17-104158CITY OF
ti Federal Way
October 12, 2017
Mr. Evan Mann
ESM Consulting Engineers LLC
33400 80, Avenue South, Suite 205
Federal Way, WA 98003
um"M1011 l a c ili givil. anti
Re: File #17-104158-PC, PREAPPLICATION CONFERENCE SUMMARY
Creekside Commons,1816 South 333,d Street, Federal Way
Dear Mr. Mann:
CITY HALL
33325 8th Avenue -South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held September 21, 2017. 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 Water & Sewer District and
South King Fire & 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. 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 Senior Planner Stacey Welsh, AICP. She may be contacted at 253-835-
2634, or stace� .welsh r�cit� r�Fl edei i��'a� crnii. 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
The proposal is to subdivide 10 acres (three parcels) into 93 townhouse lots.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for the 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.
Mr. Evan Mann
Page 2 of 19
October 12, 2017
■ Planning Division
1. The project requires submittal of the following land use applications: Preliminary Plat, SEPA
Checklist, and Forest Practices.
2. Critical areas are present on site and may trigger a use process review depending on t]-ie scope of the
project.
a Public Works Development Services Division
1. Water Quality "Treatment will be Enhanced Basic in accordance with the 2016 King Count' Surface
Water Derigo Manual (KCSWDM) and the City of Federal Way Addendum to the 2016 KCSWDM.
2. The City of Federal Way has recorded easements over parcels 797820-0085 and 797820-0090, which
include language concerning detention credits. The Public Works Department has reviewed these
documents and has provided more site specific information in a September 15, 2015, letter from
Edward Walsh, PE (enclosed). The detention credit will not apply to parcel number 797820-0086.
a. Downstream analysis is required (Core Requirement #2).
b. Flow control for parcels 797820-0085 and 797820-0090 (Core Requirement #3) will not be
required. Flow control is required for parcel 797820-0086.
c. All other core and special requirements still apply.
d. Water quality and Low Impact Design (LID) must be integrated into design per the KCSWDM
and city standards.
e. Water quality can be located within floodplain with approval from applicable regulatory
authorities.
f. Flow control must be provided for any street frontage improvements which meet threshold
requirements.
4) Public Works Traffic Division
■ Transportalion Conatrreng Management ( VKC' 19,90) — A transportation concurrency permit with the
application fee of $8,505.00 is required for the proposed project.
■ Trafe' Impact Fees (FINK 19.91) — Traffic impact fees are required and are assessed at the time of the
building permit.
■ Fronta,ge Improvements (Ha RC 19.135.040) — Construct street frontage improvement and dedicate
right-of-way along the property frontage on South 333,d Street and 201h Avenue South.
■ Internal streets shall be public streets and constructed to a Type "W" street cross section.
■ Block Perimeler (FIFRC 18. 55.010 & FWRC 19.135.251) — The development shall meet block
perimeter requirements of 1,320 feet for non -motorized access and 2,640 feet for streets.
■ Access Mana�emenl (CWRC 19.135.260) — The development shall meet access management standards.
■ Intersection Sight Distance - Verify intersection sight distance analysis consistent with AASHTO
standard.
FkIc 17 104158-00.PC Dec ID:76d93
Mr. Evan I\lann
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October 12, 2017
+ Lakehaven Water & Sewer
1. A Lakehaven Developer Extension (DE) Agreement will be required to construct new water
distribution system facilities for the proposed development.
2. A Lakehaven Developer Extension (DE) Agreement will be required to construct new and/or
abandon existing sanitary sewer system facilities necessary for the proposed development, including
extend-to-Far-edge(s) in accordance with long-standing Lakehaven policy.
• South King Fire & Rescue
See complete details below regarding water supply, emergency access, and vehicle access gates.
DEPARTMENT COMMENTS
Outlined below are the conunents made by the representatives of each departinent 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 (Stacey Welsh, 253-835-2634, srace;.�uclsh tr cit�•r�ffrrricral�.rr�n�)
LozinS De.rignalion and Ilre —The subject property is designated Multifamily Residential OR-NI3600); the
proposed use is a subdivision for zero lot line townhouse units, which is a permitted use in the RM zone
as listed within and subject to the regulations set forth in the Use Zone Chart of FV RC 19.205.010. Per
FWRC 18.05.010, the definition of "zero lot line townhouse development" is the division of land to
create attached residential units with common (or "party") walls. Each unit is located on a lot in such a
manner that one or more of the dwelling's sides rests on a lot line. Each unit has its own entrance
opening to the outdoors (to the street, alley, or private tract) and, typically, each house is a complete
entity with its own utility connections. Although most townhouses have no side yards, they have front
and rear yards. The land on which the townhouse is built, and any yard, is owned in fee -simple.
Land Ure /-Ipplieation — Per F` -RC 19.205.010 and FWRC 18.25.020, the project requires a subdivision;
however, see the Critical Areas Section below for details on requirements for use process applications. A
subdivision of ten or more lots requires review and public hearing on the preliminary plat application by
the city's Hearing Examiner. In summary, following application, the city will review the application for
completeness and technical comments. The first procedural decision point is the State Environmental
Policy Act (SEPA) review and determination. Following conclusion of the SEPA review, city staff will
present the staff report and recommendation on the preliminary plat to the Hearing Examiner, who then
makes the final decision on the preliininary plat application.
The Hearing Examiner's written decision on the preliminary plat is based on the applicant satisFTing
criteria pursuant to FV /RC 18.35.170(3). The decision of the Hearing Examiner may be appealed pursuant
to FWRC 18.35 210. After the final decision on the preliminary plat, engineering plans must be submitted
and reviewed by the city's Public Works Department. Following review and approval of engineering plans,
construction of plat infrastructure may begin. Substantial completion of plat inprovements is required
prior to fuial plat revicw and decision by the City Council as described below. A preliminary plat
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October 12, 2017
informational bulletin and Master Land Use application are enclosed. The application must be prepared in
accordance with the submittal requirements listed in the enclosed informational bulletin.
Di.rcusired at Meeting: Whether elevations or any building related details are required at the preliminary
plat submittal. 'Those types of materials are not required; see Bulletin 037 (enclosed).
3. State Environmental Policq,Acl (SF,PA) — Pursuant to F WRC 14.15.030(1), the project is subject to
environmental review under the State Eywironmemal Policy fart (SEPA), as the proposal exceeds the flexible
thresholds (development of more than 20 dwelling units). An envimnincntal threshold deWimination
made by the Director of Community Development must be issued prior to subdivision approval. Public
notice will be required as established in F\X7RC Title 14.
4. Athlic Notice -- Pursuant to 1 %TC 19.35 and 14.10, the prclimimtry filar and SEPIA review require notices
of application, SLPA decision. and public 1-caring.11le applicant will be responsible for supplying a map
and list of all properties within 300 feet of the subject property. 7lirce sets of stamped mailing envelopes
for each property owner with the department's return addmss must accompany the map and list. The
cityr's G IS T?epartnient provides this service for a nominal fee (lcsx the postage and envelopes). Please see
the enclosed bulletin for further information.'rlie applicant will also be required to post city supplied
notice boards at the appropriate times and pay the notice board fee.
5. Final Plat — The final plat fee, in effect at the time of the final plat application, and items identified in
FWRC 18.40.020 are required to process the final plat. Substantial completion of the plat infrastructure
must occur prior to submittal and processing of the Final plat, 'rhe city :allows bonding of only minor
imgrovLments as determined by the Public Works Department, 1'tn-suant to FWRC 18,40.050, (lie City
Council will review and take action on the final plat. if the final plat is approved by the City Council, city
staff will record the final plat map with the King County Recorder's office. The applicant is responsible for
the plat recording fees. Prior to recording the plat, all surveying Ind rnonumentation must be complete.
6. _dpproval Duration— Per FWRC 18.35.220, preliminary plat approval shall expire Eve years from the date
of hearing examiner approval, unless the applicant requests an extension as provided in F%VRC 18-05.090.
7. General Zonhrg Itegulalions — The Use Zone Chart of FIVRC 19.205.010 provides regulations for the proposed
zero lot line townhouse dwelling units use. The applicant should consult the referenced Use Zone Chart
prior to submitting a subdivision application to verify all site components comply pith city code. The
following is only a portion of the zoning regulations governing the proposed use in the RM cone:
a. [Al Shi vl Width, Required Yards. Lot C:owmge, Bailthi g Height —Lot size and width, required yards, lot
coverage, and building height for zero lot line townhouse dwelling units are:
i. Minimum lot size — 2,250 square feet and cannot exceed 12 units/acre (RM 3.6 zone)
i . Minimum lot width — 20 feet for individual lots
iii. Front/side/rear yard setback —see Note #4(c-e) in the use zone chart (attached)
iv. Maximum lot coverage — None
v. Maxunum building height — 35'
Die•cusred atllfeeting: Can an access easement be counted towards the minimum lot size. Per F%VRC
19.05.120 the definition of lot area is the minimurn lot area per dwelling unit based on the underlying
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Mr. Evan \Mann
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October 12, 2017
zone. For single-family lots, the area of a vehicular access easement, private tract, flagpole, or access
panhandle shall not be credited in calculation of minimum lot area.
U. Parkin — Two -off street parking spaces, including one garage, shall be provided for each unit. Per
FA'RC 19.130.240,5, parking areas and driveways for zero lot line townhouse dwelling units may
utilize shared parking and park in required yards as specified in FAX -RC 19.205,010.
C. Open Space — Under FWRC 19205.010 (note #6):
i. The subject property must contain at least 400 square feet of open space per dwelling unit. This
includes a minimum of 200 square feet of private open space for each unit, and the remainder as
useable common open space. Private open space may include yards, patios, and balconies. Type
III landscaping 10 feet in width shall be provided along allarterial 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, except for housing for the exclusive use of persons over 55 years of age, in which case
the open space shall be developed with age -appropriate 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 feet 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 feet.
With your application, please provide a written description of those areas intended as open space. Include
with the submittal a drawing with the size and location of each open space area and demonstrate
compliance with code requirements.
8. Lanclscapin, — Landscape requirements are contained in FWRC Chapter 19.125 "Outdoors, Yards, and
Landscaping." Following are the key landscape requirements for the project.
(a) Per IN\/RC 19.125.060(3), for properties within the RM zone:
a) Type III landscaping 10 feet in width along all arterial rights -of -way. Said landscaping shall be in
a separate tract and shall be credited to the common open space requirement.
(b) The plat submittal must include a landscape plan, prepared by a licensed landscape architect that
identifies existing wooded areas, meadows, rock outcroppings, proposed and required buffers, open
spaces, street trees, ornamental landscaping, other landscape features, and stands of trees and
protection techniques as may be required per the FWRC.
Clearing & Grading— With the preliminary plat application, a preliminary clearing and grading and tree/
vegetation retention plan addressing items listed in FWRC 19.120.040 is required. Prior to beginning
clearing and grading activities, all critical areas and buffers, and trees/vegetation that are to be preserved
within and adjacent to the construction area shall be clearly marked and protected per guidelines
prescribed within FWRC 19.120.160. Any retaining walls and rockeries must comply with standards in
Iz%VRC 19.120.120.
10. Tree Retention/Replacement — The city's tree standards require each development/redevelopment to maintain
a tree unit density. The tninitnum tree density for RM zones is 30 tree units per acre. The required density
for the subject property will be determined by multiplying the gross site acreage, minus streets and critical
ray 17-10A L�8.00-1'c n<,C ID: W93
Mr. Evan N'fann
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October 12, 2017
areas, by 30. A tree retention plan detailing how the subject property will meet tree unit density
requirements shall be submitted with the preliminary plat application. Items required to be included in the
plan are itemized in F\X7RC 19.120.040(2)(a) through (c). The table below identifies tree unit values for
retained and replacement trees.
FWRC 19.120.130-2 — Tree Unit Credits
Retained Trees
Tree Unit Credit
Existing Tree 1" to 6" d.b.h,
1.0
Existing Tree > 6" to 12" d.b.h.
1.5
Existing Tree > 12" to 18" d.b.h.
2.0
Existing Tree > 18" to 24" d.b.h.
2.5
Existing Tree > 24" d.b.h.
3.0
Replacement Trees
Replacement Tree - Small (Mature canopy area < 450 SF)
.50
Replacement Tree - Medium (Mature canopy area 450 to "1,250 SF)
1.0
Replacement Tree - Large (Mature canopy area > 1,250 S1,)
1.5
Discus -.red atMeeting. Whether or not an arborist report is requn-ed. Per FWRC 19.120.040.2, the tree/
vegetation plan roust be prepared by a certified arborist, or a certified landscape architect, and include a
tree survey that identifies the location, approximate size, species, and number of trees on the site, and
also identifies the general location of trees within 50 feet of the site. For heavily forested sites, the
director may allow a tree survey sample to be subntted that may be applied to the forested portions of
a site in order to satisfy, the tree survey requirement.
11:. Communrt y Der gii 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 use process 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.
FIFKC 19.115.010(2) CP7'FD — 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, courtyard or plaza areas, and the parking garage 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. Oumership —Reduce perception of areas as ownerless.
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October 12, 2017
b. Fir/RC 19.115.050 Site Desi,gn — Refer to all sections of this chapter for site design standards. Key
sections include:
i. (1) General criteria (a)-(g)
ii. (4) Pedestrian circulation and public spaces (b)
iii. (5) Landscaping
iv. (7) Miscellaneous (a)
C. Fa7RC 19.115.090(4)(c) District Guidelines for Residential Zones — Subsections (1)(j), (1) through (o), and
(r) apply to zero lot line townhouse residential uses. Please provide a design narrative with the formal
application to detail how the project addresses these requirements, including but not limited to:
i. FWRC 19.115.090(1)(o), Carports and garages in front yards should be discouraged.
12. Design Criteria and Inrprot,ements— Subdivisions are subject to the design and improvements criteria set forth
in FV7RC Chapters 18.55 and 18.60, respectively. It is the responsibility of the applicant to identify how
the proposed subdivision meets applicable design and improvements criteria and is therefore entitled to
the land division, including but not limited to:
a. FV/RC 18.55.020(3), alley access is encouraged for lots in zero lot line townhouses to avoid a garage -
dominant front yard streetscape.
b. FWRC 18.60.030(1), land divisions, except for commercial binding site plans, should provide a 10-
foot-wide Type III landscape strip along all arterial streets to shield new residences from arterial
streets (see FVYRC 19.125.050[3]). Said landscape strip shall be provided in a separate tract to be
owned and maintained by the homeowners' association, and shall be credited to the buffer
requirements of FAX/RC 18.55.060.
13. Affordable Units— Per F-\w'RC 19.110.010(3), as 93 dwelling units are proposed, five units must be
considered "affordable" as deEned by M RC 19.110.010. 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 the applicable buildings, 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.
14. School h)vpaet Fees — School impact fees are due at the time of building permit application for new dwelling
units and are subject to the fee schedule in effect at that time. This fee amount is subject to change as
determined annually by the federal Way School District.
15. school access analysis is required to be submitted to the city with the plat
application, to assure that safe walking routes to schools or bus stops are provided as required by RCW
58.17. If there are not safe and adequate walking routes available, walking route improvements may be
required as part of the plat review process. Contact Tanya Nascisnento (Federal Way Public Schools) at
253-945-2071 for information about the school access analysis requirements.
16. C)ilkalAreas—The properties contain wetlands and a stream. The project submittal must address all
listed criteria for applicable MVRC sections. Qualified professionals must be retained to prepare required
reports and provide technical and code support for the proposal. The applicant is responsible for
providing critical areas reports to the city and for covering the cost of the city's consultants who may peer
I�ib_ Ii, 104 I511-00-VC Do I1):76-193
Mr. Evan 1\4ann
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October 12, 2017
review the reports per F\X/RC 19.145.080(3). Due to lack of details at this tune, the applicant is
encouraged to contact city staff during the design process if they will have critical area impacts, in order
to discuss the required use process review.
a. Stream — There is a stream that runs across two of the parcels. This feature and its buffer must be
delineated on the preliminary plat drawing and placed in a tract in conformance with FWRC
19.145.150 and 19.145 260. Requirements related to impacts to the stream and/or its buffer is
contained within FWRC 19.145.260-19.145.340. A Use Process III or IV application may be
required depending on the scope of the project.
b. l ellands— There are wetlands on two of the parcels. "These features and their buffers must be
delineated on the preliminary plat drawing and placed in a tract in conformance with F\KrKC
19.145.150 and 19.145.410. Requirements related to impacts to the wetlands and/or their buffers are
contained within FWRC 19.145.410-19.145.440, A Use Process III or IV application may be
required depending on the scope of the project.
17. Geologically RaZardousAreas—The submitted drawing shows areas with existing slopes greater than 15
percent. A professionally prepared geotechnical report is required as part of the application submittal per
FA RC 19.145.250. All development activities on or wither 50 feet of a geologically hazardous area as
delined in F\\1RC 19.05,070 are subject to the Critical. Areas Ordinance, see F\\/RC 19.145.220. Landslide
hazard areas and buffers (if any) must be delineated on the preliminary plat drawing and placed in a tract
in conformance. with F 7RC 19.145.150 and 19.145.230.
18. Forest Practices— A Forest Practices Class IV -General Application is required if more than 5,000 board feet
of merchantable timber will be harvested from the property in conjunction with the development activity.
The cite will review the proposed Class IV -General Forest Practices in conjunction with SEl A review,
and review of associated development permits or approvals.
19. Application 14ees & SuNviltal— Please contact the Permit Center atliermitcenter @ cityoffederalway ssro, or
253-835-2607, for updated fee schedule information For applications and permits.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Cole Elliott, PE, 253-835-2730,
cole.elliott&cityoffede ral►vay.co tii )
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 2096 Kin,g County Surfim
Dater Dtuign Manual (KCSWDNI) and the City of Federal Way Addendum to the manual. This project
meets the requirements for a Full Drainage Review. At the time of land use site plan preliminary plat
submittal, a preliminary Technical Information Report (TIR) addressing the relevance of the project to
the nine core and Eve special requirements of the KCS\UDM will be required. A Level 1 downstream
analysis shall also be provided in the preliminary TIR. The city addendum can be found at the following:
\L�l�'►.CII�Th��'GiIC['11U';!V-CS7EY'i�I1C]LiL'' 1407.
2. The project lies within a conser-ation flow control area; this, the applicant must design the flow control
facility to meet these performance criteria. In addition to flow control facilities, Best Management
Practices (Bl\ P's) are required as outlined in the KCSWDM. "The project also lies within an Rnhanced
frdc 17-101156-00-PC Doc ID!76J93
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October 12, 2017
Basic Water Quality Area. Water quality treatment shall be designed to meet the treatment criteria of the
Enhanced Basic Water Quality Menu.
3. In addition to the KCSWDA\ , our initial review suggests that FWRC 19.30.120, "Nonconforming \eater
Quality Improvements," applies to this site. Specifically, the folloNving items are applicable:
1.a. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5,000 square feet or more;
l.b. Redevelopment which involves the construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 5,000 square feet of surface area or more;
1.d. Redevelopment which involves the collection and/or concentration of surface and/or storm -
water runoff from a drainage area of 5,000 square feet or more;
1.e. Redevelopment which contains or directly discharges to a floodplain, stream, lake, -,wetland, or
closed depression, groundwater recharge area, or other water quality sensitive area determined by the
Public Works Director, based on a written map, policy, water quality monitoring data or plan in
existence or implemented by the Director prior to submission of a redevelopment application which
is determined to trigger application of this subsection, or based on information developed during
review of a particular redevelopment application;
1.f. Redevelopment which involves a change in use, and the changed use has a potential to release a
new pollutant(s) to surface water systems within the City. For the purposes of this subsection, "new
pollutant(s)" means a pollutant that was not discharged at that location immediately prior to the
change in use, as well as a pollutant that was discharged in less quantities immediately prior to the
change in use;
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces. 'Treatment options must be selected from the F,nlnanced Basic
Water Quality Menu provided in the KCSWDM.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must
be provided to verify infiltration suitability.
5. Detention and water quality treatment facilities for subdivisions are required to be above ground (i.e. an
open pond), within a separate storm drainage tract, and dedicated to the city for future maintenance.
Detention and water quality facilities may be within the same tract. Underground facilities are allowed
only with approval from the City of Federal Way Stormwater Management Division.
6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
7. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination
System (NPDES) construction stormwater permit may be required. Information regarding this permit
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Mr. Evan -Ndann
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October 12, 2017
can be obtained from the Washington State Department of Ecology at 360-407-6048, or
h t 111• W. %V.(Cy v tog granis/%cl/stoniyvnterlconstrUCtionZindex-IiIm1.
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 permit can be obtained from the Washington Department of
Fish and Wildlife.
Right -of -Way Improvements
1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long 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.
3. All stoinwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
4. F ,RC 11.05.110 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 South 333,d Street.
5. FW'RC 19.135.280 requires that driveways serving residential uses may not be located closer than 25 feet
to any street intersection. Lots and intersections within new subdivisions or short plats must be designed
to meet this standard.
Building (or EN) Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the cite. Engineering review fees are SZ430.00 for the first 18 hours of review
for commercial building permits and full subdivision EN permits. Additional review time is charged at
$1.35.00 per hour. 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. In addition to engineering approval, short plats and subdivisions are required to obtain a separate permit
for grading, Details and fees may be obtained from the Building Division.
3. The Fedeml lYay Pubht- lrlork.r Developwont Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available to assist the applicant's engineer in preparing the plans and
TIR on the city's website at: w►� u-.citvnffrdernlwa .cntn t 7.
4. Following are solid waste and recycling excerpts from F\VRC 19.125.150 (bolded for emphasis):
b(7)(a)(i) — Residential uses proposed to be located on separate lots, for which each dwelling unit will
be billed individually for utilities, shall provide one storage area per dwelling unit that has
minimum dimensions of two feet by six feet.
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The designer could show this space in the floor plan (for example, inside each garage)
Residential development for which a homeowner's association, or other single entity, exists or will
exist, as a sole source for utility billing, may meet the requirement in subsection (7)(a)(i) of this section,
or the requirement in Table A.
Table A requires: for 51 — 100 dwelling units, 375 square feet, plus 4 square feet for each additional unit
above 50. For the proposed project that is 375 + 43*4, or 547 square feet of shared storage space for
managing trash —if the designer goes with shared cnclosure(s) and a common site manager arrangement.
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 adininistrative 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 die unprovements,
and final approval of the. Public Works Inspector, the bond will be reduced to 30 percent of the original
amount and held for a taw -year maintenance period.
The developer %rill 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. Nfa.intenance for private roads
and drainage facilities, including short plats, remain the responsibility of the individual property owners.
7. 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.
S. 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.
8. Provide cut and fill quantities on the clearing and grading plan.
9. 'Temporary Erosion and Sediment -control (TESC) measures, per Appendix D of the 2016 KCS\VDM,
must be shown on the engineering plans,
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS—TIta.PPIC DIVISION (Sarady Long, 253-835-2743, sarada*.losi tc ckyoffcderaimmy.com)
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for 93 townhomes, the Institute of Transportation Fngineers (ITE)
Trip Generation - 811, Edition, land use code 230 (Residential Condominium/Townhouse), the proposed
project is estimated to generate approximately 57 new weekday PM peak hour trips.
Filc I7.I OA i±8 00-Pc Doc IU:'C 193
Mr. Evan \Mann
Page 12 of 19
October 12, 2017
2. A concurrency permit is required for this development project. The Traffic Division will perform a
concurrency analysis to deternne if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation analysis
and concurrency mitigation may be required if die proposed project creates an impact not anticipated in
the six -}year Transportation Improvement Plan (Tl1').
3. The estimated fee for the concurrency permit application is $8,505.00 (51 - 500 trips). This fee is an
estimate and based on the materials submitted for the preapplication conference. The concurrency
he concurrency permit application is submitted with the
application fee trust be paid in full at the time t
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 93 townhouse units, the estimate total traffic impact fee is $240,827-
The actual fee will be assessed and collected from the applicant when the building permit is issued, using the
fee schedule then in effect (FWRC 19.100.070[3] [c]).
Street Frontage Improvements (FWRC 19.135)
The applicant/owner will be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-4 in Chapter III of the Fedoml Vqy Coinprehenlive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). 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:
6 South 333,a Street 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. Assuming a symmetrical cross section, a 6-foot right-of-way dedication and
full street improvements are required.
■ Twentieth Avenue South 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. Assuming a symmetrical cross section, a 3-foot right-of-way dedication
and half street improvements are required as measured from the street centerline.
■ Internal roads shall be a Type `W," consisting of a 28-foot street with curb and gutter, 4-foot
planter with street trees, 5-foot sidewalks, and street lights in a 52-foot right-of-way.
■ Private internal streets (alley) shall be per Dwg. 3-2FF., Dwg. 3-2FF, and Dwg. 3-2GG. A turn-
around may be required as determined by South king Fire do Rescue.
2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FDv'RC 19.135.070). Information about right-of-way modification requests
are available through the Public Works Development Services Division. 'These modification requests
have a nominal review fee currently at $290.00 ($270.00 plus a $20 recording fee).
Pde 17-I04156.00-K Doc ID:7Gd73
Mr, Lvan h4ann
Page 13 of 19
October 12, 2017
Access Management (FWRC 19.135)
1. Access management standards are based on roadway safety and capacity requirements, FWRC 19.135.280
provides access standards for streets based on planned roadway cross -sections. Please note that access
classifications are per Drawing 3-1A in the Public Works Development Standards.
2. The current proposal does not meet access management standards. The proposed new streets must be
located no closer than 150 feet to any street intersection, or to any other driveway, whether on or off the
subject property. The proposed accesses must be relocated to meet access management standards.
Alternatively, the applicant may request a modification from the Public Works Director.
3. A second access must be provided to serve lots 47 through 93. A new street/access connecting to 206'
Avenue South should be provided for circulation. Depending on the internal street layout, a temporary
turn -around meeting fire department standards may be required.
4. The director may grant a modification administratively to reduce spacing standards by up to 20 percent of
the tabular values with supporting documentation (FWRC 19.135.290). Please note that these modification
requests have a nominal review fee of $290. Once a preliminary traffic queuing analysis has been
completed, the applicant's traffic engineer may submit a written request for access modification if desired.
5. For driveways that serve uses other than single-family residential uses and zero lot line townhouse
developments, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a
three -lane two-way driveway (F\`(/RC 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 deterinined by the
Public Works Director.
6. A traffic circle should be installed at 20t1, Avenue South and South 333,d Street. Please analyze if the four-
way stop control intersection can be converted to a traffic circle.
7. "Traffic cahning devices may be needed on 20t1, Avenue South and South 333rd Street.
R. No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet (F\VRC
18,55.010).
9. Verify intersection sight distance in meeting AASI ITO intersection sight distance requirements at the
proposed new street connection to 20d' Avenue South.
COMMUNITY DEVELOPMENT — BUILDING DIVISION (Peter Lawrence, 253-835-2621,
peter.laivrencc@Lciiyoffederahv-ay.com
International Buildiit� Code•(IBC), 2015
Washington State Amendments WAC 51-50
International Alechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
Un form Plainbing Code (UPC), 2015
Washington State Amendments WAC 51-56 &
WAC 51-57
International Fire Code (IFC), 2015
Washington State Amendments \X'AC 51 -54
Fh 11 IM58-00-1C Doc ID :7Gd93
Mr. Evan Mann
Page 14 of 19
October 12, 2017
National Electric. Code (NEC), 2017
_9cxesnbilily Code, ICC/ANSI A117.1 — 2009
Building Criteria
Occupancy Classification: R-3
Type of Construction: V-B
Floor Area: UNK
International Residential Code, 2015
Washington State Amendments WAC 51-51
Washington State Energy Code, 2015 WAC 51-11
Number of Stories: UNK
Fire Protection: NFPA 13D
Wind/Seismic, Basic vind speed 8585 Mph, Exposure, 25# Snow load, Seisuuc Zone D-1
A completed building permit application and commercial checklist is required. (Additional copies of
application and checklists may be obtained on our web site -at ►vu-,v.ci�Ffederslu�t.eota.)
Submit three sets of drawings and specifications. Specifications shall include: two soils reports, two structural
calculations, two energy calculations, two ventilation calculations, and five site plans.
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 Rwisecl Code of
Washinglon (RCWx .
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.
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.
Some project may require a third party review or inspection. The cost to cover these fees is the responsibility
of the applicant. Any third party fee is in addition to regular permit fees and costs.
Review Timing
The first comment letter can be expected within five to seven weeks of the submittal date. Re -check of plans
will occur in one to three weeks after resubmitta.
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
from the Community Development Department.
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.
file 17 104158-00-PC Doc ID:76493
6
-Mr. Evan Afann
Page 15of19
October 12, 2017
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
Division 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 Division and will be scheduled by the inspector of record for the project,
Site -Specific Requirements
The information provided is based on limited plans and infomiation. The comments provided are not intended
to be a complete plan review and further continents are possible at time of building permit plan review.
LAKEHAVEN WATER AND SEWER DISTRICT (Brian Asbury, 253-946-5407, basbU[Y )lakChaVen.nre)
Water
• A Water Certificate of Availability 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). The certificate is
valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to issue
for typical. The current 2017 cost for a Water Certificate of Availability is W00.00.
Fire flow at no less than 20 psi available within the water distribution system is a nnuumum of 1,000 GPM
(approximate) for two hours or more. This flow figure represents Lakehaven's adopted nniinumum level of
service goals for residential areas regarding performance of the water distribution system under high demand
conditions, If more precise available fire flow figures are required or desired, the applicant can request
Lakehaven perform a system hydraulic model analysis (separate from, or concurrent with, an application for
availability). The current 2017 cost for a system hydraulic model analysis is $210.00.
A Lakehaven Developer Extension (DE) Agreement will be required to construct new water distribution
system facilities for the proposed development. Additional details and/or design requirements can be
obtained from Lakehaven by completing and subnnitdng a separate application to Lakehaven for either a
Developer Pre -Design Meeting or a DE Agreement. Lakehaven encourages owners, developers, and/or
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 existing residential water service connections:
o Parcel 7978200085, WtrSvc 174, 5/8" x '/4" meter.
o Parcel 7978200086, WtrSvc 175, 5/8" x 3/4" meter.
FT, 17-10-1 1 iB-DO-PC roc I D:76491
DZr::Evan Mann
Page 16 of 19
October 12, 2017
s The associated DE Agreement must achieve a point of either substantial completion or acceptance, as
determined by Lakehaven, prior to activatuzg any new water service connections.
0 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 senrice connection (e.g.,
larger meter/service, irrigation, abandonment of existing sen=ice[s], re -activation, etc.), in accordance vnth
standards defined in L akehaven's current "Fees and Charges Resolution,"
• For water use during site construction/development, the existi ig water seivice(s) may be utilized, or a
hydrant meter (offsite hydrant) may be rented from Lakehaven for this purpose. Please contact Lakehaven
for further detail.
• Service pressure(s) greater than 80 psi are potendall�T indicated, and pressure reducing valve(s) are potentially
indicated; contact the local building official for requirements and/or additional information.
4 To satisfy premise isolation requirements, the installation and satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each separate irrigation service meter (if applicable) is required
pursuant to WAC 246-290-490 and Lakehaven standards regarding premise isolation. As a low health cross -
connection hazard, either a double check valve assembly (DCVA) or a reduced pressure backflow assembly
(RPBA) is required. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl,
(7/QQ20 a Take€tavcn.orz!, 253-946-5427) for additional information on premise isolation/BPA installation
and testing coordination.
o Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees, charges,
and/or deposits (2017 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-1 xtension
(CPILOE) are assessable against parcel 7978200090 for water facilities either previously constructed or to be
constructed that provide direct benefit to the property. CPII,OT3 is due prior to and as a condition of
scheduling the Lakehaven DE preconsauction meeting. Connection charges are separate from any DE fees,
charges, and/or deposits and are due at the time of application for service. All Lakehaven fees, charges, and
deposits are typically review ed and adjusted (if necessary) annually, and are subject to change without notice.
o Water Meter Drop -in Installation Fee, one -inch preliminary sizes: ,F, 310.00. Actual sizes TBD by
Lakehaven based on UPC plumbing fixture count, or fire -protection system demand if required,
whichever is a higher demand.
o Capital Facilities Charge(s)-Watcr: $3,476.00 per Equivalent Residential Units (FRU). Water system
capacity credits are available for this property from system capacity charges previously assessed, paid
directly to Lakehaven, and/or credited to the property for 3.56 ERU (only 2.56 ERU if Co-op
Certificate of Affidavit is not provided). Please contact Lakehaven for further detail.
o CPILOE: K'2,404.92. The owner must provide copy of Water Co-op Certificate No. 323, or sign
Affidavit of Loss, otherwise the CPILOE amount due will be ,$'2,949.02.
Sewer
■ A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit application (check with land use agency for requirement). The certificate is
File 17-W11 id-OU-PC Do Iu:76-193
1AQr. Evan Mann
Page 17of19
October 12, 2017
valid for one year from the date of issuance, If a certificate is needed, allow one to two working days to issue
for typical. The current 2017 cost for a Sewer Certificate of Availability is $90.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new and/or abandon
existing sanitary sewer system facilities necessary for the proposed development, including extend-to-far-
edge(s), in accordance with long-standing Lakehaven policy. Additional detail and/or design requirements can
be obtained from Lakehaven by completing and submitting a separate application to Lakehaven for either a
Developer Pre -Design Meeting or a Developer Extension Agreement. Lakehaven encourages the owners,
developers, and/or 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 does not have a previous or existing sewer service connection(s).
• 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 connections.
• Based on the proposal submitted, preluninary estimated Lakehaven sewer service connection fees, charges,
and/or deposits (2017 schedule) will be as follows. Actual connection charges will be determined upon submittal
of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees, charges,
and/or deposits and are due at the time of application for service. All Lakehaven fees, charges, and deposits are
typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
o Sewer Service Connection Permit Fee: $210.00 per townhome.
o Capital Facilities Charge(s)-Sewer: S3,325.00 per Equivalent Residential Units (ERU). Sewer 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 40.72 ERU. Please contact Lakehaven for
further detail.
General
• All Lakehaven development engineering related application forms, and associated standards information, can be
accessed at Lakehaven's development engineering web pages (iiltlr.�/w►vw.4akeha► en.nr�21?41I]c► clnprncr�i-_
1:r► ':itecri Q 0 .
• All comments herein are valid for one 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 continents accordingly.
SOUTH KING FIRE & RESCUE (Chris Cahan, 253-946-7243, chris.cahanosoutlikinglire.org)
Note: These comments are assuming these buildings are constructed under the IRC.
Water Supply
Fire Flow
The required fire flow for this project is 1000 gallons per minute. A Cergkate of FaterAwilabilily shall be
requested from the water district and provided at the time of building permit application,
rd,17-1n-1 v"nn-rc D.,iu:76493
Mr. Evan i'dawl
Page 18of19
October 12, 2017
Fire II dtunts
This project will require at least four fire hydrant(s) in approved* locations. Fire hydrants must be located within
350 feet* of each lot in the complex, *as measured on approved access ways.
Existing fire hydrants on adjacent properties shall not be considered unless fire apparatus access roads extend
between properties and easements are established to prevent obstructions of such roads.
"Hydrant(s) spacing along access roads and location in relationship to buildings and sprinkler FDC shall be
approved by Fire Marshal's Office
Fire hydrants shall be in service prior to and during the tune of construction,
Emergency Access
Fite apparatus access roads shall comply with all requirements of Fire Access Policy 10.006,
hrm.//sokl111kinartre.oiv/DoceimsntCenterlk lomc \1ic%%,. 7 .
The site plan did not provide detail to verify the following requirements:
• Turning radius,
• Maximum grades, and
• Angles of approach, departure, and minimum ground clearance.
The emergency access road serving the proposed units south of South 333,d Street is in excess of 150 feet and
lacks an approved turn -around. Installing fire sprinklers in all of these units except 47-54 may be substituted for
an approved turn -around.
Emergency access for proposed units north of South 3331d Street appears to meet standard. Verification of the
bullet points above is needed.
Designated and marked fire lanes may be required for emergency access. This may be done during the plans
check or prior to building final. Requirements and marking options can be found in Title 8 of the F\X/RC;
II[4-K.IlVOW W.asrlrlRublkhsng.c[xz1 AMA I `E-QkXANX%a -
Fire apparatus access roads shall be installed and made serviceable prior to and during die time of construction.
Vehicle Access Gates
All vehicle access gates shall comply with the Gate Policy (enclosed).
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 FWRC 19.40.070(4).
F& n-iuusa ODTC Dec 117ae495
hi
Mr. Evan Mann
Page 19of19
October 12, 2017
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, Senior Planner Stacey
Welsh, 253-835-2634, or sincayocbs h Cl ,i�yaffcdcralwa}-.rnm. We look Forward to working with you.
Sincerely,
Stacey Welsh, AICP
Senior Planner
enc: Bulletin 002 `Mailing Labels'
Bulletin 003 `IVlaster Land Use Application'
Bulletin 022 `CP'T'ED Checklist'
Bulletin 037 'Preliminary Plat Submittal Requirements'
Bulletin 050 `SEPA Environmental Checklist'
Bulletin 072 `Forest Practices Application'
FWRC 19.205.010
Letter from Edward Walsh to John Bays, 9-15-15
Lakehaven Map
Gate Policy
Peter Lawrence, Plans Examiner
Cole Elliott, Development Services Manager
Sarady Long, Senior'1'ransportation Planning Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King lire & Rescue
Jordan Salisbury, Blue fern Development, 11232 120,h avenue NE, Suitc 204, Kirkland, WA 98033
Pile 17-104158-0U-PC Doc 11);76493
CITY OF FEDERAL WAY
DEVELOPMENT REVIEW COMMITTEE (DRC)
PREAPPLICATION CONFERENCE SIGILIN SHEET
Creekside Commons
17-104158-PC
September 21, 2017
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Community Development -Planning
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September 1, 2017
Mr. Evan Mann
ESM Consulting Engineers LLC
33400 8th Avenue South, Suite 205
Federal Way, WA 98003
Re: File #17-104158-PC; PREAPPLICATION CONFERENCE SCHEDULED
Creekside Commons, 1802 South 333�d Street, Federal Way
Dear Mr. Mann:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
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 21, 2017
Hylebos Conference Room
Federal Way City Hall, 2n1 Floor
33325 80h 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 staceu.wclsh@cikyvffederll%va ,.c_om, or 253-835-2634.
Sincerely,
Stacey Welsh, AICP
Senior Planner
c: Jordan Salisbury, c/o Blue Fern Development, 11232 12011, Avenue NE, Suite 204, Kirkland, WA 98033
File 17-I04 158-00-11C Doe. 1,D. 76490
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CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: 9-1-17
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
Tanya Nascimento, Federal Way School District
FROM: Stacey Welsh, Senior Planner
FOR DRC MTG. ON: 9-14-17 - Internal
9-21-17, 10:00 - with applicant
FILE ATUI4BER(s) : 17-104158-PC
RELATED FILE NOS.: 15-104007-PC
PROJECT NAME: CREEKSIDE COMMONS
PROJECT ADDRESS: 1802 S 333RD ST
ZONING DISTRICT: RM 3600
PROJECT DESCRIPTION: Proposed subdivision of 10 acres (3 parcels) into 93
townhouse units.
LAND USE PERMITS:
PROJECT CONTACT:
Subdivision & SEPA
ESM
Evan Mann
33400 8tn Ave S., Suite 205
Federal Way, WA 98003
MATERIALS SUBMITTED: Master Land Use Application
Cover Letter
Conceptual Drawing
44k
OF
Federal Way
RECEIVED
WG 7 8 2017
C17Y C)F FEDERAL WAY `
COMM1 NFN DEVELOPNIF_W
APPLICATION NO(s) ! / - �C/ O PC
Project Name Creekside Commons
MASTER LAND USE APPLICATION
Property Address/Location 1802 S 333rd St Federal Way, WA 98003
Parcel Number(s) 797820-0085. -0086. -0090
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 81h Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
www.cilyoffederalway.com
Date (F ,,2,, - / -7
Project Description This project proposes a subdivision of 10+ acres into agnroximately 93
townhouse units.
PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
X Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
_ Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
_ Process VI
_ SEPA w/Project
_ SEPA Only
Shoreline: Variance/Conditional Use
_ Short Subdivision
Subdivision
Variance: Conunercial/Residential
Required Information
RM 3.6 Zoning Designation
Multy-Family Comprehensive Plan Designation
0 Value of Existing Improvements
TBD Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
Applicant
Name: Jordan Salisbury c/o Blue Fern Development
Address: 11232 120th Ave NE, Ste 204
City/State: Kirkland, WA
Zip: 98033
Phone: (425) 629-3854
Fax:
Email:jordan@bluefern.com
Signature:4Z,� ❑ __7,t CL ,
Agent (if different than Applicant)
Name: Evan Mann
Address: 33400 8th Ave S, Ste 205
City/State: Federal Way, WA
Zip: 98003
Phone: 253-838-6113
Fax: 253-838-7104
Email: evan.tmann@esmcivil.com
Signature:
Owner
Name: Same as Applicant
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Bulletin #003 —January 1, 2011
Page 1 of 1
k:\Handouts\Master Land Use Application
_ CONSULTING ENGINEERS LLC
August 28, 2017
Mr. Robert "Doc" Hansen
Planning Manager
City of Federal Way
33325 8" Ave S
Federal Way, WA 98003
RE: Pre -Application Conference Submittal
Creekside Commons Townhome Preliminary Plat
Dear Doc:
Job No. 1938-002-017
Please accept this cover letter and accompanying information as our submittal for a Pre -
Application conference with the City of Federal Way for a preliminary plat of the Creekside
Commons property located at 1802 S 333rd Street.
The project includes King County tax parcel 797820-0085, -0086, and -0090, which totals
approximately 10.18 acres of RM 3.6 zoned property located in the southwestern portion of
Federal Way.
The Creekside Commons Townhome site consists of two parcels on the north and south
sides of South 333rd Street, with both parcels featuring a stream flowing in a southwesterly
direction. The concept is to create a residential neighborhood with both front -loaded and
alley -loaded townhomes to meet the zoning requirements of the RM-3.6 zone. The site
plan includes a total of 93 townhomes with mostly duplex structures and three triplex
structures.
The townhomes are accessed by way of a public street with parking on one side. Guest
parking will be placed adjacent to the alley -loaded townhomes so that conflicts with
driveways would be minimized. Each townhome will include a two car garage with the
front -loaded townhome also including apron parking. The street system in the southerly
portion of the neighborhood includes a hammerhead turnaround due to the access and
physical constraints of this area.
Required open space will be created within the neighborhoods, along the perimeter
streets, and over the storm drainage vaults. Some of the alley -loaded townhomes will be
accessed by way of greencourts located between the structures. The greencourts will
include sidewalks for guests to access the front doors of these townhomes. The intent is
to have the townhomes platted on individual fee simple lots, with each lot being a
minimum of 2250 square feet. The conceptual site plan calls for the alley to be placed in
an easement.
ESM Federal Way
ESM Everett
Civil Engineering
id Planning
33400 8th Ave S, Ste 205
1010 SE Everett Mall Way, Ste 210
Land Surveying
Landscape Architecture
Federal Way, WA 98003
Everett, WA 98208
253.838.6113tel
425.297.9900tel
3DLaser Scanning
GIS
800.345.5694 toll free
800.345.S694toll free
www.esmcivil.com
253.838.7104 fax
425.297.9901 fax
Robert "Doc" Hansen
August 28, 2017
Page 2
The following is a general project narrative that outlines the proposal as well as known
issues and constraints that are relevant to this project:
Zoning
The subject property is zoned RM 3.6 and contains a single-family home. The project
proposes a preliminary plat consisting of 93 lots for use as townhomes or multi -family. The
lots proposed as part of this project will all meet the underlying zoning requirements.
Surrounding uses are as follows:
• North: Multi -family, Apartments
• South: Single Family Residential, Multi -family
East: 20th Ave South, Single Family Residential, Multi -family
• West: Trailer homes, Multi -family
Existina Conditions
The site is comprised of two parcels that are bisected by S 33rd Street and by a stream
that runs from the northeast corner to the southwest corner of the properties. The stream
crosses under S 333rd Street approximately at the mid -point of the site. Both parcels are
forested with trees and underlying shrubs. There are mild slopes on the site that flow to
the creek. There is an existing single family home that is in average condition.
Critical Areas
There is a stream that crosses the site as described above. The stream is considered a
tributary to the Hylebos Stream and will likely have protective buffers a prescribed by a
biologist. There are no other known wetlands or critical areas on the site. A full critical area
reconnaissance and report will be prepared and provided as part of the development
plan.
Access and Utilities
The site will take primary access from South 333rd Street and 20th Avenue South. The
parcel that lies north of S 333rd Street will have a 50' wide through street that connects
from 20th Avenue S to S 333r0 Street. The parcel that lies to the south of S 333rd Street will
have a single 50' wide access from S 333rd Street that terminates in a hammerhead style
turnaround in the southwest corner of the property.
Frontage improvements are anticipated along both S 333rd Street and 20th Avenue S. Due
to the stream and associated buffers we anticipate the improvements in those areas being
reduced for minimal critical area impact.
Utility location are not currently known but it is anticipated that utilities will be extended
and looped as necessary through the plat to serve the lots. Storm will be detained, treated,
and released per current City of Federal Way stormwater management plans.
Mr. Robert Hansen
August 28, 2017
Page 3
Pre -Application Conference Submittal
The following items are included in this submittal:
■ Conceptual Site Plan Drawing (7 copies);
• Project Narrative (this letter);
• Pre -Application Form; and
• Submittal fee
We understand that these materials constitute a complete submittal and ask that the City
schedule Pre -Application Conference at your next available date. Please contact me upon
your receipt and review of this information to confirm the date and time. Thank you for your
attention to this project and we look forward to working with the City.
Very truly yours,
ESM CONSULTING ENGINEERS, L.L.C.
EVAN MAN N
Associate/Senior Planner
CC: Jordan Salisbury (w/enc)
Enc: As Noted
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CHAPTER 2 ROAD TYPES AND GEOMETRICS
2.03(B) Urban Local Access Roadways - (Curb Roadway Section)
Classification f
Neighborhood
bcollectors
Subaccess
Minor Access
Collectors
Access
Restricted, Lots front
As needed with
Subaccess streets are
Permanent cul-de-sacs
on local access street
some restrictions.'
not supportive of
or short loops with low
where feasible.
through traffic.
traffic volumes that
Generally permanent
provide circulation and
cul-de-sacs or short
access to off-street
loop2 streets that
parking within
connect to
residential development
subcollectors.
limits.
Public or Private
Public Streets
Public Streets
Public Streets
Public or Private (See
Section 2.06)
Serving Potential Number of
Over 1003
100 Maximum4
50 Maximum
16 Maximum
Lots or Dwelling Units
Design Speeds
35 mph
30 mph
Low Speed Curve
Low Speed Curve (See
(See Section 2.10)
Section 2.10)
Max Superelevation
See Section 2,0413
See Section 2.04E
See Section 2.04B
See Section 2.0413
Rorizontat Curvature
See Table 2.2
See Table 2.2
Low Speed Curve
Low Speed Curve (See
(See Section 2.10)
Section 2.10)
Maximum Grades
11%
12%
12%
12%
Minimum Stopping Sight
See Table 2.2
See Table 2.2
150 feet
150feet
Distance
Minimum Entering Sight
See Table 2.2
-
Distance
Typical Traveled Way
22 feet'
22 feet
22 feet
22 feet
Typical Roadway Width
32 feet'
28 feet
24 feet
22 feet
Minimum Right -of -Way Width
56 feet
48 feet
40 feet8
40 feet8
Minimum Half Street Width
20 feet
20 feet
20 feet
20 feet
Minimum One Way Paved
20 feet
20 feet
20 feet
20 feet
Width
See Section 3.02
See Section 3.02
See Section 3.02
See Section 3.02
Minimum Sidewalk Width
Curb Type
Vertical
Vertical'/Rolled
Vertical/Rolled
Vertical/Rolled
1 See Section 2.20 for urban exceptions. Also, when Section 2.20 applies the curbing shall be vertical.
2 See Section 2.15 for one-way loops.
3 See Section 2.20 for residential access connection requirements.
4 See Section 2.20 for urban exception criteria.
5 Design speed is a basis for determining geometric elements and does not imply posted or legally
permissible speed.
6 Maximum grade may be exceeded for short distances. See Section 2.11.
7 Neighborhood collectors intersecting with arterials shall be 36 feet wide for the first 150 feet. See
Section 4.05 for tapers.
8 The right-of-way width may be reduced to minimum roadway width plus storm drainage, sidewalk,
and one -foot beyond road improvements including sidewalks, provided that the curbing is vertical, the
minimum clear zone requirements are meL, and all potential serving utilities are accommodated within
,King County Road Design and Construction Standards — 2007
2-11
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PARCEL SHAPE AND LOCATION EXTRACTED FROM KING COUNTY ASSESSOR
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OTHER GIS LAYERS AND DATA PROVIDED BY THE CITY OF FEDERAL WAY.
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