15-100698N
F I L E--L
CITY OF
Federal My
Janis Pease
5620 112th Street East, Suite 125
Puyallup, WA 98373
Re: File #15-100698-00-PC, PREAPPLICATION CONFERENCE SUMMARY
PJ Landing Short Plat, 543 SW 356 1h Street, Federal Way
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoftederalway, com
Jim Ferrell, Mayor
fqoft d t i's Development
Review Committee (DRC) held Mhp"ed at that meeting
was helpful in understanding the general requirements for y0ut p"Jeot as submitta
ng ire escue. o t
handouts are enclosed with this letter. Please be advistd, thlOdfter 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.
0111111!
For specitic Feennical quesuQn$ d004t YOW P1 �� CA-� V V;4�A_l
listed below. Dtherwise, any VftbmApesti6ns About tho�prcapplicafioft and permitting process zan be
referred to your key contact.
PROJECT DESCRIPTION
The applicant proposes to subdivide one single-family residential lot into either five or six single-family
residential lots.
1 W&M-No Lill I a M US 91 14AIA to V-11 mv
means to highlight critical requirements or iss fes7rLONT &F M VTF-772155��
made in the next section of this letter.
Ms. Pease
Page 2
March 18, 2015
Public Works Development Services Division
All stormwater system design shall be per the 2009 King County Surface Water Design Manual
(KCSWDM) and City Addendum.
Public Works Traffic Division
• A Transportation Concurrency permit is required per FVIRC Chapter 19.90.
• Traffic Impact Fee (TIF) payment per FWRC 19.9 1.
• Construct street frontage improvements and dedicate right-of-WayfROW) along the properl
frontage on SW 35e &teet and 6h Avenue SW (FWRC 19.13 5 OA.
It Revise current proposal to meet access management standards (FWRC 19.135.280).
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
yWdication conference. Each section should be read thoroughhy. If wou have
the representative listed for that section.
PLANNING DIVISION
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I . Short Plat 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 -week appeal period follows the Director's decision.
For an itemized list of required information to be included in the short plat submittal, please refer to
the enclosed short plat handout. The city's Subdivision code (Title 18) and Zoning and Development
code (Title 19) can be accessed from llttD-fliv".codet)tj�hlighi]12.rom/_WA/FedertilW�v.
at impro L
Works Department. Please see Kevin Peterson's comments for specific information regarding
.:;ngineering requirements.
0— State Environmental Policy Act (SEPA) — This short plat application is exempt from the
requirements of SEPA review.
3. Public Notice — The short subdivision requires a notice of application. The applicant will be
responsible for supplying a map and list of all properties within 3 00 feet of the subject property. One
set of stamped mailing envelopes for each property owner with the department's return address must
accompany the map and Est. The city's GIS Department provides this service for a nominal fee (less
the postage and envelopes). Please see the enclosed bulletin for further information.
15-100698 Doe. 1, D 68193
4. 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.
5. Lot Size — The zoning for the subject site is Residential Single -Family (RS-1 5.0). Minimum lot si
3
for each lot is 15,000 square feet. The lot size is not depicted for each lot. Please be advised that a]
area established as a tract, open space, ingress/egress easement, pipestem, or access tract must be
deducted from the underlying parcel lot size. Please include this "net" lot area on the lot closure
calculations and short plat document.
6. Design Criteria — Short plats are subject to the subdivision design criteria of FWRC 18.55.020.
7. Setbacks — Existing and future residences must conform to the following structural setback
requirements of FVrRC 19.200.010, "Detached Dwelling Units": front yard - 20 feet; side yard - five
feet; and rear yard - five feet. Depict these typical building setback requirements on the proposed
short plat. Please refer to the Flag Lot Setbacks illustration to see how the building setbacks should
be applied.
Flag Lot Setbacks
L®I 2
ca
tact 2
LOU4
E'J
'.,. ...........
ug 3
U4 2
00 W 2
W
F = Front Yard
5 = swe Yard
R - Rppr Yard
8. Single -Family Residential Regulations
a. Maximum height of structures — 30 ft. above average building elevation.
b. Maximum lot coverage— 50 percent.
c. Required parking spaces — two per dwelling unit.
d. Driveway and/or parking pad in a required front yard may not exceed 20 feet (except as
specified in FW`RC 19.130.240(1)(b)) in width and may not be closer than five feet to any side
property line (unless shared access).
15-100698 Doc. LD. 68193
Ms. Pease
Page 4
March 18, 2015
9. 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 requirements 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 that would otherwise be provided with the project. If the fee -in -lieu option is chosen, a
written request to the Parks Director is required. A copy of this request is a required component of
the short plat application. Open space fees shall be paid prior to recording the short plat.
N W
lConservation
2% maximum
2% maximum
Per F)vVRC 18.55.060(5), "open space shall be owned in common undivided interest by all property
owners within the land division as members of a homeowners' association or corporation as set
out in a declaration of covenants and restrictions, and approved by the city" As with other
tracts, an open space tract cannot count towards the minimum lot area.
10. Clearing, Grading, and Vegetation and Tree Retention — The short plat is subject to the
provisions of FWaC 19.120, "Clearing, Grading, and Vegetation and Tree Retention." It is
recommended that FWRC 19.120 be reviewed carefully in reference to the proposed short plat. A
clearing and grading plan that meets FWRC 19.120.020 and F),VRC 19.120.040 must be submitted
with the formal short plat application, if clearing and grading work is proposed.
I fie 1 11
per acre are required for single-family zoned sites. In the case of the 2.46-acre site, it appears that
approximately 62 tree units are required (25 x 2.46 = 61.5). Tree unit credits are in table 2 of FV�RC
19.120.130-2. The formal application must indicate if any trees are to be removed.
1. Landscape ]3ufkr — Pursuant to FWRC 18.60,030, the short subdivisiob is adjacent to a city
150' Street) pd must p*ide a lb�&c4�wide Type, III 166*4pe s rip alona
the arterial street. The landscape tract is required to shield new residences from the arterial street and
will be equally owned and maintained by the homeowners' association; up to 2% can be credited to
the open space buffer requirements.
Type III landscape consists of a mixture of evergreen and deciduous trees interspersed with large
shrubs and groundcover.
12. Sewage Disposal — The applicant must provide documentation that each lot in the subdivision will
either connect to the sanitary sewer system or provide an on -site septic system. Wherever feasible,
all lots in the short plat shall be connected to sanitary sewer system; see comments from Lakehaven
Utility District below. If connection to the sanitary sewer system is not feasible, on -site sewage
15-100698 Doc 1,D 68193
Ms. Pease
Page 5
March 18, 2015
disposal may be utilized. The design and construction of the septic system must be approved by the
King County Public Health Department. If on -site septic systems are provided, prior to recording,
the applicant must obtain King County Public Health signature on the short plat document.
13. School Impact Fees —School impact fees (currently $5,429.55) are due at the time of building,
permit application for new dwelling units. This fee amount is subject to change as determined
annually by the Federal Way School District.
Per FWRC 19.95.060 'Exemptions and credits, 'the replacement of the existing house with a new
1.
s�ame si�te 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.
14, Approval Duration — Short plat preliminary approval expires five years from the date of approval.
Engineering plans must be approved, improvements constructed, and the short plat must be recordeI
within the five-year time period. 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.
15. Recording — The City will record the short plat with the King County Division of Records and
Elections subsequent to Public Works Department approval of submitted as -built plans. Prior to
recording the short plat, all surveying and monuments must be complete. In addition, all other
required improvements must be substantially completed as determined by the departments of
Community Development and Public Works.
1 1111 111 111 ��� I I IMMEN=
Land Use Issues — Stormwater
I Surface water runoff control and water quality treatment will be required per the 2009 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009
KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use
site plan preliminary short plat submittal, a preliminary Technical Information Report (TIR),
addressing the relevance of the project to the eight core and five special requirements of the
KCSWDM will be required. A Level I downstream analysis shall also be provided in the
preliminary TIR. The City has I" = 1001, five-foot contour planimetric maps that may be used for
basin analysis.
2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. The project also lies within an Enhanced Basic
Water Quality'Area. Water Quality Treatment shall be designed to meet the treatment criteria of the
Enhanced Basic Water Quality Menu.
3. The neighboring short plat to the east of the site appears to have soils that were capable of
facilitating infiltration for stormwater runoff. If infiltration is proposed for this project, soil logs
15-100698 Doe. I D.68193
I
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infiltration suitability.
4. Any detention and water quality facilities for the short plat must be above ground (i.e. open pond).
Underground facilities are allowed only with approval from the City of Federal Way Stormwater
Management Division.
5. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) permit may be required. Information regarding this permit can b�;
obtained from the Washington State Department of Ecology at
or by calling 360-407-6437.
1. See the Traffic Division comments from Erik Preston, Senior Traffic Engineer, for traffic related
items.
2. Dedication of right-of-way shall be conveyed to the City through a statutory warranty deed. The
dedicated area must have clear title prior to recording.
3. All stormwater treatment and detention requirements outlined above will be applied to new
impervious area within the public right-of-way.
4. 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.
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 $569.50 for EN submittal, and
$68.50 per hour for additional review time. A final TIR shall be prepared for the project and
submitted with the engineering plans. Both the TrR and the plans will require the signature/seal of a
professional engineer registered/licensed in the State of Washington.
2. Prior to short plat recording, all on- and off -site improvements shall be constructed and accepted by
the Public Works Department.
3. In addition to engineering approval, short plats and subdivisions are required to obtain a separate
permit for grading of lots. Details and fees may be obtained from the Federal Way Building
Department.
is The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at www�citvoffWqra1�yMggM to
assist the applicant's engineer in preparing the plans and TIR.
15-100698 Doc S.D.. 68193
Ms. Pease
Page 7
March 18, 2015
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rqads�and Subdivision dtairl fbj�ilitlesjbgft become theresponsibility MUM t—Ity. Main-L I
private roads and drainage facilities, including short plats, remain the responsibility of the ind lividu
property owners.
When topographic sumey information is shown on the plans, the vertical dambi block shall 4icluuddoe
•-IMMOROM&W all sheets wbe
":vWONA re vertical 6ldvAt
JV
are called out.
erovide cut an I
Appendix D, 2009 KCSVYTDM, 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.
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Doc, LD. 68193
15-100698
Ms. Pease
Page 8
The estimated fee for the concurrency permit application is (I - 10 Trips). This fee is an
estimate and based on the materials submitted for the pre -application meeting. ne 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 independeni
traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee
ttains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for 5 additional single family lots, the estimated traffic impact fee is
S16N6A9. The actual fee will be calculated and paid at the time of plat recording. The applicant may
defer part or all of the impact fee payment amount to either building pen -nit issuance; or to later than
closing of the sale of the single family home. If this option is selected, a covenants prepared by the city to
plat recording for residential land divisions.
1. The applicantlowner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map 111-6 of the FWCP and Capital Improvement Program
(CIP) shown as Table IH-19 (FWRC 19.135.040). Based on the materials submitted, staff conducted
a limited analysis to detennine the required street improvements. The applicant would be expected to
construct improvements on the following streets to the City's planned roadway cross -sections:
SW 356 1h Street is a Principal Arterial planned as a Type "C" street, consisting of a 72-foot
street with curb and gutter, 6-foot planter strips with street trees and streetlights, and 8-foot
sidewalks in a 106-foot rigyht-of-wav Assumin as metrical cross section 1146
6th Avenue SW is a Local Street planned as a Type "S" street, consisting of a 36-foot street with
curb and gutter, 4-foot planter with street trees, and 5-foot sidewalks with streetlights in a 60-
foot right-of-way (ROW). Assuming a symmetrical cross section, half street improvements are
required with no ROW dedication.
rig "Gop 01 -
requests is available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $105.50.
SEEM
1, Access management standards are based on roadway safety and capacity requirements. FVVRC
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.
15-100698 Doe LD, 68193
Ms. Pease
Page 9
March 18, 2015
3. SW 356h Street is Access Class " 2 ", which permits full access as close as 330 feet to any other
street interrseCtion or driveway, whether (in or off the sul�jtctproporty, As such� Lots 5 and 6 would
not be allowed access to SW 356h St directly and would �e reclpiredth access�6" Ave SW orobtain
access to the shared private access road immediately east of the site.
Per FWRC 19.13 5.280, driveways that serve only residential use may not be located closer than 2M
feet to any street or driveway intersection. Separation distances shall be measured from centerline
centerline of roadways and driveways. i
Itesign Criteria (YAW 18.55)
All lots shall be acces� by a public street right-of-way (FVvRC 18.55.020). In certain cases, lots may be
accessed by an ingress/egress and utilities easement or alley subject to the requirements established in the
City of Federal Way public works development standards. Residential lots should not have access onto
arterial streets.
Misc. Safety -related Comments
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
Scott, Sgrout 253-835-2633,,scott.sprood (a)c,,itvo,ffederalway.comI
International Building Code (IBC), 2012
Washington State Amendments WAC 51-50
International Mechanical Code (IC), 2012
Washington State Amendments WAC 51-52
Untforin Plumbing Code (UPC), 2012
Washington State Amendments WAC 51-56 & WAC 51-57
International Fire Code (IFC), 2012
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2012
Accessibility Code, lCC/ANSI Al 17.1 - 2009
International Residential Code, 2012
Washington State Amendments WAC 51-51
Washington State Energy Code, 2012 WAC 5 1 -11
Site -Specific Requirements
Septic approval is required prior to building permits issuance.
15-100698 Doe, I.D. 68193
Ms. Pease
Page 10
March 18, 2015
X%Na �11 I= r I r r
'A
not intended to be a complete plan review and further comments are possible at time of bnildin
I
[1)ermit plan review.
LAKEHAVEN UTILITY DISTRICT
Arian Ashum 2�12ALIW- A Qlalkha=.aw
71'ater
0 A Certificate of Water Availability (application form enclosed) issued separately by Lakehaven may
be required to be submitted with any land use and/or building permit applications (check with land
use agency for requirement). Certcate is valid for one (1) year from date of issuance. If Certificate
is needed, allow 10 work days to issue for typical, 3 work days for accelerated, processing.
A water service connection application (forin. attached) submitted separately to Lakehaven is
required for each new service connection to the water distribution system, or any modification to an
existing water service connection (e.g., larger service, abandonment of existing service(s), etc.), in
accordance with standards defined in Lakehaven's current 'Fees and Charges Resolution'.
If Proposal #2 (5-lots) is submitted, new water main will not be required/installed into the cul-de-sac
but instead private, water easement will be required across some new lots, for the benefit of the
portion of the building supply lines of other new lots. This private easement(s) shall cover off -site
property along the route of the affected portion of the building supply line(s) from the edge of public
right-of-way or Lakehaven easement to the benefitted lot/property.
0 Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (20 15 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. Connection charges
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.
* Water Service/Meter Installation, I" size, "Dig -in": $4,160.00 deposit per service/meter. Actual
sizes TBD by Lakehaven based on UPC plumbing fixture counts.
* Capital Facilities Charge(s)-Water: $3,629.00 per Equivalent Residential Units (ERU). No
system capacity credits exist for this property, existing service/meter was initially a "garden"
meter & no system capacity charges were previously paid. Please contact Lakebaven for further
detail.
* ROW Permit Fee (City of Federal Way): $340.00 per service/meter.
4, Other (describe): $None anticipated.
Sewer
If sewer service is desired by the applicant or required by the Health Department, a Developer
Extension Agreement will be required to construct new sanitary sewer facilities necessary for the
proposed development. Additional detail and/or design requirements can be obtained from
Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer
Pre -Design Meeting or a Developer Extension Agreement (application forms enclosed). Lakehaven
15-100698 Doc, ID, 68193
Lakehaven yrocesses se.varatel,,,, to Lakehaven,
and sufficiently early in the pre-design/planning phase to avoid delays in overall project
development.
12M.
General
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
T� A th ,,re.ory
Fire Apparatus Access Roadway
u ortion of an exterior wall
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of the first story is located more than 150 ft. from fire apparatus vehicle access.
Fire apparatus access rodds4
I . Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of
not less than 13 feet 6 inches.
2. Shall be designed and maintained to support the imposed load of a 75,000-pound fire apparatus and
shall be provided with a surface so as to provide all-weather driving capabilities.
3. Shall be not less than a 32-foot inside taming radius and not less than a 40-foot outside turning
radius.
4. With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac at the dead end.
All such cul-de-sacs shall be not less than 80 feet in diameter.
5. Gradient shall not exceed 15 percent.
EXCEPTION: When buildings are completely protected with an approved automatic fi
sprinkler system, these provisions may be modified by the chief. I
Automatic Fire Sprinkler Systems
-m Grotri, V. Division 3 occuDancies:
When the occupancy exceeds 3,600 square feet (including attached garages) without adequate fire
flow.
Without approved fire department access.
*With Proposal #1, if lot 6 is accessed from 6 1h Avenue, this structure Will require a fire sprinAer
system due to poor fire department access.
15-R00698 Doc ID, 69193
Ms. Pease
Page 12
CLOSING
This letter r flects the information lication meetin e �rovided at the �cre g and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useffil to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal aMlication. The com:tletion of the. -trocess 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
FV,rRC 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,
Q, 11011111 111111111111 1 I'mall
please examine the complete FW`RC 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
re-# juesentative noted above. An- ruestions can be directed towards the key -,yro-ect contad—B—ec-14-,
�j general,,
Chapin, 253-835-2641. We look forward to working with you.
ME=
•
enc: Master Land Use Application
Short Subdivision Submittal Requirements
Mailing Labels Handout
Lakehaven Handouts
c: Paul Reising, 1003 South 295'h Place, Federal Way, WA 980
Kevin Peterson, Engineering Plans Examiner
Eric Preston, Senior Traffic Engineer
Scott Sproul, Assistant Building Official
Vince Faranda, South King Fire & Rescue
Brian Asbury, Lakehaven Utility District I
15-100698 Doc,.1,D- 68193
CITY OF FEDERAL WAY
DEVELOPMENT REVIEW COMMITTEE ( C)
Preapplication Conference Sign -In Sheet
NTi de $'hoMal,
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March 12,2015
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FJ LANDING
NE 114, SEC.30, TWN.21 N., RNG. 4 E., W.M.'
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY V
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE:
February 25,'2015
TO:
Ann Dower, Development Services
Rick Perez, Traffic
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
FROM:
Becky Chapin
FOR DRC MTG. N:
March 5, 215 - Internal
March 12, 215,1: - with applicant
FILE U (s).
15-100698-00-PC
RELA TED FILE NOS.:
None
PROJECTN"E:
PJ Landing
PROJECTADDRESS:
543 SW 356"' Street
ZONING DISTRICT:
RS 15.0
PROJECTDESCRIPTION.
Proposal of either 5 lot or 6 lot subdivision.
LAND USE PERMITS:
Preapplication Conference
PROJECT CONTACT.
Janis Pease
5620 112'h Street E, Suite125
Puyallup, WA 98373
TERMLS SUBMITTED:
• Master Land Use Application
• Emailed explanation of proposal
• Vicinity Map
• Short Plat Drawings