Loading...
96-104251CITY OF e- (206) 661-0 33530 1ST WAY SOUTH FEDERAL WAY, WA 98003-6216210 December 13, 1996 Ms. Paul Noyes 31327 - 10th Place SW Federal Way, WA 98003 RE: Noyes Short Plat — PRE96-0051 Dear Ms. Noyes: This letter summarizes our pre -application meeting held December 12, 1996, at which time members of the Community Development Review Committee discussed general requirements that apply to your proposal. Those requirements are summarized below or are enclosed with this letter. Also enclosed is the meeting attendance sheet for your reference. In summary, you propose to divide a 4.7 acre parcel at 331327 loth Place SW into four residential lots. Please examine the requirements listed below and call me at 661-4110, or other listed staff persons, if you have any questions. LAND USE DIVISION REQUIREMENTS (Bill Kingman, 661-4110) Application. A short plat application is necessary. Enclosed is a Master Land Use application and short plat submittal requirements for your reference. Short plat filing fee is $1,333, payable at time of filing. 2. Wetland Delineation. Submit a copy of the referenced B-12 wetland delineation for verification of the wetland boundary. Critical Area Intrusions. You are not proposing improvements within a wetland. However, extension of the primary access road will be within a wetland setback area. Process H (Hearing Examiner) approval is necessary to construct road improvements within a wetland setback. The filing fee is $22163, payable at time of filing. Please also note, Process III (City Council) approval is necessary if 312th Street road improvements required by the Public Works Department are located within the identified wetland. Ms. Paul Noyes December 13, 1996 Page 2 4. Significant Trees. A significant tree inventory and tree retention plan, as required by Federal Way City Code (FWCC) Section 22-1568, must be submitted with the Short Plat application. This information will be used to determine if replacement trees are necessary with installation of short plat improvements. For reference, significant trees are greater than 12" diameter as measured 4.5' above the ground, are in good health, and not detrimental to the community. Red alder, cottonwood, poplar, and big leaf maple are not significant regardless of their size. Replacement trees will be necessary if more than 75 percent of the significant trees will be removed. Replacement trees are either 12' tall evergreen or 3 1/z" diameter deciduous. 5. Short Plat Open Space. You must either set aside 15 percent of the site or pay an amount equal to 15 percent of the fair market value of the entire subject site to mitigate city open space impacts. Set aside, if proposed, must be in a separate tract. Payment, if proposed, must be accompanied by a current appraisal prepared by a State of Washington certified appraiser, or another source acceptable to the city, to establish fair market value of the property. You may propose a combination of both set aside and payment to meet the open space requirement. Payment is necessary immediately following city approval and prior to recording with King County. For reference, four categories of open space may be proposed. Useable open space has appropriate topography, soils drainage, and size to be considered for active recreation. Useable open space must constitute 10 percent of the total open space area proposed. Conservation open space contain special natural or physical amenities or critical areas that would benefit surrounding properties or the community as a whole. There is no maximum or minimum area requirement for conservation open space. Buffer open space provide separation between properties or between properties and the street. Buffer open space may, but does not always, contain useable open space or conservation open space. Only two percent of the total open space proposed may be buffer. Severely constrained open space is impractical or unsafe for development due to physical characteristics. Steep rock escarpments or area of unstable soils are examples of severely constrained open space. Only two percent of the total open space proposed may be severely constrained. FWCC Section 20-155 is enclosed for your reference. 6. Lot Area and Coverage. The site is zoned RS 15.0, requiring 15,000 square feet of land area for each lot. Minimum lot size requirement of 15,000 square feet could not be verified from the submitted material. Land dedicated for right-of-way purposes may not be included lot area calculation. However, vehicle access easements may be included. Lot coverage is limited to 60 percent and includes all impervious surfaces. Ms. Paul Noyes December 13, 1996 Page 3 PUBLIC WORKS DEPARTMENT REQUIREMENTS (Julie Pappa, 661-4132) Please refer to the enclosed memo. LAKEHAVEN UTILITY DISTRICT REQUIREMENTS (Mary Cossette, 946-5400) Please refer to the enclosed memo. FIRE DEPARTMENT REQUIREMENTS (Greg Brozek, 946-7241) Please refer to the enclosed memo. BUILDING DIVISION REQUIREMENTS (Ken Cornwall, 661-4123) No comment. Thank you for your participation in the pre -application process. As you know, this is a preliminary review only and does not take the place of the full review that follows formal application. We look forward to working with you on this project. Should you have any questions, please contact me at 661-4110, or other staff persons as appropriate. Respectfully, Bill Kingman, AICP Associate Planner enc: Meeting Attendance Sheet Master Land Use Application Short Plat Submittal Requirements FWCC 20-155 Public Works Memo Lakehaven Utility District Memo Fire Depaitment Memo c: Julie Pappa, Engineering Plans Reviewer Ken Cornwall, Lead Plans Examiner Mary Cossette, Lakehaven Utility District Greg Brozek, KC Fire District #39 PRE965 LL l interoffice M E M O R A N D U M Public Works Development Services To: Bill Kingman, Associate Planner From: Julie M. Pappa, Engineering Plans Reviewer H Subject: Noyes Short Plat PRE96-0051 31327 loth Place SW Date: December 12, 1996 Public Works Development Services Division has reviewed the following information related to the Subject short plat pre -application: Site Plan for Proposed Short Plat. Proposal Description for Proposed Short Plat. As a result, Public Works has the following comments: Preliminary Plat Code Requirements The formal application for the short subdivision plat must conform to the requirements of the Federal Way City Code. Requirements for the content and form of a short subdivision plat are described in Chapter 20, Division 4, Section 20-83 (attached). Storm Water The proposed short plat falls within the South Lower Puget Sound Sub -basin as identified in the Executive Proposed Basin Plan Hylebos Creek and Lower Puget Sound (Plan). The property is southeast of an inventoried wetland as depicted in Chapter 4, Figure 4.5.1. of the Plan. The pre -application proposes an increase in impervious surface area exceeding 5,000 square feet. With this increase, surface water runoff control is required per the King County Surface Water Design Manual (KCSWDM), the City's amendments, and any conditions through the SEPA process. This requirement includes a Level 1 Off -site Analysis of each down stream system, and includes collection and conveyance of stormwater runoff to an acceptable discharge location. The City has available 1" = 100', 5 foot contour, planimetric maps that must be used for basin analysis. Information regarding the maps can be obtained by contacting Kevin Peterson, Engineering Technician, at (206) 661-4126. Also required is a written narrative on the relevance to this proposal of each of the 7 Core and 12 Special Requirements in the King County Surface Water Design Manual (KCSWDM). Storm Water (continued) The City has identified downstream conveyance deficiencies, erosion and habitat conditions associated with stormwater runoff. As part of this application, the applicant must provide an analysis of downstream conditions and appropriate mitigation as approved by the City. As an option, the applicant may provide mitigation as recommended in the Executive Proposed Basin Plan, Hylebos Creek and Lower Puget Sound (Plan). Following best management practices of the Plan, a storm drainage detention system must be designed in accordance with recommendation BW-2. More specifically, the detention system must be sized; using a 7-day storm event instead of the standard 24 hour event used in the KCSWDM. A 30 percent factor of safety need not be used in this sizing as normally required by the KCSWDM. Water Quality Increase in impervious surface area subject to vehicular traffic exceeding 5,000 square feet is proposed for this project. Pursuant to the KCSWDM, runoff resulting from more than 5,000 square feet of new impervious surface area subject to vehicular use must be treated before discharge from the project site. For compliance with the KCSWDM and Section 22-1196 of the City Code, the applicant shall provide on -site water quality treatment measures. Frontage Improvements City Code Section 22-1473 (attached) requires full width street improvements installed along the entire property frontages. The proposed extensions of loth Place SW and llth Place SW are classified as residential collector roads. Section 22-1525 of the Federal Way City Code (attached) illustrates standards for required frontage improvements. Conforming to existing improvements on loth Place SW and llth Place SW is acceptable for this project. llth Place SW has existing rolled curb with gutter and sidewalk. loth Place SW has existing vertical curb with gutter and sidewalk. Proposed improvements must include a detail for the transition between rolled and vertical curbs. The Federal Way Comprehensive Plan designates the existing functional classification of Southwest 312th Street which abuts the property as a collector. Any improvements associated with this project that encroach upon the public right of way will require a Right -of -Way Permit prior to construction. Right of Way Dedication The proposed functional classification of this portion of SW 312th is a minor arterial. Federal Way City Code Section 22-1524 (attached) establishes minimum right-of-way requirements for a minor arterial road. Title A title report should be submitted to the Public Works Department for verification of any easements within or of benefit to the property. Utilities City of Federal Way Ordinance 91-90 requires construction of new facilities underground. Relocation of existing aerial facilities underground is required when three or more spans exist or the existing length is 500 feet or more. Traffic The proposed project is not expected to generate significant traffic impacts; therefore, no Traffic Impact Analysis (TIA) is required. The City does not support the deferment of the loth Place Southwest road extension and improvements. The loth Place Southwest road extension will only serve local neighborhood traffic. This project will not generate measurable through -traffic on loth Place Southwest. Fees Public Works Development Review fees for this project will include the following: ► Short Subdivision Plans $320.00 (up to 8 hours of review time) Supplemental Plan Review $ 40.00/hour Construction Inspection $ 35.00/hour Bonds ► A performance bond in the amount of 120 percent of the engineer's estimate of the cost of site work and street improvements to be performed is required prior to issuance of any building permits. c Stephen Clifton, Development Services Manager Gary Barnett, Senior Development Engineer L:\PRMSYS\DOCUMENT\PRE96-00.51\PWI20496.DOC �4RY F'(f a 1 �+OU ) L} _ � JZ, L�K_Ef��V�N(LTJ_1.LTY__ I�LST�I�T Pl.,fi`.0,1Q7,, 'r--:: P,b46 GJo rks "(-4/of (/- -/g-p-_ 6 /l ---f133 COMMUNITY DEVELOPMENT TECHNICAL REVIEW COMMITTEE AGENDA OF: December 12, 1996 ATTN: Mr. Bill Kingman Associate Planner FROM: Lakehaven Utility District SUBJECT: Agenda Item No. 5 — Noyes Short Plat PRE96-0051 COMMENTS: A developer extension agreement will be required to extend water and sewer mains to serve the proposed development. This is a separate application from that made to the City of Federal Way. It is recommended that you apply to the District at the same time you apply to the City, to avoid delays. Date: 17- -17--? of Technical/Support Services Direct Line: 946-5400 TECHNICAL REVIEW (RESIDENTIAL) Agenda Date: December 12, 1996 Subject: Noyes Short Plat/PRE96-0051 /Kingman To: Development Review Committee From: Greg Brozek, Fire Marshal's Office - K.C.F.D. #39 WATER SUPPLIES FOR FIRE -PROTECTION A Certificate of Water Availability shall be provided indicating the fire flow available at the site. Fire hydrants shall be spaced 700 ft. or less apart. Every building lot shall have a fire hydrant within 350 ft. All measurements shall be made as vehicular travel distance. Fire hydrants shall be in service PRIOR to the start of combustible construction. FIRE APPARATUS ACCESS ROADWAY 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 25 ton fire apparatus and shall be provided with a surface so as to provide all- weather driving capabilities. 3) Shall be not less than a 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. 5) Gradient shall not exceed 15 percent. 6) Serving a single residential property which have a dead end in excess of 150 feet in length shall be provided with a turn around approved by the chief. [K.C.F.D.#39 Administrative Policy Guideline No. 10061 EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system, these provisions may be modified by the chief. Fire apparatus access road gates shall comply with K.C.F.D. #39 Administrative Policy Guideline No. 1001 (copy attached). AUTOMATIC FIRE SPRINKLER SYSTEMS An automatic fire sprinkler system shall be installed in Group R, Division 3 occupancies: 1) When the occupancy exceeds 2,500 square feet (including attached garages) without adequate fire flow. 2) Without approved fire department access. 3) When the occupancy exceeds 10,000 square feet. 4) When the building is classified as an over -water structure. Comments The minimum fire flow for one- and two-family1.000 gallons per minute. THESE COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE PLANS REVIEWED. 'Ar S. W. 312t.h STREET N. LINE, S.W.1/4, SECTION 7-21-4 -57'0" W 329. IS' 166.68* ZD o rn Fn N 88*57'09" W 329.17' 7 TO BE DEDICATED -FOR S.W. 112th Sr. AL WETLAND BOUNDARY (LOCATED By 12 ASSOC.) c� NLq (o oq 04 100, WE2ND cp� CC` UFFER 1"9.5 to P. A 3 q,50.10., -47 Li vi .47 LLI Li 0 O co 4: z n C'4 7 0 LLJ N / z Lu u r-A LLJ Ld (A Li ol 138.85' 190.14 28' 32 N 89'00'26" W 28' S.. LINE, W112, N.W 1/4. N.E.1/4., S-W Lu t AI 0 - o if -SO I 1-4 Z, -7 5ADRT 'PLA,-r • 0 PKPPO-S D S40Rr PLX7 @ 31327 Ibrth -PL SW PRopoSA,L ))ESCRI?Tloq I. SUR3WV I'0 INTO pouR LOTS. 2. PRO'4'VV ZOO FIW LANE BECW RE-IJ I III` PL SW AND It) TW PL Svc!. 3, PRovIpE 10' ITr►LIT( EASeMSWT 131ETWEENI IITh 4 loT" PL VIRE- LANE WOULD ALSO PROVIDE pArTI4 FOR CIHILMM W AL4CINCT To NEA-R%%j xk+ooLS 5 , PROVIDE AbI>v 10N,4L- STVRm DETENTION WITH OVERFLOW INTO E)(ISTT)4CT STORM SEW GR CpRESENT OVERFLOW IS ONTO NEIG03ORS AS REQUIRED lay C►rc 7 6 . DVVICATE To C.ITJ k So p'T. STRIP Ab-S&C6141— To I m sr. 7. bEplc4TF Tb CIT`(: A 526 VT WIDE STRIPE Coati Ec-TINCT Ip TH PL 5W AND It TW PL SW P-01, puTuIZE STREET- IMPROVEMENTS $ OPEN SPArCe IS PR0\fIDEi> FOR IN TI+E EXISTING too FT '(SUFFER, oN WETLAND . �LOTS I A,IJD Z PRFSENTI.`{ FRONT TITµ PL SW. \-oTS 3 PAN4 tk PRESENTL`I FR ONr 1011E PL SW 1p DEFERRINCT STREtrr EXTENSION AND THE CONNEcnOW OF 101"* PL � II 'TW [AL. SW UNTIL 312 T►4 IS W IDENED. Ik0\J-M 1CT TR F-FIc- T#ROU414 T4+►S AREA NOW WOULp CRG:7ATE 5'Iw\IERE TRA,PFIL PRO75LEMS ,4Ls01_ LOCAL r4F%CgI %ORS WOULl I�E V'ERl MUCH APF>SEb . 1 A TPIROUCT H STRRs6T AT' -MIS TIME WovL.D EN CRoA e-I+ ON WETLAND Bur-FR:Rj ANT> WOUI.l> NEcesslrArF- A 'TURN -LANE ON 31-Z, WI+IC-W WOULD RMUIRE FILLIIJCV WET►-ArIJDS . p,EQU1REMENT' To TuT'T1VE STREET-MFzOuGr AT -MIS TIME WouLl KILL TIAF PP,u'SE{-T . $E-WE'FIT-S TO T14I: CITV ,ANC NEI(*4130RN-ooD, of -V%z, SftRr FL4r—[w1-Tl4cQr A STREET FXTEunnlJ AT 7 41i TIME' ARE- svgsTANTtA-L,/ wlnAwuT NE64AVV`J'V� . AN IMPRoVirMEwr To 114E sroRM RONOFF sysrEM I AuD TItt 1-4IJD 4AINED 51 TR+F CITY AMID VrILIT7 C0KrAN`j 1s APAPLy JUSTIFICATION TO AP -PROVE `THIS CgENER&L- C pNCEpr. AGENDA OF: ATTN: FROM: SUBJECT: •1uu �0 COMMUNITY DEVELOPMENT TECHNICAL REVIEW COMMITTEE December 5, 1996 Mr. Bill Kingman Associate Planner Lakehaven Utility District Agenda Item No. 5 — Noyes Short Plat PRE96-0051 A developer extension agreement will be required to extend water and sewer mains to serve the proposed development. By: e . lM y E. ossette Sly of Technical/Support Services Direct Line: 946-5400 Date: /z'S — 1 TECHNICAL REVIEW (RESIDENTIAL) Agenda Date: December 5, 1996 Subject: Noyes Short Plat/PRE96-0051 /Kingman To: Development Review Committee From: Greg Brozek, Fire Marshal's Office - K.C.F.D. #39 WATER SUPPLIES FOR FIRE PROTECTION A Certificate of Water Availability shall be provided indicating the fire flow available at the site. Fire hydrants shall be spaced 700 ft. or less apart. Every building lot shall have a fire hydrant within 350 ft. All measurements shall be made as vehicular travel distance. Fire hydrants shall be in service PRIOR to the start of combustible construction. FIRE APPARATUS ACCESS ROADWAY 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 25 ton fire apparatus and shall be provided with a surface so as to provide all- weather driving capabilities. 3) Shall be not less than a 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. 5) Gradient shall not exceed 15 percent. 6) Serving a single residential property which have a dead end in excess of 150 feet in length shall be provided with a turn around approved by the chief. [K.C.F.D.#39 Administrative Policy Guideline No. 10061 EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system, these provisions may be modified by the chief. Fire apparatus access road gates shall comply with K.C.F.D. #39 Administrative Policy Guideline No. 1001 (copy attached). An automatic fire sprinkler system shall be installed in Group R, Division 3 occupancies: 1) When the occupancy exceeds 2,500 square feet (including attached garages) without adequate fire flow. 2) Without approved fire department access. 3) When the occupancy exceeds 10,000 square feet. 4) When the building is classified as an over -water structure. Comments The minimum fire flow for one- and two-family dwellings shall be 1 000 gallons per minute. THESE COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE PLANS REVIEWED. CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES MEMORANDUM DATE: November 25, 1996 TO: Greg Fewins, Principal Planner Stephen Clifton, Development Services Manager Dick Mumma, Building Official Mary Cossette, Supervisor of Technical/Support Services, Lakehaven Utility District Greg Brozek, KC Fire District #39 FROM: Bill Kingman, Associate Planner, Phone: 661-41101 CDRC MEETING/ PLEASE RESPOND BY: December 5, 1996 MEETING WITH APPLICANT: 11:00 am, December 12, 1996 FILE NUMBER: PRE96-0051 PROJECT NAME: Noyes Short Plat PROJECT ADDRESS: 31327 10th Place SW PROJECT DESCRIPTION: Four lot residential short plat PROJECT CONTACT: Paul Noyes, 31327 loth Place SW, Federal Way, WA 98003, phone: 946-4867 NOTE: SEPA may not be necessary for this proposal. Final decision will be made following the December 5, 1996 meeting with staff. PRE9651.ml interoffice MEMORANDUM Public Works Development Services Division To: Rick Perez, Traffic Engineer Fay Schafi, Traffic Analyst From: Stephen Clifton, Development Services Manager Subject: Noyes Short Plat, PRE96-0051 Date: November 25,1996 Fay: Please review the attached for the December 5, and 12, 1996 CDRC meetings. See attached 11/25/96 memo from Bill Kingman. Please have draft written comments to Julie Pappa by the December 5, 1996 meeting. Additionally, submit the finalized comments to Julie by the 12/12/96 meeting with the applicant. Thank You. L:\PRMSYS\DOCUMENT\PRE96 00.51\DRCTRFRI.DOC nor F= P24!5 Fi!� -DO G-1 APPLICATION No. MA ER, LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33530 First Way South, Federal Way, WA 98003 (206) 6614000 - Fax (206) 661-4129 Date 111 l,' -- 9 4, Project Name Agent Name of Applicant C s N O e S Owner ©� e S Applicant Signature Owner Name/Address (if dHFerent than a lica-A t 0+kA P� SvJ PP Property Location 3 D +t,� 'PC- S ```J Kroll Legal Description d 7 ®�� -' '9 Q�(,-4�(o Phone Project Description b k' S �a c� �- S u.L v I s L e s t .AC'A E-t Parcel Number(s) Type of Permit Required: Site Plan Review Land Surface Modification Boundary Line Adjustment Binding Site Plan Short Subdivision Subdivision _ Shoreline Variance Conditional Use Use - Process I Use - Process II Use - Process III Quasi -Judicial Rezone Variance Comp. Plan/Rezone Annexation _ Lot Line Elimination Pre -Application Meeting SEPA Only SEPA Checklist R R R * R R R R R R R R R* R R R NOV 19 199L BUILD11Ur-- ni=DT Notice Mailed R R R R R R R R R R R R R R I;l Sign Board * R * R * R R * R R R R Mns rn,A.FRM REWSED llnt96 R=