90-101487:-ITY OF.f
;35301STVJAYSOUTH , DEP.AL`,•✓AY. `.'/ASHINGTOi,198003
December 26, 1990
Mr. John Black FILL
ESM, Inc.
941 Powell Avenue S.W., Suite 100
Renton, WA 98055
RE: PEI-YI CORPORATION PRELIMINARY PLAT PREAPPLICATION MEETING
Dear Mr. Black:
The following is a summary of comments from our November 29, 1990 preapplication
meeting on the PEI-YI Corporation preliminary plat. I have categorized the following
comments within key topic areas discussed at the meeting.
1. Zoning and Subdivision Code Requirements: The site is currently zoned RS 7.2, requiring
a minimum single family lot size of 7,200 square feet. There was no indication on the
proposed plat of lot size or lot dimensions to confirm compliance with this minimum lot
size requirement. Lot averaging is not permitted under the City's subdivision code,
although clustering may be considered solely to promote or protect open space and
natural features.
As designed, the plat will require significant coordination with adjoining property owners.
The plat proposes lot lines and surface water facilities across property lines. Although
this layout results in a superior design, it will require acquisition or coordination with
adjacent properties.
Fifteen percent of the gross land area of the site must be set aside for open space (ten
percent must be set aside for active recreation purposes). Active recreation open space
must be on the same site, must be useable for active recreation purposes (i.e. sports
courts or fields), and cannot be encumbered by sensitive areas or setbacks.
As proposed, the required open space provided within the plat is fractionalized into small
parcels. It is preferable that the required open space be provided in larger contiguous
parcels, in order to better benefit the residents of the plat.
There was no indication of sensitive areas provided with the proposed plat. In general,
slopes, streams and wetlands are regulated under Chapter 80 of the Federal Way Zoning
Code. A vegetation survey of significant trees will also be required.
Planted cul-de-sac medians are required. A type III planted buffer is recommended along
the easterly boundary of the site due to the adjoining multiple family zoning (section
16.280). Because the adjoining multiple family parcel is required to provide a 100 foot
buffer, the additional 20 foot type III buffer may not be needed. The adjoining 100 foot
Mr. John Black
December 26, 1990
Page 2
buffer is required by Concomitant Agreement to be provided along any adjoining single
family zone boundary. This buffer cannot be moved to accommodate single family uses
unless the zone boundary is also changed.
2. Transportation: S.W. 344th Street is required to be extended as a minor arterial through
the site. The specific center line alignment of 344th is not fixed, and will be set as
properties develop along this corridor. A reduction in the currently required right-of-way
from 100 feet to 84 feet would require City Council approval as it was established by a
Council resolution. No direct access to S.W. 344th Street will be allowed from individual
lots.
Two points of public access will be required for approval of this plat. As we discussed,
both 10th and 12th Avenues S.W. will be extended north through this plat. The preferred
alignment of these streets is correctly depicted in your proposed alternative "A" provided
for our meeting, although the exact center line alignment may be modified slightly.
Participation in signalization at 21 st Avenue S.W. and S.W. 344th Street, and S.W.
Campus Drive and S.W. 344th Street will be required. Tim Miller, Traffic Engineer is
reviewing the S.W. 344th Street environmental impact statement to estimate what this
property's proportional share will be towards these signals.
Please contact Tim Miller, Traffic Engineer, at 661-4133, with specific questions
regarding S.W. 344th Street improvements.
3. Utilities: Water and sewer utilities are provided by the Federal Way Water and Sewer
District. Any questions regarding utility availability or design standards should be directed
to the District.
A developer extension will be required for on -site water and sewer systems. The water
system must be looped and/or extended to the far edge of the plat. Off -site easements
will be required. Off -site systems must be constructed in accordance with the District's
Comprehensive Plan. Topographic information will be required to determine the extent
of off -site construction requirements.
Surface water management facilities are regulated by the City. All surface water
improvements must be designed in accordance with the ' 1990 King County Surface
Water Design Manual'.
4. School Impacts: An analysis of pedestrian and/or bus access to the grade schools, junior
high, and senior high schools serving the site will be required. This analysis will include
a mapped diagram of the area, indicating the types or deficiency of existing pedestrian
access and the location of proposed bus stops.
In addition, the environmental checklist requires population analysis. This analysis should
Mr. John Black
December 26, 1990
Page 3
indicate the various school age populations and identify impacts to schools serving this
development. Please contact Jake Walker with the school district at 941-0100, regarding
questions or background information to assist you in this analysis.
6. Scheduling: Application forms were made available to you at the meeting. Additional
forms can be obtained at the Department of Community Development. It is estimated
that the subdivision process will take approximately 120 days to complete, once we have
all of the required information.
The fee for this application is estimated at approximately $3,300.00 plus $50.00 per
acre. Fees for any proposed modifications include actual time costs, plus benefits of 30
percent, and overhead of 25 percent.
Please be aware that this letter is only a summary of comments and issues discussed at our
meeting. These comments do not reflect all of the comments, or the detail of discussion that
occurred at our meeting. In addition, this preliminary review is not intended to represent the
City's final review of the project. Future detailed review, and/or subsequent modifications to
the plat design, may identify additional design and development concerns.
If you have any further questions regarding this matter, please give me a call at 661-4108.
Sincerely,
Greg Fewins
Senior Planner
c: Community Development Review Committee
encl. Attendance Record
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CONSTRUCTION INFORMATION
1. The City of Federal Way has adopted the K6b Uniform
Fire Code. This and other nationally recognized
standards will be used for plans review.
2. Fire hydrants shall be approved for location by the Fire
Marshal, approved for purity by the Water Department, and in
service prior to start of combustible framing.
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3. A fire hydrant must be within 1--9- feet of any tructure
and no portion of a structure shall be over W feet
from a hydrant. These distances will be calculated by
vehicle travel distance. -g � �.�;�� � ct)C' Qr-,
4. Automatic fire sprinklers are required for all buildings
10,000 square feet of floor area or larger and may be
required on smaller buildings based on smaller buildings
based on ordinance, occupancy, type of construction and/or
fire department access.
5. Required fire sprinkler systems shall comply with UBC
Standard 38.1. For solid pile storage in excess of 15 feet
in height, refer to UFC Standard 81.1. For rack storage
more than 12 feet, refer to UFC Standard 81.2. In spec.
buildings where commodity and storage arrangement is not
known, the sprinkler system will have a design density of
.39/5600 square feet, or a density approved by W.S.R.B.
_ 6. For this project, sprinkler plans shall be submitted to
Washington State surveying and Rating Bureau, Factory Mutual,
Industrial Risk Insurers, Loss Division of Kemper for
approval or bear the certification stamp of a NYSET Level
III Minimum Designer.
7. Underground fireline piping plans shall be submitted to
Public Works, Fire Department, and Federal Way Water and
Sewer Department for approval.
8. Sprinkler systems serving more than 100 sprinkler heads
shall be supervised by an approved central, propriety, or
remote station. Monitoring companies shall be listed with
U.L. or Factory Mutual.
9. Submit a minimum of 3 sets of shop drawings for special
installations such as fixed extinguisher systems, fire
alarms, dust collectors, flammable liquid storage, etc.
10. Portable fire extinguishers will be required per UFC
Standard 10-1. Except for special hazards, travel distance
to an extinguisher shall not exceed 75 feet and one 2A
rated fire extinguisher is required for every 3,000 square
feet. 5' maximum mounting height above the floor, 4"
minimum mounting height.
11. During construction, an all weather access road per UFC
10.207 will be required when any portion of an exterior wall
is located more than 150 feet from the fire department
vehicle access roadway.
12. Fire apparatus access roads shall be approved for width,
slope, vehicle clearance, turning radius (40 feet outside,
20.0 feet inside), turnarounds and surface by the Fire
Marshal.
13. Addresses shall be legible from the street fronting the
T property. Typical minimum size: Multi -family complex...
12"; Commercial less than 50 foot setback...6"; 50 feet to
100 feet ... 18"; 100 feet or more 24" and residential ... 3".
14. Designated fire lanes may be required for emergency
access. This may be done during plans check or after the
facility is in operation.
_ 15. One copy of the site plan that has been reduced to
8 1/2" X 11" shall be provided. The drawing shall include
fire hydrant location, fire sprinkler connections, location
of fire walls, mechanical rooms, smoke removal switches,
sprinkler risers, and emergency power generators.
16. Automatic fire detection system consisting of smoke and
heat detectors are required for all occupancies over 3000
square feet in gross floor area. Monitoring is also
required. Buildings with an approved sprinkler system
can delete heat detectors from the system.
17. Dumpsters, 1.5 cubic yard or larger capacity must not be
stored inside buildings and must be 5' minimum from any
building or structure.
18.
Miscellaneous requirements:
By: Date:
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: November 29, 1990
ATTN: Kathy McClung
FROM: Federal Way Water and Sewer
SUBJECT: Agenda Item No. 1
Pre -application Hearing
COMMENTS:
Water: Developer extension agreement required. System
must be looped and/or extended to far edge.
Sewer: Off - site sewer facilities required to be
constructed in accordance with comprehensive plan.
Off -site easements required. Developer extension
agreement required. Topographic information
required to determine extent of off -site
construction requirements.
By: Date: " W
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