92-101515 CITY OF
r F
■ ■ / 33530 1ST WAY SOUTH • FEDERAL WAY, WASHINGTON980 3 Cas°
October 14, 1992
Mr. Paul Krakow
4303 Ruston Way
Tacoma, Wa 98402-5374
RE: West Hill Condominiums
Application No. PRE92-0038
Dear Mr. Krakow
Thank you for meeting with the City's Community Development Review Committee (CDRC)
regarding a pre-application meeting for subject application. Due to comments received during
this meeting, a revised proposal was submitted and was reviewed at a subsequent CDRC
meeting. This committee includes representatives from the Federal Way Water and Sewer, Fire
and School Districts, and staff from the City's planning, public works, building and parks
departments.
The following is a summary of comments from our meeting. For your convenience, I have
listed comments under categories of site plan requirements, code requirements, and SEPA
review. Comment sheets from CDRC members are also enclosed. Where appropriate, I have
noted pertinent ordinance sections.
Site Plan Requirements
Please see attached Site Plan Review information bulletin for application requirements.
Code Requirements
The following are several requirements of City codes which have not been addressed in the
proposed site design:
1. Open Space - Federal Way Zoning Code (FWZC), Section 25.05 pg. 3, note 2:
"The subject property must contain at least 400 sq. ft. per dwelling unit of
common recreational open space usable for many activities. At least 10 percent
of this required open space must be developed and maintained with childrens'
play equipment. If the subject property contains four or more units, this required
open space must be in one or more pieces each having a length and width of at
least 25 feet. . .
Mr. Paul Krakow
October 14, 1992
Page 2
Subject site would require 5,600 square feet of common recreational open space.
The site plan as designed does not depict any common open space areas.
2. Grading - It cannot be determined by reviewing the most recent plan if a 1:1 cut
is still proposed along the west edge of the site. This issue should be addressed
further with the Departments of Community Development and Public Works.
3. Drainage - An area reserved for on-site detention has not been depicted in case
the Panther Lake facility is not improved by 1995. In addition, biofiltration will
be required prior to discharge off-site. Please see the attached memo to Stephen
Clifton from Ron Garrow (9/25/1992) regarding drainage.
4. Landscaping - Buffer standard 2, 30' wide landscape strip is required along the
perimeter. A proposed revised landscape ordinance, currently under Planning
Commission review, may apply to this project depending on when a site plan
review application is made.
5. Lot Coverage - Allowable lot coverage is 70 percent for RM 2.4 zones, requires
verification.
6. Topography - Sensitive areas (e.g. 40 percent slopes), if any, should be
identified.
7. Significant Natural Vegetation - Proposed development is subject to significant
tree retention and protection requirements.
Environmental Elements
If an application for site plan review is submitted to the City, an environmental review will be
required. This is in conformance with the State Environmental Policy Act (SEPA). A checklist
is enclosed.
CDRC Comments
The following pre-application information is also enclosed:
1. Public Works - The 1990 King County Surface Water Design Manual will apply
to this project. See attached memo to Stephen Clifton from Ron Garrow
(9/25/1992).
Applicants received a copy of traffic impact analysis requirements at the
September 24, 1992 CDRC meeting.
Mr. Paul Krakow
October 14, 1992
Page 3
2. Building Department-The enclosed memorandum provides additional submittal,
site and structural design requirements.
3. Fire District - The enclosed memorandum provides additional site and design
requirements.
4. Federal Way Water District - the enclosed memorandum provides additional
information regarding water and sanitary sewer improvements for this project.
Water and sewer utility improvements must be reviewed and approved by the
District.
5. Federal Way School District - The enclosed memorandum discusses issues
related to impacts new students present to the school district.
6. King County Fire District #39 - The enclosed memorandum provides additional
requirements related to water supply and fire protection and access.
As discussed during the September 24, 1992 CDRC meeting, variance or modification requests
to land use requirements may be included as part of a site plan review application. Please
contact me to discuss any potential request(s) prior to application submittal. This will provide
an opportunity for me to assist you in understanding what process will be required and whether
or not the Department is likely to support any request(s).
If you have any questions, please give me a call at 661-4109.
Sincerely,
Stephen 'fton
Senior Planner
Enclosures: (a) Building Department Comments
(b) Fire Department Comments
(c) Federal Way Water and Sewer District Comments
(d) Federal Way School District Comments
(e) King County Fire District #39 Comments
(f) Site Plan Review bulletin
(g) SEPA Checklist
c: Community Development Review Committee Members
•
CITY OF
•
Eir‘FR EC/
PUBLIC WORKS
MEMORANDUM
TO: Stephen Clifton
FROM: Ron Garrow For Your Information
DATE: September 25, 1992 Respond By:
SUBJECT: West Hill Condos
The proposed site plan has been reviewed for pre-application input and comment. The following
is provided for the applicant with regard to the submitted plan:
1. The storm drainage system shall be designed in accordance with the 1990 King County
Surface Water Design Manual (KCSWDM) and any amendments thereto made by the
City. For the site plan review process, the applicant shall submit with the site plan a
written narrative on the relevance to the site of each of the Core and Special
Requirements in the KCSWDM. A Level 1 downstream analysis shall also be submitted
with the narrative.
More specifically, this site lies in the Panther Lake drainage basin. Panther Lake is
anticipated to be renovated by 1995 to provide more regional storage capacity. If
constructed, future developments in the basin will not be required to provide on-site
detention. Should this proposed renovation work not take place, the applicant will be
required to install storm water detention in 1995 at a location on the site set aside for this
purpose.
If on-site detention is not constructed, a Level 2 analysis will need to be prepared to
determine the downstream capacity adequacy to handle increased runoff from the site.
Any deficiencies found would have to be mitigated by the construction of drainage
facilities designed to convey the runoff from the ultimate buildout of the basin. Late
comer agreements would be available for those costs expended above the applicants pro-
rata share.
2. The recommendations of the Hylebos Creek and Lower Puget Sound Basin Plan (Basin
Plan) shall be incorporated in the proposed project. This project lies within the West
•
Branch of the Hylebos Creek. Within this basin the Basin Plan recommends the use of
enhanced stormwater infiltration, if the soils are appropriate, for the design of the
required storm drainage facilities. This method will take precedence over the method of
conveying the water downstream to Panther Lake.
3. For the site plan review process, a conceptual storm drainage system shall be shown on
the plan. This plan shall make spacial provisions for all required facilities as determined
by the Core and Special Requirements and the recommendations of the Basin Plan. The
plan shall also depict the location of the detention facilities should construction of these
facilities be required in 1995 per the comments given in 1 above.
4. A Traffic Impact Analysis will be required for this proposed project. The scope of the
analysis shall in accordance with the accompanying Scoping Sheet. This sheet identifies
those intersections which require analysis for potential mitigation.
5. Driveway separation of 150 feet must be met with respect to driveways on the site and
with respect to any existing driveways across 6th Ave. SW.
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: September 24, 1992
ATTN: Stephen Clifton, Senior Planner
FROM : FEDERAL WAY WATER and SEWER
SUBJECT: Agenda Item No. 2 --West Hill Condominium
Pre-application
COMMENTS :
WATER: Developer Extension Agreement required.
The existing water main is within 7th Way SW.
SEWER : Developer Extension Agreement required.
The existing sewer main is within 7th Wpay SW
By: September 23 , 1992
��X Date:
cITY OF
411
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,
la " LAND USE APPLICATION
ivy APPLICATION NO. I`E lc?--66343 Date 9 /1-1/61r^ ,�, Agent
Name of Applicant �� '�f'"ct,f-�-)\ Owner
Address 303 , bLZ'537
Phone '7:� (o 07' l ol�j&....9 Z,
Signature /
Property Location
Kroll Zone
Legal Description
Project Description /4 O f t4- C Clo► Y)Nit t U 01
Parcel Number(s): l Z l0 q 0677
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 Ilse 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
Pr Il t UR , Required * = Optio by City
rio
33530 1ST WAY SOUTH • FEDERAL WAY, WASHINGTON 98003 • (206) 661-4000
Recycled Paper
;-DEVELOPMENT INFORMS ON
FEDERAL WAY BUILDING SECTI�,..
661-4118
iri,E- ii4-6 (1/Q%7 ?-3 U 9
PROJECT NAME OCCUPANCY TYPE CONSTRUCTION
�/1. Submit with completed application for permit, seven complete sets of plans of 24"x36" maximum
dimension(include architectural, structural, electrical,drainage,utilities,and landscaping). Provide three
lea—ch 81/2"x11" and three full size site plans for addressing multiple building sites.
�Z. At submittal provide two sets of structural calculations prepared by a professional engineer, registered
�inthe State of Washington.
_ submittal provide two copies of soil investigations and reports, as specified in Chapter 29 of the
Uniform Building Code.
•--2CAt submittal provide two sets of energy code calculations, including lighting budget. Washington State
Energy Code (1991).
5. Provide two copies of King County Health Department approved drawings.
At the time of submittal, those regulations which are currently in effect shall be applicable to all project
plans and specifications. The City of Federal Way has currently adopted all Uniform Codes, 1991
editions.
'Vashington State Barrier Free Standards,apply.
— 8. Special inspection by an approved testing laboratory is required for site welding, high-strength bolting,
piling operations,sprayed-on fireproofing,structural masonry,and cast-in-place concrete. Include testing
lab form and personnel credentials with building permit submittal for Building Section approval prior
to construction.
— 9. Separate permits are required for demolition, signs, rack storage, rockeries, etc., refer to Washington
State Department of L & I for electrical permits. Plumbing and mechanical should be included on the
main application for permits, described in #1 above.
•
_ 10. Revisions to submitted drawings will be subject to additional plan review fees, if on larger sheets than
81/2"x11".
_ 11.
Minimum estimated fireflow (gpm) .
d
12. Provide TWO FULL SIZE SITE PLANS APPROVED BY THE FEDERAL WAY POSTMASTER,
showing approved locations, when installing gang-type mail boxes.
3. No building or portion of a building shall be occupied or used for storage prior to the issuance of the
�CEERRTIFICATE OF OCCUPANCY.
"l4. No work shall start prior to the issuance of the permit.
15. Other:
rf
PREPARED B DATE rREDEv.
PARCO
GROUP LIMITED
September 28,1992
Mr.Stephen Clifton,Sr.
Planner
City of Federal Way
Office of Community Development
33530 1st Way South
Federal Way,WA 98003
Re: WEST HILL AT WEST CAMPUS
Dear Mr.Clifton:
Herewith enclosed are eleven copies of a revised Site Plan which we would like you to review.
If necessary,please schedule us for a new pre-development conference in connection with this
proposal.
Thank you for your anticipated attention to this request.
Sincerely,
dmoGROUP,LTD.
1111110
• .ii D.Krakow,President
P 1 •psw
Enclosures
4303 North Ruston Way
Tacoma,Washington 98402-5374
(206) 756-9921 •FAX (206)756-9366
4
RECEIVED BY
..JMMUNITY DEVELOPMENT DEPARTMENT
•
_ SEP301992
Federal Way Public Schools
{ 31405 18th Avenue South Federal Way,WA 98003 941-0100 or 927-7420
BOARD OF EDUCATION September 25, 1992 SUPERINTENDENT
Gail A.Pierson,President G.Richard Harris
Mary J.Weis,Vice President
Effenus Henderson,Director
Helen L.Pepper,Director
Orlando E.Trier,Director
Mr. Stephen Clifton
City of Federal Way
33530- 1st Way South
Federal Way, WA 98003
RE: Campus Glen
Dear Mr. Clifton:
This letter is in response to your request for comments on the 99 lot subdivision known as
Campus Glen. The Federal Way School District is concerned with the overcrowding of school
facilities, safety of children who walk to school, transportation of children, and recreational
requirements of children. We feel it is our responsibility to provide the best education possible
for all children who reside within the District. To do this, however, we must give consideration
to the impact new housing developments and new students have on the District.
Additional students means that provisions must be made for their educational needs including
issues such as public health, safety and welfare, streets or roads, parks and recreation, and safe
walking conditions. The result is that schools are required to:
• Construct new schools or additions to schools to house the new students. There
may also be a need to obtain temporary facilities until the permanent facilities
can be built.
• Provide additional buses and/or personnel to handle safe passage for the students
from their home to the schools. This includes developers designing loading and
unloading areas adjacent to service streets and/or assuring safe sidewalks with
accessible routes to the local schools or bus stops.
• Purchase additional equipment such as desks, chairs, computers, library
collections, physical education equipment, etc.
• Provide additional playfield space and equipment.
In January, 1992, a Capital Facilities Plan was adopted by the Federal Way School District
Board of Education. This plan is in accordance with the requirements of State House Bill 2929
(State of Washington Growth Management Act). The purpose is to assure the appropriate
facilities are in place to educate the increasing number of students in this District. Statistical
analysis of your project projects 66 students would enter our school system from the proposed
99 single family households in this development. The Capital Facilities Plan includes
construction bonds and collection of impact fees along with state matching funds to finance the
impacts of new growth from new housing developments.
Federal Way School District 210 is an equal opportunity and affirmative action employer.
The Affirmative Action Office number is 941-0100
J .Tv,
Mr. Stephen Clifton September 25, 1992
Page 2
Jnsummary, permanent school facilities will be needed accommodate the proposed growth
that this development represents. This District has determined that it will finance these
facilities by using a combination of construction bonds, impact fees and state matching funds.
Sincer ,
Donn B. Fountain
Assistant Superintendent
DBF:re
c: Board of Education
Dick Harris
Jake Walker
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TECHNICAL REVIEW
COMMERCIAL
Agenda Date: September 17, 1992
Subject: West Hill Condominium
To: Stephen Clifton
From: Pat Kettenring, Fire Marshal's Office
WATER SUPPLIES FOR FIRE PROTECTION
When any portion of the facility or building protected is in excess of 150 feet
from a water supply on a public street, as measured by an approved route
around the exterior of the facility or building, on site fire hydrants and mains
capable of supplying the required fire flow shall be provided. [UFC 10.401]
Hydrants shall be located not more than 300 feet on center. Such distances
shall be measured on the path of vehicular access. [Administrative Policy
10.004]
/ Hydrants shall not be located closer than 50 feet to any building.
[Administrative Policy 10.004]
When exposed to vehicular damage, fire hydrants shall be suitably protected.
[UFC 10.105d]
Curb areas in front of hydrants or Fire Department Connections may be marked
fifteen (15) feet on either side as fire lanes. [KCFPR #111]
✓ Hydrants shall not be obstructed by any structure or vegetation, nor shall the
visibility of the hydrant be impaired for a distance of 50 feet in the direction of
vehicular approach to the fire hydrant. [Administrative Policy 10.004]
Fire hydrant locations are subject to the approval of the Fire Marshal or his/her
designee. [Administrative Policy 10.004]
Fire hydrants shall be in service PRIOR to the start of combustible construction.
[UFC 10.502]
✓ Existing fire hydrants on public streets are allowed to be considered as available
for the project. Existing fire hydrants on adjacent properties shall not be
considered available unless fire apparatus access roads extend between
properties and easements are established to prevent obstructions of such roads.
[UFC Appendix III-B]
A Certificate of Water Availability shall be provided indicating the fire flow
available at the site. [UFC 10.402]
It has been determined this project will require hydrants. existing
hydrants are considered available to this project. This will require the addition
of hydrants for this project. [UFC Appendix III-B]
FIRE DEPARTMENT ACCESS ROADWAY
✓ Plans for fire apparatus access roads shall be submitted to the fire department
for review and approval prior to construction.
[UFC 10.202]
✓ During construction, an all-weather fire department access roadway is required
when any portion of an exterior wall of any facility, building or portion of a
building is more than 150 feet from a fire department access roadway. [UFC
10.203]
EXCEPTION: provisions for a sprinklered building.
V All fire department access roadways shall be constructed of an
all-weather surface capable of supporting a 25 ton vehicle; the
maximum roadway grade shall not exceed 12 percent.
V All fire department access roadways shall have (1) a clear and
unobstructed width of not less than 20 feet, (2) an overhead
clearance of not less than 13 feet six inches, (3) all turns or
bends shall be designed at not less than a 32 foot inside and
40 foot outside turning radius.
All fire department access roadways which have dead ends exceeding 150 feet
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.
✓ Designated fire lanes may be required for emergency access. This may be
done during the plans check or after the facility is in
operation.
✓ When required, approved signs or other approved notices shall be provided and
maintained for fire apparatus access roads to identify such roads and prohibit
the obstruction thereof. [UFC 10.206]
FIRE DEPARTMENT ACCESS TO BUILDINGS
/ Approved numbers or addresses shall be placed on all new and existing
buildings in such a position as to be plainly visible and legible from the street
or road fronting the property. Said numbers shall contrast with their background.
[UFC 10.341]
/
✓ When access to or within a structure or area is unduly difficult because of
secured openings or where immediate access is necessary for life-saving or
firefighting purposes, the chief is authorized to require a key box to be installed
in an accessible location. The key box shall be a type approved by the chief
and shall contain keys to gain necessary access as required.
[UFC 10.302]
AUTOMATIC FIRE SPRINKLER SYSTEMS
^��� An automatic fire sprinkler system is required in all buildings
where the total floor area included within the surrounding exterior
walls on all floor levels, including basements, exceeds 10,000
square feet.
The automatic fire sprinkler system shall be tied into the fire alarm
system (last zone) in all buildings having an automatic fire detection
system.
Fire Department Connections shall be located at.the front of the
building(s) or structure(s) served; not located on the walls of the
building(s) or structure(s); and shall be identified as to the type
of system served.
Fire Department Connections shall not be located more than 50 feet from a fire
hydrant and shall be located on the same side of the road as the fire hydrant.
Fire Department Connections shall be located not less than 18 inches nor more
than 120 inches from the finished edge of an approved roadway or fire lane.
The inlets shall be not less than 18 inches nor more than 36 inches above the
finished grade.
The inlets shall face the driving surface and be protected with caps.
AUTOMATIC FIRE DETECTION SYSTEM
An automatic fire detection system is required in all buildings
exceeding 3,000 square feet gross floor area. This system shall be monitored
by an approved central station and/or remote station
conforming to the current requirements of the National Fire Protection
Association standards and/or the Fire Marshal or his/her designee.
Group A, Division 1, 2 and 2.1 Occupancies shall be provided with a manual
fire alarm system.
EXCEPTION: Group A Occupancy portions of Group E Occupancies are
allowed to have alarms as required for Group E Occupancies.
Activation of the manual fire alarm shall immediately initiate an approved
prerecorded message announcement using an approved electrically supervised
voice communication or public address system which is audible above the
ambient noise level of the occupancy.
EXCEPTION: When approved by the chief, the prerecorded announcement is
allowed to be manually deactivated for a period of time not to exceed 3 minutes
for the sole purpose of allowing a live voice announcement from an approved,
constantly attended station.
ADDITIONAL COMMENTS:
'h,C Tit) At-c-m5, czOP-4 G Vr.D tYS 1`i A'�{
'R of P2411J14.l 1ZS ,
THESE COMMENTS VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE
PLANS REVIEWED.
�icam' V t'' `VLF/9
/ LF/9Z
Reviewed by: Review Date:
PARCO
GROUP LIMITED
September 4,1992
Mr.Michael Thomas
Associate Planner
33530 1st Way South
Federal Way,Washington 98003
Re: West Hill.a Condominium
Dear Mr.Thomas:
I am herewith presenting a Schematic Proposal for a 14-home,detached condominium project.
Please note that this 1.94 acre parcel of land is zoned for approximately 34 units,however,we
have planned for 14 homes which include 28 enclosed resident parking stalls as well as 34
resident/visitor on-site parking spaces.
Please review this information and schedule a preliminary application conference as soon as
possible.
Thank you for your anticipated attention to this request. If additional information is required,
please do not hesitate to call.
Sincerely,
P .�I GROUP,LTD.
I _LS
Pa D.Krakow,President
PD 4�1 sw
Enclosure
cc: Mr.Enrique Mora-Benjamin Homes
,2
4303 North Ruston Way
Tacoma,Washington 98402-5374
(206) 756-9921 •FAX (206) 756-9366
e
CITY OF FEDERAL WAY
TECHNICAL COMMITTEE
DEPARTMENT OF COMMUNITY DEVELOPMENT
DATE: September 8, 1992
TO: Development Review Committee Members
FROM: Stephen Clifton, Senior Planner
PROJECT PLANNER: Stephen Clifton PHONE NO.: 661-4109
PLEASE RESPOND BY: September 17, 1992 - CDRC discussion
September 24, 1992 - Meeting with applicant
**********************************************************************
TYPE OF PERMIT
REQUIRED: Pre-application only
FILE NO.: PRE-92-0037
PROJECT NAME: West Hill, a Condominium
PROJECT ADDRESS: South of 7th Way S.W., one lot Northeast of S.W. Campus Drive, North
of Bonneville Power Administration (BPA) easement, Section 19,
Township 21, Range 4, Page 735.
PROJECT
DESCRIPTION: Subject proposal is to construct 14 residences with attached garages, each
with the capacity to hold 2 vehicles. An additional 22 parking spaces are
located throughout the site. Total parking on site, 42 spaces. A drainage
area is proposed along the southwest edge of the site. Access to the site
is proposed off 7th Way S.W. BPA transmission lines parallel the
southeast boundary.
APPLICANT: Paul Krakow
PHONE NO.: 756-9921
PROJECT
BACKGROUND:
SEPA:
C
**********************************************************************
COMMENTS:
**********************************************************************
(Please Attach Any Additional Comments)
SIGNED: DATE:
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