everett@esmcivil.com • Master Land Use Application ·• Project Summary • 2017 Short Plat Approval Letter • Mirror Wood Drainage Profile & Details • Preliminary Short Plat Drawing _ ........ -r101r--:$A188DAOOEC5 RECEIVED JAN 3 1 2019 MASTER LAND USE APPLICATION DEPARTMENT OF COMMVNITV DEVELOPJ\fl:NT 33325 8th Avenue South Federal Way, WA 98003-6325 253-835-2607: fax 253-835-2609 www.cityoffederalway.com CllY OF FEDERAL. WAY COMMUN11Y DEVELOPMENT APPLICATION NO(S) _\_'1_· ---_l -~ ~_5_0_"'_--_0_D_-_<r_c _____ Date __ ,_) 3_,_\_\ _1 __ _ Project Name Noyes Short Plat Property Address/Location _3_1_3_2_7_1_0_t_h_P_L_S_W __________________ _____ ParcelNumber(s) 0721049082; 0721049249; 072104TR-A;072104TR-B Project Description Short subdivide parcel no. 0721049249 into 8 SFR lots with a separate tract for storm water. Short plat will utmze ex,sbng road alignments to the North and South for plat access. More information can be found in the included narrative. PLEASE PRINT Type of Permit Required Annexation _ Binding Site Plan _ Boundary Line Adjustment _ Comp Plan/Rezone Land Surface Modification Lot Line Elimination X Preapplication Conference _ Process l (Director's Approval) _ Process n (Site Plan Rev iew) _ Process ill (Project Approval} _ Process IV (Hearing Examiner's D~cision) _ Process V {Quasi-Judicial Rezone) Process VI __ SEPA w/Project _SEPAOnly Shoreline: Variance/Cond itional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information RS7 .2 • 1 unit/ 7,200 SFzoning Designation Single FamilYcomprehensive Plan Designation High Density _____ Value of Existing Improvements _____ Value of Proposed Improvements I11tematio11al B11ildi11g Code (IBC): __________ Occupancy Type _________ Construction Type lulletin #003 -January I, 2011 Applicant Name: Tom Young, Azure Northwest Land, LLC Address: 33400 8th Ave S, STE 230 City/State: Federal Way, WA Zip: 98003 Phone: 253-5178188 Fax: Email : Tom.Young@AzureNW.com Signature : Name: Address: City/State: Zip: Phone : Fax: John Everett, ESM C 33400 8th Ave S, ST Federal Way , WA 98003 253-838-6113 Email: Jo .Everett@ESMCivil.com Owner Name: Address: City/State: Zip : Phone: Fax: Paul Noyes 31327 10TH PL SW Federal Way, WA 98023 Email: psnoyes@comcast.net Signature: p ~ ~~t-S Page I of I k:\Handouts\Master Land Use Application Olt'to,.•ui I , • I' " 0 )1U0a!IJ NY'W I ll1''M 10b'~~ so'v.c,. :::: ~,,75 .+.-!~-'!'-±~-1·::o ·ee -~ N -~ N '" ~~:_: ¥ Ji -"' ~o lr.\-L-:I'<, __ ~--."'- ,~~ 1!2 -~--:J----::N . ~ -"' .-'e(~R 1~--' ~ 1~-'f!:':'r.Efifo. ,:~ -D,$: ::a1r ,, S,.T, .&/. ~; " .... 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