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15-104007
October 5, 2015 Jim Ferrell, Mayor Benjamin Ryan Communities, LLC 10011 Bridgeport Way W, Suite 1500-212 Lakewood, WA 98498 RE: Permit 415-104007-00-PC; CREEKSiDE COMMONS AT CELEBRATION PARK 1816 South 333" l Street (797820-0090, 797820-0086, 797820-0085) Dear Applicant: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held September 3, 2015. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions and Public Works Department, and representatives from Lakehaven Utility District and South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. Due to the project's complexity and scale and the materials submitted at the preapplication, the following does not represent the full permitting details and requirements. in preparing your formal application, please refer to the complete FWRC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Associate Planner Leila Willoughby -Oakes, 253-835-2644, leila.willoughby-oakes@cityoffederalway.com. For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION Applicant proposes to construct an apartment style townhome community consisting of 121 residential units on three existing parcels, including duplexes, along with outdoor usable recreation spaces and other associated site improvements. The project will consist of two, three, four and six unit buildings. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. These major issues only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section of this letter. 33325 8th Avenue South, Federal Way, WA 98003-6325 (253) 835-7000 a www.cityoffederalway.com Benjamin Ryan Communities, LLC October 5, 2015 Page 2 ■ Planning Division • Wetland and Stream Delineation Report and City Third Party Peer Review required, ■ Provision of Open Space in an RM Zone pursuant to FWRC 19.205.010, Note 6. ■ Public Works Development Services Division Surface water runoff control and water quality treatment will be required per the 2009 King County Staface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009 KCSWDM, or the regulations in place at the time that a complete application is submitted. It is anticipated that new regulations will be adopted in 2016. The City of Federal Way has recorded easements over Parcels 797820-0085 and 797820-0090 that include language concerning detention credits. The Public Works Department has reviewed these documents and has provided more site specific information in a letter from Edward Walsh, P.E., Development Services Manager, to John Bays, General Manager, Benjamin Ryan Communities, Inc., dated 9/15/15. ■ Public Works Traffic Division l . A Transportation Concurrency permit is required per FWRC Chapter 19.90. 2. Traffic Impact Fee payment estimated per FWRC 19.91. 3. Street frontage improvements and right-of-way dedication are required along the property frontage on S 333"d St and 20"' Ave S per FWRC 19.135.040. 4. The current proposal needs to meet access management standards per FWRC 19.135.280. 5. The current proposal needs to meet block perimeter requirements per FWRC 18.55.010. 6. Sight distance analysis per AASHTO standard is required per FWRC 19.135.300. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. PLANNING DIVISION (Associate Planner, Leila W-Oakes, 253-835-2644, Ieiia.wiIlou hbv- oakes(o'.,.cityoffecleralway.com) (Alternate contact: Planning Intern, Cory Darrow, 253-835-2622, corv.darrow aecitvoffedei•alway.com I. Zoning Designation and Use — The subject property is within the Residential Multifamily (RM 3.6) zone. Townhouses, `attached dwelling units' are a permitted use in the RM zone subject to regulations set forth in FWRC 19.205.010. Under FWRC 19.05.200 two -unit attached dwellings are also considered townhouses. Land Use Application — The proposal is subject to Use Process III `Project Approval' review pursuant to FWRC 19.220.080. Process III land use review is conducted administratively, with a written decision issued by the Director of Community Development following the review. Pursuant to FWRC 19.65.100(3), the Director of Community Development may impose conditions and restrictions in the written decision determined to be reasonably necessary to eliminate or minimize any undesirable effects of granting approval. 15-104007-00-PC Doc ID 70s72 Benjamin Ryan Communities. LLC October 5. 2015 Page 3 Process III land use approval is valid for five years. Extensions to the land use approval may be granted if certain criteria are met. Enclosed are the master land use application, development requirements checklist, and other applicable handouts. Refer to the Development Requirements checklist, Bulletin 4014, for specific submittal requirements. 3. State Environmental Policy Act (SEPA) — The project is subject to environmental review under SEPA for the proposed actions: development of more than 20 dwelling units; parking lots with more than 40 parking spaces, and fill exceeding 500 cubic yards. A complete environmental checklist with notice materials will be required. The city may utilize the optional DNS noticing provisions for applications that include a SEPA checklist. The optional DNS process allows a combined project and anticipated environmental determination -public notice period that expedites the overall land use application process. An environmental threshold determination made by the Director of Community Development must be issued prior to land use or building permit approval. 4. Public Notification — Process III applications and SEPA determinations require a public notice and 14-day comment period. Within 14 days of issuing the applicant a Letter of Complete Application, a Notice of Application (NOA) and Optional DNS will be published in the Federal Way Mirror, mailed to parties of record and residents/property owners within 300 feet of the subject property, posted on the subject property by city staff, and placed at the City's three designated notice boards. The files will be made available to the public at the Permit Center. The City can generate mailing labels for submittal with your application (see enclosed handout). Review Timeframes — Per 19.15.045 (2), the City of Federal Way shall determine whether an application is complete within 28 days of submittal. Staff will notify the applicant of the application status in writing within 14 days. The city also makes every effort to issue land use decisions within 120 days of a complete application. However, the review timeframe is suspended at any time that additional information is requested by the city. The applicant must submit requested infonnation within 180 days of the request, unless an extension is granted pursuant to FWRC 19.15.050 (2). If an applicant fails to provide additional information to the city within 180 days of being notified by mail that such information is requested, the application shall be deemed void and the city shall have no dirty to process, review, or issue any decisions with respect to such an application. 6. Application Fees — Contact the Permit Center at 253-835-2607 or. permit.center cti74 cityoffederalway.cofn for an updated fee schedule for land use applications, SEPA review, concurrency, engineering review, and building pen -nits. 7. Key Development Regulations — All site improvements must comply with the applicable FWRC development regulations. The following general regulations will apply to the proposal. (a) Density — Pursuant to FWRC 19.205.010 (Note 1), RM 3.6 zones are restricted to a maximum density of 12 units per acre. Per FWRC 19. 205.010 (Note 3), each building shall consist of a minimum of two units and a maximum of eight units in each grouping. (b) Required Setbacks —Required setbacks for townhouse. development is 20 feet in the front when parking/garage is located in the front of the townhouse. Otherwise, minimum front yard setback is 10 ft. and 5 feet side and -rear yards. Note that mmimum rear yard setbacks are five ft. from the IS- I04007-00-PC Doc ID, 70i72 Benjamin Ryan Communities, LLC October 5. 2015 Page 4 property line except for when garages/ driveways are accessed via an alley or drive in the rear. Note that critical area building setbacks are 5 feet from the delineated edges of the critical area buffer per 19.145.160. (c) Lot Coverage —N/A- The buildable area will be determined by other requirements for landscaping, required yards, etc. (d) Internal Streetsl Visitor Parking— Internal street design and off-street parking shall be regulated by the Parking Lot Design Criteria handout (enclosed Bulletin 4042). (e) Maximum Building Height— The maximum height allowed in RM Zones is 35 feet per FWRC 19.205.010. Average building elevation is defined in the zoning code as follows: FWRC 19.05.010(A) Definitions: "Average building elevation (ABE) " means the average of the highest and lowest existing or proposed elevations, whichever is lowest, taken at the base of the exterior walls of the structure, or it means five feet above the lowest of the existing or proposed elevations, whichever is lowest. ABE is the elevation froth which building height is measured. FWRC 19.110.060 Exceptions. The following modifications apply to the height limitations of this title: (1) Unless otherwise provided in subsections (2) and (3) of this section: (a) Rooftop appurtenances may exceed the applicable height limitation by a inaxiinum offour feet, if the area of all appurtenances and screening does not exceed 10 percent of the total area of the building footprint. These appurtenances must be located in such a way as to minimize view blockage. (b) Appurtenances that do not meet the standards of subsection (1) (a) of this section may be permitted using process I if the director determines that, based on accurate graphic representations provided by the applicant, views from adjacent properties will not be significantly affected. (c) Any appurtenance, other than chimneys and antennas, inust be screened froin all streets and nearby properties. See FWRC 19.110.070. FWRC 19.110.070 Rooftop appurtenances — Required screening. (1) Generally. Except as specified in subsection (2) of this section, vents, mechanical penthouses, elevator equipment and similar appurtenances that extend above the roof ine must be surrounded by a solid sight -obscuring screen that ineets the following criteria: (a) The screen must be integrated into the architecture of the building. (b) The screen inust obscure the view of the appurtenances from adjacent streets and properties. (2) Exemptions. The following shall be exempted froin the provisions of this section: (a) Rod, wire and dish antennas allowed under FWRC 19.110.060 are- exempt from the requirements of this section, if the screening would interfere with the effective operation of the antenna. I5-104007-00-PC Doc ID 70572 Benjamin Ryan Communities, LLC October 5, 2015 Page 5 (b) A painted appurtenance is exempt from the requirements of this section if the director of community development determines that painting will be as effective in minimizing rooftop clutter as would a solid sight -obscuring screen. (f) Parking— Two parking spaces per dwelling unit are required. The plan depicts 121 residential units, requiring a total of 241 parking spaces. Please read enclosed handout for dimensional requirements of parking stalls and parking lot design. (g) Internal Roads — The applicant shall follow Bulletin #042 `Parking Lot Design Criteria' and input from the Traffic Division for aisle dimensions. Please review South King Fire and Rescue, Development Services and Traffic Division comments for additional information. (h) Open Space - Onder FWRC 19.205.010 (note #6), open space requirements for townhouses are: 400 sq. ft. per dwelling unit. This includes a minimum of 200 sq. ft. of private open space for each unit and the remainder as usable common open space. Usable common open space: Defined pursuant to FWRC 19.05.030. Private open space: Defined pursuant to FWRC 19.05.150. Required common open space shall be composed of the following: Type III landscaping 10 ft. in width shall be provided along all arterial rights -of -way. Said landscaping shall be in a separate tract and shall be credited to the common open space requirement. At least 10 percent of the public open space must be developed and maintained with children's play equipment. If the subject property contains four or more units, this required public open space must be in one or more pieces, each having both a length and width of at least 25 ft. In addition, if the subject property contains 20 or more units, at least 50 percent of this required open space must be in one or more pieces each having a length and width of at least 40 ft. Due to the site's size and density, staff requests the applicant provide a detailed description in the project narrative and how the development proposes to satisfy the open space requirements detailed above. Clear delineation and calculation of open space on plans is requested. Include on submittal drawings the size and location of each recreation area and label open space areas by type, the intended users, and indicate whether it is internal or external open space. Identify proposed improvements within open space areas. Meeting Follow-up — The applicant and critical areas consultant requested confirmation on the calculation of open space; per dwelling unit the minimum amount of useable open space per townhouse unit shall be 200 square feet per unit. The common useable open space and private open space shall not be constrained, i.e., no critical areas. 8. Critical Areas — Site plans submitted as part the development proposals shall include and delineate all critical areas with their associated buffers and building setbacks per FWRC 19.145.150 (4) on both land use and building permit plans. (a) Stream buffers — Per FWRC 19.145.270 (1), no development may take place within a stream or stream buffer area except as allowed within this chapter. I S- I 04007-00-PC Doc ID. 70572 Benjarnin Ryan Communities. LLC October 5, 2015 Page 6 (b) Wetland buffers — Wetland classification and buffer requirements are detailed under FWRC 19.145.420. Development standards within respective buffers are detailed within FWRC 19.145.430. (c) Building Setbacks — Unless otherwise provided, structures shall be set back a distance of five feet from the edges of a critical area buffer per FWRC 19.145.160. The following may be allowed in the building setback area: landscaping, building overhangs, and fences and railings six feet and less in height. (d) Notice on Title — The applicant shall record a notice on title for these properties indicating there are critical areas and buffers. The final Use Process III site plan approval shall be attached to the notice on title required by FWRC 19.145.170. (e) WetlandlStreana Markers and Signage — Per FWRC 19.145.180 (1), permanent survey stakes delineating the boundary between adjoining property and critical area tracts shall be set, using markers capable of being magnetically located and as established by current survey standards. Per FWRC 19.145.180 (2), development proposals approved by the city shall require that the boundary between a critical area buffer and contiguous land shall be identified with permanent signs. The applicant shall install permanent signs approved by the city and designed for high durability. Signs must be posted at an interval of one every 150 feet along the critical area buffer and must be maintained by the property owner or homeowners' association in perpetuity. The wording, number and placement of the signs may be modified by the director based on specific site conditions. (f) Critical Area Fencing— Pennanent fencing may be required at the outer edge of the critical area pursuant to FWRC 19.145.180 (3). (g) Trails — The Planning Division has consulted with the City of Federal Way Police Department. It is advised that no passive recreation facilities are placed within the critical areas based on safety precautions and site security. Please contact Lindsay Tiroux (Linds .Tiroux@_Gityoffederalway.co n), Crime Prevention Analyst for further details and information on lighting and Crime Prevention through Environmental Design (CPTED). Meeting Follow-up: Staff advises the applicant to prepare a frill wetland and stream delineation report meeting the content requirements of, but not limited to, FWRC 19.145.080 and FWRC 19.145.410 prior to the submission of a formal Use Process application. The development proposal will be subject to a peer review by the City's third party on -call consultant. Consultants are assigned on a rotational basis. Please submit a completed critical areas report under an Administrative Decision (AD), if you wish to establish the results prior to a formal land use application submittal. The applicant may opt for the use of the Critical Areas Review -Optional Direct Services (see enclosed Bulletin #078) in which the applicant may utilize one of the city's consultants; and therefore, will not be required to pay for an additional third party review. 9. Clearing and Grading — The Process III application must include a clearing and grading plan consistent with FWRC 19.120.040(1). Clearing and grading plans are reviewed and approved in conjunction with land development permit associated with the proposed development. Approval and 15-104007-00-PC Doc ID: 70572 Benjamin Ryan Communities. LLC October 5, 2015 Page 7 Notice to Proceed shall be required prior to commencing clearing and grading activities on the site. Please reference FWRC 19.120.060(2). 10. Tree and Vegetation Retention —A tree and vegetation retention plan as required under FWRC 19.120.040 (2) must also be submitted with the Process Ili application. The tree and vegetation retention/replacement plan must be prepared by a certified arborist or certified landscape architect. The standards require each development to maintain a minimum tree unit density. The minimum tree density in the RM zone is 30 tree units per acre of gross site acreage. Gross site acreage entails the site area minus any proposed public or private streets and regulated critical areas (excluding buffers). Tree units are a value assigned to existing trees retained on the property or replacement trees. The larger the tree, the greater value it is assigned (see enclosure). Required tree density can be composed of retained trees and replacement plantings per FWRC 19.120.130. (Note: required landscaping trees may be counted in tree density). The tree and vegetation plan must clearly show where the tree units will be located, and tree protection zones. The formal landscape plan must detail information about tree unit credits and replacement (i.e., tables). Final tree units required shall be calculated on receipt of a formal survey of the property. Please refer to FWRC 19.120.130(3) regarding calculation of total tree units required. 11. Landscaping — The Process III application must include a preliminary landscape plan, prepared by a licensed landscape architect, in accordance with the landscape requirements contained in FWRC Chapter 19.125 "Outdoors, Yards, and Landscaping. " Following are the key landscape requirements for RM zones. The following shall be required: a. Townhouses and attached dwelling units shall provide Type III landscaping 20 feet in width along all public rights -of -way and ingress/egress easements. Said landscaping shall be in a separate tract and shall be credited to the common open space requirement. b. Type III landscaping 10 feet in width shall be provided along all perimeter lot lines in this development. c. The general landscaping requirements of FWRC 19.125.040 including the minimum vegetation installation requirements for an issuance of a certification of occupancy shall all apply to the entirety of this proposal. d. Shared off-street or common parking areas in the residential development shall provide landscaped areas at a rate of 15 square feet per parking stall. Meeting Follow-up: In the meeting, Mr. Ryan requested information on the bonding of site improvements. FWRC 19.125.090 outlines the performance and maintenance provisions particularly related to landscaping. Please contact planning division staff regarding performance assurance and procedures. 12. Community Design Guidelines — Review of the proposal under the city's design guidelines, FWRC Chapter 19.115, is required for the project and will occur in conjunction with the Process III review. The principal applicable guidelines for the project are noted below. However, this does not necessarily include all applicable guidelines, and project designers must consult the guidelines in their entirety in preparing an application. The application must include a written narrative identifying how the proposal complies with the applicable design guidelines, as detailed. 15-104007-00-PC Doc ID: 70572 Benjamin Ryan Communities. LLC October 5. 2015 Page 8 a. FWRC 19.1 15.010(2) CPTED — Implement Crime Prevention through Environmental Design (CPTED) principles to reduce opportunities for criminal activities to occur. The city's Police Department and Planning Division will evaluate the formal application and review for compliance with CPTED principles. Special consideration to incorporate principles to all pedestrian routes of travel, and courtyard or plaza areas, is strongly encouraged. A completed CPTED checklist must be submitted with your application. I. Natural Surveillance — Promote visibility of public spaces and areas. ii. Access Control — Identify techniques that deter unauthorized access and/or inappropriate access. iii. Ownership — Reduce perception of areas as ownerless. b. FWRC 19.115.050 Site Design — Refer to all sections of this chapter for site design standards. Key sections include: i. (1) General Criteria (b), (c), (d), (e), (f), and (g) ii. (2) Surface Parking Lots (a), (b), (c), (d), and (e) iii. (3) Parking Structures (a), (b), (c), (d), (e), (f), (g) and (h) iv. (4) Pedestrian Circulation and Public Spaces (a), (b), (c), (e) and (f) 1. (b) Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a variation in paved texture and. color, and protected from abutting vehicle circulation areas with landscaping. v. (5) Landscaping vi. (7) Miscellaneous Site Elements (a) C. FWRC 19.115.070 Building and Pedestrian Orientation — Design requirements of this section - apply to the project as follows: (1) (a-c). d. FWRC 19.115.060 Building Design — All key design requirements of this section apply to the project as follows. i. (a) Emphasize, rather than obscure, natural topography. Buildings should be designed to "step up" or "step down" hillsides to accommodate significant changes in elevation, unless this provision is precluded by other site elements such as stormwater design, optimal traffic circulation, or the proposed function or use of the site. See FWRC 19.120.110 for related standards for development on sites with slopes of 15 percent or greater. ii. (b) Building siting or massing shall preserve public viewpoints as designated by the comprehensive plan or other adopted plans or policies. iii. (c) Materials and design features of fences and walls should reflect that of the primary building(s) and shall also meet the applicable requirements of FWRC 19.120.120, Rockeries and retaining walls. e. FWRC 19.1 15.090 District Guidelines — Refer to (1)0), (1) through (o), and (r) of this section. Meeting Follow-up: Staff advised the applicant to articulate those building facades visible from the right-of-way with different material treatments and fagade modulation if feasible, to enhance the surrounding neighborhood and community. 15-104007-00-PC Doc ID 70572 Benjamin Ryan Communities. LLC October 5. 2015 Pace 9 13. Rockeries — See FWRC 19.120.120 for specifics about retaining wall requirements of height, location, landscaping and material composition. Per FWRC 19.120.120.7, rockeries and retaining walls visible from a public right-of-way or adjacent property shall be composed of rock, brick, or other textured/patterned wall styles as approved by the planning and public works directors. Rockeries and retaining walls shall be landscaped in accordance with the applicable standards in Chapter 19.125 FWRC, Article I, Landscaping. 14. Internal Pedestrian Connections — Please provide safe pedestrian connections throughout the site for circulation. Pursuant to FWRC 19.115.050 (4)(b) pedestrian pathways and pedestrian areas should be delineated by separate paved routes using variation in paved texture and color. Paint striping is not encouraged. 15. Affordable Units — Five percent of new dwelling units, in this case 6 units, must be considered affordable as defined by FWRC 19.1 10.010. "Affordable units " for rental affordable housing means dwelling units that are offered for rent at a rate that is affordable to those individuals and families having incomes that are 50 percent or below the median county income. The formal application must reflect the affordable housing requirement and provide details of how it will be accomplished. Note that prior to issuance of a certificate of occupancy for any building, an agreement in a form approved by the city, requiring affordable dwelling units to remain as affordable housing for the life of the project must be recorded with the King County Department of Records and Elections at the expense of the applicant. 16. Garbage and Recycling Receptacles — FWRC 19.125.150 requires that storage areas for garbage and recycling receptacles be provided for each project and contain design guidelines and space requirements. The formal application must note the specific size and location of each facility if proposed. Locations for the recycling and garbage facilities must be depicted on the formal site plan and include site obscuring screening with Type III Landscaping. Include the square footage of each facility provided, depict routes of travel for staff and service providers, including vertical clearance and turning radius of each, ensuring internal pickup on the site is feasible. Please contact or see Rob VanOrsow's comments for additional Public Works requirements. 17. School Impact Fees — School impact fees are required for multi -family residential dwelling units pursuant to FWRC 19.95. These fees are collected at the time of the Building Pen -nit submission. Fees may vary at the time of processing. 18. Signage — See FWRC 19.140 for specific sign requirements. Separate sign permits are required. Contact a Development Specialist for more information at 253-835-2607. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com) Land Use Issues — Stormwater I _ Surface water runoff control and water quality treatment will be required per the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009 KCSWDM, or the regulations in place at the time that a complete application is submitted. Regulations are expected to change sometime in 2016. 15-104007-00-PC Doc ID. 70572 Benjamin Ryan Communities. LLC October 5. 2015 Page 10 2. This project meets the requirements for a Full Drainage Review. At the time of land use site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the eight core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. The City has 1" = 100', five-foot contour planimetric maps that may be used for basin analysis. The project lies within a Conservation flow control area; therefore, flow control facilities must be designed to meet this performance criteria. In addition to flow control facilities, Best Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies within an Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. Please review the letter from Edward Walsh, P.E., Development Services Manager, to John Bays, General Manager, Benjamin Ryan Communities, Inc. dated 9/15/15 for more specific information on stormwater requirements for parcels 797820-0085 and 797820-0090. 4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. Detention and water quality facilities must be above ground (i.e. open pond). Underground facilities are allowed only with approval from the City of Federal Way Public Works Department. 6. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) construction storm water permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at litt ://www.er-v.wa. ovl ro rams/Nv /stormwater/ConSti-LICtion/ijidex.htmi or by calling 360-407- 6048. 8. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA) permit may be required. Information regarding this penmit can be obtained from the Washington Department of Fish and Wildlife. Right -of -Way Improvements 1. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic related items. 2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior -to recording. All stormwater treatment and detention requirements outlined above shall apply to any improvements within the public right-of-way. FWRC 1 1.05.1 10 requires that overhead utility lines be relocated underground if over 500 feet, or three spans, are affected by a project. This condition will be applied to S 33-) Street. I S- 104007-00-PC Doc ID- 70�7_' Benjamin Ryan Communities. LLC October 5. 2015 Page 1 1 Building (or EN) Permit Issues I . Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are $824.50 for the first 12 hours of review, and $68.50 per hour for additional review time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 2. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at http://www.ciiyoffederaiwgy.com/index.aspx?nid=l 71 to assist the applicant's engineer in preparing the plans and TIR. Bonding is required for all street improvements and temporary erosion and sediment control measures associated with the project. The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. 4. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for private roads and drainage facilities, including short plats, remain the responsibility of the individual property owners. When topographic survey information is shown on the plans, the vertical datum block shall include the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are called out. 6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be drawn at a scale of 1"=20', or larger. Architectural scales are not permitted on engineering plans. 7. Provide cut and fill quantities on the clearing and grading plan. Temporary Erosion and Sediment -control (TESC) measures, per Appendix D of the 2009 KCSWDM, just be shown on the engineering plans. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. 15-104007-00-PC Doc ID: 70572 Benjamin Ryan Communities. LLC October 5, 2015 Pace 12 PUBLIC WORKS TRAFFIC DIVISION Sarady Long, 253-835-2743, sarady.long ..eitvoffederal►r•ay.com Transportation Concurrency Analysis (FWRC 19.90) 1. A concurrency permit is required for this development project. The concurrency analysis will determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development project. Please note that supplemental transportation analysis and concurrency mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP). 2. Based on the submitted materials for 121 units townhomes, the Institute of Transportation Engineers (ITE) Trip Generation - 8"' Edition, land use code 230 (Townhomes), the proposed project is estimated to generate approximately 67 new weekday PM peak hour trips. The estimated fee for the concurrency permit application is $3,374.50 (51— 500 Trips). This fee is an estimate and based on the materials submitted during the preapplication meeting. The concurrency application fee must be paid in full at the time the concurrency permit application is submitted with land use application. The fee may change based on the new weekday PM peak hour trips as identified in the concurrency trip generation. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee remains the same. Transportation Impact Fees (TIF) (FWRC 19.91) Based on the submitted materials for 121 Units Townhomes, the estimated traffic impact fee is S251,685.30. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a building permit application is filed and must be paid prior to permit issuance. Street Frontage Improvements (FWRC 19.135) l . The applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map III-4 of the FWCP and Capital improvement Program (CIP) shown as Map I11-19. Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements. The applicant would be expected to construct improvements on the following streets to the City's planned roadway cross -sections: ■ S 333`d St is a Minor Collector planned as a Type "R" street, consisting of a 40-foot street with curb and gutter, 4-foot planter strips with street trees, 6-foot sidewalks, and street lights in a 66-foot right-of-way (ROW). Assuming a symmetrical cross section, 6-foot ROW dedication and full street improvements are required. 20°i Avenue S is a Minor Collector planned as a Type "R" street, consisting of a 40-foot street with curb and gutter, 4-foot sidewalks with street trees, 6-foot sidewalk and streetlights in a 66-foot right-of-way (ROW). Assuming a symmetrical cross section, 3-foot ROW dedication and half street improvements are required as measured from the street centerline. 2. The owner may be required to dedicate additional right-of-way (ROW) to accommodate additional turn lane improvements if identified in the transportation analysis and/or property corner radius. 15-1 N007-00-11C Doc ID 7057? Benjamin Ryan Communities, LLC October 5, 2015 Page 13 3. The applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements (FWRC 19.135.070). Information about right-of-way modification requests is available through the Public Works Development Services Division. Please note that these modification requests have a nominal review fee. 4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety purposes, taper rate shall be WS^2/60 or as directed by the Public Works Director. Access Management (FWRC 19.135) S 333t11 Street is Access Class " 4 ", which permits full access as close as 150 feet to any other street intersection or driveway, whether on or off the subject property. The current proposal does not meet access management standards and should be modified. Please show all neighboring driveways within 150 feet of the proposed driveway(s). 2. Provide second driveway for the proposed 61 townhorne units south of S 333`d St. Driveways that serve uses other than single-family residential uses and zero lot line townhouse development; the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order to provide adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the Public Works Director. 4. Verify intersection sight distance in meeting AASHTO for the design vehicle used at the proposed driveway/intersection on 20t1i Ave S. Please provide photo documentation within the appendix of the sight distance analysis. A minimum of one photo looking to the left and one looking to the right will show the location of the viewer in accordance to AASHTO guidelines. The Site Plan with plan and profile sheets should also be incorporated into the report to provide the site distance documentation. Indicate if there are any street trees, landscaping requirements, or any other objects existing or proposed to be within the sight distance triangle. Misc. Safety related Comments I _ The applicant's engineer needs to submit a Vehicle Turning Diagram to the Public Works Traffic Division. This diagram will show how the appropriate design vehicle (such as: Bits, Garbage Truck, and WB-62) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb. The Site Plan should be modified accordingly. 2. The application should be forwarded to King County METRO and Pierce Transit for any transit requirements. PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, ro b v,(c i tv offed a ra l way. com ) Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations include: 15-104007-00-PC Doc ID: 70572 Benjamin Ryan Communities, LLC October 5. 2015 Page 14 • Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by FWRC 19.125.150. • For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll - open gate that spans the front width of the enclosure. When gate doors are opened, no structure or hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates in closed and open positions to ease service access and maximize the life of gate hardware. ■ Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or additional waste types and containers. • Plan for user access to interior waste and recycling storage areas/containers, and to exterior containers screened by enclosure(s). • Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind spots' during ingress and egress. • Consider landscaping, setbacks and screening requirements [based on FWRC Section 19.125.040 (4) & (5)]. ■ Note that larger -scale commercial or multi -unit housing developments may see long-term savings from the use of on -site waste compaction equipment. Planning for this equipment may require larger enclosure dimensions, defined overhead clearances, consideration of power utility access, and drainage management. • Mixed -use developments may also benefit from on -site waste compaction equipment. Additional mixed -use development considerations include: o Designated chutes and/or internal facility maintenance areas or services for tenants, o Moving waste and recycling streams from interior units to collection areas, and o Access by business tenants and/or residents to exterior waste and recycling areas. Help with many design parameters related to service access is available via the City's contracted solid waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786- 4530 (cell). BUILDING DIVISION (Peter Lawrence, 253-835-2621, ( ete3•.Iawi-enceCurr�,citvoffederalway.com) The following are comments frorn the Building Division concerning the proposed Creekside Commons Townhomes. The below listed code section will be applicable to this project: International Residential Code, 2012 Washington State Amendments WAC 51-51 Uniforn7 P111777bing Code (UPC), 2012 Washington State Amendments WAC 51-56 & WAC 51-57 International Fire Code (IFC), 2012 Washington State Amendments WAC 51 -54 15-104007-00-PC Doc ID 70M Benjamin Ryan Communities, LLC October 5. 2015 Page 15 National Electric Code (NEC), 2012 Washington State Energy Code, 2012 WAC 5 1 -11 Building Criteria Occupancy Classification: R-2 Townhomes/ Two family dwellings (R302.2 and IRC R302.3) Type of Construction: VA (based on proximity of exterior walls and separation distances per table R302.1(1) Floor Area: Number of Stories: 3 Fire Protection: yes Specific Design Criteria Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-I A complete building permit application. (Additional copies of application and checklists may be obtained on our web site at (www,citvoffederalwa .com.) Submit _5_ sets of drawings and specifications. Specifications shall include: _ Soils report, _2_ Structural calculations, _2_ Energy calculations, and _2_ Ventilation calculations. Note: A Washington State Registered architects' stamp is required for additions/alterations (new or existing) of 4,000 gross floor areas or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW). Energy code compliance worksheets are required to be completed and included with your permit application. A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations submitted. Specific Requirements for information contained in the Plan Submittals (not all-inclusive) ■ Complete plumbing riser diagram. ■ Truss specifications stamped by a truss engineer. ■ One -hour separation wall with applicable UL listings to satisfy 2012 IRC section R302.2. ■ Detailed UL Fire Resistive Penetrations of the listed assemblies. • Please list the fire caulking and installation specifications for each application. • Code section R 302.3 is not applicable to Townhomes and cannot be used as part of the fire separation exception. • Energy code compliance worksheets are required to be completed and included with your permit application. 15-104007-00-PC Doc ID- 70571 Benjamin Ryan Communities. LLC October 5, 2015 Page 16 • Mechanical ventilation calculations and details to satisfy 2012 IRC section M1507 as amended by the State and table M1507.3.3(l). • Exhaust opening locations. • Exterior weatherization plans to include window sealing details. • Egress window sizes. Federal Way reviews plans on a first in, first out basis; however, there are some small projects with inconsequential review requirements that may be reviewed out of order. Review Timing The first comment letter can be expected within _6_weeks of submittal date. Re -check of plans will occur in one to three weeks after re -submittal. Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what changes have been made from the original drawings. Plans for all involved departments will be forwarded fi-om the Department of Community Development. Other Permits & Inspections Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time prior to commencement of construction. When required, special inspections shall be performed by WABO approved agencies or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection. All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the Building Department can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. When required, special inspections shall be performed by WABO approved agencies or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final .building division inspection. All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the Building Department can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. Construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, the general or representative, all subs, the architect or representative, the engineer or representative, electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the Building Department and will be scheduled by the inspector of record for the project. The information provided is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at time of building permit plan review. 1 S-104007-00-PC Doc ID_ 70571_ Benjamin Ryan Communities. LLC October 5, 2015 Page 17 LAKEHAVEN UTILITY DISTRICT (Brian Asbury, Development Engineering Supervisor, 253-946-5407, B Asbury! lakehavesi. org) Please find Lakehaven's comments below, regarding the proposed 121+/- unit MFR/attached dwelling units (townhomes development) on tax parcels 7978200085, 7978200086 & 7978200090. Water • A Certificate of Water Availability (application form enclosed) issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical. • Specific hydraulic system information (fire flow, GPM, etc.) in this area is not available. Applicant will need to request Lakehaven perform a system hydraulic model analysis (separate from, or concurrent with, an application for Availability). Current 2015 cost for a hydraulic model analysis is $200.00. Please contact Lakehaven for further detail. A Developer Extension (DE) Agreement will be required to construct new and/or abandon existing water distribution facilities for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement (application forms attached). Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. The site has two (2) existing, residential (domestic) water service connections (Svc. Nos. 174 & 175). A water service connection application submitted separately to Lakehaven is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g., larger service, irrigation, abandonment of existing service(s), re -activation, etc.), in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Non - single -family properties require separate domestic (per building), irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections & meters. • The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s). • Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/charges/deposits (2015 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Charges-Payable-m- Lietl-of-Extension (CPILOE) are assessable against the property for water facilities previously constructed that provide direct benefit to the property. If a DE Agreement is required, CPILOE are due prior to & as a condition of scheduling the Lakehaven preconstruction meeting. Connection charges are separate from any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. I5-104007-00-PC Doe ID, 70S72 Benjamin Ryan Communities. LLC October 5, 2015 Page 18 Water Meter Installation ("Drop -in Meter"): $250.00 (5/8"0/4"), $310.00 (1"), $600.00 (1'/2") or $710.00 (2"). Actual sizes for irrigation services/meters TBD by Lakehaven based on applicant's estimated maximum GPM usage rate. Actual sizes for domestic services/meters TBD by Lakehaven based on UPC plumbing fixture count. Actual sizes for separate fire -protection services/meters TBD by Applicant's system designer. Actual sizes for combined domestic/fire-protection meters for residential buildings TBD by highest use (domestic vs. fire -protection). • Capital Facilities Charge(s)-Water, MFR units only: $281,283.79.One (1) MFR unit = 0.67 Equivalent Residential Units (ERU). Water system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 3.56 ERU. Separate/additional Capital Facilities Charges will be collected for irrigation service/meter(s). Please contact Lakehaven for further detail. + CPILOE: $2,404.92. • Other (describe): None anticipated. Sewer • A Certificate of Sewer Availability (application form enclosed) issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical. A Developer Extension Agreement will be required to construct new and/or abandon existing sanitary sewer facilities necessary for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement (application forms attached). Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. ■ The site has zero (0) existing or previous sewer service connections. • A separate Lakehaven sewer service connection permit is required for each new connection to the sanitary sewer system or any modification (re -align, abandon, etc.) to an existing sewer service connection, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. • The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new sewer service connection(s). • Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees/charges/deposits (2015 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Charges -Payable -in - Lieu -of -Extension (CPILOE), latecomer &/or earlycomer charges are assessable against the property for sewer facilities either previously constructed or to be constricted that provide direct benefit to the property. CPILOE is adjusted monthly thru <MONTH YEAR>. Latecomer Charge(s) expire <MM/DD/YY>. If a DE Agreement is required, CPILOE &/or latecomer charges are due prior to & 15-104007-00-PC Doc ID_ 70572 Benjamin Ryan Communities, LLC October 5, 2015 Page 19 as a condition of scheduling the Lakehaven preconstruction meeting. Connection charges are separate from any DE fees/cliarges/deposits & are due at the time of application for service. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. ■ Sewer Service Connection Permit Fee, per building: $3.60.00. • Capital Facilities Charge(s)-Sewer: $129,362.10. One (1) MFR unit = 0.67 ERU. Sewer system capacity credits are available for this property frorn system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 40.72 ERU. Please contact Lakehaven for further detail. • Other (describe): None anticipated. General • Utility conflicts should be identified and coordination (if necessary) should occur as early as possible in the planning process. Project will need to avoid encroachment with existing Lakehaven sewer facilities and easement(s). • All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, Cliris.Ingliatnr,'cDsouthkinafire.oi- A Certificate of Water Availability shall be provided at the time of application indicating the fire flow available at the site. A hydraulic fire flow model shall be requested from the water district. The required fire flow for the duplex building is 2000 gallons per minute. Fire hydrants shall be within 600 feet of all portions of Group R3 and U occupancies as measured by an approved route around the exterior of the building. Two hydrants are required for each cluster of units. Fire hydrants shall be in service prior to and during construction. 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. Designated fire lanes may be required for emergency access. An NFPA 13D automatic fire sprinkler system shall be installed in the townhomes. CLOSING This letter reflects the information provided at the preapplication meeting and is intended to assist you in preparing plans and materials for formal application. We hope you found the comments useful to your project. We have made every effort to identify major- issues to eliminate surprises during the City's review of the formal application. The completion of the preapplication process -in the content of this letter does not vest any future project application. Comments in this letter are only valid for one year as per F W RC 19.40.070 (4). 15-104007-00-PC Doc ID: 70572 Benjamin Ryan Communities. LLC October 5, 2015 Page 20 As you know, this is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact, Leila Willoughby -Oakes, 253-835-2644. We look forward to working with you. Sincerely, Leila Willoughby -Oakes Associate Planner enc: Public Works Letter to Applicant 'Requirements for Surface Water Management Solid Waste Recycling and Design Considerations Lakehaven Enclosures Bulletin #069 Tree and Vegetation Retention Requirements Lot Line Elimination Application/ Submittal Requirements Bulletin #068 Recommend Tree Species Bulletin #042 Parking Lot Design Criteria Concurrency Application Information Master Land Use Application CPTED Checklist Height Measurement Bulletin SEPA Checklist/Application Mailing Labels Bulletin c: Ann Dower, Senior Engineering Plans Reviewer Sarady Long, Senior Traffic Engineer Peter Lawrence. Plans Examiner Chris Ingham/Vince Faranda, South King Fire and Rescue Lindsay Tiroux, Crime Prevention Analyst. PD Monica Adams, Pierce County Transit Email: madams c piercetransit.org I S- I 04007-00-PC Doc ID 70572 Jim Ferrell, Mayor September 15, 2015 Benjamin Ryan Communities LLC Attn: John Bays, General Manager 10011 Bridgeport Way SW, Suite 1500-212 Lakewood, WA 98498 RE: Permit #iS-104007-00-PC; Creekside Commons at Celebration Park; 1816 S 333rd St; Requirements for Surface Water Management Dear Mr. Bays: In follow up to discussions at the Pre -Application Conference held on September Td, 2015 and subsequent conversations with both your office and the current property owner, with me and other City staff members, we are providing this letter to clarify the specific Surface Water requirements for the above properties pursuant to the previously entered Developer's Agreement. The above referenced subject site is comprised of two separate parcels, Lot 17 of State Plat in Section 16, T 21 N, R 4 E, WM being also Assessor Tax Parcel 787820-0085 and Lot 18 of State Plat in Section 16, T 21 N, R 4 E, WM being also Assessor Tax Parcel 797825-0090. Both parcels have a 'Permanent and Temporary Construction Easement and Agreement Regarding Surface Water Facilities' recorded in March 1998 in King County Records. The agreements are substantively identical and provide for the same purpose, to allow the City to enter the easement to construct, repair, maintain, etc. surface water facilities which traverse the site as part of a larger regional stormwater complex. In exchange for the easements, certain additional agreements were made, which in part included the provisions (a) of a Detention Credit for the first development of the property, and (b) that Water Quality Facilities may be required, which may be placed in the 100 year floodplain upon obtaining necessary permits. Following is an initial summary of the Surface Water Requirements for the above referenced project: 1. All development must be designed in accordance with the most currently adopted Surface Water Design Manual of the City of Federal Way, which presently is the 2009 King County Surface Water Design Manual, unless specifically exempted below. L: \CSDC\DOCS\SAVE\25442504098. DOC 33325 8th Avenue South, Federal Way, WA 98003-6325 - (253) 835-7000 www.cityoffederalway.com 2. All development must be designed in accordance with the currently adopted Public Works Department Development Standards, unless specifically exempted below. 3. Core Requirement #3: Flow Control; is not required to be met for development of the two parcels as they drain to the City maintained regional facility and the above referenced agreement specifically grants approval to utilize the regional facility in lieu of providing onsite flow control (detention). 4. Flow Control must be provided for any street frontage improvements which meet the area threshold requirements. 5. All other Core Requirements; All other project applicable core requirements are required to be met. 6. Downstream Drainage Path Review: As part of the offsite analysis of Core Requirement #2, the applicant must verify and demonstrate that sufficient capacity exists to convey any increase in storm water runoff to the regional facility and that the project will not create any new or further aggravate any existing flooding, erosion or water quality problems. 7. Water Quality facilities and Low Impact Design (LID) must be integrated into the design in accordance with the above referenced manuals and City Standards. If water quality facilities are placed within the floodplain, permits from the applicable regulatory authorities must be obtained. 8. The above referenced agreement only applies to the first development of the project. Any future improvements or redevelopment of the property would require applicable stormwater controls. If you have any questions, please do not hesitate to contact me by phone at (253) 835-2730 or by email at edward.walsh@cityoffederalway.com Sincerely, El Walsh, PE Development Services Manager [ANT ail cc: William Appleton, P.E.; Deputy Public Works Director Theresa Thurlow, P.E.; Surface Water Manager Ag�n Dower, Senior Engineering Plans Reviewer P eila Willoughby -Cakes, Associate Planner Norman Moberg, 1802 S 333RD St, Federal Way, WA 98003 Wes Falkenborg, 11400 SE 8th Street, Suite 205, Bellevue, WA 98004 Project File (AD) Day File L: \CSDC\DOCS\SAVE\25442504098. DOC Pre -application Conference Sign in Sheet City of Federal Way COMMUNITY DEVELOPMENT REVIEW COADMTEE September 3, 2015 10:00 a.m. City Hall Hylebos Room Project Name: Creekside Commons at Celebration Park ownhomes Address: 1816/1802 S 333rd S Federal Way., WA 3parcels) File Number: 15-104007-00-PC NAME DEPARTMENT / DIVISION TELEPHONE NUMBER 1. Leila Willoughby -Oakes CD -Planning Division Leila.Willoughby- Oakes ci offederalwa .com 253-835-2644 ''ct 3. � r � a I,., n C C— 4. 5. _j �_JCl- 1 eQ scrvc�t5• Mc.Z- Zs3- 83s- Z-t3o 6. 7. 2 73 8. l r .SAC b F-4 cwtw� • I�e�. F_ Pt . Z 5? P35 26Y3 9. 10. GG 3- 3 4 LICrI 75; jq� asp �� ��- i \IJ �� ���,� �►� 12. GI�� ��, �� � ����, � �S�_ 2� Jim Ferrell, Mayor August 14, 2015 Benjamin Ryan Communities, LLC 1001 Bridgeport Way SW #1500-212 Lakewood, WA 98498 e B njamin- y m Re: File #15-104007-00-PC; PREAPPLICATION CONFERENCE SCHEDULED Creekside Commons at Celebration Park Townhomes 1816 & 1802 Soutli333�d Street, Federal Way (Parcel Nos. 797820 0085, 797820 0086 & 797820 0090) Dear Benjamin Ryan Communities, LLC: FILE The Community Development Department is in receipt of your preapplication conference request. The application has been routed to members of the Development Review Committee and a meeting with the project applicant has been scheduled as follows: 10:00 a.m. — Thursday, September 3, 2015 Hylebos Conference Room Federal Way City Hall, 2nd Floor 33325 81h Avenue South Federal Way, WA 98003 We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend the meeting as this will be the only notice sent by the department. If you have any questions regarding the meeting, please contact me at leila.will u hbv-oakes citvofFederalway.com, or 253-835-2644. Sincerel Leila Willoughby -Oakes, BES (PI), MPA Associate Planner Pile No. 15-104007-00-PC D— I.D. 70515 33325 8th Avenue South, Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com IRI N w z A W O Qp ui � 0- I n IZI I � I I � U lt• ` 3N J - . NWd / 37Vd5 �� onvro7 IFa SIVAMM • f ` ED i]._! 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EXTEND 1'TRIM AT TOP Irt, SHED ROOF @ B112PrrCH h Y 5/4 %4 CORNER BOARD WI 514%3 RETURN BOARDS FLGOPL NE HORIZONTAL SIOING WHERESHOWN -� • � Ix Atl iTt •F 19(u , xr ran R f FINISHED S HALLSLPF'V-Y FRaI r�pWl_E_' � � $l1�Ol,+ Er Iff-L"IiIRI 1< SEE DETAIL"A- THIS SHEET- ! opoll,� .f LEFT SIDE 5 B' GWB NT SHE" OR i'HOTE' W1iEfi_AT 5' OR LE§5 FROM PROPERTY LINElff EDl9 VALENT SHEATHING ELEVATION R�'""""�T 1LlYBil4WryPE'X-GYPSUAIWALLBOARD APPLIED PRESSURETREATEDTO6x6 LUMBER POST WITH V TYPE"S'DRYWALL 6x6 COLUMN POSTSCREW'S24"OC JDINTSOFGYPSUM SHEATHING 1 r, MAY BE LEFT UNTREATED Y .H •'� x 1K 12 e LiQj 6- FASCIA GUTTER TYP AL Aa400 s1•p W %0 r A. 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G a) n. � UJ v ro tr -a O a 0 x w o ° q ° a, a m Id 4J Id s pv, 4°i Idaali rd 04 n az al Po rt m Ai F N J. a� n. O O a� 7 Sa a 10 ro ro q aro roi a W a% v a 4-3 4 a W E+ P N 3 4J 4J 0 SOi ro ro O O Q a) W n. q F Z N v wn� " UO U0 iQVC ❑U❑ Vo�f aO H 14 1NUAp No> m- WJJ P9 .C❑wa i Id 0)VFN m 11za ll�a g w W a 0 a x CITY OF"►Estimate of Development Traffic Impact Fees Federal Way Scroll down and complete the steps outlined below: Please fill in the required information in the yellow highlighted boxes. STEP #1: General Information Enter the following information Project Name Creekside Commons at Celebration Park File Number 15-104007-PC Street Address City, State Zip Federal Way, WA Parcel Number (s) _ Traffic Impact Fee Estimated By SL Is this project locate within the City Center Zone? If "YES", please use City Center Impact Fee sheet. STEP #2: Land Use Type Select the proposed Land Use Type(s) from the drop down memu below. Enter the proposed number of units for the Project Unit of Number of Impact Fee Rate per Preliminary Impact Proposed Land Use Type (s) Measure Unit(s) Unit of Measure Fee Amount 1) 3, Residential Condo/Townhouse dwelling 121 $ 2,019.46 $ 244,354.66 2) "'NONE" N/A $ - $ - 3) —NONE'" N/A $ $ 4) ..NONE" N/A $ $ $ 244,364.66 STEP #3 - Credit/Change in Use (If Applicable) This step applies to development proposal to change existing building or dwelling use. Provide any impact fee previouly paid for the land use category of the prior use IMPACT FEE AMOUNT PAID FOR (Do not include administration fees). PRIOR USE For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the prior use. If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the current impact fee rate in affect for the prior use. Fill out the lines below of the prior use. Proposed Land Use Type (s) 1) 1. Single Family (Detached) 2) **NONE*" 3) '-NONE" Unit of Number of Impact Fee Rate per Preliminary Impact Measure Unit(s) Unit of Measure Fee Amount dwelling $ 3,111.94 N/A $ - N/A $ STEP #4: Total Impact Fee Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees. 6,223.88 6,223.88 (8036) - Traffic Impact Fee (Before adjustment) $ 244,354.66 Credit/Adjustment including Change of Use $ 6,223.88 (8036-1) Administrative Fee (3%) $ 7,143.92 TOTAL TRAFFIC IMPACT FEE PAYMENT ESTIMATE $ 245,274.70 Timing of Traffic Impact Fee (TIF) Payment For residential land divisions, fees shall be calculated and paid at the time of plat recording. For un-platted single- family residential lots, commercial and multi -family developments, fees shall be calculated based on the impact fee schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance. For residential land divisions and un-platted single-family residential lots, the transportation impact fee may be deferred, but shall be paid no later than the closing of sale of each individual house. Covenants prepared by the city to enforce payment of the deferred fees shall be recorded at the applicant's expense on each lot at the time of plat recording for residential land divisions and prior to building permit issuance for un-platted single-family residential lots. 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N 11 JJ O .0 � o w w ro ,J V o 0< ro ro i -rl JJ N ri JJ -'I fd 'd N U -rl -'I -.i s< S- H n n� i a) ,J < W P m m CO w -H JJ -.i m )J 4J -.i ro O x ro 0 r k p a U a a o a b o\^ a m W U U PS O L1 U E E 3 z z 0 >+ z m aG a' E S S [� $ W IF z z IDJ �M o ----------- 3 �INIX- I X Im i OE loz --------------- yl --T an I en 112 z V- 0 c) 0 o z w < z -m— 0 0 0 o 97. 10 le f id ------------- � W'r City III - 14 Map Dale: April 2015 City of CityofVadoeral Way GIS Federal Way Walking and Bicycling 3ederalhAve S ay,W Federal Way, WA 95003 Comprehensive Plan 253-835-7000 Priority Areas lyoffederaWaycom Des Kent Moines s 272nd St ,r fir- •._.. , 6 Puget Sound 11011 S 288th St __ I If9 � ; Illi� Federal 0 � Rd •r� � 1 ` Way mye 3Qatirsr y i > I A Federal . on . 41lr SW 312th i ' JV ` Way - �� - '�,� •--� w P.A.A. � mom h' J SW 320th St Federal SW 320th St way y AU 'V f/7 8 $hOre Pkwy \ qq n �r V iP \ S 336th St,= a r Tacoma L S348thAl! A S Q' Federal �.� Way E j Sw Seth St :... n' P.A.A. '��'' w Legend > C=— City Limits, u' i Potential Annexation Area Active Transportation PotentialRK , High Potential -1 �' `'' A�. r Low Potential Milton Fife a Edgewood CITY OF Transportation Element \ .� Federal Way Scale: N This map is intended for use as a graphical representation. 0 0-5 1 The City of Federal Way makes J:\complan\2014 Update\Transporta[ion\Maps\Walk_Bike_Priority.mxd 6=w=mm=d Miles no warranty as to its accuracy. I Rewording Requested BY: ` C M4bL'3•a "' • .. �' `'Wtm Receded; Tn: � ,. % �,, ,• �':CrM OF,; EDFR AT WAY _ SOUTH , F9DERAL WAY, WA 8a0 > ATTN. Marrsn *oem P@A't1+IA'151F..N;I ANY) TEWORAJLYCWWRUC ION EASEMENT AND � AaRr� RF�GAi�i; Ft Si FACE WATER FACIF.ITIES Grantor(s): GRACE t. M HER . * lW,'se srata estate C,rantee(s): CITY OF FED. Properly Legal Description (atsbreii titer)}: Lvt 1:7, St to plat W S ciidit 16, T 21 N, R 4 E, WM. Entire Legal Description indicated below:. Easement Descriptions: That portkm Of LQt 17, State Plat ah S ctic i l6, T ° N, R 4 ,WM, Entire E�emeail:•�TAgg Descriptions) on E A and $; ptsge 4 grit d,;, Assessor's Tax PeiOelID#(s): 79782MOSS j........ •n•• �` � jWconsideration of One Dollars (S1.00) and other valuable 6wiAerabiun�;r ncWding the For .: .find set_forth below in paragraph 5, the receipt of which is hveW acicnowlogc4; Grace E. ubberz'as her Sep* .M estate, ("Grantor") Wants conveys, and warratii31t0•'tiw Qn- Y OF'IFEDERAL ,WAY;` a Wig*ggt mutiicipal corporation ("Grantee") for the purpn�es. hr#iz►a set forth a '.perpatuI easert under; across and over certain real property (the "Property" located in Federal wAai►invtnn': lavA[ 'desei ibed as follows: Lo$ 17; State.:l Iat in $eCtion lb, Towrdship 21 North, Range 4 :, a iti4la ite MMdian,`according to the PIat thereof recorded vol1#6 Alt 4.f Pla*,,,pi A32, Records of King Cowity, Was�3ingta�. Except as may be oftrwlise sbt forth bre)n, Qmn*'s 'ram shall be L%ercised upon tKU portion ofthe 1'FopartY ("Easenrlesrt") legallj descringd as;`foilaws,., LqW Description of ea r =LMscW k�erato as:Exi0if W'and, as depicted on Exhibit 'A-1'" aro i4cotpprated herein Wthl.4 reference. " Y� I_ Purpose. Grantee and its agents, desigaus and/or:a'ssig6s s Sall have fhe rightr,vid'Ot prior notice to Grantor, at such times as deed necessary toy Giartt0A tb emer upon itie'Praperty fug the sole purpose to construct, reconstruct, operate, rriaisntau; rely repZae, nerocsverrae, oriel `` excavate ali surface water facilities (" Facilities"). :. ,.•w�•. ice. SO }a ORION.r ,a. s • 3. •1.' JV ,i Aceess. Grantee shall Have the right of access to the Easement over and across the Property to its ri hereunder Utilizing the improved driveway on the • vnalile..the Grantee to incise ghts by $r . ' i?rape3+ dr-by any other method mutually agreeable to Grantor and Grantee. Grantee agrees to �onsvlt with prantor concerning the access. '^I•,IV'1•' ' ` •• Lbbs�c n.;s;1 piing- Gratee may remove vegetation, non -marketable trees, or other gbsttxc tioris ►f+ithin the >detnent;'6nd They level and grade the Easement to the extent reasonably riecesary to can 'eat the pie pinses •lei forth is paragraph l hereof, provided, chat following any such wok,.Grtaeitee skull Wice ea ="' 'mwt6ly, practicable, restore the Easement to a condition sir)Aw' to zts con di ion prior,to such yvq k 4_ GrantaiN Use u Per-wa�t taseme�t...- -1iu8 Perrrtanent Easement shall be exclusive to Grantee; prav'tde , howiver,_6rantbr reserves tii� right to use the Easement for any purpose not inconsistern with Grantee's rigbts; provided fuid' w, that Grantor shall not construct or maintain any buildings or other struG4.M' art the;parmane;tt EMeme nt, that G►�iitcrr shall not perform any grading or other form of const�ctton activity'on the Prnpert3; whit gvauld alter the function of the Facilities, and that Grantor'slnal:[ not -blast within fifth [15} Feet of the Easement. 5. Other Agreeanents. Grantor and'Orantee, in addition to the agretrYttezls above, agree as follows:' r tN & icon Credit. Grantee shall provide' tarn �Dvater d�i�iQa credits. t- F�ageriy. ch Sucredits sbali apply to the first development of nine Fropetty following execUti.on of this AgreemOnt. b. ►i+ater QuahtyFacilities. Development ofthe Property'm4 regniire cQAstruction of water-qu$iiy faciLties by C=tor, which may be placed m the ta4-year fl6odpbi n upon obtaining (� the necessary_ ,:permits. Gi�eeq$p"Openspacb. The Property shall retain the right to use the 100-year floodplain area as a:,".•green° area for any greenspace or openspace required as a consequence of any initial development. d. Roodplaim -Tht et e&.:"cn*Op.t 14C 100-year floodplain, eomistinng of approximaEtely 0.58 acres. e. Mairttenaum The `Cx`i nte+ shell be 'respi n9ible.f6r tlib.future maintenance of the Easement. £ ModUkaiian of EaK ent if the stregta is�'cbar neled or -fta following the issuance of the proper pe mits therefor, the Easernmt geometry' arfd size may bS modified by mutual written agreement. S Jar Y IIhF'�Y�'1 F• ,•�S. 2 tL CQ S6� rs and Assigns. The rights and obligations of the parties shah inure to the benefit Of and be binding Qn their respective succcwm in interest, heirs and assigns. .'DAT-MTEld /"/II DAY OF X X By: • /W P.Id f APPROVED AS TO FORM:,-.� X- Ar Nr FIJ W-:1 D%ai K. Lindell e STAV OF WAS�IIqGTON COT N't'S ";DF - M, On this dap�ersonal' aopeai�ed before nw, Grace E. Moberg to me know to the individual . tribv& . . y ' ed 'individual described in and who executed the foregoing des -m ��d V'&"O 40miit -, e .. vi ir�men�an�onp*- ozi ta she vo�� the foregoing instrument as her free and voluntary "I'll-, 4, - act and deed for 0 , fur uses th4eim.-mentioned. Gf 6@ uses e pA p 7 Given my hand and"Seal' this Nqtary 94nature. Printed Name Notary Public in rid for the State of Was x residing at -�e t My Comirnission .......... J. 3 X a` Y } WEST HYLED09 TIIIBYJTARY 0014C STREAM °", •.'> i' I 00-YEAR FLOODPLAIN BASEMENT DESCRIPTION PARCEL #797820-0085 THAT .0O1 fi 6.,0! -.LOT 17,,..., STATE PLAT IN THE SOUTHWEST QUARTER cq T4 Ci OF StCTION 16, T QWNS4fP 2a- NORTH, RANGE 4 EAST, WILLAMETTE 1dERIDIPiN; ACC}RD$N"'O '�'E' PLAT RECORDED IN VOLUME 41 OF ='PLAfs'Sr= VA 30/32 ;' RE0i6S,.,0?l,:-XTNG COUNTY, WASHINGTON, DESCAZ H D :A5 'O�AnTS. e` { ,r .�' BEGINNIid�, AT TAB ;SOL1�'H'i4AST L�7Rl���` OF SAID LOT 17; THENCE N61al `a' So!.: 15,659n.=`WE$T' ALONG THE NORTHERLY MARGIN OF SOUTH 333RD STREET•, 20,,1g'FEET'TO THE TRUE POINT OF BEGINNING; THENCE CON'Z'IKUING' NORTH.188° 15`591, WEft All*G; SAID MARGIN, 53.65 FEET; TH13NCE NORTH 080 07'35%'t PS'�, -,!5 0 F-UT�: THENCE NORTH 470 0715211 iAll `, : 11s . 00 FEBT; THENCE' kq4 tTH 26" 03 -1.6'1 EAST, '-.94." 7`''-.j'EE'I'; THENCE NQRTi 55` 17' 22" EAST, 1.14.33 FEET; THENCE SQUTf . 850 35'29" EAST, 43.91. ?EE7;' T$ THE~WE3''ERLY:/ MARGIN .6k,, 20TH AVENUE SOUTH, - THENCE SOUTH : 01° 1.1.' 49" WEST ALONG SAID MARGIN; 24. $�3 FEET; T� ENC,E SgbM.• 19° 4-7129" WEST, 46.46 FEET; �HEK E $6UTf3 3-0-",27'38" WEST, 69.19 FEET; .THEN0B•`SQtT.7L'H •41° 20:! 05WEST, 99.33 FEET; n.gl NCE s9bT.H 7,..-2° ';28 ?i55" WEST, 93.44 FEET TO THE POIfdT OF BEGIN��NG . b-e-17 PAGE 1 OF 1 i4 N FA S W 1/4 - 16 - 21 - 4 �NftlL IW9700t PARCEL #791.8204�085 4" LOT17-, STATE 41 CD x, WEST,,'-HYLEAIDS TRIBUTARY 0014C STREAM 100'-YEAR -'�LDODPLAIN EASEMENT tk 25,336 S F S" 30' PARCEL #797820-0086 sal"15,59. W, AC--;Nb pr--.ep ,wr,o� by EXHIBIT MAP A R SHOWING E T 720 S. 333 St. S FederWcy, PARCEL NO. 797820-0085 206 8ol 38-62WA 02 4 �'h:w4yw•'Y1" Whewkccgarded Mail •'1''fk;... M7 .s CITY OF F£6$Lk4,WAY � 3.3530.1ST•'�'#�r.Y SOLTFH :: � �� x''�a w,,, ::• � FED13k'tAlw WAY,•"4V'AADg3. �L ATTIC. Marwan r= �• c� PERtwF:4N13NtAiO TF. owY CONSTRUCTION EASEMENT AND ACrRE T RPGARDI 6 SLiRFAGg WATER FACILITIES Grantor(s): Dean W. Mubrrg as E=cpwr/Pgsoaaal Representativb Wof the Estate of Alden E. Moberg. Grantce(s): Ci.TY OF FE+DF r ViFi�1Y.; Property i Desctipiion (abbreviated). Ldt- l8, $tatd Plat in 5ecti6n iC, T 21 ,1 , 4 E, WM- .: EntireLegai•I�S iptonindicatedbeelow. ' Easer�t Legal Inscriptions: Thatportion of Lot I$,. State,plat'in Section 16 'T 2 N;: t 4 � W I Entire pAswwlt Legal Description(s) on Exhibits A and'B; gagbs 4 an4,6. �`v AssessrWs Tgk?arce--0#(s): 797820-U090 For and in consideration of One Dollars ($1.00) and other valuable coni-idersdon, igclu&g ft agroenvn s se ,&Ah Below_ ip• paragraph 5, the receipt of which is hereby adk#p�le 94 Dgan W. Moberg; as ElcoctgW Pouai'-epresarttative for/of the Estate of Alden E. Mob m,-("Grantor") grants conveys, `end warrws to dw C1TT OF FEDERAL WAY, a Washington municipal eorpdradon ("or4vtee") for Ilie purpod'es ereiftaf'ter set forth a perpetual casement corder, across and over certain real pro r (6e "•,proiw), locSted,in-Fbderal Way, Washington, legally described as follows: "tot ~* 5tat6Lt in,Secion' 1+6, .Township 21 North, Range 4 east, lllametpc'�C�€iditiia, att+�rcn; to tlt�e Plat thereof recorder/ in volu=4 t of Plats, page 3b/32, Rqw* vfYieg County, Wasiringtoa.': .. Excopt as maybe otherwise set to4h a*-Grzntee'q•righ6 Stall be.exemised upon that portion of the Property ("Easementj legally described as f gppvs: Legal Demiptiou of easement ttttacheil h Ao,,as Bihibit "A" W as depicted on Exhibit "A-1" and'inrbrpprata�i heron b. re%rEnce. I. Purpose. Grantee and its agants, design= and/or assigns shill We tC 40 ui•'PnQr notice to Grantor, at such times as deemed necessary by Grantee, td enter upt�n the pity fCir tiic ,`,r' sole puzpase to construct, reconstruct, Operate, maintain, repair, replace; xe, gr;aritihp�aavate� f' all surface water facilities {"Facilities"] r rat �� OR N . �x ,a a. X, Y. .1' a' ,SY • dY ;1 Aems. Grantee shall have the right of access to the Easement over and across the Property to :' ,'nableli►e.[irantve to exercise its rights hereunder by utilizing the improved driveway on the .� .. ' Ftoperty or by any other method mutually agreeable to Grantor and Grantee. Grantee af,,t*'e; s to :% .commkwith. Crramdar co ceming the access. '"' ter'' 3,'bhsii�uctliaas; Laada4 inn rcmoveve ctation, non -marketable trees, or other p� � Y S obstr ons *iffikthe Eas 4 and may level and grade the Easement to the extent reasonably ., accessary: t ..earr� out he purp-oses sgt'fforth. in paragraph 1 hereof, provided, that following any such work Grintoe shall ?,& the cett= * practicable, restore the Easement to a condition similar #o its i ndit�iau i%� to SUCK 4. Grantor's UJ�-_ atlpexmika #' Easement ;fis-Pen, Easement shall be exclusive to Grantee; provided, however, Cri antar, esezv 4 right to use the Easement for suypugmxe not inconsistent with Grantee`s rig�►ts; provided ii.wdh that.Grantor shall notponstrnct or maintain any buildings or other suuetLnes on #hy peripanent; cssemei t; that Cantor sail dot perform any e,� adiug or other form of ooash ion acuity � the property, w1�h would *iklte function of the Facilities, and that Grantor shall not blast witftiri ftf (°15.) feet,•tif tl� Eaj S. Other Agreements. Grantor and Graxitm, in,addit o the a ree ' en'aboveggrec as fgl1Qws: a. Detesition Credit Grantee shallprovide. sVX.PftW d�tkoa, m � 1'r�iper4y. Such cditstihall a0pply to the first development of theroper'ty fpilayving exegis thi§ Agra. ,r. .r ',,• €. S. Water t�uality Facilities, Development of the Property may require p7nsfruction of ufetrx quality acil ies by..Qranto r', which may be placed in the 100 yeah floo�pl$in a oat�5taining :the nebrssaxygmiis: Q c. Gceenspac. OpO tspace. The Property shall retain the right to use the 100-year i17 floodplain"area ai3 a "greet' area faregy gteenspace or openspace required as a consequence of any initial developrnmt. d. FloodOWba, The E.awnm mvelopes the;;100year floodpWn, consisting of approximately 0.72 e. Maintenance. The' ar�tea �Yiail �e rrarspar ibk:fbr•. ha iutpre maintenanrc of the Emement f. Modification of Easement, If the strum oe, iped following the issuance of the proper permits therefor, the Easement 80 and sib may bo modi$Qd by tinutual written agreement. g. Modification of Construction Plans. The Grantee age to tr adify:4 p1.610t construction plans by deleting the proposed "embedded quarry spar#:' check darrts loo0c4 within [lie East Empire Garden Apartments' chw=1 and inserting either splash hlticics:dr rig-ra;s at tie 6ixtlet of the culvert Linder South 333rd Street Is 21 f s. 6.Auccemorsarkd Assigns. The rights and obligations of the parties shall inure to the benefit of and on their respective successm in interest, heirs and assigns. j bAT-E DAY OF DEAN W. MOBERQ.• AStRECUTOP, 44MS 1. REPRESENTATWE FOR/OF THE E-9TATO of 0 Dean W. APPROVED AS TO FORM: for/of the Estate of Alden E. Moberg. y- t Lindell S' UEPF WASIiPGTON 01JNTy,0F 17 &1%is day pm" ay.,oppeare4-before me, Dean W. Moberg, as utor (Pctson� kCPrC=111twV0) f "14 the 1 _qtbte ajAWm E Mod fftdkL.kmwn W be the individual described in and who executed .. .1. the foregoing in.- ;,-`6d, 0-Ambath swore -that he executed the forego* instrument as his free and voluntary act and-doej`& uses a-ad"OugPoses mein mentioned. 7 Y h and.Adal thi't day of 199Y 7M I tA 19 I/JA jr�j A., Ito Printed Name as -' NotaryPublic in and for the State of W hingtbn residing at My commission expires • fit' x r x - -•- y� ,ry.y N ..,y,.. Slat 1 f 4 -- 16 — 21 4 • `S, _y'��. ST, S 88`15`59' E, J,�3.31' M1 — r.w t ` • � 1lK c i. i r :tip' r„.•� r ey EASEMENT AREA .4• 4? r+ 0 �:>, d" • "`'-,....+•,�; ash' .�� '} i2CEL #797820-0090 LOT 18 LLI STATE PLAT .�' CD ir � ' SDUTH GARDEN .. 'PAOCEL � P#RCEL CUURT CQNDDMINIUMS V .120-C3IO2 ::#79782a-4104 VDL, 102/38•-41 VEIL. 104/67-7� ". v� AEA,hfg.' ,1C1IIE3(1i2- 0 reposed ia�i`` ::•. EXHIBIT MAP E A B SHEIWING 2U0 720 S. 333 't- Ste.y Federal Way, 11�14 8S9i3F3.:: J F'" PARCEL- NO. 797820-00901 206 838-6202 `' WEST HYLELOS TRInttTARY 0014C STREAM `'•„ `' ' s' 100^YEAR FLOODPLA,IN EASEMENT DESCRIPTION PARCEL #797820-0090 ti'HAT' PCXRTX-E7N'•'OF IM 18, ..STATE PLAT IN THE SOUTHWEST QUARTER to 0 on ,T0WHSHIp 21 :'XORTHf • RANGE 4 EAST, WIIX ,�M'TTE ; mEERx ] rmi ' •Accd . IIi b ` pgf", PLAT RECORDEDb IN VOLUME 41 OF kjas', lFMig '30t32f. I0BCORD9 OF-*T-NG COUNTY, WASHINGTON, DESC3iX#D::` A� FdLL4i'WS BEGINNING`'AT THE' K'C&TfI,Ea.T CORNEk _(F SAID LOT 18,' THENCE SO UTi "0 0 1-� t.59t' EkST ALCNC THE SOUTHERLY MARGIN OF SOUTH 333RD STRE$TI -153 -61 FEET TO THE TRUE POINT OF _ BEGINNING; THENCE CONTINUING SOUTil 88° 15169., EAST ALOI+Td,,- !i P D MARGIN, ti 163.47 FEET; THENCE SOUTH 52a 33 t 43tt WE ..:`].3.0.3`7 FE•E,T; , THENCE S(}ii'1'H 63° Oh t O� TM WEST'';` 106. 17 FEET' THENCE �i7L#TR 46" 46t35tt WEST, 53 50 FftT•, THENCE .:'8OUTH `' 330 34 t 16" WEST, 94.14,,,V-iE! '; it ., THENCE' SOUTH i1° 02 t 28- WEST, 96.29 FEO. �:O.,-f H13 WST�t1G� t LINEF $ATD LOT 18; 7 THFNtE NbR'1"�i fi ° 11 � 49f' EAST ALONG SAID WESTERLY L�E,y:. THENCR` NORTH 2a'''4`{,19t' EAST, 53.52 FEET; Touc -NDRTW 5e 1_ I*O1" EAST, 162'.'47 FEET TO THE TRbE POINT if• 5J � }s • �41' I = - •� ::rev ExE� t0-01. qrl -6-17 PAGE 1 .OF, 1.. Rnoarding Roquestcd By: Whcrf Rccorded�Mai1-T- v-, CITY OF FFi7BRAJ. WAY 33530 iST.-WAYS6UTH ,....,, FEDBI 4 WAY; WA 98003 ATM:'Mar%V= SaVourn { PERMANIbit AND TEWOR14RY CONSTRUMON EASEMINT AND AGREMvffita *A*DING SF3RFA( WATER FAWS Grantor(s): Dean W. Moberg; as Ecexaw/kcponal l-cprescatadli fat/af the Estate of Alden E- Mobag. Grant*s): CITY OF FEDERAL WAY. Property fxpi Description (abbreviated): LatIS, $tate plat in Section 16, T Zf'lq; It, 4 E, WM- Entire Legai' Dwo4tion indicated below. Eas=cnt:I.ega[ Descriptions: Thatportion of Lot i3 StWx Plat• in S. ctio! •J.6j II N, R 4 E, AMEntire Essemeat I.egal iip#iou(s) on Exhibits A an'S; pages 4 BIId.&. Assessi`s T4icParcel(s}: 797820-0090 For and irk,*onsideration of One Dollars ($1.00) and othervaluablo conb dera on, Muding the algommis set -£atilt below ua paragraph 5, the receipt of which is hereby aClt owledged, Dean W, D4aberg as )�cercttnr/ Msoual`Representative for/of the Estate of Alden E. Mobccg, ("Grantor") grants ccxxveys, and ware .us, to the CIT'1 OF FEDERAL WAY, a Washington municipal bor 'radon ("Grantee"} for the purpc'es hereis#irr set forth a perpetual easement under, across aacl over certain real pralteartS -. & "Prvpirrty".} low-ed,in Federal Way, Washingtoq legally described as follows: i 8;'$tat� iat in,Seutkm',16, Township 21 Nortb, R mgo 4 east, t2l accarcOngto tie Plat thereof recorded in page 3a132'; Rgcordsaf King County, Washington. .. Except as may be otherwise set fW' b,, "iq Gra itee's'riShts S.611 bc, exercised upon that portion of the Property ("Easement") legally described as fOU.OWs: Legal Description of easement a#ached lz eio:as El Nbit "A" and as depicted on Exhibit "A-1" ansi'inQorpi herein ly this reference. �' 1. Purpose. Grantee and its agents, desigaees and/or assigns shall gave the righi, without prime notice to Grantor, at such times as deemed necessary by Grantee, to enter upon: -the Progsrty far ilia sole purpose to construct, reconstruct, operate, maintain, repair, replace; rcoove, gr4dk,and;oxeavato all surface water facilities ("Facilities" j. is ig N 0 I 7 'w-'r -- - I I I Appess. Grantee shall have the right of access to the Easement over and across the Property to enjIbleibe.Grantec to exercise its rights hereunder by utilizing the improved driveway on the PrOPC4 G or by any other method mutually agreeable to Grantor and Grantee. Grantee agrees to tonsultwith. Cwaatcw cunwrnirig the access. 3.,iObsti-uctioot,-Lsndscapiii&,. Qzw.wq. may remove vesctat on, non-inarketable trees, or other obstrrW n� within,the Easonq d nAy level and grade the Easement to the extent reasonably -,...neoc =Y-Io'carry out,the OWE"es set,f"In.paragraph I hereof, provided, that following any such wart, Goi aline si+all Io the dt rei4ona* practicable, restore the Easement to a condition similar 4. Grintor'S'Xhwqf-"knm.t Easement. TWEasementsTcimanentEasement shall be exclusive to Grantee; provided, however, Grnntnr mmm ft riot to use the Easement for any purpose not inconsistent with GranWs fights- Riovk'led fiiithar, that.jOrantor shaft not -construct, or maintain any Orantor f�4'i t perform any grading buildings orother sftucftzcsmonffi'penQ` eAt ao�- that - . c Po or other form of construction acti*ity on the PMOCdy, whirh would al.tefth� finwtion of the Facilities, and that Grantor shall not blest wift fift�cn (15.)4ect.4 L; 5. Other Agreements. Grantor and Granbe-., 14-� 4W9PL to the akree;=.'jt..s`a ej agree as follQws- a.1)eAention0reffit. Grantee shall provid-estormwater det'enti'mcie'd4to the Property. Such,c,redits shall apply to the first )0 development of t��'r`o'pej'C'yfqa"owi-n'g b. Water Qiiality Facilities. Development of the Property may,x uiro Wnstrucfton of water quality tacilitics by.Qwtor, which maybe placed in the I 00-yw fl&o Flair upon fibt, nini g C. Gwnipace/6enspac e. The Property shall. retain the right to use the 100-year floodplain-area. as a . pareft forliiy'grcwspacc or openspace required as a consequence of any initial developamt- d- Moodola* the Eascmbnt cnvejb'pFfth.'100-year floodplain, consisting or approximately 0.72 acres. C. Maintenance. Mnqntec.phal) -be i�sporgiblc--for 6future xnaintc,-=ceof the Easement. f. Medificatio" of Egminent. Ir the stream 4:amwjM a�pipedibllowing the issuanceof the proper permits therefor, the Easement goometry and s I Lte stay br mqdifled by tnutual vmtten g. Modification of Construction Plans. The Grantee dto Madif ih r-",-. t , Y. 0 P Qj0Q construction plans by deleting the proposed "embedded quarry spalV." check dims loea`0 East Empire Garden Apartments' cha=1 and inserting either splash- 61&ksjDr rig -rap af==f. ........... the culvert under South 3 3 3 rd Street. 2 .-.,. - '.:_.y kic�++»Kw_•crs o•e=-="--�'�"�a'� " . _. c�w.r.a.n.w.-.ram__., __ .. } t' Y d.Successars and Assigns. The rights and obtitations of the parties shall inure to the benefit of and [ie binding on dwif respective successors in interest, heirs and assigns. bATLI] "CHIC 1 `�-- DAY OF GRANTOR DEAN j!SI. Vol THE FSTA* Ili Cam", l� M RS OVAL REPRESENTATIVE FOR/OF for/of the Estate of Alden E. Moberg. APPROVED AS TO FORM: By. ' Lindell ' it - }• STATE OF WASBWCYTON ) ,u -.� `' )ss- s, BOUNTY OF KII 91. ) s Owthis day l? 4Y:'6Ap before mc, Dean W. Moberg, as Executor (Personal Represcatafivc) for/of the Estate AAW6 R MQ6cg d'iifie known to be the individual described in and who executed the foregoing instru*nt, And an: oath sworn that he executed the foregoing instrument as his free and voluntary act and: deed far the usrs aid pr. m es 4acin entioned. en my hand and. official ' cal t4s day of e w 199v ZI Printed Name Notary Public }}in and for the State of Washingtan.- residing at My commission expires s16 w 3 3 R;E:f S T, S 88-15-59' E, fk3L3 EASEMENT AREA 21 - 4 cu PARCEL #797820-0090 X` LOT 18 STATE PLAT 41r30/32 Ld L) af SDUTH GARDEN PARCEL' COURT CONDOMINIUMS VDL, 102/38-41 VEIL. 104/67-70 EXHIBIT MAP SHOWING PARCEL NO. 797820-0090 F;4RCF-L �6#6i ed.- by 720 S. 333 St. Sto,1,0 Federal Way, VA 48663. :t 206 838-6202 100' Lj > W287 Ryr&BB09 TRIBUTARY ()014C ST"AN '100-yr-%R ZLOO'DprAllf EASEMENT DESCRIRTzoN. PARCEL #797820-009() THAT' P0iZTrbN"Or LQT ",.STATE PLAT IN THE SOUTHWEST QUARTER 3.6,...TOWXSErj MERIDIAN.; P 21 'NORTH, - RANGE 4 EAST, WILLUMTTE - . ACC()PJ)Iffg tb TUR..:! P PLATS, PA __ LAT RECORDED IN VOLUME 41 OF PE 30/32,. 9acoRD I)ESCRJ.stu�. AS--Lpjw4,, OF"RING COUNTY, WASHINGTON, BEGINNXNG-AT THE'' NORTHWESTE CORNER -.OF THENCE SoUTk.'!.,V$o I,5 .I . -OF SAID LoT _18; #so" PUT.. A14ON' G THE SOUTHERLY MARGIN OF SOUTH 333RD STREET, ;i53,13—kEET Tb THE TRUE POINT OF BEGINNING; THENCE CONTINUING SOLPM 8-9 163-47 FEET;�5359.tEAST ALoNdsAl., D MARGXN, .. THENCE SOUTH 52O 3314311 0.3 7 FkFT;,J 11. THENCE SOUTH 63* 04 rOltr WEST;- 106-17 FEET THENCE SOUTH 460 4-6135- WEST, 53-.50 FEET" _SOUTH 33a 34116" WEST, _,F ET; THENCE, SOUTH Il' 0212a" WEST, 96.29 WEFT 0 LINE 6F 0AiD LOT IS; THENCE 06RTh ojo 11149't EAST ALONG 197.'73 PEET; SAID W-EftERLf"LI$3�j THENCE NORTH EAST, 53.52 FEET; THENCE -NORTH-" 560 11, 00 EAST, 162.'r47 FEET OF $EGINNTN, TO THE TRl#E.:POjKT V4 cl OD - m. 6_�7 PAGE 1.OF.1- r- CITY OF FEDERAL WAY Lf� CONIl4UNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: TO: FROM: FOR DRC MTG . ON FILE ,NUMBER (s) : PROJECT NAME: PROJECT ADDRESS: ZONING DISTRICT: PROJECT DESCRIPTION: LAND USE PERMITS: PROJECT CONTACT MATERIALS SUBMITTED: August 14, 2015 E.J. Walsh, Development Services Manager Scott Sproul, Building Official Brian Asbury, Lakehaven Utility District Gordy Goodsell, South King Fire & Rescue Tanya Noscimento, Federal Way School District-Emailed Lindsey Tiroux, Public Safety Officer Rob Van Orsow, Solid Waste/Recycling Coordinator Rick Perez, City Traffic Engineer David Korthals, King County Metro- Emailed David.Korthals@kin county.gov Leila Willoughby -Oakes, Planning 11:00 am - August 27, 2015 -Internal 10:00 am - September 3, 2015 with applicant (Requesting a 10amstart,asI have a. . PublicHearing night. before) -... 15-104007-00-PC CREEKSIDE COMMONS AT CELEBRATION PARK (TOWNHOMES) 1816 & 1802 S 333RD ST RM 3600 Proposal to demolish of two SFRs, construct new apartment style townhomes in a community of 121 units. Use Process, SEPA BENJAMIN RYAN COMMUNITIES LLC 10011 BRIDGEPORTWAY SW Suitel500-212 Permits@benjamin-Rvan.com Preliminary Site Plan Preliminary Building Elevations/Models Model Paint Swatches *No Critical Areas Report Submitted* *No Preliminary TIR Report Submitted* *No grading plan Submitted* 4ik CITY OF Federal Way RECEIVED MASTER LAND USE APPLICATION DEPARTMENT OF CO,MNTUNITN' DEVEL0PiN1LNT SERVICES AUG 10 2015 33325 8"' Avenue South Federal Way, WA 98003-6325 CITY OF FEDERAL WAY 253-835-2607; Fax 253-835-2609 CDS N'i+'+'"cilvoftedcra %Ilaay.com APPLICATION NO(s)15 1 V LI 00 01D Project Name Creekside Commons at Celebration Park Property Address/Location 18XX S 333rd St Federal Way WA Parcel Numbers) 7978200090, 7978200085, 7978200086 19-501t1 1 2-501 3 Project Description PLEASE PRINT Date ILILL5 2501 L Build new apartment style townhome community consisting of 121 units Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process 1 (Director's Approval) Process II (Site Plan Review) Process Ill (Prt)ject Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rerone) Procesx Vl SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision -_'Variance: Commercial/Residential Required Information RM-3600 Zoning Designation Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements htte►naliojrcrl Brrrlclrtrg Cocle, (113C): R-2 5B Dccupancy Type Construction Type Applicant Name: Benjamin Ryan Communities, LLC Address: 100I 1 Bridgeport Way SW #1500-212 City/Stare: Lakewood IVA Zip: 98498 Pit °tt e:2 53. 53 7. 3 73 2 Fax: Email: Per, " 9@Benjamil1-Ryan.co,r, Signature �1 Y o Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Canyon Creek Crossing, LLC Address: 10011 Bridgeport Way SW #1500-212 City/State: Lakewood. WA Zip: 98498 Phone: 253.537.3732 Fax: Email: PeI is@benjamin-Ryan,com Signature: Bulletin #003 —January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application BENJAM IN U1 HYAN RECEIVED August 6th, 2015 AUG 10 2015 City of Federal Way Department of Community Development Services CITY OF CpSFED►SAL Wqy 333258 th Ave S Federal Way, WA 98003 Letter of intent: 188XX S 333'd ST Federal Way Creekside Commons at Celebration Park Statement of Existing and Proposed use for all Structures Currently on Site To Whom It May Concern: Benlamin Rvan Communities, LLC Q 253.537 ' 3732 253.503.6767 Q info@benjamin-ryan.com 10209 Bridgeport Way SW Suite B6 Lakewood, Washington 98499 This is a letter of intent from Benjamin Ryan Communities, LLC. We are proposing the combination of three parcels, 7978200090, 797820085 and 7978200086, to accommodate the construction of a new apartment style townhome community consisting of 121 units. This construction will require the demolition of two single family residences currently located on two of the parcels in question (797820085 and 7978200086). Our intent is to provide a community with options for it's to be residences in terms of style and floor plan. With a combination of two, three, four or six unit buildings, these homes have been designed with ample windows, to ensure they are welcoming and inviting as they let in plenty warm natural light. As well as giving an additional feeling of security in being able to see the communities open spaces and parking lots to reduce crime rate, and probability of break-ins. With attached garages, we give our patrons a safe place to park their vehicles and enter their homes through an interior door, as well as have additional parking outside for guests, making our townhomes the ideal place for raising families and hosting get togethers. Our development planners have designed a site plan that allows for 3 entrances to our proposed community, two off 201h Ave E, and one of South 333'd St. This layout is ideal for giving residences access to the community while still reducing flow through traffic, and those wishing to by-pass intersections by way of our parking lots. While exact color schemes for this design are still undetermined, we strive to build communities that fit with the area around them with plan colors and accents to match the overall feel of the surrounding scenery. We have included a color book with the pre application submittal to give an idea of the color schemes we choose to work with on a regular basis. Our ultimate goal is to create the best homes, produced start to finish with a love of community and the people we serve. We hope The City of Federal Way is as excited about the possibility of this community coming to fruition as we are. We look forward to being given the opportunity develop this community, and contribute to the expansion of City of Federal Way as a community and as well as provide a safe, close-knit, home town feeling development, perfect for current and to be City of Federal Way residents. Sincerely, Emily Burns, Permit Manager Benjamin Ryan Communities, LLC EmjlvB@Beniamin-Rvan.com 253.328.4072 or 253.302.0452 BENJAMINAYAN.GOM UJ� w� 3�w �K1� liQQ1N W �N M W l� �Z-• I�Qp- ? 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TYP. POST WRAPI WHITE WOO CAP 8 BASE POST AND C AFF ADHERED S VENEER WF SHOWN PROVIDE S1 LANDING /F SURFACE FINISHED G...,.._... _...._ SHALL SLOPE AWAY FROM BUILDING 6" IN 10'-D" MIN. LEFT ELEVATION (UNIT A) PORCH CEILING G1 L_Yi1 I #Wlfv PER SPEC. — (I - 'IT A) ASS HINGLES 3" MIN. FASCIA TOP PLATE ADER EIGHT 6 L 4 _ SUB F!R _� PLATE FADER EIGHT SUB FLR PLATE EA DER EIGHT t.Y b G TOP puTE HeAOQa HEIGHT § i n v _ SUB FLR TOP P AT/ HEADER HBICpHi — SUB FLR T PLATE HEADER HEIGHT b Ae RIGHT ELEVATION (UNIT B) LEFT ELEVATION (UNITB) TOP PLATE F1FJV6R HEIGHT SUB— TOP PLATE HEADER HEIGHT I. SUB FLR TOP �� HEADER HEIGtrr b y TOP PLATE E b SUB FLR TOP PLATE a a 511B!'1..R T PLATE r � 4 SLAB ELEVATION' Date: 1 — E hV L x R0.1W m xzx Scale: P�F >tr� rz AM ra• � ro �4' z ryI•I' 'FU' :, ry• IVA. Q I r� ♦ ATTACH TWV$ NAILS ®—C DVERT116- OSB ATTACHED TO T,R = OR ruf gGiS CROSS BRACING I yiq��.1LTIgCX LARSJ!!AT iY tW ^i15 OBA,5 IIAliR IR'ORYWHLL At1111E �____ --____-ram __-�- TYFldtL o- � Tl1Pl1l tlSGATJ¢•16 DETAIL DETAIL NAILERS"1W SA `u.G� i'fyL10T OCJc[[ -Ras - yp � EGRE&4 .A. 1 EGRESSS- ATTACHMENT 11 TR TI�LE'OOVERjN " �I YYII.♦♦.jO A VYIC K 2X65TUD I DEN/ DEN/ _ N GUEST + g GUEST 4 ATTACH BOTTOM OF E%FROR 'PER PLAN i 11Jr�p-'Lygly`1 1 PLATE TO SHEATHING WI10¢ ILS 1 0. .LI Y ,,�{{ FWDR t� 1 STAIR so ® z s a DETAIL f -NA LEW AND FA NOAILEW AND FACE F INSET i, ^ Yi � xy, LM- 1 1 R E 5 I L1 i R EM51 y%t �SDICO z i 8 M YI } 6 W NOTE: 6Y 7Rt� T I e SDILO I ALL DIMENSIONS SHOWN ARE TO ROUGH FRAMING 2 FIREPLACE IS MODEL DV31325SI 11.-1- ROUGH OPENING SHOWN ADJUST AS NEEDED BASED ON ACTUAL FIREPLACE INSTALLED - -__� �._--� __ ___ - •-`�-_ h LL I-RAMED� W w �_ -�-__ r!---_.-F FRAME DN� --�- FRAME DN % w GREAT ROflM FIREPLACE DETAIL MI5 w FRAME13N 6'A-F-F- +'AF.F. B'AF,F. DEAL a'AFF. !� 1 Nftlr!¢5CT y .1. T" raf , x KITCHEN * LL "' KITCHEN — w 7 ow ° D I ow I Lo RdlF RI=F b ¢ \' J FRAME ON B' I I --- � E All. Lys AF F. ]'-0' Y! IywpJTAIL �,-0. iar !.a' ... LYINY[N NORuafrfAl, � � RAILS DOUesmw0lm on DOUBLE JOISTS PERPWJ HANDRAIL 1dJNO EDGE OFF GREAT FlRPPLACE I I FIREPLACE GREAT O OPTIONI aanaraL SUBFLOOR NOSING !!w oETAu ROOM � � i — v S1ETAI6 ROOM W e (1 $ t ALL STAIRS SHALL BE PROVIDED WRH�• ILLUMINA IONALLSTAIRS IN ACCORDANCE SECTION GAS FIRE PLACE- j GAS FIRE PLACE DIRECT VENT. v RBD3 T !'I TOTAL DIRECT VENT, INPER MFR INSTALL PER MFR 2 HANDRAILS FOR STAIRYJAYS SHALL BE CONTINUOUS FOR THE FULL LENGTH OF THE I'1%AN4 LLisi BACK ON STRINGERSNOT (16)STEPS 4IIUIHI ,¢'ABOVE NOSE SPECS SPECS FLIGHT FROMAPOINTDIRECTLYABOVETHE i0lFrd!!I%ROF fRKN19111.IWRIlA[LI� iFl0ioY41N OTHERWISE SUPPORTED �' I 30 % FUEL SUPPLY' _ 1�FUEL SUPPLY 511A1t!!lIErLARkiGvlOnLl,L iBpYMIG. ! �� �yT�ioml PLAN b I 1lWEC P,O'"F!M>•IPI:IT EXCEPTIONS 1'iG I.I>t ilk Fqp Tflom IPER IT ..... K111RR,I% Jam. ; SG aS H' HANDRABUSSHALBY NEEPERMITTED TORE INTERRUPTED BY A NEWT, POST AT THE TURN ¢IPPED 101i111 �13 f IRA'uFfl3 IB/6 1 § 2 THE USE OF VOLUTE TURNOUT. STARTING EASING OR STARTING NEWEL SHALL BE FIRERLOCN MAT NOSE sq y ��1 III I ALLOWED OVER THE LOWEST TREAD /TR.M- rl'ABV HOT ALLOVVP/SSAGE OFJ•OIA SPHERE I 1 1 I STAIR FRAMING QE3A1L Cl �a 7p rp rr }•. ¢u l ra rr rc E rx f STRAIG}f[ RUN STAIRS NTS f f nw UNIT B 11UNITA SECOND FLOOR PLAN FLOOR PLk' - DmO: B„ IS DISAt1 Dyy: R. i BG by: Revlon: xxx Revlon: XXx SCDIe; Nr• B4 UNITA] II II I A FURNACE PLATFORM IN ATTIC. 16" ABOVE CEILING FOR INSULATION. WORKING w I I PLATFORM SHALL NOT BE r ( LESS THAN 30'X30" II II"' 30Y30' OR 20"X30"MIN.ATTIC 1 HOURTHE MWIT.H. ACCESS PROVIDED LARGEST PIECE OF CAN BE i�j" " 'FIT-AL.EQUIPMENT REMOVED SINGLE WALL �� NG CEILII MOUNTED LIGHT L== _ 1oi ROOF PLAN UNIT B ROOF PLAN UNIT A • 93413GO= 3.11 SOFT OF VENTILATION 934/300= 3.11 SOFT OF VENTILATION REDD, PROVIDE (22) VENTED SAVE REDD. PROVIDE (22) VENTED EAVE BLOCKS (9.4 SOIN EA) AND (7) BIN BLOCKS (9.4 SOIN EA) AND (7) BIN ROOF JACKS (50 SOIN EA) ROOF JACKS (50 SOIN EA) + NOTE: KICK -OUT FLASHING REQUIRED NOTE: KICK -OUT FLASHING REQUIRED - AT ALL ROOFING MATERIALS AT SIDEWALL FLASHING TERMINATION. AT ALL ROOFING MATERIALS AT SIDEWALL FLASHING TERMINATION- UNIT B UNITA 0 0 FOUNDATION PLAN- UNIT A AND B .CONCRPTB EWA$Ep__ L�C3Rooe: REQUIRES A CONCRETE ENCASED ELECTRODE TO BE INSTALLED AND USED AT EACH NEW BUILDING OR STRUCTURE THAT IS BUILT ON A PERMANENT CONCRETE FOUNDATION, IF THE CONCRETE ENCASED GROUNDING ELECTRODE IS NOT AVAILABLE FOR CONNECTIONS. AGROUND RING MUST REINSTALLED. E ❑ ❑_ UNIT B THIRD ,FLOOR PLAN 1) 2X6 WSULATE0 WALL PER PLAN 21 PRESSURE TREATED SILL PLATE 11 3) CONCRETE FOOTING AND STEM WALL PER PLAN 4) CONCRETE SLAB OVER 2) COMPACTED GRAVEL FILL PERPLAN 0 6L 51 51 CONTINUOUS R-10 UNDER SLAB INSULATION-2 LINEAL FEET FROM SLAB EDGE, TVP _ 6) CONTINUOUS R-10 FOAM • J PERIMETER THERMAL FI 411 BREAK BETWEEN SLAB EDGE AND FOUNDATION, TVP 00�1CRI=TE SLAB ON GRADS DETAIL SLAB ON GRADE AT CONDITIONED SPACES NTS m L J Co T_ N 1r u Co T_ N W U ry W: No FLOOR PLAN Coro' 0*15 Orpwfl .. EL ChC_LpO pf: X Scale: Scale:. W 1u�. 1•a .—PuS PER PLAN INTERSECTING WALLS` SINGLE TOP RATE JOISrALIGHNED OVERSTUDS Y STAGGER 7116. OSB� N1q.W6J GmwtVMAt. (INSTALL HDRIZONTALLY) ADVANCED WALL FRAMING SINGLE TOP PLATE PLATECON14CM KFI GTR1BD11AlAl fILAJl1 STUDS ALIGNED BETWEEN FLGORI W NwIUpJ3 S OUA TW 4, AM OF i'RAI.m .ALL ALAI DONRErl1 IISTq STRUCTURALPLANS SINGLE TOP PLATE OF— INTERSECTINGWALLPSUM —BOARD PSUM TABLE R702.7.1 CLASS III VAPOR RETARDERS CLIMATE ZONE CLASS III VAPOR RETARDERS PERMITTED FOR: VE TED CLADDING OVER WOOD STRU CT U RALPANELS VENTED CLADDING OVER FIBERBOARD MARINE 4 VENTED CLADDING OVER GYPSUM INSULATED SHEATHING WITH R-VALUE 12.5 OVER 2X4 WALL INSULATED SHEATHING WITH R-VALUE> 3.75 OVER 2x6 WALL fAirW3BNayl I O C LYP W III'lll�l1,,l V �] STUDS OF PRIMARYyFALL DRYWALL CLIPS AT INSIDECORNERS OFGYPSUM WALLBOARD S'JlS ' • I,AK NO £ DRYWALL CLIPS CAN ALSO BE USED IN 2xa AlSUPERINSULATED 26 CORNER rp-)INTERSECTING 2x WALLS uiKX4P- OF FAVE MUST brN>L 1{'riD['JraY1A 11 AIOrrII"oFIICLIIW TPkXN U16LRRDE OF FAVE MUST RE SIXlO NL9CImA14 gltrlLLSO FAOM iN{WASL YOP PROTECTED LYITH ONE LAYER �' 1{A11 i011Q LtgSRA10E 011111E RDOP SIIGLIMq TYPE •%-GYP BOARD�T�C}YM SPACING @ 24. GO GU LAYER SIB' TYPE •A P BOARD pIGTHD d4R.t pgLYIINI L TYP AND ATTACIt♦! DDDS'1Ylrbf TYPE '%'FA SIDE OF GABLE TRUSS I•wTHEwoYM 9HCAMlI13a0 Al0* OVER 1115-OSB t 1M NAIL GYP. 41(AfHIID FVpIGFLEHO LENGTH TO 2-X' 1Cx„A!l;1fALL LENGTH TO 2-X' FvluH xdr ExgYJNfoR CLANEy THE. UNDERSIDE OF EAVE DOES NOT NEED TO BE PROTECTED, HOWEVER ROOF VENTNEEDS TD BE INSTALLED 3' BACK FROM END OF SAVE IK 11dIROUS TpeAiX'f LAVR TRUSSES N 24. O C TYR THAN ra•ndBRACINc Almsm ae•oc,FLA® �OR PER TRUSS MFR M-11G"E1Hu14G, EIrMSHGYPSUMBACKINGROARD, OR GYPSUM VENEER BASE APPLIEDUII PARALLEL OR AT RIGHT ANGLES RASED •£-0' TO STUDS W] 6a COATED NAILS 1•]16 LONG, 0 0916 SHANK TN' HFADS,T OC ITT TYPE•X• G11Sl1EA1„apRt I PECAIPFTlo PTROATRY NO W 5 EXCEPT INCREASE NAIL LENGTHT02-rr (1)LAYER518•TYPE•%•GYPSUAI WALLBOARD. WATER RESISTANT IE fML11AIr DYIN141tldAC *4d gONm.OII pYvypl O PARALLELORJ6ATNUHTANGUES y1q', IBiYtOMn' TO OS W04COATED NAILS. t]-LONG,915•SHAK 114• 40013MClIMAfflEOVLP� HEADS,TOC SIIGIlMO — STUDS @ 24. O C ••NDrL NLrav�llNovmPTJILrFu]wNX Rae =� j ' ALlDYROIMA DRDPERW OFFSET IS LESS IIp1NSp IFpFFtli IS LESS THAN 5'. BIODYLYLT,gLWLY 1NrNFTC qJ@I, AITp I—ll-j I`� •' Li= I_lr I Tf_ }I1 GA FILE NO. WP 8105 1 GENERIC 1 HOUR FIRE LY AnBNr3 sru0 x7 fl (I)LAVER-W WIDE WTYP WQTPSUM SIM,LIED PAAAll6L TO 2X4 RV Oo STUDS ® 24- OC W/1314'GALVANIZED ROOFING NAILS 4- O C @ THICKNESS: VARIES VERTICAL JOMITSAND7"OC t01NTERFfEEEATESTVDS AND TOP ANODIMOAI PLATES."TSOFGYPSUM911@ATHING APPROX WEIGHT' ]PSI "IS TEB} aE "Alp MAYBE LEFT UNTREATED EXTERIOR CLADDING TO BE ULR350 TAQ-9-17L5 ATTACHED THROUGH SHEATHING TO STUDS UL DESIGN U309, keFE IN LIVER W TYPEx GYPSVIA UL R1319-129, 7-22-70 AL AT ERRESISTANT GYPStriIWOKI4B BOARD. UL DESIGN U314) OROTPSUU VENTER BASE APPLIED PARALLEL ORAT RRRrT ANGLES TO STUDS WWI COATED NAILS, 1-718- LONG- 00915" SHANK, 114-HEADS, 7' 0 C (LOAD BEARING) DIRMALL CLIPS doMMOII STUDS IN PWIALTTf MM41 LNG EIDOXN Y 1L4'SP.CrYJD YLYL CONTINUOUS POLE PLATE OF RIMARYWALL MFR TRUSSES @ 2A' (1) LAYER SIB' TYPE' PARALLEL OR AT RIGHT ANGLES TO STUDSWI64 COATED NAILS, 1—LONG 00915'SHANK, IM' HEADS, T O c (1) LAYER S'6TYPE -X• GYPSUM WALLBOARD, W'ATERRESISTANT GYPSUM BACKING BOARD, OR GYPSUM VENEER BASE APPLIED MBDµ1B-0RAT p W IF A*0LEt TD STUDS — COATED NAILS. I-]R' LONG, 0 G915'SNAN IN' HEADS, 7-O C llq B[LIDL @ zr D c ATTIC VENTILATION PER ROOF FRAMING PLAN d11N. ROOF MA ERLt13: % P N 12 Wm ONSrUNGL6 o Io TYR 10 CLASS'B' 15 # FELT OVER A APA RATED 2410 I, al 1 a SHEATHING, Zj FO. GIXEB O.C. PLATE HEADER - — - _ - R-49 INSULATION I I r'—/�,- / I 1/2' SAG RESISTANT GWB HEIGHT ! I ! I CEILINGS. TYP, am "SIMPSON"HURRICANE PER ROOF FRAMING ) I \ I TYPICAL INTERIOR WALL; I • I 2X4 TOP PLATE OVER I I 2X4 STUDS @ 24' O,C, WI GW.B, EA, SIDE OVER 2X4 BOTTOM PLATE SUB HEIGHT p'� ,I 1 ' Til -� SUB FLR - TOP PLATE XEAQER _ --__ _ —� _ d.ld - -I I� d-1D• HEIGHT •ID INSULATION AT HEADERS. TYP. E I bSI I I INSULATION III ,4.m 4- - VAPOR BARRIER PMNT - i F11,21 OVER SHEET ROCK I I A I SUB FLR I I �... IIEDUA.0 w 10 RICO OAP £L4D IKlialCTSR O /ER COMPACTED FILL W yUOTHH4.: LIIRAR SLAB SHALL SW PE GOWN A M. 2' TO Lwa FCc.'ROM'AAB ELIOE• + T:1E d.K P,cq uL ezm C• A §ECTIDNAL AT4'EwIlLrla OF SUB EDGE PLAN WALLS AND INTERIOR PARTITIONS, WOOD FRAMED GA FILE NO. WP 3514 GENERIC I 1 HOUR FIRE 35 TO 39 STC SOUND ONE LATERIVTVPE'X" GYPSUM WALLBOARD aj OR 6YPSUN4..$a BASEAPPLIED PARALLEL OR AT RIGHT ANGLES TO EACH SIDE OF 2X4 WOOD STUDS 16" O.C, WITH 1 Y" TYPE "W- R DRYWALL SCREWS 12" O.C. g JOINTS STAGGERED 16" ONOPPOSITE SIDES. LOAD BEARING THICKNESS: 4 ]/47 APPROX. WEIGHT: 7 psf FIRE TEST: SWRI 01-4511-619(1),3-94 SOUND TEST: SEE WP 3520 (G&H NG-246FT. 7-2-65) ONE HOUR FIRE RATED SEPARATION WALL 1 Ala SOFFIT FALSE 7IIVO9A,SHEATHING HEADER TO MATCH SIDING PER PUN, WIDTH OF COLUMN FURR OUT BEAM WITH 21 MATERIAL (2X4 SHOWN). 1.1rr 2'MErAL FL $HIN& DO NOT SHEATH, HEADER PER PUH (4A i0 5# INHERE WOOD 9XD1YN] WHERE No xeADER SPECIFIED. ZX10 DROP Mr SOFFIT PER SPEC —SHEATH COLUMN W/ 3IIiB. q I ALL4 SIDES. -� Lp SOFFIT SHEATHING, COLUMNS WJ 2K4 STUDS. COMPOUND MITER ENDS. 5/4X8 CAP AND POST PER PLAN -ALIGN BASE TRIM INSIDE COLUMN BOX I 2,3 WHITE WOOD BEVELED 1 j LEDGER I —OPT HANDRAIL 'FRAME COLUMN SQUARE: $ i LOWER V FOR STONE ADHERED STONE VENEER. 1 I VENEER. III iS6. O,S B. SHEATHING. CONCRETE PORCH PER Typ, PLAN TREATED SILL PLATE, TYP. 4a — 14' SQUARE CONCRETE COLUMN. FODYINO PER PLAN 2 TAPEREO POST SASE COLUMN DETAIL TOP _ HEADER PLATE HEIGHT It k SUB FLR HEADER PLATE HEIGHT SUB FLR TOP .. XEAg PLATE HEIGHT uYe SUB FLR 2 VENTBLOCKINGWI BOREo HUL-S — INSECT SCREENS NAIL 04 NAILS a 6 O C THROUGH ROOF SHEATHING TOENAILBLOCKINGTOEACHTRUSS - WI(p 1. NAILS EA END OF BLOCK W N>Jf9F3 ryFSA Belk p41IIfA1 mnCNF ATG114GA METAL W7rYR A. BMALYBOkvPIIMtA / TRUSS CUPSPERROOF (N 6 TOPPLATES W/MIN 40' PLAN ATTACHED PER 2% LAP ATTACH WI ISU NAILS@ NSTRUCTIONS IT o G TYPICALY AND AT 6 }DRYWALL OVER STU O C AT SPLICING ATTACH BOTTOM PLATE TO RIMBOARD WI164 Iro W.r rAWf FRAMING FACTURER MANU DS@2d'OC SHEATH WALSdNJI VAADR EAXiMRYn•,.. R1{• LBd NMLSQB`O.¢UN¢ Ilppg011lu f0r1 MV.Vr.EO fRJALOAy pI ROO1SO Bx N1 NAASQ 4'00 EVGiN411_ OC.lICTy 614 LTIMPJ6 11 CE�ITBCIEDID 2x JOISTS ANO RIMBOARDPERPIAN JY.BN Y0ORAD ![l_LRE iR R ADDTONAL RE¢UIRE W$.UTftM ATR RMOA"Wo IR• SAGRESISTANT DRYVJALL 1ppATIC11pRY VARriW.EO,OX 1VALLer3DIDS RnlTplB'fLLL AITACHALL PLATES WI IBB HAMSQB`O—0..G UN,a. WlPliIOA AV BOfx T19. rliPOF FLOOR SYSTEP THEMAINLEVELWALLANDTHE BOTTOM OF THE UPPER LEVEL WALL XPTWUBFLOOR OWED AND NAILED TOJOISTWUOV0C AiAPIBIRATKDXl rO GE A 1r 0 C FLEW STACKED FLOOR JOISTS PER PLAID BLOCK BOTTOMPLATE)MUDS-M BB NAILS q 6 ¢C.UN O. JOISTS AT INTERMEDIATE SUPPORTS HOLD DOWN CONNECTIONS i V SE REQUIRED SEE STBUCTURAL SHEETSAND DET .PIIR 11LPt Ahouxo.1BWf - ^,1� .II I M¢ R�rLLa+BLiAA11aN x � 9 L Uf LID ION CNgq,B oArcylRYr I[ IOF.1Td J 00E SUl AN O6T AllFOR SVEAND V[Mnl%awEllEHn II mill OL/1IAFNI-0TIOSIAIR II ' AND REQUIRE, r, EXTERIOR WALL FRAMING /�'1�\ �I o LAyf)� \-J T_ N 1 �Q L J CM N W U W 0�_ E 0 E SECTION AND DETAILS D010: ELL E prywn py: OMLkIO % [0'�SOK. DT X1IX 19q"son scale: IIr4 1••d r.E]CTEHIOR 7 HR RA7E0 WALL 71Ot4 TERIOR T FIR RATED WALL SECTION TY7p-5 RT 1 NOUN C7NMq dABIE- 2 TY145TRY 1 NpM SEC110H qr RANI• @.5'-0- FROM PROPERTY LINE @ 5'-0' FROM PROPERTY LINE TUTS NTS Me BENJAMIN HYAN jjjjj The colors are provided by The Sherwin-Williams Company. These samples approximate as closely as possible the actual paint colors. Scheme Three 1. Body Gray Matters SW 7066 2. Trim Downy SW 7002 3. Accent Rainstorm SW 6230 Stone Minerette Scheme Six 1. Body Downy SW 7002 2. Trim Latte SW 6108 3. Accent Turkish Coffee SW 6076 Stone Russett Scheme One 1. Body Gauntlet Gray SW 7019 2. Trim Pure White SW 7005 3. Accent Tricorn Black SW 6258 Stone Minerette 2 3 2 2 3 3 h I� Scheme Four 1. Body Gray Matters SW 7066 2. Trim Gauntlet Gray SW 7019 3. Accent Tricorn Black SW 6258 Stone Minerette Scheme Seven 1. Body Quiver Tan SW 6151 2. Trim Downy SW 7002 3. Accent Van Dyke Brown SW 7041 Stone Umbria 3 2 3 Scheme Two 1. Body Eclipse SW 6166 2. Trim Portico SW 7548 3. Accent Turkish Coffee SW 6076 Stone Russett Scheme Five 1. Body Peppercorn SW 7674 2. Trim Tricorn Black SW 6258 3. Accent Requisite Gray SW 7023 Stone Minerette Scheme Eight 1. Body Sanderling SW 7513 2. Trim Sand Beach SW 7529 3. Accent Turkish Coffee SW 6076 Stone Russett 2 3 2 3 2 I The Cover The Earth logo and the Sherwin-Williams logo are trademarks owned or licensed by The Sherwin-Williams Company. © 2015 The Sherwin-Williams Company. CMD 15-01-0218 (4/2015) 2 2 3 3 Scheme Nine 1. Body Van Dyke Brown SW 7041 2. Trim Sand Beach SW 7529 3. Accent Sanderling SW 7513 Stone Umbria 2 Scheme Twelve 1. Body Brainstorm Bronze SW 7033 2. Trim Caviar SW 6990 Stone Black Rlver Stackstone Scheme Ten 1. Body Sand Beach SW 7529 2. Trim Van Dyke Brown SW 7041 3. Accent Baguete SW 6123 Stone Durango Scheme Thirteen 1. Body Peppercorn SW 7674 2. Trim Caviar SW 6990 Stone Alderwood Stackstone 1 2 Scheme Eleven 1. Body Dorain Gray SW 7017 2. Trim Caviar SW 6990 3. Accent Anonymous SW 7046 Stone Barley Cliffsstone The Cover The Earth logo and the Sherwin-Williams logo are trademarks owned or licensed by The Sherwin-Williams Company. SHERWIN 0 2015 The Sherwin-Williams Company, CMD 15-01-0218 (4/2015) WILLIAMS. 2 3