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95-100832 (2) CITY OF FEDERAL WAY MEMORANDUM May 18, 1995 TO: Craig Krueger, Director of Planning Dodds Engineers FROM: Bill Kingman, AICP, Associate Planner qici SUBJECT: Parcel Seven Townhomes, PRE95-0037 Below are Federal Way Land Use Division comments and requirements for your proposal to construct 140 to 150 townhomes on a 23-acre site in Federal Way. For reference, the site is zoned RM 3600. The proposed land use (attached dwelling units) is allowed pursuant to Federal Way City Code (FWCC) Section 22-667 via Site Plan approval as discussed below. Comments/Requirements 1. Process. The proposal may be approved via Site Plan application provided the developer acquire a condominium approval from King County immediately following issuance of city occupancy permits and preceding any related sale, lease or occupancy of any respective unit within the completed phase. A Process Three binding site plan approval is necessary if the above provisions are not possible. Attached is a Master Land Use Application and Site Plan Drawing Requirements handout to help the applicant in preparing the site plan application. The Site Plan application filing fee cannot be determined because it is based, in part, on total floor area. 2. State Environmental Policy Act (SEPA). A SEPA review is necessary because the proposal is larger than 4,000 square feet. A SEPA checklist, one set of stamped envelopes addressed to all property owners and occupants within 300 feet of the site for public notice must be submitted with the site plan application. Attached is a SEPA checklist and handout describing how to obtain mailing labels. The $472 SEPA filing fee is payable at time of filing. 3. Environmentally sensitive area. Slopes greater than 40 percent are classified as environmentally sensitive pursuant to FWCC Section 22-1. Please have your surveyor delineate the 40 percent slope and 25 foot setback lines at the northeast corner of the site on the submitted site survey. This information will be used to verify all proposed improvements are more than 25 feet from the 40 percent slope line. 4. A lot line elimination application must be approved prior to issuance of any related building permit. Construction over property lines is not allowed. Attached is a Lot Line Elimination application for your use. The $100 filing fee is payable at time of filing. 5. Concomitant agreement and Resolution 93-144. The site design must include the following elements pursuant to the agreement and resolution. * Widen the entire frontage of Campus Drive abutting the site to provide a center left turn lane. * Limit building height to 30 feet above finish floor elevation. * Provide a construction sequence schedule for all required improvements with site plan application. Schedule must match the 100 dwelling unit per year construction limit established by the 1990 concomitant agreement. Please note, all required improvements must be completed, to the city's satisfaction, before issuance of any certificate of occupancy related to townhome construction. * Dedicate necessary right-of-way for 10th Avenue South/South 344th Street extension before issuance of any related Parcel Seven building permit. * Construct a solid wood fence along Parcel Seven west property line abutting the single family (RS 7.2) zone. 6. Site design requirements. Listed below are major site design requirements. Please consult your FWCC for all requirements. * Building setbacks are 60 feet from the north property line and west all property line abutting the RS 7.2 zone. Other building setbacks are five feet from property or easement lines. * Lot coverage is limited to 60 percent. * Building height is limited to 30 feet above finish floor elevation. * 400 square feet of common recreational open space must be provided per dwelling unit. Open space areas must be set aside in separate tracts. Area calculations must be provided with the Site Plan application. * Open space use and maintenance provisions must be specified in the homeowners convents. * Building facade modulation is necessary for any wall longer than 120 feet. Minimum modulation depth is 3 feet, minimum width is four feet and maximum width is 35 feet within every 120-foot long wall section. * Any portion of a structure within 100 feet of the westerly RS 7.2 zone must either be no taller than 15 feet above average building elevation or the facade of that portion of the building parallel to the RS 7.2 zone shall not exceed 50 feet. * 1.7 parking stalls per dwelling unit must be provided. Minimum stall size is 8.5 by 18 feet. * Provide a five foot wide sidewalk on both sides of all streets. * Driveways may not encroach into the 60 foot wide landscape buffer. * Re-orient buildings to provide straighter, more direct access. 2 Construction over easements is not allowed. * The southwest cul-de-sac is longer than the maximum 600 feet allowed by FWCC. 7. A landscape plan must be submitted with the site plan application. Several landscape requirements are listed below. Please consult your FWCC for all requirements. * The landscape plan must be coordinated with the utility and drainage plan. Trees are not allowed over utility lines. * A significant tree inventory and tree retention plan, pursuant to FWCC Section 22-1568, must be prepared for submittal with the Site Plan application. This information will then be used to determine if replacement trees are necessary. Replacement trees will be necessary if more than 75% of the significant trees will be removed. For reference, significant trees are greater than 12 inch diameter as measured 4.5 feet above the ground and 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 are either 12 feet tall evergreen or 3 1/2 inch diameter deciduous. * Twenty feet of Type Three landscaping is necessary along the north property line. Twenty feet of Type Two landscaping is necessary abutting the southeast utility easement and west property line abutting the RS 7.2 zone. Ten feet of Type three landscaping is necessary along the west property line abutting the RM-2400 zone. Significant trees to remain may be considered in lieu of required landscaping provided an administrative modification request meeting all decisional criteria of FWCC Section 22-1570 is granted. * Cul-de-sac landscape island use and maintenance provisions must be specified in homeowner covenants. * Minimum 25 percent of proposed landscaping must be drought tolerant and grouped together, with exception of lawn for sod areas. All parking lot landscaping must be drought tolerant. Drought tolerant landscaping must be hand irrigated for one year to insure its success. * Deciduous trees must be 1.5 inch caliper at 4.5 feet above ground and evergreen trees 6 feet tall at time of planting. * Large shrubs must be 24 inches tall, medium shrubs 18 inches tall and small shrubs 12 inches tall at time of planting. * Groundcover must be planted and spaced to attain 100 percent coverage within three years of planting. * Maximum 75 percent of proposed landscaping may be sod lawn. * Automatic irrigation system is necessary for all permanent lawn or sod areas. * Building walls greater than 240 square feet that are uninterrupted by windows, doors or other architectural features and not located on a property line must be screened by trees, shrubs and groundcover appropriate for the area proposed. 3 Attachments: Master Land Use Application Site Plan Drawing Requirements SEPA Checklist Procedure for Obtaining Mailing Labels Lot Line Elimination application PRE9537.M2 4 PL c-11-711 N H curlN cla5 - o 0 3 ( 5 31 L(, 41,060440, "Gc) t_31-A45 tka 66/- 'l 11 C� C*I2 is fiti�i-1./t.iq 2.s- y 2 RC' 4.c. <aL4 1fc.Cfv Lam. Cth r - c-i(o 7 r 61-6 - B 3 o T /VRY CpoierrE LgKtiwEiJ arlUTY bicicr 94Lo-5 R E-(( ( S C ‘CY d deq ( L< Yh -LWdy< 1SrV 667 CITY OF = PUBLIC WORKS MEMORANDUM TO: Bill Kingman D FROM: Julie VennC 0 For Your Information DATE: May 24, 1995 SUBJECT: Parcel 7 West Campus Townhouses - PRE 95-0037 After reviewing the materials submitted and a visit of the proposed site the following comments and findings address issues that need to be resolved prior to developing the site. A. Land Use Issues Stormwater 1. The surface water runoff control and treatment will be required per the King County Surface Water Design Manual (KCSWDM), the City's amendments and through the SEPA process, the Hylebos Creek and Lower Puget Sound Basin Plan. The recommendations of the Hylebos Creek and Lower Puget Sound Basin Plan will need to be incorporated into the design of storm water facilities for the proposed project. More particularly, the site is located within the West Branch Hylebos Creek Sub-Basin which has been designated for implementation of basinwide recommendation BW-2. This recommendation calls for the use of a 7 day storm event in sizing on site detention facilities, if required, instead of the 24 hour event generally used in the KCSWDM; however, a 30% safety factor does not have to be used in the detention facility design. 2. At the time of the site plan review submittal a narrative addressing the relevance to the project of the 7 core and the 12 special requirements of the KCSWDM will be required. A Level I downstream analysis shall also be provided. The city has available 1"=100', 5 foot contour, planimetric maps that must be used for basin analysis. Contact Kevin Peterson, Engineering Technician at 661-4126 for further details. 3. If the proposed project is designed to drain storm water runoff to wetlands within one- mile of the site, the applicant will need to pay particular attention to special requirements #5, #7 and #8 of the KCSWDM. pp\.doc 4. The site lies v L the tributary drainage basin to Pa r Lake. The applicant may elect to utilize the capacity of Panther Lake for its detention needs. If this is the case, the applicant will need to pay a pro-rata share of $1,800/gross site acre may be paid in lieu of constructing on-site retention/detention. The applicant will also be required to conduct a Level II downstream analysis from the site to Panther Lake. Any deficiencies in the system capacity to which the project would contribute will need to be upgraded as part of this development project. It is recommended that the applicant's engineer contact the City's Public Works staff for further details regarding the analysis requirements. 5. The applicant will need to apply for and obtain a National Pollutant Discharge Elimination System (NPDES)permit from the Washington State Department of Ecology becasue site grading will disturb 5 acres or more. Questions related to this matter should be directed to Mr. Glenn Piertz, Environmental Engineer with the state at 407-6436. Parking/Driveway/Access Easements 1. Access onto public roads from private shall be by a standard drive approach per King County Road Standards 1987. The approaches shall be a minimum of 20 feet wide and a maximum of 26 feet wide. (FWCC 22-1542) Driveways may not be located closer than 150 feet to any street intersection or to any other driveway (FWCC 22-1543). Geohazard/steep slopes 1. A geotechnical report shall be provided for review at the time of site plan review submittal. The report shall be prepared be a qualified professional engineer licensed in the State of Washington which describes how the proposed development will impact each of the following on the subject property and nearby properties: 1. Slope stability, landslide hazard, and sloughing; 2. Seismic hazard; 3. Groundwater; 4. Seeps, springs, and other surface waters; 5. Existing vegetation; 6. Impact of on-site septic drainfield and storm water infiltration; 7. Recommended foundation design; and 8. optimal location for roadway improvements. PP\.doc R-O-W Improvemer 1. Campus Drive shall be widened to a 5-lane configuration along the frontage of Parcel 5 and 7 where the 5-lane configuration is non existent. The improvements include both sides of the road and any necessary transitions. Per section 22-1524, principal arterial classification for 5 lanes, the minimum right-of-way width is 100 feet, minimum paving width is 60 feet with vertical curbs, street lighting, sidewalks (width equal to the width along the school frontage to the northwest) with a minimum 6 foot utility/landscaping strip planted with street trees at 30 foot on center are required. Sidewalks will be widened to match the new walk along the entire property frontage. The intersection returns across from 7th Ave shall be replaced with vertical curbing and sidwalk. 2. Right of way dedication to 10th Ave shall be completed according to the concomitant agreement Resolution No. 93-144. 3. The main entrance road shall be a public through street and meet the improvement requirement of a residential collector. Section 22-1473 of the Federal Way City Code (FWCC)requires full width right-of-way improvements. Per section 22-1525, residential collector classification, the minimum right-of-way width is 60 feet, minimum paving width is 40 feet with vertical curbs, street lighting, 5 foot sidewalks with a minimum 4 foot utility/landscaping strip planted with street trees at 30 foot on center, are required. 4. The private drives must meet the minimum width requirement for fire access. The private drive system shall be owned and maintained by the home owners association. 5. As part of the SEPA process, the applicant will be required to submit a Traffic Impact Analysis (TIA). A scoping sheet will be prepared (if the applicant wants to proceed with the project) and is to be used as the basis for this analysis. The TIA will be used to assist in determining any required pro-rata share contributions to traffic improvement projects (used to mitigate the impacts of development). Any questions regarding this analysis or the scoping sheet should be forwarded to the City's Traffic Department. 6. Per section 22-1477 of the FWCC, the applicant may make a written request to the Public Works Director for a modification, deferment or waiver from the above requirements. A handout on these procedures is attached. B. Building Permit Issues 1. Final site improvement plans will need to be prepared for the project and submitted with the building permit application. The plans shall be drawn on 24" x 36" size sheets at a scale of 1" = 20', based on KCAS or NGVD-29 vertical datum and signed/sealed by a Professional Engineer licensed in the State of Washington. 2. A Technical Information Report (TIR) will need to be prepared for the project and submitted with the building permit application. The TIR will require the signature/seal of a Professional Engineer licensed in the State of Washington. pp\.doc 3. The site plan submitted should show the location of any existing and proposed utilities in the areas affected by construction. 4. The applicant shall reimburse the City for the cost of all required regulatory, warning and street name signs that are installed prior to acceptance by the City of all other required improvements. 5. Copies of Public Works' standard checklists have been included to assist the applicant's engineer in preparing the plans and the TIR. Items per discussion at the meeting held 9:00 on Thursday, May 25, 1995. a. Dedication of 10th Ave must be completed prior to building permit issuance. No improvements are required at this time, unless Parcel 5 improvements are included in this proposal. b. Private roads shall be minimum of 20-feet wide with landscape strip and sidewalks on both sides with no parking allowed in the roadway. The outer radius of the cul-de-sacs shall be a min. of 52-feet. If the planter islands are eliminated, the radius may be 40-feet. Request for modification to the private road standards must be submitted to the Public Works Department, see the attached handout. c. Contact the school district for concerns prior to submittal of SEPA. d. Access into Campus Highlands across the BPA easement is not necessary unless borne out by the required TIA. e. Late corners agreement was discussed and may be considered as an option for the addressing the street improvements to Campus Drive along the frontage of Parcel 5. PP\.doc MEMORANDUM Date: May 10, 1995 To: Ron Garrow, Bill Kingman From: Fay Schafi Subject: Parcel Seven West Campus Townhomes, Pre-Application Review The proposed development will generate 125 trips during the PM peak hours. Therefore, a TIA is required. CC: Saeid Daniari I:\7wtown E-DEVELOPMENT INFORM ION FEDERAL WAY BUILDING SECTION 661-4000 f arc' ( 7 We_S f Cu c&tr,tik S `�Ld61 kc Wie.r -=-:_ 1< t/i/V PROJECT NArV E 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 each 81/2"x11" and three full size site plans for addressing multiple building sites. X 2. At submittal provide two sets of structural calculations prepared by a professional engineer, registered in the State of Washington. X3. At submittal provide two copies of soil investigations and reports, as specified in Chapter 29 of the Uniform Building Code. ,X. 4. At submittal provide two sets of energy code calculations, including lighting budget. Washington State Energy Code (1991). Non-Residential Energy Code (NREC) effective April 1, 1994. 5. Provide two copies of King County Health Department approved drawings. ,X. 6. 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. 1994 edition effective June 30, 1995. X 7. Washington State Disability Standards apply (WAC 51-20). X 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 selection and personnel credentials with building permit submittal for Building Section approval prior to construction (must be WABO certified agency and inspectors on January 1, 1994). 1\ 9. Separate permits are required for demolition, signs, rack storage over 8' height, rockeries and retaining walls over 4' height, etc., refer to the City of Federal Way for electrical permits. Plumbing and mechanical should be included on the main application for permits, described in #1 above. X10. Revisions to submitted drawings will be subject to additional plan review fees, if on larger sheets than 81/2"x11". 'O%) cf 11. Minimum estimated fireflow (gpm) ( U I . 1Lt. Ark Z--cOTA '\0h -Sprci,\k(eyerd _ 12. Provide TWO FULL SIZE SITE PLANS APPROVED BY THE FEDERAL WAY POSTMASTER, showing approved locations, when installing gang-type mail boxes. x, 13. No building or portion of a building shall be occupied or used for storage prior to the issuance of the CERTIFICATE OF OCCUPANCY. 14. No work shall start prior to the issuance of the permit. 15. Other: ?5 PREPARED BY DATE PREDEv.Flutt COMMUNITY DEVELOPMENT TECHNICAL REVIEW COMMITTEE AGENDA OF: May 18, 1995 ATTN: Mr. Bill Kingman Associate Planner FROM: Lakehaven Utility District SUBJECT: Agenda Item No. 3 — Parcel Seven West Campus Townhomes Preapplication Meeting with Staff (PRE95-0037) COMMENTS: Water: A developer extension agreement will be required to extend water mains on—site. The 12" water main near the southerly boundary will need to be extended through this site to connect into the existing 12" water main within SW Campus Drive. Sewer: A developer extension agreement will be required to extend sewer mains on—site. NOTE: Copies of the District's facilities maps are attached for your convenience. By: Date: 5 1f M y E. ssette Supervisor of Technical/Support Services 5 \\2 k‘, .. 19 b : 4V-IrDI 8 \IIk• ICP T M © GPxASE 2 4. ''.-' .....?„:(44.---22.,.. c::; ;)So, \ \ O 4,-`� ra JO `tea `�\� e Q "•a 6O 22Wis \ �- © Ste. 4s 26 ilik ' r-ra too I 77 77 • 77 A �58 -,- ,,- -,- IPVSB#110 G ,..,a, „0' 3 -,,, -�,- ;,, U• 4 60 ,„ 55 �' tI , c) 62 • , , P 26 �°'a All _ . ;, -7" \, ,,,, 17 27 SJ _ - 7 ...{,'''' \�1�\' ''' '20 0- s 0. _ \wv" f C 7 \ , c.,* IV .4 Ow c illi- 59 . - kk 0", - �,- �O {� 48 .l •9y 41 4. al - ',, , - '', iii‘, 16 , .i. 8 48 39 04' 34. 33 47 48 SCALE 0 it , LAKEHAVEN • w, 'ER FACILITY MAP UTILITY DISTRICT 7" ` PUBUSNED NOW/48ER 1994 16 72' \\\ •....,, P\ , , ,6 ‘..--- \„\\e\c> —....""•••••Tie k 1\11 X ; 2 ,\ Nio\-)1° ?......\ GpKA5E 8404 hi...-> c: 4111111411 ' 4. , IOW ' s. (4) \ 42 a-itt, dr , „el :Isiotvt.410 CD CJ) 'Cli Olkii.. ' irk \LO2 ,� 7 s� / 0 , • ® • • • •''' , 'S) ,g‘. 6 ,7-- ,8 * ,7 ,„ , (.4 . , --- ,,, --MM . , -/ • eo __________ ,i, ---/- „,----7' tioz7/71 / / /' / ,'' /' '\ ) 26 •44 ,--- /„› _ e /'''' 20 t" J• I 40: - O., / ,/' ,i 41D 43 / / ,,, .,c) .9,4.,' . 1100. I y / ' l 42 •9 ii ,40 �' /' G �p i, 46 �• '� 49 �. LL / lir, ' , ': 15 S 30 34 47 48 c SCALE It- J . LAKEHAVEN - R FACILITY MAP UTILITY DISTRICT - s - TECHNICAL REVIEW COMMERCIAL Agenda Date: May 18, 1995 Subject: Parcel Seven West Campus Townhomes/PRE95-0037/Kingman To: Community Development Review Committee From: Greg Brozek, Fire Marshal's Office WATER SUPPLIES FOR FIRE PROTECTION 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] 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. * Hydrants shall not be located closer than 50 feet to any building. * 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. * Fire hydrant locations are subject to the approval of the Fire Marshal or his/her designee. [Administrative Policy 10.004] When exposed to vehicular damage, fire hydrants shall be suitably protected. [UFC 10.105d] 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. 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. * 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. [Administrative Policy 10.006] Designated fire lanes may be required for emergency access. This may be done during the plans check or after the facility is in operation. [Federal Way City Code Chapter 15, Article IV, Division 3] 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] Gated access to the complex shall meet the following conditions: A: Gates when fully opened shall not reduce the required 20 foot width of the access road. B: Locking or securing of gates shall be in a manner approved by the Fire Prevention Division. [Administrative Policy 10.003] AUTOMATIC FIRE SUPPRESSION SYSTEMS Plans and specifications for automatic fire-extinguishing systems, standpipes and their appurtenances shall be submitted to the fire department for review and approval prior to installation. [UFC 10.503] An automatic fire sprinkler system shall be installed in all Group R, Division 1, occupancies having three or more levels or containing five or more dwelling units and hotels having three or more floor levels or containing ten or more guest rooms. An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire flow or where the total floor area included within the surrounding exterior walls on all floor levels, including basements, exceeds 10,000 square feet. [Federal Way City Code Chapter 8, Article II, Division 4] Area separation walls shall not be considered to separate a building to enable deletion of the required fire sprinkler system. 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. [Administrative Policy 10.002] Sprinkler plans shall bear a Washington State Certificate of Competency stamp. 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. [Federal Way City Code Chapter 8, Article II, Division 4] Plans and specifications for fire alarm systems shall be submitted for review and approval prior to system installation. [UFC 14.103(a)] Alarm-initiating devices, alarm-signaling devices and other fire alarm system components shall be designed and installed in accordance with Uniform Fire Code Standards 14-1 and 14-2. (UFC 14.103(b).] The fire alarm control panel shall be installed at the following location: [UFC 14.103(f).] A remote fire alarm annunciator panel(s) shall be installed at the following location(s): [UFC 14.103(f).] Fire alarm control panel and remote annunciator panel keys shall be located in a Supra lock-box to be located [UFC 14.103(f).] a. Apartment houses containing 16 or more dwelling units, hotels containing 20 or more guest rooms and congregate residences having an occupant load of 20 or more, or any of these uses located in a building three or more stories in height, shall be provided with a manual and automatic fire alarm system. Smoke detectors shall be provided in all common areas and interior corridors of required exits serving an occupant load of 10 or more. Recreational, laundry, furnace rooms and similar areas shall be provided with heat detectors. [UFC 14.104(0 The fire alarm system shall be supervised by an approved central, proprietary or remote station service. [UFC 14.105] 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 10.301] 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] ADDITIONAL COMMENTS: THESE COMMENTS VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE PLANS REVIEWED. EIVeD BY CITY OF FEDERAL. WAY COMM(NITYE�E OPMENTS:EPARTNI�M DEPARTMENT OF COMMUNITY DEVELOPMENT JUN. 6 SERVICES MEMORANDUM DATE: May 3, 1995 TO: Community Development Review Committee (CDRC) Members Kathy McClung, Land Use Administrator Ron Garrow, Senior Development Engineer Dick Mumma, Building Official Mary Cossette, Supervisor of Technical/Support Services, Lakehaven Utility District Pat Kettenring, Fire Marshal, KC Fire District #39 Stephen Clifton, Senior Planner AC/9 m Steve Maxwell, Crime Prevention Unit, Federal Way King County Police Tina Piety, Administrative Assistant /vp S -- 4: 7 e9 1 — Bill Kingman, Associate Planner qc PROJECT PLANNER: Bill Kingman PHONE: 661-4110 PLEASE RESPOND BY: May 18, 1995 ********************************************************************** FILE NUMBER: PRE95-0037 PROJECT NAME: Parcel Seven West Campus Townhomes PROJECT ADDRESS: (not assigned) PROJECT DESCRIPTION: New 150 unit multi-family complex on 22 acre site. PROJECT CONTACT: Craig Krueger, Dodds Engineering, 4205 148th Avenue NE, Suite 200, Bellevue, WA 98007, Phone: 885-7877 SEPA: SEPA will be required. NOTE: The preapplication meeting with the applicant is set for 9:00 am, May 25, 1995. PRE9537.M I From: GREG FEWINS To: GREGM, KATHYM Date: Monday, March 13 , 1995 4 :25 pm Subject: Quadrant model project Larry and I met with Quadrant to discuss possible development of a model multi-family/condo/townhouse/attached housing (take your pick) project for parcel 7 on Campus Drive. They are considering reducing the 233 allowed units to around 160 units in 3 to 4 unit clusters. Other than being quality low density units which is where the market is at right now, I'm not sure why it is considered a "model" development. Larry visited a similar development north of Seattle and likes it, but thought density was to low. They will ipe in for a pre-app mtg in 3-4 weeks. I am trying to gather up all of the agreements and resolutions related to the site for them now. Let me know if you have other questions. CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES MEMORANDUM DATE: May 3, 1995 TO: Community Development Review Committee (CDRC) Members Kathy McClung, Land Use Administrator Ron Garrow, Senior Development Engineer Dick Mumma, Building Official Mary Cossette, Supervisor of Technical/Support Services, Lakehaven Utility District Pat Kettenring, Fire Marshal, KC Fire District #39 Stephen Clifton, Senior Planner Steve Maxwell, Crime Prevention Unit, Federal Way King County Police Tina Piety, Administrative Assistant FROM: Bill Kingman, Associate Planner q)Ci PROJECT PLANNER: Bill Kingman PHONE: 661-4110 PLEASE RESPOND BY: May 18, 1995 ********************************************************************** FILE NUMBER: PRE95-0037 PROJECT NAME: Parcel Seven West Campus Townhomes PROJECT ADDRESS: (not assigned) PROJECT DESCRIPTION: New 150 unit multi-family complex on 22 acre site. PROJECT CONTACT: Craig Krueger, Dodds Engineering, 4205 148th Avenue NE, Suite 200, Bellevue, WA 98007, Phone: 885-7877 SEPA: SEPA will be required. NOTE: The preapplication meeting with the applicant is set for 9:00 am, May 25, 1995. PI E9537.MI (C)L'� fJ C{ L. 4._{-(' 1. (7 /L)f �� l gE V I L� CUE t !90 C�2.`../'+° !"L..°aif.' �' �1«T ('�1 �?.. 1-"'.^ 7 ` 0 aDODDS ENGINEERS, INC. - CIVIL ENGINEERING SURVEYING PLANNING Ms. Kathy McClung April 26, 1995 Land Use Administrator DEI Project: 95024 City of Federal Way 33530 1st Way South Federal Way, WA 98003 Subject: Parcel 7,West Campus Planned Community Fre-application Review Dear Ms. McClung: On behalf of our client, Quadrant, enclosed please find eight (8) copies of our conceptual site plan for Parcel 7 in the West Campus Planned Community. We would like to receive comments from the various City departments as soon as possible so that we can begin preparing the necessary documents for formal building permit submittal. Our concept for the±22 acre Parcel 7 calls for approximately 150 for sale condominiums, all in a townhouse configuration(no homes stacked above one another), The homes will be very similar to the designs used in Stonebridge, a townhouse development being built by Quadrant in Lynnwood. The townhouse designs feature uphill, downhill`and level buildings to conform to the topography, reduce the amount of site grading, and take advantage of the territorial views. The site plan features an enhanced landscaped entry from S.W. Campus Drive near the center of the site. The road then meanders up the slope to access the remainder of the site through a series of cul-de-sacs. A through street is provided to the northwest corner of the site to connect to Parcel 5 and provide potential access to the.signalized intersection at 10th Avenue S.W. No access is planned to the existing single family neighborhood to the east of the power lines since this access would be very disruptive to that neighborhood. Two common open space areas have been placed adjacent to the meandering entry road to provide an appealing streetscape along this boulevard. A±20 foot buffer has been placed adjacent to the power lines with a 60 foot setback along the street frontage of S.W. Campus Drive. Per the concomitant agreement for this parcel, a 60 foot wide landscaped buffer has been placed along the west property line where adjacent to single family zoning. We hope that this site plan concept is in keeping with the type of development envisioned for this parcel and we look forward to comments from the City. Please call with any and all comments or questions and we will be glad to respond. Thank you. Sincerely, DODDS ENGINEERS, INC. . fr/7--- Craig J. Krueger Director of Planning 4205 148TH AVE. N.E., SUITE 200-BELLEVUE, WA 9B007 [206] 885-7877 OR 454-3743 FAX:(206)BB5-7963 APR 28 '95 02:31PN DODDS ENGINEERS, INC P.2/2 /�5ENT uY:UtPI, LW COMMUN:I ' "tv; 4-ib-Ot ; 1u:55 CITY OF FEDERAL WAY4 206 pest 7O63;# 2 ' MAS1, " LAND USE APPLICATION , la •evrri+wriFn. 1 DEPARTMENT OF COSY DEVELOPMENT ' MAY 1 1993 1313a i.c wv South•Federal Vivo WA Mel 4 UI�.i31NQ DEpTWAY Agent t l,g1 /moo, Name of Applicant-- n- 'l bi f ( Owner - e' A7/ C-0i • 1,0tlie ON4/N f , Wei. Address ' • / _/ " Phoie ei5 . 7677 p. e-Le3VV , G�k= q'e do7 _.. sip , •-: / Owner N Address 31 AR7? frl e'lo t) , =t' j+ • Awe ' - 0 o tl/'d er at apptkc t) f o. ,PX i 1-O / v8,i LV,4 , I e,oo propertyion. 1,-, vl - !'��Tr- G- -� t v 75 e -P-W 4.0M4/WNl7y �r011 _-. .+___r _ __._..__zane 3 !o c-ca co,ocarn TAW. A4rrT Legal Description--e -2------ ' -- VaiL PL '9-&Ntr ,- I fie ► / 1 Project Ditscription. ! 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