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18-101727 (2)1�kCITY OF Federal Way I,- r -h'- ri�e `-noppor - ,_ L_ -I re7c, — . turit, " I ; May 23, 2018 F I Jrsg 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor Richard Butko Emailed: butkol957(a aly ioo.com PO Box 3266 Federal Way, WA 98063 RE: File #18-101727-00-PC; PREAPPLICATION SUMMARY LETTER Butko Rezone/Short Plat, 31727 6`h Place SW, Federal Way Dear Mr. Butko: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held May 17, 2018. 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. 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 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 subdivide a 2.06-acre single-family residential lot into nine single-family residential lots and one drainage tract and request a rezone from RS-9.6 to RS-7.2. The existing single- family house will remain on Lot 8. 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. Mr. R. Butko May 23, 2018 Page 2 ■ Planning Division 1. The project requires submittal of the following land use applications: Process V — Quasi -Judicial Rezone and Short Subdivision. The Process V application shall be approved prior to a short subdivision application to the city. The city's subdivision criteria requires that land divisions are designed so that traffic is distributed in a logical manner toward a collector street system, to avoid intrusion and over- burdening of residential streets, and to connect with planned or existing streets. Please see traffic comments. All residential subdivisions are required to provide open space in the amount of 15 percent of the gross land area of the subdivision site, per FWRC 18.55.060(2), paid at the time of recording. All or some of the open space requirements may be satisfied by a fee -in -lieu payment at the discretion of the Parks Director. If open space is provided onsite, it shall be provided in its own tract. As with other tracts, an open space tract cannot count towards the minimum lot area of a lot/lots. • Development Services Division The project is subject to the requirements of the 2016 King County Surface Water Design Manual, including Conservation Flow Control, Enhanced Basic Water Quality, and Best Management Practices Requirements. • Public Works Traffic Division • Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency permit with application fee of $1,669.00 is required for the proposed development. • Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are assessed at the time of the building permit application for each residential dwelling unit and are subject to the fee schedule in effect at that time. • Frontage Improvements (FWRC 19.135.040) — Extend SW 318"' St. from the existing stub -out at 8th P1 SW to 61h Pl SW. SW 318" St. shall be constructed to a Type "S" street. • Block Perimeter (FWRC 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 Management (FWRC 19.135.260) — The development shall meet access management standards. COMMUNITY DEVELOPMENT — PLANNING DIVISION (Leila Willoughby -Oakes, 253-835-2644, leila.willoughby-oakes@cityoffederalway.com) 1. Zoning Designation and Density — The site is zoned RS-9.6 (Single -Family Medium -Density Residential). Lots in the RS-9.6 zone must be a minimum of 9,600 square feet. 2. Short Plat Review Process — Short subdivision review is administratively processed through the Community Development Department. The department will issue a complete application letter or request for additional information within 28 days of receiving the short subdivision application. Vesting of the proposed short subdivision shall take place at the time of complete application. A notice of application with an accompanied two -week comment period is required prior to preliminary approval. Preliminary approval is granted by the city's Director of Community Development. A two- 18-101727-00-PC Doc ID: 77727 .-1 Mr. R. Butko May 23, 2018 Page 3 week appeal period follows the Director's decision. Prior to construction of short plat improvements, engineering approval must be granted by the Public Works Department. Please see Ann Dower's comments for specific information regarding engineering requirements. A short plat 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 and in accord with FWRC standards. Meeting follow-up: Planning Manager Doc Hansen noted that tracts (open space, drainage, etc.) are not counted towards total lot count. Accordingly, the proposal is considered a short plat with one drainage tract. A development and zoning code amendment is under Planning Commission consideration to clarify this regulation. Should you have any questions please contact Doc Hansen at 253-835-2643 or Robert.Hansen ci offederalwa .corn. Process V Review Process (Non -Project Related Rezone) — The city will review Process V application for completeness and technical comments. City staff will present the staff report and recommendation on the Process V non -project related rezone application to the Hearing Examiner, who then makes a recommendation and holds a public hearing on the application. The Hearing Examiner's recommendation on the rezone is based upon the decisional criteria of FWRC 19.75.130(3). However, City Council will make the final decision on any Process V request. Process V— Approvals are 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 land use process handouts. Refer to the Development Requirements checklist, Bulletin #014, for specific submittal requirements. 4. State Environmental Policy Act (SEPA) — Rezone and Short Plat: The proposed rezone and a short subdivision are categorically exempt from environmental review pursuant to Washington Administrative Code (WAC) 197-11-800(2)(c)(ii) and (d) and FWRC 19.75.040. As proposed, the rezone is consistent with and does not require an amendment to the comprehensive plan. 5. Public Notice — • Short Plat: The city will prepare and post a notice board or boards on the subject property. Copies of the Notice of Application (NOA) will also be posted at the city's designated public notice areas and published in the Federal Way Mirror. There is no mailing distribution for short plats. Process V Rezone: Pursuant to FWRC Title 19, Process V applications require notice of application and public hearing. Public notice will be required as established in FWRC Title 19. Within 14 days of issuing the applicant a Letter of Complete Application, a Notice of Application (NOA) 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 site, and placed at the City's notice boards. I8-101727-00-PC Doc ID: 77727 Mr. R. Butko May 23, 2018 Page 4 The hearing examiner will hold a public hearing and based on the record of that hearing make their recommendation to City Council. After the City Council's decision is made the director will distribute a copy of the notice of the final decision to the applicant, those who made written comments, and any individual who has specifically requested it. The city's GIS Department provides mailing envelopes for a nominal fee (less the postage and envelopes). Please see the enclosed bulletin for more information. The applicant will also be required to post city supplied notice boards at the appropriate times and pay the notice board fee for a Process V application. 6. Environmentally Critical Areas — The city's critical area inventory shows the subject property abuts a wetland. Your proposal represents a permanently altered buffer pursuant to FWRC 19.145.440. Please find the enclosed Administrative Decision related to tax parcel 072104-9093 to the south of the subject property, which states, `that due to the location of 6`" Place SW between the subject parcel and Fisher's Pond, the wetland buffer ends on the eastern portion of the paved roadway. ' 7. Tacoma Smelter Plume — The Department of Ecology's Facility/Site Atlas indicates the site is located within a soil safety program service area impacted by the Tacoma Smelter Plume. The site has sat undeveloped. The property contains an arsenic concentration of 40.0 ppm-100.0 ppm (arsenic concentrations 0-6" 90t" percentile). The city requests the applicant provide soil tests to the city during construction pen -nits if necessary to obtain written approval of the site's clean-up from the Department of Ecology through their voluntary program. Options for clean-up includes disposing of contaminated topsoil on the site and sending them to a landfill or when arsenic and lead levels are fairly low, applicants may mix soils with cleaner soils to dilute the contamination. Contact Eva Barber, Technical Assisfance Coordinator, at the Department of Ecology Toxics Cleanup Program at (360) 407-7094 or Eva.Barber@.ecy. wa.gov. 8. Lot Size — The zoning for the subject site is Residential Single -Family (RS9.6). Minimum lot size for each lot is 9,600 square feet. The lot size depicted for each lot is less than 9,600 square feet. The applicant shall obtain rezone approval to RS 7.2 prior to submitting their short plat proposal. Miscellaneous Residential Regulations (RS Zones) — a) Maximum height of structures — 30 ft. above average building elevation. b) Setbacks for structures are minimum 20-foot front yard and 5-foot side and rear. c) Maximum lot coverage — 60 percent. d) Required parking spaces — minimum of two per dwelling unit. e) Driveway and/or parking pad may not be closer than five feet to any side property line. 10. Tree Retention/Replacement — The city's tree standards require each development/redevelopment to maintain a tree unit density. The minimum tree density requirements for RS zones are 25 tree units per acre. The required density for the subject property will be determined by multiplying the gross site acreage, minus streets and critical areas, by 25. A tree retention plan detailing how the subject property will meet tree unit density requirements shall be submitted with the short plat and Process V rezone application. Items required to be included in the plan are itemized in FWRC 19.120.040(2)(a) through (e). The table below identifies tree unit values for retained and replacement trees. 18-101727-00-PC Doe ID: 77727 Mr. R. Butko May 23, 2018 Page 5 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 SF) 1.5 In the case of the 2.06-acre site, approximately 52 tree units are required (25 x 2.06 acres = 51.5). Tree unit credits are in Table 2 of FWRC 19.120.130(2). Per FWRC 19.120.130(3), the total number of tree units required to be provided is calculated by multiplying gross site acreage, minus any proposed public or private streets. At this time the site plan does not indicate the size of the proposed public street (extension of SW 318t" St.). 11. Clearing & Grading — With a short plat application, a clearing and grading plan addressing items listed in FWRC 19.120.040(1)(a) through 0) 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. 12. Rockeries & Retaining Walls — See FWRC 19.120.120 for specifics about retaining wall requirements of height, location, landscaping and material composition. Rockeries and retaining walls can be a maximum of six feet in height. If visible from a public right- of-way or adjacent property it 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 19.1.25 FWRC, Article 1, Landscaping. 13. Forest Practices — A Forest Practices Class IV -General Application is required if more than 5,000 board feet (approximately 1.5 log trucks) of merchantable timber (material will be sold; not for personal use) will be harvested from the property in conjunction with the development activity. The city will review the proposed Class IV -General Forest Practices in conjunction with SEPA review, and review of associated development permits or approvals. 14. Open Space — All residential subdivisions are required to provide open space in the amount of 15 percent of the gross land area of the subdivision site per FWRC 18.55.060(2). All or some of the open space requirement may be satisfied by a fee -in -lieu payment at the discretion of the Parks Director, after consideration of the city's overall park plan, quality, location, and service area of the open space I8-101727-00-PC Doc ID: 77727 Mr. R. Butko May 23, 2018 Page 6 that would otherwise be provided with the project. Open space fees shall be paid prior to recording the short plat. If the applicant chooses to provide onsite open space, it shall be provided in its own tract and include a combination of the following types: Open Space Category % of Gross Land Area Usable 10% minimum Conservation No maximum or minimum Buffer 2% maximum Constrained 2% maximum The applicant will be required to provide approximately 13,460 square feet of open space. FWRC 18.55.060.6 requires open space shall be owned in common undivided interest by all property owners within the land division stated as a plat restriction during recording. Meeting Follow -Up — The proposed stonnwater facilities cannot be counted towards open space requirements. If open space on site cannot be provided, the remaining may be fulfilled via the fee in lieu of open space process. With your short plat application, please provide a written description on how you intend to provide open space. 15. Design Criteria and Improvements — Short subdivisions are subject to the design and improvements criteria set forth in FWRC 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. FWRC 18.55.010(1): Land divisions should be designed so that traffic is distributed in a logical manner toward a collector street system, to avoid intrusion and over -burdening of residential streets, and to connect with planned or existing streets. b. Please see Sarady Long's Traffic Division comments below on issues involving block perimeter. 16. Approval Duration/Council Approval — Process V (Non -Project Related Rezone): Council shall give consideration of the application within 90 calendar days of the date of issuance of the hearing examiner recommendation. Pursuant to FWRC 19.75.140(5), a council approval of the rezone is obtained upon the approval by a majority of the total membership of the council. To enact a rezone, Council must issue an approval or modify an application and approval by adopting an ordinance to amend the zoning map of the city. The applicant may not engage in any activity based on the decision until the third working day after the notice of final decision is distributed. Short Plat: Per FWRC 18.35.220, short plat approval shall expire five years from the date of the administrative decision, unless the applicant requests an extension as provided in FWRC 18.05.090. No less than 60 days prior to the lapse of approval, the applicant may request a two-year time extension for the short plat approval. 18-101727-00-PC Doc ID: 77727 Mr. R. Butko May 23, 2018 Page 7 17. Recording (Short Plat) — Following substantial completion of subdivision improvements and City Council review of the final plat, the applicant will record the plat with the King County Recorder's Office. The applicant is also responsible for the plat recording fees. Prior to recording the plat, all surveying and monumentation must be complete. In addition, all other required improvements must be substantially completed as determined by the departments of Community Development and Public Works. 18. School Access Analysis — The preapplication materials have been forwarded to the Federal Way School District for review of school pedestrian access and circulation from the development. A school access analysis is required on the short plat application (FWRC 18.55.070) to assure that safe walking routes to schools or bus stops are provided 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 Jennifer Wojciechowski at 253-945-2071 or jwojcieg@fwv s.org for information about the school access analysis requirements. Contact me about this item, prior to submittal of a short plat application. Providing electronic copies of your proposal to the permit center would be greatly appreciated. 19. School Impact Fees — School impact fees are assessed at the time of the building permit application for new dwelling units and are subject to the fee schedule in effecf at that time. This fee amount is subject to change as determined annually by the Federal Way School District. There is an existing home; school impact fees will not be assessed for this property. However, per FWRC 19.95.060 `Exemptions and credits, 'the replacement of the existing house with a new house of substantially the same size and use at the same site, when such replacement occurs within 12 months of the demolition, is exempt from school impact fees. At the time of recording, please indicate which lot will obtain the school impact fee credit for the existing house. 20. Fees —As development fees change annually, please contact the Permit Center at 253-835-2607 for an updated fee list prior to submitting your applications. Additional utility fees, school impact fees, concurrency, and engineering plan review fees apply. PUBLIC WORKS DEVELOPMENT SERVICES (Cole Elliott, P.E., 253-835-2730, cole.eliiotf ci offederalwa .com Land Use Issues — Stormwater 21. Surface water runoff control and water quality treatment will be required per the 2016 King County Surface Water Design Manual (KCSWDM) 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 short plat (9 lots plus storm tract) submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the nine 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 Addendum can be found at the following website: www.cityoffederalw4y.com/node/I 467. 22. The project lies within a Flood Problem flow control area, thus the applicant must design the flow control facility 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 Doc ID: 77727 IS- 101727-00-PC Mr. R. Butko May 23, 2018 Page 8 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. 23. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 24. 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. 25. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 26. 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 hU://www.ea.wa.gov/programs/wg/stormwater/construction/index.html or by calling 360-407- 6048. 27. 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 28. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic related items. 29. 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. 30. All stormwater treatment and detention requirements outlined above may apply to any improvements within the public right-of-way. 31. FWRC 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 (name of street). 32. FWRC 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. EN Permit Issues 33. 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 $2,503 for the first 18 hours of review for Commercial building permits and full subdivision EN permits. Short plats are charged ($ insert current short plat fee) for the first 12 hours of review. Additional review time is charged at 18-101727-00-PC Doc ID: 77727 Mr. R. Butko May 23, 2018 Page 9 $139 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. 34. 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 Department. 35. 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: www.cilyoffederalway.coin/node/1467 to assist the applicant's engineer in preparing the plans and TIR. 36. 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. 37. 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. 38. 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. 39. 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. 40. Provide cut and fill quantities on the clearing and grading plan. 41. Temporary Erosion and Sediment -control (TESC) measures, per Appendix D of the 2016 KCSWDM, just be shown on the engineering plans. 42. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS — TRAFFIC DIVISION (Sarady Long, 253-835-2743, sarady.long a ci offederahvay.corn Transportation Concurrency Analysis (FWRC 19.90) 18-101727-00-PC Doc ID: 77727 Mr. R. Butko May 23, 2018 Page 10 43. Based on the submitted materials for Nine (9) Single Family Detached Housing, the Institute of Transportation Engineers (ITE) Trip Generation - 10"' Edition, land use code 210 (Single Family Detached Housing), the proposed project is estimated to generate approximately 8 new weekday PM peak hour trips and 76 daily trips. 44. A concurrency permit is required for this development project. The PW Traffic Division will perform concurrency analysis to deter -nine 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 the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP). 45. The estimated fee for the concurrency permit application is $1,669.00 (less than 10 pm Trips). This fee is an estimate and based on the materials submitted for the pre -application 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 (T1F) (FWRC 19.91) 46. The current (2018) traffic impact fee rate is $3,991 per lot. The total amount of the impact fees will be assessed and collected from the applicant when the building permit is issued, using the fee schedule then in effect. The applicant may request, at any time prior to building issuance to defer the payment of the impact fee to final building inspection. If this option is selected, a covenants prepared by the city to enforce payment of the deferred fees will be recorded at the applicant's expense on each lot. Please, refer to defer payment of impact fee code for process. Street Frontage Improvements (FWRC 19.135) 47. The applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map I1I-4 in Chapter III of the Federal Way Comprehensive 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`' PI SW is a minor collector planned as a Type "S" street, consisting of a 36' street with curb and gutter, 4' planter strips with street trees, 5' sidewalks and street lights in a 60' right-of-way (ROW). Assuming a symmetrical cross section, half street improvements are required. It appears the existing right-of-way width is adequate to accommodate the improvements. Extend SW 3181h St. from the existing stub -out to 61h Pl SW. At a minimum, the improvement shall include a 20' wide paved street, 4' planter strips with street trees, 5' sidewalks and street lights in a 32' right-of-way. The SW 318`h St. extension should intersect with 6"h PI SW at a 90- degree plus or minus five degrees angle. I8-101727-00-PC Doc ID: 77727 Mr. R. Butko May 23, 2018 Page 11 48. 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). These modification requests have a nominal review fee currently at $278. Access Management (FWRC 19.135) 49. Block perimeters shall be no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets (FWRC 18.55.010 and FWCP Policy TP4.2). E\tending an east/west connection (SW 318" St.) to 6" PI SW would meet this code requirement. 50. Submit an intersection sight distance analysis at 6"' P1 SW and SW 318" St. intersection. The analysis shall be conducted in accordance to the latest AASHTO guidelines (3.5 ft object height, 3.5 ft driver's eye height, 14.5 ft back from the edge of the traveled way for passenger vehicles). The analysis must bear the seal of a licensed engineer in the state of Washington. The sight distance triangle shall be depicted on the plan set. 51. 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. State if the sight distance requirements are met or not and provide any traffic safety mitigation measures. 52. Driveways serving a single family dwelling unit abutting two streets should be at least 25 feet from the beginning of the street radius. BUILDING DIVISION (Peter Lawrence, 253-835-2621, petc r.la►vrence(w' cityol'federal►vay.com When the time comes for the submittal of the building permits the following information will be required. The following codes will be applicable to this project: Uniform Plumbing Code (UPC), 2015 Washington State Amendments WAC 51-56 & WAC 51-57 National Electric Code (NEC) ,2017 International Residential Code, 2015 Washington State Amendments WAC 51-51 Washington State Energy Code, 2015 WAC 5 1 -11 Building Criteria Occupancy Classification: R-3 18-101727-00-PC Doc ID: 77727 Mr. R. Butko May 23, 2018 Page 12 Type of Construction: V-B Number of Stories: UNK Fire Protection: UNK Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1 A complete building permit application and residential checklist. (Additional copies of application and checklists may be obtained on our web site at www.cityoffederalway.com.) Submit _2_ sets of drawings and specifications. Specifications shall include: _2_ Soils report, _2_ Structural calculations, and _2_ Energy calculations, _3_ site plans, and 2 copies of water availability. 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. Review Timing The first comment letter can be expected within 4-5 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 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. 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. 18-101727-00-PC Doc ID: 77727 Mr. R. Butko May 23, 2018 Page 13 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 - Site -Specific Requirements Geotechnical report of the soil conditions. 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. LAKEHAVEN WATER AND SEWER DISTRICT (Brian Asbury, 253-946-5407, BAsburvrlakehaven.org) 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). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical processing. 2018 cost for a Water Certificate of Availability is $65.12. • Hydraulic model results (FF #283, copy attached) indicate that Lakehaven's standard maximum allowable system liquid velocity of 10 ft/s, at no less than 20 psi, is exceeded at a fire flow rate above 3,100 GPM. This flow figure depicts the calculated performance of the water distribution system under high demand conditions. Fire flow rates greater than available in the existing distribution system may be accommodated through water distribution system improvements. Please contact Lakehaven for further detail. ■ A Lakehaven Developer Extension (DE) Agreement will be required to construct new and/or abandon existing water distribution system 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. 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 existing 5/8"x3/4" meter needs to be evaluated under UPC & Lakehaven standards, to determine if it's adequate for the proposed new use (Lot 9); or, if the existing residence intends to retain use of this existing water service/meter, private, water easement will need be reserved across Lot 9, for the benefit of Lot 8. This private easement shall cover off -site property along the route of the affected portion of the building supply line from the edge of public right-of-way or Lakehaven easement to Lot 8. Lakehaven recommends Lot 9 utilize the existing service connection, and Lot 8 have a new service connection/meter installed adjacent to the lot. • Service pressure(s) greater than 80 psi indicated, Pressure Reducing Valve(s) indicated, contact local building official for requirements &/or additional information. • The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new water service connections. • Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/charges/deposits (2018 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/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. 18-101727-00-PC Doc ID:77727 Mr. R. Butko May 23, 2018 Page 14 • Water Service/Meter Installation, 1" preliminary size: $531.85 (ea.). Actual size(s) TBD by Lakehaven based on UPC plumbing fixture count. • Capital Facilities Charge(s)-Water: $4,023.57 per Equivalent Residential Unit (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 1.28 ERU. Please contact Lakehaven for further detail. Sewer • A Sewer 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). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical processing. 2018 cost for a Sewer Certificate of Availability is $60.00. • 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 & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement. 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 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, preliminary estimated Lakehaven sewer service connection fees/charges/deposits (2018 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/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: $303.91 (ea.). • Capital Facilities Charge(s)-Sewer: $3,808.67 per Equivalent Residential Unit (ERU). General All Lakehaven Development Engineering related application forms, and associated standards information, can be accessed at Lakehaven's Development Engineering web pages (1=://www.lakehaven.orgaO4/Development-E-nginee_ring. 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 Cahan, 253-946-7242, chris.cahan@southkingfire.org) Water Supply: A Certificate of Water Availability shall be requested from the water district and provided at the time of building permit application. The certificate shall include a hydraulic fire flow model where structures including garages and covered areas exceed 3600 square feet. Fire Hydrants: This project will require 1 fire hydrant in an approved* location. I8-101727-00-PC Doc ID: 77727 Mr. R. Butko May 23, 2018 Page 15 *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 time of construction. Emergency Access: Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006 htt://soutlikin .ire.or ocumentCeiiter/Home/View/24 The site plan did not provide detail to verify the following requirements: + Turning radius ■ Maximum grades Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction. Fire Sprinkler System: Emergency access to lots 3, 4, 5, 6 and 7 are sub -standard due to the lack of an approved turn -around. Requirements, if any, for an NFPA 13D fire sprinkler system in residences on all lots are determined at the time of building permit application. 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). 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 Doc ID: 77727 18-101727-00-PC Mr. R. Butko May 23, 2018 Page 16 enc: Bulletin 003 Master Land Use Application Bulletin 001 Process III/IV (see for Process V Rezone Processing) Bulletin 010 Short Subdivision Submittal Requirements Bulletin 002 Mailing Labels Bulletin 069 Tree and Vegetation Retention Standards Bulletin 050 SEPA Checklist (Checklist Only) Bulletin 036 Sign Installation Certificate Bulletin 035 Instructions for Obtaining and Posting Public Notifications FWRC Chapter 19.75 Process V Quasi -Judicial Rezones 10-16-2015 City Critical Area Letter Redlined Short Plat 2018 Concurrency Application Lakehaven Enclosures FWPS School Access Requirements South King Fire Policy 10.006 c: Adam E. Paul, PLLC, AP Consulting Engineers, emailed: AEPau I aAPConsultinsEnaineers.com (w/ hard -copy encl.) Kirk Lisitsyn, AP Consulting Engineers, emailed: LisitsynK _Apcon_s_u1t_ingeng"sneers.Cam Sarady Long, Senior Transportation Planning Engineer Cole Elliott, Development Services Manager Brian Asbury, Lakehaven Water & Sewer District, via email Chris Cahan, SKFR, via email 18-101727-00-PC Doc ID: 77727 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: April 24, 2018 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 Jennifer Wojciechowski via email jwojciec@fwps.org FROM: Leila Willoughby -Oakes, Planning FOR DRC MTG. ON: May 10, 2018 9 AM - Internal May 17, 2018 9 AM - with applicant FILE NUMBER(s): 18-101727-00-PC RELATED FILE NOS.: 02-101340-00-PC; 02-100918-00-SU (Temple Short Plat) 00-105048-UP (Legislative Rezone) 02-100919-00-SE PROJECT NAME: BUTKO SHORT SUBDIVISION (072104 9094) PROJECT ADDRESS: 31727 6TH PL SW ZONING DISTRICT: RS 9.6 PROJECT DESCRIPTION: Proposal to subdivide one parcel into four to five lots with a drainage tract. Fee -in -lieu of open space proposed. PERMITS: Short Plat, Concurrency, EN PROJECT CONTACT: Richard Butko PO Box 3266 Federal Way WA 98063 butkol957@vahoo.com MATERIALS SUBMITTED: Short Plat Map (map being resubmitted PLEASE SEE DOC HANSEN) S-T-R Assessor Map Aerial Photo i m r R r Y� o� "4 9DOBr.. �, riFull "'1 1N yti �tiM w "' "'98 -� N_1-D4-46 E �^ 45t��i �-fib-S N 09z v t� 109.53 ti &' eZ btu 96 • gy 8TH PL, S.W. � 6;r N 6V' i 5• 65L tQ•ar ca en UIon In9 mro 3 1-04-46 fi55. b. 5 13i 1U � �D w OQ oyN $ W cap \ d ` N •\: � o \ K N n ti Prn Fa♦, o ♦ c' r3;a FonW CD _—__ 6 - PL. ; � •gyp 6 .J N I-Oi-39 E 1fi5 ip,jW� CD � � OZ l Y79 aIREcr VEHIcu LA-R ACCESS tr. W 'd J -14- i gxr l cn Y 38 I- • .r 36.36 LJ LW4 -s CfTY of Pre -application Conference Sign in Sheet Federal Way COMMUNITY DEVELOPMENT REVIEW COMMITTEE May 17, 2018 City Hall 9:00 a.m. Hylebos Room Project Name: Butko Short Subdivision Address: 31727 6t" Place SW Parcel#072104 9094 File Number: 18-101727-00-PC NAME DEPARTMENT / DIVISION TELEPHONE NUMBER Leila Willoughby -Oakes, Planning/Community 253-835-2644 Associate Planner Development L.eila.Willoughby- 1, Oakes cit offederalwa .com 2. Li si` 5� v� i�P Lo,, s�. � � f��'.r«rs Z s 3 - 7 37 - y / -7 � 3. �� u C--AEPA&LJOs" 4. ENoNt 5. { a . L i: s FesI-UI� 6. " 7. V� J - '` o a �53 3S^a'J LGI J 8.Salr 9. 10. 11. 12. RS tt, C,gy OF Estimate of Development Traffic Impact Fees 2018 Federal Way Scroll down and complete the steps outlined below: Please fill in the required information in the yellow highlighted boxes. STEP #1: GeneraI Information Enter the following information Project Name Butko Short Plat File Number 18-101727-00-PC Street Address 31727 6th PI SW City, State Zip Federal Way, 98003 Parcel Number (s) 0721014-9094 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 Proposed Land Use Type (s) 1) 1. Single Family (Detached) 2) "'NONE-' 3) '"NONE.. 4) '`'NONE"` Unit of Measure dwelling N/A N/A N/A Number of Unit(s) Impact Fee Rate per Preliminary Impact Unit of Measure Fee Amount $ 3,875 $ 34,875 $ 34,875 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 Measure Unit(s) dwelling $ N/A $ N/A $ Impact Fee Rate per Preliminary Impact Unit of Measure Fee Amount 3,875 STEP #4: Total Impact Fee Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees. (Fee Code 1335) - Traffic Impact Fee (Before adjustment) - 8036 Credit/Adjustment including Change of Use (Fee Code 1337) Administrative Fee (3%) - 8036-1 TOTAL TRAFFIC IMPACT FEE PAYMENT ESTIMATE 3,875 $ 3,875.00 34,875 3,875 930 31,930 19.100.070 - Timing of Fee:Transportation Impact Fee Payment FWRC 19.100.070 3(a) - For commercial 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 a change in use for which no building permit is required, the fee shall be calculated and paid based on the impact fee schedule in effect on the date of an approved change of use. FWRC 19.100.070 3(c) - For all applications for single-family, multifamily residential building permits, and manufactured home permits, the total amount of the impact fees shall be assessed and collected from the applicant when the building permit is issued, using the fee schedule then in effect. 19.100.075 - Option for Deferred Payment of Transportation Impact Fee An applicant may request, at any time prior to building permit issuance, and consistent with the requirements of this section, to defer to final building inspection the payment of a transportation impact fee for a single-family residential dwelling unit. Refer to defer payment of impact fee code for process. APCONSULTING ENGINEERS PLLC CIVIL ENGINEERING April 30, 2018 City of Federal Way 33325 8th Avenue South Federal Way, WA 98003 RE: BUTKO SUBDIVISION SHORT PLAT COVER LETTER (APCE Project #2017060) To Whom It May Concern: .RFSUBMITTL-L) APR 3 0 2013. CRY OF FEDERAL WAY ~ri Y DEVELOPMENT Mr. Richard Butko is proposing to subdivide his property on parcel 0721049094 into 9 residential lots. There is an existing house on the property and an accessory building. The existing house will remain and the accessory building will be removed. The property is currently located in a relatively small pocket of area that is zoned RS9.6 but is immediately adjacent to properties to the west that are zoned RS7.2. As part of this project, the proponent will pursue an administrative rezoning of this property to match the RS7.2 zoning to the west. A half -street extension is proposed from SW 318th Place at the west end of the property and will serve lots 1-7. Lots 8 and 9 will have access from 6th Place SW through the existing driveway that serves the existing home. It will not be possible to extend the half street to 6th Place SW because of the location of the existing house and the inability to connect to the existing street perpendicularly without encroaching on the neighbor's property to the south. Please let us know if we can provide you with any additional information to support your review. If you have any questions, I can be reached at (253) 737-4173 or via email at AEPaul@APConsultingEngineers.com. Sincerely, AP CONSULTING ENGINEERS PLLC 4Y eZ�t Adam E. P ul, PE Principal ivii Engineer APCE@APConsultingEngineers.com (253) 737-4173 PO Box 162, Aubum, WA 98071 I —I—) 41k CITY Federalo, Way RECEIVED APR 2 3 20% CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 81h Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 vrmv.cityo f federalway.com APPLICATION NO(S) / v 10 / — / C, Date zl—d 3 — p Project Name Butko Subdivision Property Address/Location 31727 6th Place SW, Federal Way, WA 98023 Parcel Number(s) 0721049094 Project Description PLEASE PRINT A subdivision is proposed along 6th Place SW. The project proposes 9 new lots in RS7.2 zoning. Full transportation and utility infrastructure to serve multiple single-family residences is proposed and will be designed to meet Federal Way Revised Code. Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination 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 x Short Subdivision x Subdivision Variance: Commercial/Residential Required Information RS7.2 Zoning Designation SF, High Density Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): Occupancy Type Construction Type Applicant Name: AP Consultinq Enqineers, PLLC Address: 1125 Harvev Rd SE City/State: Auburn, WA Zip: 98002 Phone: (253) 737-4173 Fax: Email: APCE .APCons Itin ineers.com Signature: Agent (if different than pplicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Dick Butko Address: PO Box 3266 City/State: Federal Way, WA 98023 Zip: (206) 650-5677 Phone: butkol957@yahoo.com Fax: Email: Signature: � tlo— Bulletin #003 — January 1, 2011 Page I of 1 k:\Handouts\ivlaster Land Use Application CITY of Federal Way Centered on Opportunity April 25, 2018 i F IcLnAEL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway. com Jim Ferrell, Mayor Richard Butko Emailed: butkot957@yahoo.com PO Box 3266 Federal Way, WA 98063 RE: File #18-101727-00-PC; PREAPPLICATION CONFERENCE Butko Short Subdivision, 31727 6th Place SW Dear Mr. Butko: 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 the meeting has been scheduled as follows: 9:00 a.m. — Thursday, May 17, 2018 Hylebos Conference Room Federal Way City Hall, 2"d Floor 33325 8 h 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.willoughby-oakes&ityoffederalway.com or 253-835- 2644. Sincerely Leila Willoughby -Oakes Associate Planner c: Adam Paul, AE Paul Engineer, emailed: AEPaull"Z_ Consu[tinsEnincers.corr= 18-101727-00-PC Doc ID 77644 Lakehaven 410 . WATER & SEWER DISTRICT NOTE: Lakehaven Water and Sewer Butko Short Subdivision District neither warrants nor guarantees 18-10172 0 200 00-PC the accuracy of any facility information p provided. Facility locations and conditions are subject to field verification. Feet 5/17/2018 BIA LAKEHAVEN UTILITY DISTRICT Hydraulic Model Fire Flow Estimate Request/Reporting Form Model Run No.: Results By: Date: John Bowm 8/22/12 Master Water System Mode12007.net FF #283 Condition Pressure (psi) Flow (gpm) Static 77 0 Fire Flow 20 6200 NOTES: Lakehaven's adopted level of service goals for fire flow rates are 1000 gpm within single family residential areas (including duplexes) and 2500 gpm for multi -family, commercial, industrial areas. Model results depict the theoretical performance of the water system under high demand conditions and are not guaranteed to represent actual system performance. A design professional should be consulted for site specific design purposes. The calculated fire flow capacity in the above table is based on a currently available residual system pressure of 20 psi at the location modeled. The model indicates that Lakehaven's standard maximum allowable velocity of 10 f1/s is exceeded at a fire flow rate above 3100 gpm. Fire flow capacities greater than 3100 gpm may be accommodated through water system improvements. Form Rev. 5/30/08