01-102191-00 (2)CITY OFI'jr.-
�I'll,
fqr5000� CITY HALL
33530 1 st Way South
July 3, 2001 PO Box 9718
Dean Behse
1321 177" NE
Bellevue, WA 98008
RE; Permit #01-102191-000-00-PC
Dobish Cluster Subdivision Preapplication
Dear Mr. Behse:
(253) 661-4000
Federal Way, WA 98063-9718
Thank you for meeting with the City's Development Review Committee (DRC) on June 28, 2001,
to discuss the preliminary plat requirements that will apply to the above referenced proposal.
Those requirements are summarized below and enclosed with this letter. Sections of the
Federal Way zoning and subdivision codes referenced herein are enclosed or were provided to
you at the meeting. The items below do not include all regulations applicable to the subject
proposal. In preparing a formal application, all pertinent portions of the City's codes and other
regulations as applicable, must be consulted.
Preapplication comments are based on a preliminary review only, and should in no way be
construed to represent final comments on the proposal. As the proposal is redesigned, or more
detailed plat plans and/or environmental information is prepared, additional issues or concerns .
may be identified which were not covered at the meeting. Further, any revisions to Federal Way
codes prior to submittal of the preliminary plat application may affect the proposal. A detailed,
substantive review will be conducted after the preliminary plat application is filed.
PROJECT DESCRIPTION
The preapplication includes a 15-lot cluster subdivision of an 8 acre (+/-) parcel with access
from Dash Point road at approximately 42"d Avenue SW. A variety of environmentally sensitive
areas are known to be located on or adjacent to the site, and others are potentially located
there. These include wetlands, streams, geologically hazardous areas, critical habitat, and
aquifer recharge areas. The site is zoned RS 15-0 (Single Family Residential, 15,000 square feet
minimum lot size). The site is surrounded by RS 15-0 zoning and single family development,
except along the westerly property line, which is zoned Suburban Estates (SE) and contains the
Dumas Bay Park property.
PLANNING DIVISION (Lori Michaelson, 253-661-4045)
1. Subdivision Review Process:
Pursuant to the City's subdivision code', preliminary plats are subject to City Council
approval, following a public hearing and recommendation from the Federal Way Hearing
Examiner. The proposal is also subject to environmental review under the State
Environmental Policy Act (SEPA). Currently, the preliminary plat application fee is $5,334
+ $58 per acre. The SEPA checklist application fee is currently $571.00. The $321.00
preapplication review fee will be credited toward the plat application fee at the time it is
' FWCC Chapter 20, Subdivisions.
Dobish Cluster Subdivision Preapplication
July 3, 2001
Page 2
filed. The preliminary plat application must address all submittal requirements indicated
in the subdivision code and the City's information bulletin on subdivisions (enclosed),
along with comments in this letter.
Public noticing requirements include: notice of subdivision application, notice of
environmental threshold determination, and notice of public hearing. Accordingly, the
application must include a total of three (3) sets of stamped, addressed envelopes for
property owners within 300 feet of the subject property. Also provide one set of
stamped addressed envelopes for occupants of non owner -occupied units within 300
feet of the property. Envelopes must include the City of Federal Way return address
(PO Box 9718, Federal Way, WA 98063-9718). Also, for our records, provide separate
paper lists of the owners and occupants within 300 feet of the site and a corresponding
parcel map showing the 300-foot radius from the site. Refer to the City's written
instructions2 in obtaining, preparing, and submitting the required envelopes and
accompanying information.
2. Cluster subdivision layout and design:
(a) Density and minimum lotsize: Total density' (or number of lots permitted) for
subdivision sites is calculated by subtracting 15 percent for required open space
and 20 percent for streets from the gross land available, then dividing by the
minimum lot size of the underlying zoning district. Total density for the 8 acre
(+/-) site is estimated at 15 lots4. The proposed number of lots is consistent with
this preliminary calculation. However, site requirements related to subdivision
design, open space, environmentally sensitive areas, storm drainage provisions,
etc., may affect the total number of lots that the site can accommodate.
The proposal does not provide individual lot sizes, but the plan states that "some
lots are 7,500 SF"; and one lot (#15) is noted at 15,000 SF. Lots ranging in size
from 7,500 to 15,000 is consistent with the City's cluster subdivision provisions-5
which allow reduction in lot size by up to one-half of the underlying zoning
requirement. However, many of the proposed lots, especially those adjacent to
15%+ slopes, appear to be undersized, once the 15% slope area is deducted
from the lot area, as required for cluster subdivisions and more fully detailed
under (b), below.
(b) Key design requirements Cluster subdivisions are required to meet the following
key design standards. These standards are intended to ensure single family
design characteristics and compatibility with adjacent single family
neighborhoods.
Lotsize compatibility. Any lots in a cluster subdivision which directly abut
an established single family use or zoned neighborhood, shall be no less
than the neighboring lot size, or the underlying zoning minimum lot size
minus 10 percent, whichever is smaller. This provision would apply to
any created lots that directly abut the south and southeast property lines
(against RS-15.0 zoning). However, a Native Growth Protection Tract (for
slopes or other environmentally sensitive areas) providing substantial
2 Refer to the City's handout titled Procedures for Obtaining Mailing Labels.
3 Sec. 20-153, Density.
'Total site squarq footage (348,480), minus open space and streets (35%=121,968 SF), divided by 15,000=15 lots.
'See . 20-154, Cluster subdivision.
* 1,_ 4
Dobish Cluster Subdivision Preapplication
July 3, 2001
Page 3
property separation will be considered in meeting all or a portion of this
separation requirement in lieu of increased lot sizes.
Slope restrictions Cluster lots may not be created on slopes of 15 percent
or greater (measured in their natural state). Therefore, these slope areas
may not be included within lot area calculations. Several of the lots as
proposed appear to include 15%+ slope areas, and must be revised to
exclude the slope areas, while maintaining a minimum 7,500 SF area
within the individual lots. Slopes 15% and greater must be set aside
within a Native Growth Protection Tract on the face of the plat.
usable open space. The preliminary plat drawing submitted makes no
provision for open space as required by code6. Cluster subdivisions must
provide 15% of the gross land area in open space, or approximately 1.2
acres for the approximate 8-acre site. All of this required open space
must be usable, except up to 5 percent may be buffer. All open space is
required to be set aside in a separate tract and commonly owned and
maintained by the homeowners of the lots within the plat.
Usable open space is defined? as areas which have appropriate
topography, soils, drainage and size to be considered for development as
active recreation areas. Also, usable open space must be readily
identifiable, a central focus and amenity for the project, and easily
accessible by residents. Playground equipment or other recreational
equipment, picnic tables, etc., within usable open space is encouraged
but not required. Pedestrian trails meeting the City's design standard can
count towards open space requirements. Finished slopes within active
recreational areas should not exceed two percent, and pedestrian trails
may not exceed 8 percent. Areas defined as environmentally sensitive
and their setbacks may not be included in meeting usable open space
requirements.
Buffer open space is intended to provide separation between properties
and streets$. Usable open space design options, along with provisions for
access, improvements, ownership and maintenance will be required and
determined by the City at the time of application.
Approval criteria: The cluster subdivision must meet specific approval
criteria9, including innovative development and design elements for
architectural compatibility with adjacent single family housing, with
particular attention to lot size and architecture where immediately
adjacent to existing neighborhoods; and protection of natural, scenic, or
historic features.
Community Design Guidelines10: The cluster subdivision is also subject to
additional architectural standards which will be applied to the project as
final plat conditions and implemented through building permit issuance
' FWCC Secs. 20-154(b)(5), and 20-155.
' FWCC Sec. 20-155(1), Usable open space.
8 FWCC 20-155(a)(3), Buffer open space.
' FWCC Sec. 20-154(c)(1) through (5).
"" FWCC Sec. 22-1640, Design for cluster residential subdivision lots.
Dobish Cluster Subdivision Preapplication
July 3, 2001
Page 4
for individual homes. These include: (1) Garages shall be provided for all
lots; (2) Front entryways shall be the prominent feature of the home; (3)
Attached garages shall not compose more than 40% of the front facade if
garage doors are flush with the front fagade or offset by less than five
feet; (4) Detached garages shall be set back a minimum of five feet from
the front facade; (5) If garage access is provided from alleys, the front
yard setback can be reduced to 15 feet; and (6) Each dwelling unit shall
be intended for owner occupancy.
3. EnWronmentally Sensiti ve Areas
A number of environmentally sensitive areas are located on or adjacent to the site,
including wetlands, streams, geologically hazardous areas, critical habitat areas, and
(potentially) an aquifer recharge area. Environmentally sensitive areas are defined and
regulated by the City's sensitive areas ordinance", environmental policy12, and the State
Environmental Policy Act. (SEPA). Please refer to the City's information bulletin,
Environmentally Sensitive Areas, for an overview of the City's regulations.
It is the applicant's responsibility to locate all improvements on the property to minimize
adverse impacts to environmentally sensitive areas.13 It is also the applicant's
responsibility to evaluate and identify all environmentally sensitive areas, and associated
setbacks as applicable. Sensitive areas (including associated setbacks where applicable)
must be surveyed and delineated on the plat map. Any proposed intrusions into
sensitive areas or their required setback areas must also be depicted. Any land surface
modifications or any other proposed intrusion into such areas are subject to the
appropriate review process and decision criteria, as detailed below.
The City's determination concerning environmentally sensitive areas will be based on a
review of the applicant's SEPA checklist, accompanying specialized environmental
studies, and applicable code and policy requirements. Such studies must be prepared in
accordance with applicable code requirements. These may include, but are not
necessarily limited to, wetland and stream reports, habitat reports, geotechnical reports
and/or hydrogeological reports. Refer to the City's information bulletin, Selecting a
Wetland/Stream Consultantfor guidance in this selection process. The City's review of
specialized studies is provided to applicants on a cost recovery basis, whereby the
applicant pays for such services. A procedure is also available upon request whereby
the applicant can work directly with a City -approved consultant, eliminating the need for
additional consulting costs.
(a) Wetlands A regulated wetland is located within the Dumas Bay property, abutting
the northwest property boundary. The wetland is identified in the City's current
inventory as a Class I wetland. Class I wetlands are considered to provide the
greatest function and value out of the three possible classifications (I, II, III) in the
City's 3-tiered classification system. The required setback for Class I wetlands is 200
feet. The applicant may accept the City's wetland classification or may commission
an independent study and propose a different classification on this basis. In any case
a wetland delineation is required.
FWCC Article XIV, Environmentally Sensitive Areas.
12 FWCC Chapter 18, Environmental Protection.
" FWCC Sec. 22-1266, Responsibility ofapplicant.
Dobish Cluster Subdivision Preapplication Page 5
July 3, 2001
With certain exceptions14, or as may be permitted by the Hearing Examiner through
a Process IV decision, no development activity, clearing, grading, or other land ,
surface modification may occur within required setback areas. Any proposed storm
drainage discharge to wetlands and/or streams must be addressed in the application
as a proposed intrusion, with potential adverse impacts and appropriate mitigation
addressed in environmental documents. The code also has provisions for buffer
averaging and buffer reductions, subject to specific decision criteria and based on
the existing functions and values of the wetland and buffer. Conversely, the Director
may require buffer widths to be increased if it is determined necessary to protect
environmentally sensitive areas based on site -specific conditions.
(b) Streams The site contains two streams as mapped on the City's environmentally
sensitive areas map. One crosses the southwest corner of the site and one crosses
the northerly portion of the site. Unlike wetlands, the City has no formal inventory or
classification for streams. As such, the application must include a stream report and
determination of whether these streams meet the code defnitionS15 of major or
minor. Appropriate corresponding setbacks must be depicted on the plat map. Major
streams are subject to a 100-foot setback and minor streams are subject to a 50-
foot setback. As with wetlands, no land surface modification or other proposed
intrusions into stream setbacks is allowed, with certain exceptions or as may be
permitted by the Hearing Examiner through a Process IV decision. Any proposed
storm drainage discharge to wetlands and/or streams must be addressed in the
application as a proposed intrusion, with potential adverse impacts and appropriate
mitigation addressed in environmental documents.
(c) Geologically hazardous areas. On -site slopes and/or soils may meet one or more of
the code definitions of geologically hazardous areas16, which includes erosion
hazards, landslide hazards, seismic hazards, and steep slope hazard. The application
must include a geotechnical report, with all areas defined as geologically hazardous
depicted on the plat map. The code prohibits development activity or land surface
modification within 25 feet of the top or toe of a steep slope or other geologically
hazardous area, except as may be proposed by the applicant on the basis of a
geotechnical report and approved by the Director of Community Development
Services. Refer to the City's information bulletin, Geologically Hazardous Areas, for
an overview of these regulations.
(d) Fish and Wildlife Habitat Conversation Area: Based on the City's sensitive areas
maps, the site or adjacent areas may contain Fish and Wildlife Habitat Conservation
Areas, as defined by the City's environmental palicyl' and determined through the
applicant's specialized studies and the environmental review process. The shoreline
and upland areas immediately west of the site are known to contain Blue Herron
habitat, breeding and nesting areas. Bald Eagle are also known to exist in the
vicinity. The major wetland, streams, and associated estuarine areas adjacent to the
shoreline, are expected to provide significant habitat value. The applicant's SEPA
checklist must identify all such areas, and be accompanied by a wildlife and habitat
analysis which addresses all project -related impacts to critical habitat areas and
provides appropriate mitigation measures. The applicant's expert should solicit
14 Minor improvements such as footbridges, walkways, and benches may be permitted administratively based on decision criteria (FWCC Sec
22-1359(d)).
15 FWCC Sec. 22-1, Definitions, Major Stream, Minor Stream.
16 FWCC Chapter 18, Environmental Protection, Sec. 18-28, Additional definitions-
" FWCC Sec. 18-28, Additional definitions.
Dobish Cluster Subdivision Preapplication
July 3, 2001
Page 6
comments from the Washington Department of Fish and Wildlife in preparing the
analysis and associated recommendations.
(e) Aquiferrecharge area: The site also potentially contains an aquifer recharge area, as
defined by the City's environmental policy17 and determined by the applicant's
specialized studies and through the environmental review process. All such areas
must be mapped on the preliminary plat map. The geotechnical report must identify
any such areas and address proposed impacts for protection of such resources.
(f) Sensitive areas setbacks/proposed intrusions The code establishes required
setbacks for streams, wetlands, and geologically hazardous areas. No code -required
setbacks are established for critical habitat or aquifer recharge areas, except as may
be determined necessary through an environmental analysis. As noted above,
proposed intrusions into code -required setbacks for wetlands and streams are
subject to approval by the Hearing Examiner. Also as noted, any proposed intrusions
into geologically hazardous areas are subject to approval by the Director of
Community Development. The identification and protection of any critical habitat and
aquifer recharge areas, including any mitigation measures as appropriate, is
determined by the Director, based on the applicant's specialized studies and the
environmental review process.
(9)Native Growth Protection Tracts (NGPTs) and Easements City code allows but does
not stipulate whether environmentally sensitive areas shall be established in tracts or
in easements The overall code and environmental objectives are to permanently
preclude such areas from development activities and to protect human life and
property. While easements may be preferred by applicants since they can be
included in lot area calculations, in practice they have proven less effective than
tracts in ensuring that these areas are protected in perpetuity. Therefore, the use of
tracts is the preferred method to achieve the public objectives. However, the City
will consider an easement for slopes and other geologically hazardous areas,
provided that it includes clear, identifiable method(s) to distinguish it from the
balance of the lot(s), with permanent fencing or proposed equivalent measures, and
the accompanying easement language is comprehensive, specific, and enforceable.
The applicant's easement request should be based on the recommendations of a
geotechnical engineer. In addition, residential lot areas should not be significantly
encumbered by any such easement, and reasonable and sufficient yard areas for
homeowners' use should be maintained.
4. .Significant trees, clearing, gradIng, landscape plan
A preliminary clearing and grading plan must be submitted with the preliminary plat
application. The site appears to contain a fair number of trees meeting the code
definition of significant18. All existing significant trees and natural vegetation must be
retained on the site to be subdivided, except that which will be removed for
improvements or grading as shown on approved engineering plans. The grading plan
and plat layout must reflect maximum consideration to avoidance and retention of
significant trees.
The plat application must include an inventory of significant trees presently on site.
18 Significant trees are defined as twelve inches in diameter or 37 inches in circumference measured four and one-halffeet above ground; in good
health; not diseased or dying; and do not include red alder, cottonwood, poplar or big leaf maple (FWCC Sec. 22-1, Definitions).
Dobish Cluster Subdivision Preapplicituon
July 3, 2001
Page 7
All trees defined as significant shall be identified and retained or replaced at the rate of
at least 25 percent of the significant trees on the site. Removing significant trees that
are located within areas to be developed for rights -of -way or other plat utilities are
exempt from the 25 percent retention calculation. Clearing and grading of individual
future lots is not permitted during construction of plat infrastructure, except in locations
as may be determined by the City which present extreme topography or other unusual
conditions.
The preliminary plat application must include a landscape plan, prepared by a licensed
landscape architect pursuant to code requirements19. The plan shall identify existing
significant trees, those that are proposed to be removed, retained, or replaced; street
trees along the internal plat street; landscaping around the detention pond20; and any
proposed landscaping within open space areas. In addition, subdivisions along arterial
streets are required to provide a 10-foot wide Type III landscape strip along all arterial
streets to shield new residences from the streee'. This would apply along Dash Point
Road, and shall be shown on the landscape plan. Existing trees and vegetation within
the required ten -foot strip along Dash Point Road will be considered in meeting the Type
III landscape requirement.
5. School bus routes and walking routes
The Federal Way School District will review the preliminary plat application for school
pedestrian access and circulation. As noted in the enclosed memorandum from Geri
Walker, a school access analysis is required in conjunction with the preliminary plat
application. Please note that school impact fees for individual residences will be charged
and collected at the time of building permit issuance. School impact fees for single
family residential is currently $2,710 per dwelling unit. Impact fees are subject to update
on an annual basis.
6. Outside agency permits
The applicant is responsible to identify and obtain any required permits from outside
agencies.
7. Final plat
The City currently requires a $2,044 application fee for final plats. This fee, or the fee in
effect at the time of final plat application, is required to process the final plat.
Substantial completion of the plat infrastructure must be accomplished prior to submittal
and processing of the final plat. The City allows bonding only for uncompleted minor
improvements in order to process the final plat.
PUBLIC WORKS DEPARTMENT
Refer to enclosed comments from Kim Scatterella, Senior Development Engineer (253-661-
4132) and Rick Perez, Traffic Engineer (253-661-4133).
LAKEHAVEN UTILITY DISTRICT
Please see enclosed comments from Mary Young (253-946-5400).
" FWCC Sec. 20-186, 186, Landscaping protection and enhancement.
20 FWCC Sec. 20-178, Buffers.
21 FWCC Sec. 20-178(a); 22-1565(c).
Dobish Cluster Subdivision Preapplicat,,,.i Page 8
July 3, 2001
FEDERAL WAY FIRE DEPARTMENT
Please see enclosed comments from Greg Brozek (253-926-7241).
We hope you found the preapplication process to be useful in identifying key requirements
related to the proposal. As you know, this is a preliminary review only, and it does not take the
place of the full review that will follow submittal of a formal application. Please contact me at
253-661-4045 if you have any questions.
Sincerely,
Lori Michaelson, AICP
Senior Planner
C: Rick Perez, Traffic Engineer
Kim Scattarella, Senior Development Engineer
Mary Young, Lakehaven Utility District
Greg Brozek, Federal Way Fire Department
End: Comments from Rick Perez, Public Works Traffic Division
Comments from Kim Scattarella, Public Works Development Review Division
Comments from Mary Young, Lakehaven Utility District
Comments from Greg Brozek, Federal Way Fire Department
Comments from Geri Walker, Federal Way School District
wMMIIIL&:H�
Subdivision Code (FWCC Chapter 20)
Definitions (FWCC Article I)
Environmental Policy (FWCC Article II)
Environmentally Sensitive Areas (FWCC Article XIV)
Landscaping (FWCC Article XVII)
Community Design Guidelines (FWCC Article XIX)
Environmental checklist
Federal Way Wetland Inventory Database Sheet (W/L #43)
Master land use application
Meeting signup sheet
Information bulletins:
Preliminary Plat submittal requirements
Environmentally Sensitive Areas
Geologically Hazardous Areas handout
Selecting a stream/wetland consultant
Obtaining mailing labels
Doc ID#15179
CITY fjC�--
33.301 ST WAY SOUTH
DATE: June 28, 2001
TO: Lori Michaelson, Senior Planner
Kim Scattarella, Senior Development Review Engineer
FROM: Rick Perez, Traffic Engineer
SUBJECT: DOBISH - (01-102191-00-PC)
*NO SITE ADDRESS*
MEMORANDUM
Public Works Department
I have reviewed the project site and submitted materials and have the following comments.
Transportation Impact Analysis
Federal Way City Code (FWCC) Section 22-1475 authorizes the requirement of Transportation Impact
Analyses to identify transportation impacts of development and identify appropriate mitigation measures.
The applicants would be expected to contribute pro -rate shares towards TIP projects impacted by more
than 10 peak hour trips. Mitigation improvements necessary beyond those identified in the TIP to meet
the City's adopted level -of -service standard would be expected to be provided by the applicant.
Based on the preliminary site plans submitted, evening peak hour trip generation is estimated at 15 trips;
however, since it is unlikely that any project on the TIP would be impacted by more than 10 trips, a
Transportation Impact Analysis will not be required. However, a warrant analysis, prepared by a civil
engineer registered in Washington, for turn lanes on SW Dash Point Road will be required. If warranted,
the applicant would be required to construct these turn lanes.
Frontage Improvements
Per FWCC Section 22-1474, the applicant would be expected to construct half -street improvements
consistent with the planned roadway cross -sections as shown in Map III-7 of the FWCP.
The planned roadway section for SW Dash Point Road is a Type K street, consisting of a 44-foot street
with curb, gutter, 6-foot planting strip with street trees, 8-foot sidewalk, and street lights in a 78-foot
right-of-way. Assuming a symmetrical cross-section, no additional of right-of-way would need to be
dedicated, depending on slope treatment. The toe of the slope for any street widening should be
dedicated, although slope easements may be considered.
Any internal streets would be Type W streets, consisting of a 28-foot street with curb, gutter, 4-foot
planter strip with street trees, 5-foot sidewalk and street lights in a 52-foot right-of-way. Alternatively, a
Type X street may be used, which is a 20-foot wide with ditches, however, sidewalks are still required.
All streets shall be dedicated to the City.
If used, a Type Y street may be used abutting no more than 4 parcels and cannot exceed 150 feet in
length. A Type Y street is 24-feet wide with curb, gutter, and 5-foot sidewalks on both sides in a 38-foot
right-of-way. Type Y streets may be private.
Per FWCC Section 22-1477, required street improvements may be modified, deferred, or waived.
Written modification requests will be considered if any of the 4 criteria are met. A handout on this is
attached.
Access
FWCC Section 22-1543 provides access standards for streets based on planned cross-section.
SW Dash Point Road is Access Class 4, which permits full access as close as 150 feet. However, WAC
468-52-040 limits access on state highways in Federal Way to access spacing of 250 feet with only one
access per parcel, and FWCC 22-1543(b) limits access to one per 330 feet of a given parcel. No newly
created parcels should have direct access onto SW Dash Point Road.
The internal streets cannot have an access within 25 feet of the curb return from the intersection of SW
Dash Point Road.
An intersection sight distance analysis, prepared by a civil engineer registered in Washington, will be
required for the site access onto SW Dash Point Road, using AASHTO methodology and the posted speed
limit of 35 mph.
Circulation
FWCP Policy TP21 requires collector streets every quarter -mile, block perimeters of 2640 feet, and
pedestrian block perimeters of 1320 feet. However, given the topographical constraints of the site, a
written request for modification will be recommended for approval
I:\csdc\docs\save\85501459.doc
CITY OF C�
335301 ST WAY SOUTH
DATE: June 28, 2001
TO: Lori Michaelson, Senior Planner
FROM: Kim Scattarella, Senior Engineering Plans Reviewer
SUBJECT: DOBISH - (01-102191-00-PC)
*NO SITE ADDRESS* Pre -Application Review
MEMORANDUM
Public Works Department
After reviewing the materials submitted and a visit of the proposed site the following comments and findings
address issues that need to be resolved prior to developing this site:
Land Use Review
1. This project will be required to provide surface water runoff control and water quality treatment per
the 1998 King County Surface Water Design Manual (KCSWDM) and the Federal Way Addendum to
the KCSWDM. This project will require Targeted Drainage Review. Depending on the location of the
drainage facility outflow, either Level 1 flow control (match the developed peak discharge rates to the
existing site conditions peak discharge rates for 2- and 10- year return periods) or Level 2 flow control
— Sensitive slope protection area, if this site discharges to a slope of greater than 15% (match the
developed peak discharge rates for 5011/6 of the 2-year peak discharge rate up to the full 50- year peak
flow for existing conditions) will be required. This site lies in a stream protection area and therefore
measures for Water Quality Treatment shall be selected from the Resource Stream Protection Menu.
2. Flow control and water quality treatment shall apply to both onsite improvements and any frontage
improvements.
3. City of Federal Way Sensitive area maps indicate that this site is in a Geologically hazardous area and
also contains a wetland. FWCC Article XIV (Environmentally Sensitive Areas), Division 4, Section 22-
1286 regulates development activities within sensitive areas such as this. The outfall for the proposed
drainage system must utilize Best Management Practices to minimize downstream erosion.
4. For site plan review submittal, a conceptual drainage facility should be shown on the plan to a size
and configuration approximating the needs of the site.
5. A preliminary Technical Information Report CHR), consisting of a narrative addressing the 8 core and
5 special requirements outlined in the KCSWDM, shall be provided with the site plan. A downstream
analysis shall be included in the narrative. The City has available 1"=100', 5-foot contour, planimetric
maps that must be used for basin analysis. Contact the City of Federal Way, Surface Water
Management Department for further details.
Traffic/R-O-W Improvements
1. See attached Traffic Division memorandum from Rick Perez, P.E., Traffic Engineer, for traffic related
items.
Building Permit Review
1. A final TIR must be submitted with the building permit application. The TIR must include the
signature/seal of a Professional Engineer licensed in the State of Washington.
2. The applicant must provide a geotechnical report that addresses design pavement thicknesses for
the roadways.
3. Copies of the Public Works standard checklists are available upon request to assist the applicant's
engineer in preparing the plans and the TIR.
4. Bonding will be required for all improvements associated with the project. The bond amount shall
be 120% of the estimated cost of the improvements. Upon completion of the installation and final
approval by the Public Works inspector, the bond value will be reduced to 30% of the original
amount for the two-year maintenance period. An administrative fee deposit will need to
accompany the bond to cover any possible legal fees in the event the bond must be called.
5. The developer will be responsible for the maintenance of the streets and storm drainage system
for a two-year maintenance period. During that time the Public Works inspector will make periodic
visits to assure developer's compliance with maintenance requirements. When the two-year
maintenance period is completed to the satisfaction of the Public Works inspector, the bond will be
released. City inspection of the facility will continue on an annual basis.
6. When topographic survey information is shown on submitted 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 elevations are
called out.
7. Site plans shall be drawn at a scale of 1"=20' or larger. Drawings submitted for plan review shall
be printed on 24"x36" paper. Final, approved drawings shall be drafted/plotted on 24" x 36" mylar
sheets with permanent black ink
8. Provide cut and fill quantities on the grading plan. Erosion control measures, per Appendix D,
1998 KCSWDM must be shown on a plan sheet.
9. The site plan should show the location of any existing and proposed utilities in the areas affected
by construction.
JUN-26-2001 15:18 Fr-W.S.D.—FINANCE 253 941 0442 P.02iO3
i
r
FEDERALI
WAYr
June 26, 2001
Lori Michaelson
City of Federal Way
33530 1" Way South
P O Box. 9718
Federal Way WA 98(()3
RE, Dobish Preliminary Plat
Dear Ms. Michaelson.
This letter is in response to your request for comments on the proposed 1.5-lot single-family development located west of
SW Dash Point Rd at approximately 421Q Ave SW. Federal Way School District is committed to providing the best
education possible for all students who reside within the District. We are concerned with all aspects of facility use and
liaiitations, transportation, safety and recreational requirements that best support the education of children attending our
schools. To accomplish this, we must give focus to the impact of new housing developments.
Under current boundaries this development would be served by Twin Lakes Elementary, Lakota Junior High and Decatur
High School. School service areas are reviewed each year and necessary boundary changes may he made to
accommodate enrollment increases. Students residing in this area receive school bus transportation to all three schools.
There are stops located along; SW Dash Point RD at 39t' Ave SW and 44`h Ave SW. School bus stop placement is
reviewed each year. Appropriate stops are established depending on student transportation needs.
Student safety must be considered for all students who would walk to the schools and to school bus stops from this
development. Sidewalks and other planning features that assure safe walking conditions for students are factors the
district must consider as we comment on new development within our service areas. We ask that the develolxx work with
our staff to prepare a "School Access Analysis" to the elementary, junior high and senior hich schools from this proposed
development. Attached are guidelines for preparing this analysis. The developer can request additional information
from Carolyn Calhoon, Assistant Transportation Director, at 945-5964 or Geri Walker at 945-2071
The most recent Federal Way School District Capital Facilities flan indicates a student yield of .6017 from single-family
housing. This development could add 9 to 10 new students. These are averages only, the actual number of students may
vary. This may create a need for additional space, cgtrlptr:ent and staff_ This impact is mitigated by the collection of
impact fees.
The District appreciates the opportunity to comment on this proposed development and reserves the right for further
couunent as additional information becomes available.
Since ly,
. OGAlle_
'ri Walker
MIS Specialist
c Jcri Carlson, Budget and Planning, Manager
Rick LaBoync, Assistant disk Manager
Carolyn C:alhoon, Assistant Transportation Director
School Princ:ipils
Phone (253) 945-2000 • 31405 18th Avenue South • Federal Way, WA 98003-543.3 • www_fwsd-wedziet,edL1
JUN-26-2001 15:18 F--(�.S.D.—FINANCE 253 941 0442 P.03iO3
School Access Analysis
New development creates a need for analysis of student pedestrian safety. The Federal Way
School District would prefer an analysis of walking paths to schools and bus stops from new
subdivisions be prepared by the developer prior to final comments on impacts.
Generally a walking route should be planned to assure that school -age pedestrians from a
neighborhood:
• Cross the fewest number of streets to reduce vehicle -pedestrian exposures
• Walk on sidewalks or paths where available;
■ Walk the shortest possible distance on streets without sidewalks or wide shoulders;
• Walk on the left side of the road facing traffic on streets where practicable;
• Avoid high speed, high volume roads and roads with high truck volume.
■ Make maximum use of protective techniques (traffic control devices, existing crossing guards
and school patrols.)
• Use easements with walkways through parks or other available areas where student safety is
maximized. Walkways and paths must be cleared of vegetation for maximum visibility.
The analysis of walking paths to schools and school bus stop locations
from a new subdivision should include the following information:
• School location
Description of sidewalks, pedestrian paths and shoulders including:
condition and width of shoulder and sidewalks;
Y whether shoulders are paved, gravel or grass, or nonexistent;
Y whether sidewalks and pathways are immediately adjacent to
the traffic lanes or are separated by a planting ship or other means from moving
traffic; and
the location of drainage or irrigation ditches_
• Location of all crosswalks, including type of crossing protection offered;
• Medians, pedestrian refuge islands and other pedestrian safety features;
• Posted speed limits and warning signs, especially all 20 mph school speed limit zones;
• All stop and yield signs;
• Traffic signals including presence of marked crosswalks and pedestrian signal indication
Traffic signal timing and phasing for pedestrian crossing.
• Major sight line obstructions as measured from the height of children.
• Bicycle lanes or paths.
• Other relevant pedestrian safety factors observed.
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LAKEHAVEN UTILITY DISTRICT
316271st Avenue South ♦ P. O. Box 4249 ♦ Federal Way, WA 98063
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: June 28, 2001
ATTN: Ms. Lori Michaelson
Senior Planner
SUBJECT: Agenda Item No. 1 - Dobish Cluster Subdivision
01-102191-00 (PRE)
COMMENTS:
Water:
This property is located within the water service area of the City of Tacoma.
Sewer:
A developer extension agreement will be required to extend mainline sewer facilities to serve the site. It seems
likely that a pressure sewer system will need to be designed. It is recommended that the Owner apply separately to
the District for this process at the same time formal application is submitted to the City of Federal Way to avoid
delays in construction. Please allow 3 to 4 months for plan review and approval.
General:
The District's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). One
(1) single-family lot is equal to one (1) ERU. The District's current Capital Facilities Charge for sewer is
$2,720/ERU.
�:
MatYE. Yung U
Development Service Supervisor
Direct Line: (253) 946-5400 FAX: (253) 529-4081
E-mail: myoung@lakehaven.org
Date: D 1
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TECHNICAL REVIEW
(RESIDENTIAL)
Agenda Date: June 28, 2001
Subject: Dobish Subdivision/01-102191-PC/Michaelson
To: Development Review Committee
From: Greg Brozek — Federal Way Fire Department
WATER SUPPLIES FOR FIRE PROTECTION
A Certificate of Water Availability shall be provided indicating the fire flow
available at the site.
Fire hydrants shall be spaced 700 ft. or less apart. Every building lot shall have a
fire hydrant within 350 ft. All measurements shall be made as vehicular travel
distance.
Fire hydrants shall be in service PRIOR to and during construction.
FIRE APPARATUS ACCESS ROADWAY
Fire apparatus access roadways shall be required for every building when any
portion of an exterior wall of the first story is located more than 150 ft. from fire
apparatus vehicle access.
Fire apparatus access roads:
1) 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 25
ton fire apparatus and shall be provided with a surface so as to provide all-
weather driving capabilities.
3) Shall be not less than a 20 foot inside turning 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 or Fire De artment approved alternative at the dead end.
All such cul-de-sacs shall be not less than 80 feet in diameter.
1
5) Gradient shall not exceed 15 percent.
6) Serving a single residential property which have a dead end in excess
of 150 feet in length shall be provided with a turn around approved by the
chief. [K.C.F.D.#39 Administrative Policy Guideline No. 10061
EXCEPTION: When buildings are completely protected with an approved
automatic fire sprinkler system, these provisions may be modified by the
chief.
Fire apparatus access road gates shall comply with K.C.F.D. #39 Administrative
Policy Guideline No. 1001 (copy attached).
AUTOMATIC FIRE SPRINKLER SYSTEMS
An automatic fire sprinkler system shall be installed in Group R, Division 3
occupancies:
1) When the occupancy exceeds 2,500 square feet (including attached
garages) without adequate fire flow.
2) Without approved fire department access.
3) When the occupancy exceeds 10,000 square feet.
4) When the building is classified as an over -water structure.
Comments: The minimum fire flow for one- and two-family dwellings shall be 1,000
gallons per minute.
If the slope of a building lot does not allow the building(s) on the site to comply with the
"life safety/rescue access" requirement. the building(s) shall be provided with an
approved automatic fire sprinkler system. Life safety/rescue access shall mean an
unobstructed access to all floor levels and each roof level of a building on not less than
20 percent of the building perimeter by utilizing a 35-foot ladder. An alternate method
would be at least one stairway enclosure with exit doorways from each floor level and
with a door opening onto each roof level which conforms to the requirements of the
Uniform Buildinq Code.
THESE COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE
PLANS REVIEWED.
2
Greg Brozek — Assistant Fire Marshal
31617 1 Avenue South
Federal Way, WA 98003
Phone 253-946-7241
Fax 253-529-7206
SIGN IN SHEET
PRE -APPLICATION CONFERENCE
Project: Dobish Cluster Subdivision Preapplication
DATE. 6 28 01 FILE NO.: 01-102191 (PC)
NAME REPRESENTING TELEPHONE/
5_7 7JA--
9`53 - c(L6 - `LOR
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1U4R a xIC LAK6PA V F r«rT 1 rsrr�r r zs -4��-S oa
IM rw �� ,c �d✓�s zs3- 661 - 13Z
". R,rlc Pefe-g_ rkl f wblic, GJorf-s
I?-
Page 1 of 1
Lori Michaelson - DRC - Dobish Cluster Subdivision
From: Kim Scattarella
To: Rick Perez
Date: 611910111:40 AM
Subject: DRC - Dobish Cluster Subdivision
CC: Jim Femling; Lori Michaelson; Sarady Long
There is the question about the proposed access to Dash Point Road, just east of44th Ave. 5W. The alignmentofthe
access road Ca cu 1-de-sac) for this 10-15 lot su bd ivision needs to be revised to ma ke it closer to peTend icular to Dash
Point Rd. The possibility of relocating this poirntofaccess would also be a problem because ofsightdistance
limitations. The other issue is that the proposed road would encroach on an existing private driveway.
The only other alternative location might be access off of 44th Ave. 5W. Do you have any other comments? Oince
Hazem probably won't be there, will it be you or Sarady ?) if you need plans or more information, see Lori or myself
Ki m
pile://C:\Windows\TEMP\GW) 00002.HTM 6/19/01
Page 1 of 1
Lori Michaelson - Dobish Cluster Subdivison Stream Classification
From: Kim 5cattarella
To: Lori Michaelson
Date: 612010111:19 AM
Subject: Dobish Cluster5ubdivi50n Stream Classification
CC: Fe!Tang; Paul Bucich
Kevin Peterson mentioned that he doesn't thin kthere isarn actual Stream Classification map for Federal Way at this
time, but i understand that there is will be development aFsuch an i nveoory. The Sensitive Areas map shows the two
streams that Flow through this site, but do not Classify them. If 5WM has any additional information aboutthis,
theywilI know that you are interested in Finding out in time for the DRC meeting tomorrow.
The latest Water Quality Applications map shows this area as a Resou rce Stream Protection Area for water quality
treatment.
Kim
file://C:\Windows\TEMP\GW } 00001.HTM 6/20/01
CITY OF G
'NRI
June 7, 2001
CITY HALL
33530 1 st Way South
PO Box 9718
Dean P. Behse
1321 177Th NE
Bellevue, WA 98008
RE: Permit #01-102191-000-00-PC
Dobish Subdivision Preapplication
SW Dash Point Road at 42"d SW
Dear Mr. Behse:
(253) 661-4000
Federal Way, WA 98063-9718
The above referenced preapplication has been assigned to me as project planner. At this time,
your preapplication has been routed to members of the city's Development Review Committee.
A meeting with project proponent(s) and the Development Review Committee has been
scheduled as follows:
Thursday, June 28, 2001, 9:00 a.m.
Mt. Adams Conference Room
City Hall, First floor
33530 First Way South
PO Box 9718
Federal Way, wA 98063-9718
We look forward to meeting with you at that time. Please let me know if you will have more
than four people attending the meeting so we can arrange for a larger room. Please call me at
253-661-4045 if you have any questions.
Sincerely,
C�;
Lori Michaelson, AICP
Senior Planner
Doc.I.D. /4%9—+
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVEL PMENT REVIEW COMMITTEE TRANSMITTAL
DATE June 7, 2001
Ta Jim Femling, Development Services Manager
Mary Kate Gaviglio, Building Official
Mary Young, Lakehaven Utility District
Greg Brozek, Federal Way Fire Department
FROM. Lori Michaelson
FOR DRCMTG, ON: Internal review: June 21, 2001
Meeting with applicant: June 28, 2001— 9:00 a.m.
,FILE NUMBER(s): 01-102191-00- PC
RELATED FILE NOS.: None
PROJECT NAME DOBISH CLUSTER SUBDIVISION
PROJECTADDRESS.' SW Dash Point Road at approximately 42"d Ave SW
ZONING DISTRICT.' RS 15.0
PROJECTDESCRIPTION. PRE -APPLICATION - for the review of a proposal for cluster subjivision of
(4) parcels (112103-9013, 112103-9014, 112103-9038, 112103-9056)
LAND USE PERMITS.'
PROJECT CONTACT;
Preliminary Plat, SEPA
DEAN P. BEHSE
1321177TH NE
(425)747-3889 (Work)
MATERIALSSUBA07TED: Preliminary Plat conceptual drawing
MASTEIR AND USE APPLICATION
REGE! VEC)
BY
V�PnRrhe�T OF CorvMu�1TY D 3PMENT SERVICES
Gfffor �UNIWDEVELOPMEWAR3350 First Way South
PO Box 9718
` /.y� Federal Way WA 98063-9718
// a, 253-661-4000; Fax 253-661-4129
ARPl°/ a 7� www.ci.federal-way.wa.us
APPLICATION NO(S) ol
_ • �`� DD PC Date
Project Name .— 00
Property Address/Location� T N
C. .
S A- " +� er 1,04C..
_ S
Parcel Number(s) a 3 a 3
4iO.T4
Project Description
7�1V15[ ov�
Type of Permit Required
Annexation
Binding Site Plan
13oundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conference
Process I (Directors Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiners Decision)
Process V (Quasi -Judicial Rezone)
Process VI
_ SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
/_/ .TQ43 0 Zoning Designation
S 1 Comprehensive Plan Designation
`- V a l uc of Existing Improvements
1j-DU444/DValue of Proposed Improvements
Uniform Building Code (UBC):
5 I /V 4- le , L ccupancy Type
1� N Construction Type
Applicant
Name:
Address:
City/State: !$ LL. I;a ♦/G� J
Zip: O d
Phone: y S' — 7 y 6—
Fax: [i/ ,Z T_ 3 '7 3 / 7 y
Email: L m o o r3 i 5 H(2& 4 tZ i-W A, i NI< ,/v E r
Signature:
Agent (if Different than Applicant)
Name: T-" jF- i4 ri /� . Z AF-1+ SE
/
Address: / 3 7. / e7 P; nV`�/
City/State: 73 .L �- E- V 0
Zip:
Phone: y 3
Fax: 7— 7 N 7 2 /
Email: p ,Z, rU 1� /YI S /l/. L 6 n•t
Signature:
Owner
Name: ,L Gj / S 0 0 J3I S )-/
Address: / At 3 / S" N 6 / A N �'� "
City/State:
Zip: el a
Phone: A/ 7. - 7
Fax: 4 f:X- 3 "! 3 1 /7 z
Email: L ^I Lhd $ iJ M @ Th/ t / nl K , A/ E- r
Signature:-Z�� --37 �
Bulletin ##003 — October 30, 2000
Page 1 k:\Handouts — Revised\Master Land Use Application
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