93-100249CITY OF
>� 33530 1 ST WAY SOUTH •
June 22, 1993
Richard Tomkins
Pacific Engineering Design, Inc.
130 Andover Park East, Suite 300
Seattle, WA 98188
FILE
FEDERAL WAY, WASHINGTON 98003
Re: Proposed PrelimingU Plat 1 7th Avenue S.W.. Federal Way
Dear Mr. Tomkins:
This letter is to forward comments raised during your pre -application conference with the City of
Federal Way's Development Review Committee on June 3, 1993. The committee includes
representatives from the City's planning, building, public works departments, as well as the two service
districts: Federal Way Fire District and Federal Way Water and Sewer District. For ease and utility
of review, comments are separated by responsible City department or agency and where appropriate I
have noted pertinent ordinance sections.
Land Use
The proposal reviewed included the subdivision of the subject parcel into six single family residential
lots and a rezone of the subject property from its multiple family zoning designation of RM 2400 to a
single family zoning of RS 9600. The division of the subject property to accommodate single family
dwellings is permitted in the RM 2400 without a rezone. If the rezone was needed, the requested
zoning designation change could not be accomplished without a change to the underlying Comprehensive
Plan designation. To achieve this you would need to work with the City's Long Range Planning section
who will be able to assist you in forwarding your request to either the City's Planning Commission or
City Council.
Please note that whether or not the underlying Comprehensive Plan designation is changed the proposal
to subdivide the property for single family use is not affected.
1. Open space must be provided on site in the amount of 15 percent of the gross land area. The
proposed lay -out depicts leaving the existing large buffer area to shield the proposed residences
from the adjacent power lines. Section 22-155, Open Space and recreation, Federal Way City
Code (FWCC) outlines the required break down of the allotted 15 percent. Most notable is the
area devoted to usable open space. As stated in the pre -application it is incumbent upon you to
make a proposal to satisfy the usable open space requirement. For this proposal, where it is
important to preserve the existing trees, some kind of trail system may be appropriate. A
proposal will need to be submitted upon application.
The plat lay -out reviewed depicts the open space as part of each lot. This will need to be
changed to depict the open space as a separate tract from the proposed lots.
Mr. Tompkins
June 22, 1993
Page 2
2. If application for preliminary plat approval is submitted to the City, a complete State
Environmental Policy Act (SEPA) Checklist will need to be submitted.
3. Part of the discussion at the pre -application meeting centered on the possibility of placing a
portion of the on -site stream into a culvert. Culverting the stream would solve the issue of a
strum setback affecting proposed Lot 1. However, any request to culvert a portion of the
subject stream will need to meet the criteria outlined in Section 22-1309, Culverts, FWCC
(attached). A letter addressing how the project meets the criteria will need to be submitted with
any application for preliminary plat approval.
Public Works
Storm water detention for the proposed plat can be handled in one of two ways: either it can be
retained on -site or Panther Lake, a regional detention facility, can be used. Depending on the preferred
method the following applies:
1. If on -site detention will be the preferred method, then the following items are applicable:
A. A written narrative on the relevance to the subject site of the 7 Core and 12 Special
Requirements of the 1990 King County Surface Water Design Manual (KCSWDM) and
a Level 1 Downstream analysis shall be submitted upon application.
B. Storm water runoff from the site shall be controlled through the use of facilities designed
and constructed in accordance with the requirements of the KCSWDM. These facilities
may include, as a minimum, detention facilities a biofiltration swale and oil/water
separators.
C. As a SEPA condition, the recommendations of the Hylebos Creek and Lower Puget
Sound Basin Plan shall be incorporated in the design of any detention facilities for the
proposed project. More particularly, the site is located in a portion of the Plan area
designated for the implementation of basin wide recommendation BW-2. This
recommendation calls for the use of a 7 -day storm event in sizing the detention facilities
instead of the 24-hour event generally used in the KCSWDM. A 30 percent factor of
safety need not be used in the design of the detention facility for this basin wide
recommendation.
2. If a pro-rata share contribution is to be paid toward the renovation of Panther Lake which is a
regional drainage facility, the pro-rata share will be assessed as 1800/acre. This translates into
3,492 for this site. If this option is chosen, a Level 2 Downstream Analysis of the storm
drainage conveyance system from the site to Panther Lake will be required. Any deficiencies
to the system as noted in the analysis will need to be mitigated as part of the plat development.
3. The drainage easement through Lot 1 of the proposed subdivision will need to be dedicated to
the City. Also, an easement should be provided for the storm drainage pipe between catch basin
C and the drainage course through Lot 1.
Mr. Tompkins
June 22, 1993
Page 3
4. The drainage course along the southwest side of the site is considered a major stream. As such
a 100-foot setback will need to be observed. This setback shall be reflected on the plat
drawings.
5. Since the street frontage is improved to full street standards, there is no need for any frontage
improvements. Additionally, it has been determined that a traffic impact analysis is not
warranted for this sized development.
6. The applicant should review and consider the accessibility and developability of lots 5 and 6 with
respect to grades relative to the existing street. A preliminary grading plan to show accessibility
will be required as part of the submittal package for the preliminary plat.
7. Driveways for the site shall have a 25-foot separation where feasible. Otherwise, the 10-foot
separation created by the 5-foot side yard setbacks will be acceptable.
Federal Way Water and Sewer
Water: Water is available by service connection only, along 7th Way Southwest.
Sewer: Sewer service may be possible by side sewer connection only, however, service may
require minimum finished floor elevations to be established for critical lots.
Federal Way Fire De artment
The Federal Way Fire Department had no comments pertaining to the proposed plat.
If you have any questions concerning this letter or your application, please feel free to contact my office
at (206) 661-4104.
Sincerely
Michael Thomas
Associate Planner
attachments: FWCC 22-1309
Open Space Section
cc: Kathy McClung, I.and Use Administrator
Ronald Garrow, Sr. Dev. Engineer
Paul Krakow, Parco
May 18, 1993
TECHNICAL REVIEW COMMITTEE
PROJECT PLANNER: Mike Thomas
PLEASE RESPOND BY: May 27, 1993 - Internal Review
June 3, 1993 - Pre -Application
TYPE OF
PERMIT REQUIRED: Preliminary Plat / Rezone
FILE NUMBERS: PRE93-0005
PROJECT NAME: 7TH STREET PLAT
PROJECT ADDRESS: Locate just off of SW Campus Parkway on
7th Way S.W. See Vicinity Map.
PROJECT DESCRIPTION: The project proponent is proposing -a b-
lot single family subdivision. In
addition the project will require a
rezone of the subject property from RM
2.4 to the desired RS 9.6.
CONTACT: Parco Group, Ltd.
(206) 756-9921
APPLICANT: Parco Group, Ltd., 4303 N Ruston Way, Tacoma,
Washington 98402
ATTACHMENTS: Preliminary Plat drawing
PROJECT BACKGROUND: None to note.
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: March 27, 1993
ATTN: Michael Thomas
Associate Planner
FROM: Federal Way Water and Sewer
SUBJECT: Agenda Item No. 6 - 7th Street Plat, Proposed
Plat --Preapplication Meeting with Staff
COMMENTS:
Water:
Water service is available by service connection only, along
7th Way Southwest.
Sewer:
Sewer service may be possible by side sewer connection only;
however, service may require minimum finished floor
elevations to be established for critical lots.
By:Kq)-kL,Date: 5 -2--? f ( -3
MY eOFAC.��
TO: Mike Thomas
FROM: Ron Garrow
DATE: June 2, 1993
PUBLIC WORKS
MEMORANDUM
SUBJECT: Parco Group Subdivision, PRE 93-0005
For Your Information
Respond By:
The proposed subdivision of the property on 7th Ave. SW just north of the BPA transmission
line easement has been reviewed with the following comments:
The applicant shall submit with the application a written narrative on the relevance to the
subject site of the 7 Core and 12 Special Requirements of the 1990 King County Surface
Water Design Manual (KCSWDM) and a Level 1 downstream analysis.
2. Storm water runoff from the site shall be controlled through the use of facilities designed
and constructed in accordance with the requirements of the KCSWDM. These facilities
may include, as a minimum, detention facilities, a biofiltration swale, and oil/water
separators.
3. As a SEPA condition, the recommendations of the Hylebos Creek and Lower Puget
Sound Basin Plan shall be incorporated in the design of any detention facilities for the
proposed project. More particularly, the site is located in a portion of the Plan area
designated for the implementation of basinwide recommendation BW-2. This
recommendation calls for the use of a 7-day storm event in sizing the detention facilities
instead of the 24-hour event generally used in the KCSWDM. A 30 % factor of safety
need not be used in the design of the detention facility for this basinwide
recommendation.
4. As an alternative to the installation of on -site detention facilities, the applicant may pay
a pro-rata share to the renovation of Panther Lake. The renovation work will
subsequently provide for detention of the runoff from the site in a regional location. The
pro-rata share contribution is $1800 per acre. For this site, the pro-rata share equates
to $3492 based on the figures provided on the preliminary plat exhibit. If this option is
chosen, the applicant's engineer will be required to conduct a Level If downstream
analysis of the storm drainage conveyance system from the site to Panther Lake. Any
deficiencies to the system as noted in the analysis will need to be mitigated as part of the
plat development.
Kepdr;a
5. The drainage easement through Lot 1 of the proposed subdivision should be dedicated
to the City. Also, an easement should be provided for the storm drainage pipe between
Catch Basin C and the drainage course through Lot 1.
6. The drainage course along the southwest side of the site may be a minor stream. As
such, a 50-foot setback to the stream will need to be observed during the development
of the plat. This setback is to be shown on the plat drawings.
7. Street improvements will not be required as part of this development since the fronting
street is fully developed.
8. A Traffic Impact Analysis will not be required for this proposal since the threshold of
10 peak hour vehicle trips generated by the development through an area of concern is
not met.
9. The applicant should review and consider the accessibility and developability of lots 5
and 6 with respect to grades relative to the existing street. A preliminary grading plan
to show accessibility will be required as part of the submittal package for the preliminary
plat.
10. Driveways for the site shall have a 25-foot separation if feasible. Otherwise, the 10-foot
separation created by the 5-foot side yard setbacks will be acceptable.
CITY OF
Ak FM, 33530 1ST WAY SOUTH
May 27, 1993
Richard Tomkins
Pacific Engineering Design, Inc.
130 Andover Park, Suite 300
Seattle, Washington 98188
Re: Pre-AMlication Conference - Proposed 6-lot Subdivision
City of Federal Way
Dear Mr. Tomkins:
.Fr ILf
(206) 661-4000
FEDERAL WAY, WA 98003-6210
This letter is to let you know that a pre -application conference concerning your proposed 6-lot
subdivision has been scheduled with the City of Federal Way's Technical Review Committee
for Thursday, June 3, 1993 at 9 a.m., Federal Way City Hall.
If you have any questions in the interim regarding your pre -application or if you will be unable
to attend the scheduled meeting, please let me know at your earliest convenience.
R
erel
4x----
Michael Thomas
Associate Planner
cc: File
CITY OF
DEPARTMENT OF COMMUNITY DEVELOPi11ENT
MASTER LAND USE APPLICATION
APPLICATION.NO. Q��q3� ��25 Date 5- 1 O 'c13
Agent ✓
Name of Applicant EIG10vV-D T0- MV-% %-> Owner
Address f/o FAZI1 s4- E6M6WE r--Zk X- t )&S icon 10(- 130 bOveg-, rAAV. E.,
Wtr '000 t '5�aVTLt 9 Phone 3 -l.ala
14
Signature
Property Location
SW eA"ds oie wt. �/ 7 w
Kroll I ACC' Zone,
Std
Legal Description PLt .f6- Jr� GJr- Q tag► 4v "7- &XHl-IT/r
Project Description
Parcel Number(s):
6 -GoT �uBOI diS1�
.�io4/- 901o.7 -09
Type of Permit Required:
SEPA
Notice
Sign
Checklist
Mailed
Board
Site Plan Review
R
R
Land Surface Modification
R
R
Boundary Line Adjustment
Binding Site Plan
R
R
R
Short Subdivision
Subdivision
R
R
R
Shoreline
R
R
Variance
R
R
R
Conditional Use
R
R
R
Use - Process I
R
R
Use - Process II
R
R
R
Use - Process III
R
R
R
Quasi -Judicial Rezone
R
R
R
Variance
R *
R
R
Comp. Plan/Rezone
R
R
Annexation
R
R
R = Required
* = Optional
by City
MAsTEu A.FRM.
33530 1ST WAY SOUTH . FEDERAL WAY, WASHINGTON 98003 . (206) 661-4000
Recycled Paper