Loading...
95-100778JCIT�YOF' 33530 1ST WAY SOUTH May 18, 1995 Mr. Yu -San Wei 17431 Ambaum Blvd S, Apt D9 Seattle, WA 98148 Re: PRE95-0034 -- The Wei Development Dear Mr. Wei: (206) 661-4000 FEDERAL WAY, WA 98003-6210 Thank you for meeting with the City's Development Review Committee (DRC) regarding a pre - application on the subdivision of a 2.81 acre parcel into single family lots. This committee includes representatives from the Lakehaven Utility and Fire Districts; staff from the city's Public Works Department; and staff from the Planning and Building Divisions of the Community Development Services Department. Since there is a stream and a wetland located on site, comments from the City's Wetlands Biologist is also included. Following are the committee's comments which are intended to assist you in preparing your formal application. Comments are listed under Planning Division, Wetlands, Public Works Department, Building Division, Fire District, and Lakehaven Utility District. I. PLANNING DIVISION A. Project Description You are proposing to subdivide Parcel No. 797880-0682 which is an approximate 2.81 acre parcel located south of S. 330th Street and west of 24th Ave S. into single family lots. A branch of the Hylebos Creek, known as Tributary 0016A, is located on the property. You have submitted two alternative proposals for the Development Review Committee's review: 1) Subdivision into seven lots with some encroachment into stream setback. 2) Subdivision into 11 lots with a proposal to culvert the stream. Mr. Yu -San Wei May 18,_-1995 B. Zonin The property is presently zoned Single Family Residential (RS 7.2) which allows single family residential on a minimum lot size of 7,200 square feet. Please refer to Enc. #1 -- FWCC, Section 22-631, Single Family Residential (RS) for minimum lot size requirements. As part of the submittal, individual lot sizes were not provided. The existing comprehensive plan designates the site as business. C. Review Process 1. Process III -- Subdivision approval is required to create these lots. Subdivisions are processed following the procedures defined in Process III, FWCC, Section 22-476 et seq. (Enc. #3 & #4) 2. SEPA -- Review is necessary under the State Environmental Policy Act (SEPA) because more than four units are being created and an environmentally sensitive area may be impacted. Please find enclosed a SEPA Checklist (Enc. #5) which must be filled out and returned with your subdivision application. 3. Fees -- The fee for preliminary plat review is $4410 plus $50 per acre which totals $4,550.50. The fee for SEPA review is $472, which brings the total review fee to $5,022.50 based on the 1995 fee schedule. D. Dimensional Standards/Lot Design Subdivisions are to be reviewed for conformance with FWCC, Section 20-2 -- Purpose Statement; design criteria and development standards set forth in FWCC, Sections 20-151 through 20-157 and 20-176 through 20-187; any other applicable ordinances and regulations of the City of Federal Way; and RCW Chapter 58.17 -- Plats, Subdivisions, Dedications. Chapter 20 (Enc. #6) is enclosed. Also enclosed is the Subdivision Handout (Enc. #7) E. Alternative Proposals 1. Alternative #1 Alternative #1 proposes the subdivision of the site into seven lots with some encroachment into the stream setback. A branch of the Hylebos Creek, known as Tributary 0016A, is located on your property. This stream is classified as a major stream based on the City's definition which defines major stream as "any stream, and the tributaries to any stream, which contains or supports, or under normal Mr. Yu -San Wei May 18 1995 circumstances contains or supports a local or migratory fish population. " Federal Way City Code (FWCC), Section 22-1306 (Enc. #8) states that no land surface modification or improvements, may take place or be located within 100 feet outward from the top of each bank of a major stream. Land surface modification means the clearing or removal of trees, shrubs, ground cover and other vegetation and all grading, excavation and filling activities. This means that in designing a subdivision, the stream and 100 foot buffer may be included in the lot to meet the required 7,200 square foot minimum lot size, but development of any kind, including formal landscaping, is prohibited within 100 feet of the edge of the stream. As part of the pre -application submittal, an approximate location of the stream has been shown. However, as part of formal subdivision application, the exact location of the stream on your property as determined by a stream delineation report, which depicts the bank (edge) of the stream and the 100 foot buffer along its entire length, must be submitted. This report may be prepared by a stream biologist, stream ecologist, or professional engineer who specializes in streams (Enc. #10). The pre -application shows that in order to build on Lots 1-3, you are proposing encroachment with the building pad into the 100 foot stream setback. Encroachments other than essential public facilities and minor improvements require review under Process II (Enc. #11) to encroach into wetland and stream setbacks. 'Therefore, the criteria in FWCC, Section 22-1359 relating to intrusions into wetland setbacks and Section 22-1312 relating to intrusions into stream setbacks would apply to this proposal (Enc. #8). Based on preliminary information provided by the City's wetlands biologist, there is also a wetland located adjacent to the stream. Based on the information submitted, the extent of the wetland can not be determined. Therefore, we are unable to determine whether there will be any encroachments into the wetland buffer. Under both FWCC, Section 22-1359 relating to intrusions into wetland setbacks and Section 22-1312 relating to intrusions into stream setbacks, one of the criteria to be evaluated in granting approval to encroach into a setback area is that the proposed encroachment is necessary for the reasonable development of the subject property. Based on the reasonable use requirement, we will need to carefully evaluate the proposal to encroach into these setback areas relative to the mitigation plan prepared by your wetlands/stream specialist. Mr. Yu -San Wei May I8 1995 2. Alternative #2: The second alternative is to subdivide the parcel into 11 lots and to culvert the stream. Culverting a stream is regulated by FWCC, Section 22-1309 (Enc. #8) which contains specific criteria for culverting a stream. One of the criteria is that of "reasonable use of the subject property." Since under Alternative #2 you would be creating 11 lots, as opposed to the scenario under Alternative #1, where seven lots would be created, an argument can not be made that culverting the stream is necessary for reasonable use of the property. Therefore, City planning will not be able to support Alternative #2. F. O ern Space -- Open space must be provided in accordance with FWCC, Section 20-155(b). In order to fulfill this requirement, the following alternatives are available to you: a) Set aside fifteen percent of the gross land area of the subdivision (0.42 acres) as open space (Refer to enclosure -- FWCC, Section 20-155). If you choose this option, the open space must be set aside in a separate tract, the location and dimensions of which must be shown on the face of the short plat. At least ten percent of the gross land area (0.28 acres) must be useable, which is defined as areas having appropriate topography, soils, drainage and size to be considered as active recreation areas. The remainder of the open space could be part of the wetland and buffer. Under this option, the open space shall be owned in common undivided interest by all property owners within the subdivision as members of a homeowners' association or corporation as set out in a declaration of covenants and restrictions to be approved by the city. b) Pay a fee -in -lieu of the open space. This fee will be based on the square footage of open space which would otherwise have been accepted times the current market value per square foot of similarly situated property. The appraisal must be done by a qualified appraiser approved by the city or by a licensed real estate broker. Although the amount of the fee with calculations must be submitted to the City as part of subdivision application, the fee need not be paid until prior to recording of the plat. G. Buffers -- Not applicable. H. Landsca in Plan -- FWCC, Section 22-1568 states that a tree retention plan must be submitted as part of the application. This plan shall consist of a tree survey or cluster survey that identifies the location, size, number, and species of significant trees on the site. It must also identify the significant trees that are proposed to be retained, removed, transplanted, or replaced, including a final Mr. Yu -San Wei Mav 18. 1.995 report on percentage retained. This plan will be approved as part of the preliminary plat and the grading plan submitted at the engineering stage will be based on it. Please refer to FWCC, Article XVII (Enc. #12), for complete landscape code requirements. I. Scale -- Please refer to Enc. #7 for drawing specifications, including scale to be met when submitting formal application. J. Additional Comments -- Please refer to the enclosed Subdivision and Process III handouts which outline what needs to be submitted as part of your formal application packet. Please be advised that the foregoing planning comments have attempted to address all major portions of the code relating to your proposal; however, they should not be perceived as a complete checklist. Therefore, in preparing your formal application, all pertinent portions of the City's land use code should be consulted. II. WETLANDS See enclosed comments. III. PUBLIC WORKS A. Storm Drainage See enclosed Public Works Comments. B. Roads/Driveways/Traffic See enclosed Public Works Comments. IV. FIRE DEPARTMENT See enclosed comments. V. LAKEHAVEN UTILITY DISTRICT See enclosed comments. VI. BUILDING DIVISION See enclosed comments. Mr. Yu -San Wei may 18. 1995 The more important handouts and city code sections referenced in this correspondence have been enclosed for your convenience. However, in order to prepare your application, it may be necessary for you to consult the city code for other pertinent sections. Should you have any questions relating to information provided in this correspondence, please call me at 661-4111. For questions relating to comments originating from other departments, divisions, or districts, please contact the following individuals: City of Federal Wax Public Works -- Skip Tullock, Engineering Plans Reviewer 11, 661-4132 Building Division -- K. C. Ellis, Lead Plans Examiner, 661-4123 Federal Way Water- and Sewer Mary Cossettee, Supervisor of Technical Services, 941-2288 Federal Way Fire Department Greg Berosek, Fire Inspector, 946-7334 Sincerely, Margaret H. Clark. AICP Senior Planner enc: 1. FWCC, Section 22-631, Single Family Residential (RS) 2. Master Land Use Application 3. Handout -- Process Ill Review 4. Major Steps for Process III Permits Handout 5. Environmental Checklist 6. Chapter 20, Subdivisions 7. Subdivision Handout 8. FWCC, Article XIV -- Environm,entally Sensitive Areas 9. Handout -- Environmentally Sensitive Areas 10. Handout — Selecting a Wetlands/Stream Consultant 11. Handouts -- Process II Review & Major Steps for Process II Permits 12. FWCC Article XVII, Landscaping 13. Wetland Biolog�iist Comments 14. Public Works Department Comments 15. Fire District Comments 16. Lakehaven Utility District Comments 17. Building Division Pre -Development Information 18. Sign -Up Sheet from Pre -Application Meeting c: Federal Way CommunitX Develo meet De artment thy cC ung, and Use Administrator Dick Mumma, Building Official KC Ellis, Lead Plans Examiner Federal Way Public Works Department Skip Tulloc , ngineering lans Reviewer II Mary Cossettee, Supervisor of Technical Services Federal Way Fire De artment Greg Berosek, Fire Inspector WilseX & Ham Pacific Keith Fabing, Wetland Biologist SIGN UP SHEET -- THE WEI DEVELOPMENT PRE 95-0019 Name Address Telephone # )vvy t/ UUD rr lsl-. lv/ S CGb / I I W COMMUNITY DEVELOPMENT TECHNICAL REVIEW COMMITTEE AGENDA OF: May 11, 1995 ATTN: Ms. Margaret Clark Senior Planner FROM: Ukehaven Utility District SUBJECT: Agenda Item No. 4 — The Wei Development Preapplication Meeting with Staff (PRE95-0034) COMMENTS: Water: The 11 lot configuration would require extension of water mains on —site under developer extension agreement with the District. Water is available within 24th Avenue South for the 7 lot configuration. Sewer: The 11 lot configuration would require extension of sewer mains on —site under developer extension agreement with the District. Sewer is available within 24th Avenue South for the 7 lot configuration. NOTE: Copies of the District's facilities maps are attached for your convenience. By: Kr Date: Ma y E. 0ossette. Supervisor of Technical/Support Services -- ! 46 . �- } ►S' 6 O R S/ 7 Z r7 C O, Ir N �74 s0 � 4 1 e t 0'-Ili •al 1. 191' 8lr�J—�----- J � I — 871 9 a 1141100 33 I s , t 14ra� p523 1 p520 00 ),.So 0yg1 X isn- woo. -- --— - — - — - — --------7---- S. 330TH ST. .— — —- - .�. e,+--- •— - — - i m , -ia ,cAc 1jAr I LOT 1 i ra I I 32 r rvc i-- e+cI 2 vi 9w 0662 s4 S � p6p0 ! � 1� ,• ro + u S I 9s s2 Og U4 HD I ol 4 1 1 if rvc 97 14 � 5 r� 13 M �Iyy 1 opt pee, pezo �, 6 I �6 12 p6g0 ••Leo- } I "------------ ENDS I S 2 3 4 5 7 I ` iARROWHEAD 46 _too" 06,79 max--------� - -- xl �7 a 9 10 �; 34 S. 37 ST 1. TRA 59, 35 22 2 24 25 26 L11 7 8 I0,164 jb31 30 29 28 27 I --~---- . I i AT 9,r� 17 !i! 4r 1 0167 23 ;------------ v, r '0 ' Lj 15 14 13 12 11 a 18 1 �rsn {►awo.Y q is 17 I N I L� ,9 &`+ ; s 18 20 21 N vac 0161 0160 ---"'------------~----� - •F sTl edWp-NFD —-- --- S. 333Rfl II ST. e.a II — a �j Ein }d� £ LOT 1 LOT 2 ; LOT J ICY Ra `JO a II silo+ao A ,ACV P ! 05`� a to 51 !�� F—,-----L-- F 1 i • eQ 3 ! y ­4 00g0 4 I © it x )NC _�•� �•^__ 4` i % uI irl 1 YO 8T � I 0582 1 jj 9 l 1l 2 x /IIIII�I N , 10 �'•� p523 ' d52p pptd�T P� �, 3TCONC 3dCONC p�5� S. STCONC 30'CONC u1 7 LOTS :BASM! 30 1 ' 2 Vr 94 �jj i 0gB2 Z N � N S 92 9S i �C 91 j 4 I { 14 j s l g 13 0�1 p�1 i g , E 12 pB8 5 8 7 „ 0679 jr PVC (� a a S. 31ST 7 10 TRA pggt 22 2 24 25 26 <E e �N ot6� 31 30 23 28 27 i p165 333RD a s ' --- S. -- "'� I ----- 0A6T to 15 14 13 12 11 i i � p161 t i i 16 17 E i 18 19 20 21 cm � pt66 ' pt6d �l-._._�.�..w ------------ - - ---- n S. 333RD ST. ---------�----�--------^--- R - I � I ; D f i E 1 LOT 1 LOT 2 LOT 3- A e v 6110120 1` a � fpvc 8 x E P i LOT ER� S, epVC �c �J � � V p2t5 AOS i 28 fY 22 27 h r o cc 5 14 401E 4ffi CASING CITY OF E� Pry 33530 1ST WAY SOUTH June 21, 1996 Mr. Yu -San Wei 17431 Ambaum Blvd S, Apt D9 Seattle, WA 98148 Re: Property at 33003 24th Ave S, Federal Way Dear Mr. Wei: (206) 661-4000 FEDERAL WAY, WA 98003-6210 Pursuant to your telephone request, enclosed is a copy of the zone chart for the RM3600Lonng district which is being proposed for your property. The City Council held the first reading on the zoning map on June 18, 1996. The second reading on the map will be July 2, 1996 after which notice must be published in the newspaper before the zoning will become effective. Given this schedule, I am unsure when the effective date of the new zoning will be. I am aware that you will be meeting with your builder. I wanted to remind you of some important characteristics associated with your property. A branch of the Hylebos Creek, known as Tributary 0016A, is located on your property. This stream is classified as a major stream based on the City's definition which defines major stream as "any stream, and the tributaries to any stream, which contains or supports, or under normal circumstances contains or supports a local or migratory fish population. " Federal Way City Code (FWCC), section 22-1306 states that no land surface modification or improvements, may take place or be located within 100 feet outward from the top of each bank of a major stream. Land surface modification means the clearing or removal of trees, shrubs, ground cover and other vegetation and all grading, excavation and filling activities. This means that in designing the development, the stream and 100 foot buffer may be used to meet minimum lot sizes, but development of any kind, including formal landscaping, is prohibited within 100 feet of the edge of the stream. The exact location of the stream on your property as determined by a stream delineation report, which depicts the bank (edge) of the stream and the 100 foot buffer along its entire length, must be submitted as part of development application. This report may be prepared by a stream biologist, stream ecologist, or professional engineer who specializes in streams. Based on preliminary information provided by the City's wetlands biologist, there is also a wetland located adjacent to the stream. The City of Federal Way also requires a 100 foot setback from the edge of a wetland. Based on previous conversations, the subject of culverting the stream has been brought up. Please be advised, that specific studies must be preformed and criteria met in order to culvert a stream. Furthermore, please be reminded that each jurisdiction has its own development regulations, and therefore, the design of any development on this site must be done in the context of the City of Federal Way regulations. As you are aware, pre -applications are made available to clients free of charge to assist them in the development process. I encourage you to have your builder contact me to find out more about the city's development regulations. Should you have any additional questions, please call me at 661-4111. Sincerely, gYjO,►.ja.,r- IA r_Law-k Margaret H. Clark Senior Planner Enc: Federal Way City Code, Section 22-667 c: Gregory McCormick, AICP, Principal Planner MISKCPR7\WEI.2 Technical Review (Residential) Agenda Date: May 18, 1995 Subject: The Wei Development/PRE95-0034/Clark To: Development Review Committee From: Greg Brozek, Fire Marshal's Office Fire Hydrants Fire hydrants shall be spaced 700 ft. or less apart. Every building lot shall have a fire hydrant within 350 ft. Distances will be calculated by vehicle travel distance. Fire hydrants shall be in service PRIOR to the start of combustible construction. A certificate of water availability shall be provided indicating the fire flow available at the site. Fire A aratus 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. All fire apparatus access roadways shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. Fire apparatus access roadway grade shall not exceed 15 per cent. All fire apparatus access roadways shall have an unobstructed vertical clearance of not less than 13 ft. 6 in. The unobstructed width of a fire apparatus access road shall be not less than 20 ft. and all turns and/or bends shall be designed at not less than a 32 ft. inside and 40 ft. outside turning radius. All fire apparatus access roadways which have dead ends exceeding 150 ft. shall be provided with a cul-de-sac at the dead end. All such cul-de-sacs shall be not less than 80 ft. in diameter. All fire apparatus access roads 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. EXCEPTION: When buildings are completely protected by an approved automatic fire sprinkler system, these provisions may be modified by the chief. Gated access shall shall not reduce the required width of the access road. Gate operation shall be by an electronic sensing device compatible with "Opticom" sending units. Comments Reviewed by: KCFD #39 Date Public Works Office Memorandum, City of Federal Way TO: Margaret Clark FROM: Skip Tullock DATE: May 18, 1995 SUBJECT: PRE95-0034, Wei Development, Southwest corner of S 330th Street and 24th Avenue S The pre -application has been reviewed for the subject project and the following comments are provided: A. Preliminary Plat Issues 1. S 330th Street directly west of the site has been fully improved with a 60 foot right of way width, 36 foot pavement width, vertical curb/gutter, 5 foot wide sidewalks, 4 foot wide landscape strip along the south side of S 330th Street and associated drainage facilities. Existing conditions along S 330th Street (adjacent to the site frontage) and 24th Avenue S (from S 330th Street to S 333rd Street) include a 60 foot right of way width, 24 foot pavement width and gravel shoulders; however, there is no existing curb/gutter nor are there any sidewalks, landscape strips or associated drainage facilities. Although sections 22-1473 and 22-1474 of the Federal Way City Code require full width street improvements, a modification will be granted and the applicant will only be required to provide half width street improvements along the site frontage. In addition, the applicant will not be required to dedicate any additional right of way. The improvements to the south side of S 330th Street are to match existing facilities to the west. 24th Avenue S will need to be constructed with additional pavement to provide a 28 foot wide roadway centered in the right-of- way, vertical curb/gutter, 4 foot wide landscape strip, 5 foot wide sidewalk, street trees on 30 foot centers and associated drainage facilities along the west side of the street. Necessary pavement tapers, etc. will also need to be provided at the south end of the applicant's project on 24th Avenue S. No further modifications will be granted to the street improvement requirements. 2. The applicant will need to provide soil logs for each lot to verify the suitability of infiltrating storm water runoff from roof, driveway and roadway widening. Preliminary designs for infiltration systems shall be provided for those lots having suitable soils. If any of the lots display poor infiltratation capabilility, then the applicant's engineer will need to determine if detention facilities will be required to control runoff from these newly created surfaces based on an evaluation of the 100 year-24 hour pre and post developed storm events. 3. Storm water runoff from the offsite roadways will need to be controlled through the use of facilities designed and constructed in accordance with the requirements of the latest edition of the King County Surface Water Design Manual (KCSWDM). These facilities include, as a minimum, a biofiltration swale and oil -water separation as may be required. The site plan prepared for the project should take into consideration the spacial requirements for these facilities and depict their conceptual location Further design details will be required with the building permit in order to construct the facilities. 4. The applicant will need to provide (with the application) a Level 1 downstream drainage analysis and a written narrative on the relevance to the subject site of the 7 Core and 12 Special Requirements of the KCSWDM. Copies of 5 foot topographic contour maps are available for use in preparing the drainage analysis and can be obtained from the City by contacting Kevin Peterson at 661-4126. 5. Public Works will not support the applicant's proposal to culvert the class III stream running -through the site. The stream needs to remain in its natural condition in order to provide for adequate water quality treatment. B. Plat Improvement Issues 1. Final site improvement plans will need to be prepared for the project and submitted with the building permit application. The plans shall be drawn on 24" x 36" size sheets at a scale of 1" = 201, based on KCAS or NGVD-29 vertical datum and signed/sealed by a Professional Engineer licensed in the State of Washington. 2. A Technical Information Report (TIR) will need to be prepared for the project and submitted with the design of the plat improvements. The TIR will require the signature/seal of a Professional Engineer licensed in the State of Washington. 3. The applicant will need to provide a geotech report that addresses design pavement thicknesses for the off site roadways. 4. The applicant shall reimburse the City for the cost of all required regulatory, warning and street name signs that are installed prior to acceptance by the City of all other required improvements. 5. Copies of Public Works' standard checklists have been included to assist the applicant's engineer in preparing the plans and the TIR. C. SEPA Issues 1. The recommendations of the Hylebos Creek and Lower Puget Sound Basin Plan will need to be incorporated into the design of storm water facilities for the proposed project. More particularly, the site is located within the East Branch Hylebos Creek Sub -Basin which has been designated for implementation of basinwide recommendation BW-2. This recommendation calls for the use of a 7 day storm event in sizing on site detention facilities, if required, instead of the 24 hour event generally used in the KCSWDM; however, a 30% safety factor does not have to be used in the detention facility design. CITY OF FEDERAL WAY TECIINICAL COMMITTEE DEPARTMENT OF COMMUNITY DEVELOPMENT Date: April 20, 1995 To: Public Works Department Lakehaven Utility District Fire District No. 39 Parks Department Building Division ✓ Wetlands Specialist From: Department of Community Development Project Planner: Margaret Clark, Senior Planner Phone No.: 661-4111 Please Respond by: May 11, 1995 (Internal); May 18, 1995 (Applicant) Type of Review: Pre -application File No.: PRE95-0034 Project Name: The Wei Development Project Location: South of S. 330th Street and west of 24th Ave S. Kroll Page 727W Parcel No. 797880-0682 in SW 1/4 Sec 16-21-04 Description: Subdivision of an approximate 2.81 acre parcel into single family lots. A branch of the Hylebos Creek, known as Tributary 0016A, is located on the property. There are two alternative proposals: 1) Subdivision into seven lots with some encroachment into stream setback. 2) Subdivision into 11 lots with a proposal to culvert the stream. Zoning: RS 7.2 Applicant: Yu -San Wei 17431 Ambaum Blvd S, Apt D9 Seattle, WA 99148 (206) 439-9582 K-C A c-w-A-wk-e-uvf5 �f +-�6s CITY OF FEDERAL WAY TECIINICAL COMMITTEE DEPARTMENT OF COMMUNITY DEVELOPMENT Date: April 20, 1995 To: Public Works Department Lakehaven Utility District Fire District No. 39 Parks Department Building Division Wetlands Specialist From: Department of Community Development Project Planner: Margaret Clark, Senior Planner Phone No.: 661-4111 Please Respond by: May 11, 1995 (Internal); May 18, 1995 (Applicant) Type of Review: Pre -application File No.: PRE95-0034 Project Name: The Wei Development Project Location: South of S. 330th Street and west of 24th Ave S. Kroll Page 727W Parcel No. 797880-0682 in SW 1/4 Sec 16-21-04 6oi ,1 9 `k�_J Description: Subdivision of an approximate 2.81 acre parcel into single family lots. A branch of the Hylebos Creek, known as Tributary 0016A, is located on the property. There are two alternative proposals: 1) Subdivision into seven lots with some encroachment into stream setback 2) Subdivision into 11 lots with a proposal to culvert the stream. w l r �y J Zoning: RS 7.2 Applicant: Yu -San Wei v� � `art " \'_ ' 17431 Ambaum Blvd S, Apt D9 � ,�' Seattle, WA 98148 ` ,- .�' (206) 439-9582 5 '��{' fy PACIFIC 3025-112th Avenue N.E. P.O. Box C-97304 Bellevue, WA 98009-9304 MEMORANDUM TO: Margaret Clark, Senior Planner, City of Federal Way FROM: Keith Fabing, Wetland Biologist, W&H Pacific lip!) DATE: May 2, 1995 RE: Wei Development Pre -Application Review JOB NO: 3-0420-0801 (1.59) This memo provides comments on the proposed single-family subdivision pre -application for Parcel No. 797880-0682 in the S.W. 1/4 of Section 16, Township 21, Range 4 E. The subject property is located at 33033 - 24th Avenue S. at the intersection with S. 330th Street. These comments are based on a field investigation to identify the presence of wetlands associated with Hylebos Creek located on the western boundary of the parcel. Hylebos Creek (Stream No. 0016A), classified as a "Major Stream," is located adjacent to the subject property. The Priority Habitats & Species an Heritage Wildlife Data prepared for the City of Federal Way by the Washington Department of Wildlife indicates that Stream No. 0016A supports an anadromous fish run and has resident fish. Topography is gently sloping on the east side of the creek within the property boundary. The National Wetland Inventory does not depict any wetlands associated with the Stream No. 0016A riparian corridor in the vicinity of the subject property. "Drawing IA - PreApp Site Plan," and "Drawing 2A - PreApp Site Plan" were prepared by RCJ Construction Services and submitted with the pre -application package. "Drawing IA" depicts seven residences positioned along 24th Avenue S. in the east portion of the property with encroachment into the estimated 100-foot stream buffer. "Drawing 2A" depicts eleven lots positioned around a proposed culvert for Hylebos Creek which runs the entire length of the subject property. A field investigation was conducted on April 25, 1995 to determine the presence of wetlands within the subject property. Property boundaries were not positively identified during the field investigation. Wooden stakes, which appeared to be recently placed, were observed adjacent to the stream. These stakes could represent an estimated top -of -bank boundary, as represented in "Drawing 1 A." The purpose of these wooden stakes was not determined. A wetland area associated with portions of the east bank of the Stream No. 0016A riparian corridor was identified. The wetland increased in area toward the southwest property boundary. This forested and scrub -shrub riparian wetland possesses high diversity of vegetation and wildlife. The required setback area from a regulated wetland is all land within 100 feet in every direction upland from the edge of the regulated wetland (Section 22-1357). The applicant is required to submit a wetland report prepared by a qualified professional approved by the city which meets the criteria set forth in the Federal Way City Code (Section 22-1356) utilizing the 1989 (206) 827-0220 Fax (206) 822-5341 Planning • Engineering • Surveying • Landscape Design • Environmental Services Wei Development Pre -Application Review Memo May 2, 1995 Page 2 Federal Manual far Identifying_ and Delineating Juri5dic$ final Wetlands (Federal Way Ordinance No. 91- 105, Section 80.145). A map of surveyed wetland boundaries and its associated 100-foot buffer should be included in the final wetland report. The wetland report should include the following information. 1) An evaluation of the area in question based on the definitions in "Division 7 - Regulated Wetlands" of the Federal Way City Code. 2) An overview of the methodology used to conduct the study. 3) A description of the wetland, including a map identifying the edge of the wetland and plant communities and detailed description of the method used to identify the wetland edge. 4) The wetland classification (U.S. Fish and Wildlife Service, "Classification of Wetland and Deep Water Habitats in the U.S.") 5) A list of observed plant and wildlife species, using both scientific and common names, and a description of their relative abundance. 6) A list of potential plant or animal species based on signs or other observation. 7) An evaluation and assessment of the existing or potential functions and values of the wetland based on the following factors: - surface water control. - wildlife habitat. - pollution and erosion control. - groundwater exchange. - open space and aesthetic contrast. - recreation, educational and cultural opportunities. The director of community development shall use this information to determine if the areas are regulated wetlands and, if so, the precise boundaries of those regulated wetlands. Any alteration within a regulated wetland must be authorized by the City Council through Process III (Code Section 22-1358(d)). All applicable sections of "Division 7" of the Federal Way City Code will apply to potential development adjacent to regulated wetlands. The U.S. Army Corps of Engineers should always be advised of any fill activity occurring within or adjacent to wetlands prior to approving a final design. Fill mat rial and/or dred=,spoi I s cannot be V1 aced in the wetland at any ti without wri tten approyal from the U. S. Arm CoEps of Engineers. In., Wei Development Pre -Application Review Memo May 2, 1995 Page 3 The tributary of Hylebos Creek that runs on the western boundary of the property is subject to potential adverse impacts resulting from the proposed development. The following discussion describes the stream in the context of its associated subbasin, defines potential impacts, and outlines regulations governing these impacts. Tributary No. 0016A is located in the East Branch Hylebos Creek subbasin within Subcatchment H9. A diversion of the headwater drainage of Stream No. 0013 into Stream No. 0016A, along with urbanization in the upper half of the subbasin, has produced increased flows which now overwhelm highway culverts, erode downstream channel areas, and add poor quality runoff into the stream system. Stream No. 0016A drains most of the I-5 corridor in the subbasin, and generates the largest peak flow of the three Hylebos Creek tributaries within the subbasin. Significant flooding problems have been identified at 336th Street located approximately 0.3 mile to the south of the subject property. Channel erosion, degraded water quality, and loss of aquatic habitat results from increased flows caused by urbanization and stream side land uses. Stream corridor encroachment causes loss of riparian zone area which supports salmonid and wildlife populations, maintains good water quality, and minimizes channel erosion (Executive Proposed Basin Plan, Hylebos Creek and Lower Puget Sound, 1991). The quality of the water entering Hylebos Creek from the proposed development must meet the water quality standards established under Federal Way City Code (Sections 22-1197 and 22-1201). It is the responsibility of the applicant to locate all improvements to minimize adverse impacts to the stream and wetland (Section 22-1266). Stream channels are often impacted by the introduction of fine sediments generated by channel erosion and upland urban development/construction (particularly during wet weather). These fine sediments render stream bed substrate unsuitable for spawning habitat, and also carry pollutants into and through the stream system. Installation of physical barriers during construction is required and, if necessary, after project completion to prevent direct runoff and erosion from any disturbed areas within 100 feet of the stream and regulated wetland (Section 22-1267). Erosion, sedimentation, and storm water controls consistent with the 1990 King County Surface Water Design Manual or updates should be required to be in place and inspected for appropriate installation before clearing, grading, or filling begins. Regular inspection of these controls should be required at specific phases of site work, and after significant storm events, to ensure these controls are functioning as designed. The Federal Way City Code (Section 22-1309) states that the city will allow a stream to be put in a culvert only if no significant habitat area will be destroyed, and it is necessary for some reasonable use of the subject property. Convenience to the applicant in order to facilitate general site design will not be considered. The applicant must demonstrate, by submitting alternative site plans showing the stream in an open condition, that no other reasonable site design exists. LOO Wei Development Pre -Application Review Memo May 2, 1995 Page 4 All parking and vehicular circulation areas are to be located as far as possible from the stream and regulated wetland (Federal Way Code, Section 22-1268). The Director of Community Development may permit or require the applicant to rehabilitate or maintain a stream or regulated wetland by requiring the removal of detrimental materials such as debris, sediment and inappropriate vegetation, and by requiring the planting of native vegetation. These actions may be permitted or required at any time that a condition detrimental to water quality or habitat exists (Section 22-1311, Section 22-1358c). The city may limit development activities in order to minimize adverse impacts (Sections 22-1269 and 22-1270). Stream No. 0016A retains a 100-foot buffer, as set forth in the Federal Way City Code, Section 22-1306 and Federal Way Ordinance No. 91-105, Section 80.20 and 80.75. A map of the surveyed Hylebos Creek top -of -bank and its associated 100-foot buffer should be included in the final wetland report. If you have any questions, please call me at 828-2883. 04200801\wp\WEI.mem :: MASTE�AND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT 33530 Iat Way South ♦ Federal Way, WA 98003 APPLICATION NO. TR E 4 S - op 3 4 Date 4 ra I c? „t, (R,qS Agent Name of Applicant 5cv& Wy- .Owner Address I 1 `-F 31 A-M64wnn O vd, 5 Phone 3 9 - a 5ga Signature Owner Name/Address Phone S 0, MR (if different than applicant) Property Location 3 3003 oZ 'G ht4"t 9 Kroll Ia-1- W Zone Legal Description i.-4� �'< S'W"- P I°r t ; 5tJ l (o — 2)- D Project Description'" .g� •5 vr� 'l (0�15 .bc�,vtda c�,�c -s.G l;'Ls it (As CM%er�k� Parcel Number(s) ICt1 °ti a Q Type of Permit Required: SEPA Notice Sign Checklist Mailed Board Site Plan Review R R Land Surface Modification R R Boundary Line Adjustment Binding Site Plan R R R Short Subdivision Subdivision R R R Shoreline R R ■ Variance R R R Conditional Use R R R Use - Process I R R Use - Process II R R R Use - Process III R R R Quasi -Judicial Rezone R R R Variance R* R R Comp. Plan/Rezone R R Annexation R R Lot Line Elimination *Pre -Application Meeting R = Required * = Optional by City CITY OF � Eo 33530 1ST WAY SOUTH March 17, 1995 Mr. Yu -San Wei 17431 Ambaum Blvd S, Apt D9 Seattle, WA 98148 Re: Property at 33003 24th Avenue South, Federal Way Dear Mr. Wei: (206) 661-4000 FEDERAL WAY, WA 98003-6210 Thank you for submitting the conceptual subdivision layout for the above property. You have requested some feedback on this proposal prior to submitting for a pre -application conference. The purpose of a pre -application conference is to identify issues and help the applicant prepare a better application. The submitted plan is adequate for a pre -application, therefore, if you so desire, you may submit eight copies of this plan along with the Master Use Application (enclosed) and we can schedule a pre -application conference. However, if you desire to receive more complete feedback from the pre -application, it would be advisable to make certain clarification changes. COM ANTS ON SUBMITTAL The layout was designed by your contractor, Roger Johnson, based on observation of field conditions. This will be acceptable for a pre -application review. Please be advised that as part of formal application, a stream delineation report prepared by a qualified wetlands/stream consultant must be prepared (see enclosed handout). The following are suggested changes which would allow the Development Review Committee to better respond to your proposal. However, as mentioned earlier in this correspondence, these are merely suggestions, as we could respond on the basis of the submitted plan. Suggested Revisions For pre -application purposes, the site plan should be drawn based on an engineering scale of 1 inch represents 20 feet, or some other engineering scale. When you submit a formal application, a scale of 1 inch represents 20 feet must be used. Mr. Yu -San Wei March 17, 1995 Page 2 2. The 100 foot setback from a stream is measured from the top of the bank of the stream. The submittal shows it being measured from the centerline. 3. The dimensions of the proposed lots should be shown. For Informational Purposes The site plan shows the structures on proposed Lots 1-4 encroaching into the 100 foot setback and the backyards of proposed Lots 5-7 encroaching into the setback. In order for this layout to be approved, as part of formal subdivision application (Process III review), you will need to apply for Process II review pursuant to Federal Way City Code (FWCC), Article XIV -- Environmentally Sensitive Areas (enclosed). Staff will evaluate the request and make a recommendation as part of the Process III subdivision staff report to the Federal Way Hearing Examiner. Please be advised that a complete land use review was not done nor was the proposal referred to other city divisions and departments for their review. As a result of review through the pre - application process, you will be provided with comments from the Development Review Committee which includes representatives from the Lakehaven Utility, Fire, and School Districts; staff from the city's Public Works Department; and staff from the Planning and Building Divisions of the Community Development Services Department. Because there is a stream on the site, comments from the city's Wetlands Consultant will also be provided. We look forward to receiving your pre -application submittal. Please call me at 661-4111 if you have questions. Sincerely, Margaret H. Clark Senior Planner enc: Master Land Use Application Handout -- Pre -application Meetings Handout — Selecting a Wetlands/Stream Consultant FWCC, Article XIV -- Environmentally Sensitive Areas c: City of Federal Wax Kathy McClung, Land Use Administrator, Community Development Services Larry Springer, Director, Community Outreach and Policy Planning MISKURIME1.3 CITY OF G 33530 1ST WAY SOUTH January 19, 1995 Mr. Yu -San Wei 17431 Ambaum Blvd S, Apt. D9 Seattle, WA 98148 Re: City of Federal Way's Initial Zoning Code - Public Notice Dear Mr. Wei: (206) 661-4000 FEDERAL WAY, WA 98003-6210 Per your request, enclosed you will find copies of public notices regarding the City of Federal Way's initial zoning code. The Land Use and Transportation Committee held meetings from January 1990 through March 1990. All notices were posted at City Hall and published in the Federal Way News. In addition, I have enclosed the minutes of the City Council's Public Hearing on the Zoning Code Text. The Public Hearing was held February 6, 1990, and continued to February 14, and February 27, 1990. If you have any additional questions, please call Margaret Clark, Senior Planner, at 661-4111. Sincerely E. Tina Piety Administrative Assistant ene C: Margaret Clark, Senior Planner JALEITERS\W E[CO DEXTR Mayor CITY OF Debbie Ertel FEDERAL . WAY Interim City Manager Allen Locke 31132 28th Avenue South P.O. Box 8057 Federal Way, WA 98003-8057 (206) 941-1696 PUBLIC NOTICE TIME CHANGE OF COMMITTEE MEETING CITY COUNCIL Council Members Mary Gates Jim Handmacher Joel Marks Bob Stead Lynn Templeton Jim Webster NOTICE IS HEREBY GIVEN that the following Committee Chairman has announced a time change for his meeting as follows: LAND USE & TRANSPORTATION, Jim Handmacher, Chr. WILL MEET: Monday, March 12, 1990, at 4:00 p.m. Council Chambers, City Hall AGENDA: Adjustment to Zoning Code/Height Requirement/Process & Criteria to Establish Public Planning Commission DATED this 9th day of March, 1990. Q r ✓ -� DELORES A. MEAD, CMC CITY CLERK Mayor Debbie Ertel Interim City Manager Allen Locke CITY OF FEDERAL WAY 31132 28th Avenue South P.O. Box 8057 Federal Way, WA 98003-8057 (206) 941-10% PUBLIC NOTICE SPECIAL COMMITTEE MEETINGS CITY. COUNCIL Council Members Mary Gates Jim Handmacher Joel Marks Bob Stead Lynn Templeton Jim Webster NOTICE IS HEREBY GIVEN that the following Committee Chairman has scheduled additional meetings as follows: LAND USE & TRANSPORTATION PLANNING, Jim Handmacher, Chr. (1) WILL MEET: Thursday, February 22, 1990, at 7:00 p.m. Council Chambers, City Hall AGENDA: ROZA7 / 7- (2) WILL MEET: Monday, February 26, 1990, at 7:00 p.m. Council Chambers, City Hall 0 AGENDA: Review hearing draft, land use, zoning code & maps & begin planning process for next land use plan DATED this 21st day of February, 1990. A'6�� bl, DELORES A. MEAD, CITT CLERK, CMC Mayor CITY OF Debbie Ertel FEDERAL WAY Interim City Manager Allen Locke 31132 28th Avenue SOU[I7 P.O. Box 8057 Federal Way, WA 98003-8057 (206) 941-1696 PUBLIC NOTICE SPECIAL MEETING OF CITY COUNCIL. CONTINUED FROM MEETING OF 2/19/90 Council Members Mary Gates Jim Handmacher Joel Marks Bob Stead Lynn Templeton Jim Webster NOTICE IS HEREBY GIVEN that a special meeting of the City Council of Federal Way has been scheduled as follows: WILL MEET: Wednesday, February 21, 1990, at 7:00 p.m. Council Chambers, City Hall SUBJECT: To review any proposed changes in land use, zoning code and maps THIS IS A CONTINUATION OF THE MEETING CONDUCTED ON 2/19/90. DATED this 20th day of February, 1990. DELORES A. MEAD, LITTY CLERK, CMC Mayor Debbie Ertel FEDERAL WAY Interim City Manager Allen Locke 31132 28th Avenue South P.O. Box 8057 Federal Way, WA 98003-8057 (206) 941-1096 PUBLIC NOTICE SPECIAL MEETING OF CITY COUNCIL Council Members Mary Gates Jim Flandmacher Joel Marks Bob Stead Lynn Templeton Jim Webster NOTICE IS HEREBY GIVEN that a special meeting of the City Council of Federal Way has been scheduled as follows: WILL MEET: Monday, February 19, 1990, at 7:00 p.m. Council Chambers, City Hall SUBJECT: To review any proposed changes in land use code and zoning map DATED this 9th day of February, 1990. DELORES A. MEAD, CITY CLERK, CMC Mayor Debbie Ertel Interim City Manager Allen Locke CITY OF FEDERAL WAY 31132 28th Avenue South P.O. Box 8057 Federal Way, WA 98003-8057 (206) 90-09(i PUBLIC NOTICE SPECIAL COMMITTEE MEETINGS CITY COUNCIL Council Members Mary Gates Jim Handmacher Joel Marks Bob Stead Lynn Templeton Jim Wehster NOTICE IS HEREBY GIVEN that additional committee meetings have been scheduled as follows: LAND USE & TRANSPORTATION, Jim Handmacher, Chr. WILL MEET: Monday, February 12, 1990, at 5:30 p.m. Council Chambers, City Hall SUBJECT: Review of zoning code only WILL MEET: Thursday, February 15, 1990, at 5:30 p.m. Council Chambers, City Hall nn SUBJECT: Review of zoning maps DATED this 9th day of February, 1990. DELORES A. MEAD, CITY CLERK, CMC Mayor Debbie Ertel Interim CityManager Allen Locke CITY OF FEDERAL WAY 31132 28th Avenue South P.O. Box 8057 Federal 1YFsy, WA 98003-8057 (2n6] 941-16% PUBLIC NOTICE SPECIAL COMMITTEE MEETINGS CITY COUNCIL Council Members Mary Gates Jim Handmacher Joel Marks Bob Stead Lynn Templeton Jim Webster NOTICE IS HEREBY GIVEN that additional committee meetings have been scheduled as follows: LAND USE, Jim Handmacher, Chr. WILL MEET: Wednesday, February 7, 1990, at 7:00 p.m. Council Chambers, City Hall SUBJECT: To study zoning maps Monday, February 12, 1990, at 5:30 p.m. Council Chambers, City Hall SUBJECT: To study zoning maps & codes BUDGET/FINANCE/INSURANCE, Mary Gates, Chr. WILL MEET: Friday, February 9, 1990, at 7:30 a.m. Council Chambers, City Hall SUBJECT: Review petty cash control; review ordinances & insurance; review budget DATED this 7th day of February, 1990. Zay ZAaz a. DELORES A. MEAD, CI Y CLERK, CMC Mayor CITY OF Debbie Ertel FEDERAL WAY Interim City Manager Allen Locke 31132 28th Avenue South P.O. Box 8057 Federal Wav, WA 98003-8057 (206) 941-1696 PUBLIC NOTICE SPECIAL STUDY SESSION MEETING CITY COUNCIL OF WHOLE Council Members Stan (lutes Jim Handmacher Joel Marks Boh Stead Lynn Templeton Jim Wehster NOTICE IS HEREBY GIVEN that the City Council has scheduled the following special study session meeting, to -wit: WILL MEET: Monday, February 5, 1990, at 7:00 p.m. Council Chambers, City Hall SUBJECT: Review of zoning code DATED this 31st day of January, 1990. DELORES A. MEAD, CITY CLERK, CMC NOTICE OF PUBLIC HEARING • AREAWIDE ZONING MAPS FEBRUARY 14, 19% NOTICE IS HEREBY GIVEN: that a! Public Hearing'on the City's proposed Areawide Zoning Maps will be held on AFFIDA VIT of PUBLICA TION Wednesday, February 14, 1990 ' at 7:00 p.m. The hearing will be held of: at: Decatur High School Performing Arts Center 2800 S.W. 32ft Street ' No, Federal Way, Washington A copy of the draft Areawide Zoning j ` Maps will be available for review -at City Hall, 31132-28th Avenue South, Federal STATE OF WASHINGTON `+] Way, Washington, 98003"' on* Friday, ss. February 9, 1990. COUNTY OF KING The Areawide Zoning is proposed't o. J J be adopted by February 28, 1990', to take effect immediately upon incorpora- W i l l iam Cassel ,being first duly sworn tion. The public is invited to submit comments orally on oreowide zoning or zoning proposed for individual percets Marketing Director at the hearing or in writing. Written an oath deposes and says: That he is the comments should be mailed to Clty of Federal Way News, Robinson Communications, a tri-weekly newspaper which Hall, 31132-28th Avenue South, Federal is now and at all times herein mentioned has been published and printed in an office Way, WA98003. maintained at the place of pubtication at Federal Way. King County, Washington; that by DATED this 24th day of January, } order of the Superior Covrf of the State of Washington in and for King County, said 1990. newspaper is now and at oil times mentioned herein has been approved as a legal /s/Delores A. Mead City Clerk, Delores A. Mead, CMC newspaper for the publication of any advertisement, notice, summons, report, proceed- f Published in the Federal Way Newsli ings, or other official document required by low to he published- that said newspaper Community News on Jan.31, 1990. ? was published regularly, at least once each week, in the English language, as a news- 1 Alh paper of general circulation in the Federal Way area, King County, Washington, of the time of oppticavon to the aforementioned Superior Court for approval as a legal news- paper, and was so published For c least six months prior to the date of so id application, and is now and at all times mentioned herein has been so published, Notice of February 14, 1990 That the annexed is a true copy of a Public Hearing on the Proposed Areawide Zoning Maps by the City of Federal Way as it was published in regular issues of said newspaper once each week for a period of * One consecutive weeks, commencing on the 3 1 s fray of _— January_ _ '1990 _ -and ending on the 31Stay of - _Janrxary both dates Inclusive, and that said newspaper was regularly distributed to its subscribers and as a newspaper of general circulation during all of said period. That the full amount of the fee charged for the foregoing publication is the which amount has been paid in full. 1 St Subscribed and sworn to before me this _. __ -__-_ day of 1Pebruary 9-0 Nolar �Pubcn and for the State of Y Burien. Washington, residing at RCF-9-1-83 Mayor Debbie Ertel Interim City Manager Allen Locke CITY OF FEDERAL WAY 31132 28th Avenue South P.O. Box 8057 Federal Way, WA 98003-8057 (206) 941-1696 PUBLIC NOTICE SPECIAL COMMITTEE MEETINGS CITY COUNCIL Council Members Mary Gate - Jim Handmachr7 Joel Nlark< Bob Stem: Lynn Templeton Jim Webster NOTICE IS HEREBY GIVEN that the following Committee Chairmen have scheduled the following additional committee meetings, to -wit: BUDGET/FINANCE/INSURANCE, Mary Gates, Chr. WILL MEET: Tuesday, January 30, 1990, at 7:30 a.m. SUBJECT: 1990 Budget PERSONNEL/FACILITIES, Bob Stead, Chr. WILL MEET: Wednesday, January 31, 1990, at 7:30 a.m. SUBJECT: Salary Plan & Space Requirement LAND USE/TRANSPORTATION PLANNING, Jim Handmacher, Chr. WILL MEET: Wednesday, January 31, 1990, at 5:30 p.m. SUBJECT: Zoning Code DATED this 29th day of January, 1990. r � CITY CLERK, DELORES A. MEAD, CMC Mayor Debbie Ertel Interim City Manager Allen Locke CITY OF FEDERAL WAY 31132 28th Avenue South P.O. Box 8057 Federal Way, WA 98003-8057 (206) 941-1696 PUBLIC NOTICE COMMITTEE MEETING OF LAND USE & TRANSPORTATION COMMITTEE Chairman: Jim Handmacher NOTICE IS HEREBY GIVEN that the following committee meetings Council Members Mary Gates Jim Handmacher Joel Marks Bob Stead Lvnn Templeton Jim Webster have been scheduled by the Land Use & Transportation Committee, to -wit: Monday, January 22, 1990, at 5:30 p.m. Wednesday, January 24, 1990, at 5:00 p.m.; lunch break 6:15-7:15 p.m.; resume committee meeting at 7:15 p.m. Monday, January 29, 1990, at 7:00 p.m. All meetings will be held at Federal Way City Hall, 31132-28th Avenue South, Federal Way, WA. Subject of the meetings will be zoning code text. DATED this 18th day of January, 19'90. Delores A. Mead, City( Clerk, CMC CITY OF 33530 1ST WAY SOUTH January 3, 1995 Mr. Yu -San Wei 17431 Ambaum Blvd S, Apt D9 Seattle, WA 98148 Re: Property at 33003 - 24th Avenue South, Federal Way Dear Mr. Wei: (206) 661-4000 FEDERAL WAY, WA 98003-6210 Over the past several weeks, we have had a number of conversations about your 2.43 acre parcel located at 33003 24th Avenue South. The conversation has centered around two main topics, the first being the rezoning of your property from King County RD 3600 (Low Density Multiple Dwelling) to Federal Way RS 7.2 (Single Family Residential) upon incorporation of the city, and the second pertaining to how many lots can be created from that parcel. The following is our response by topic: Rezoning of the Parcel Upon incorporation of the City of Federal Way, the city adopted its own zoning regulations and designation for all properties within the city. During the months of January and February of 1990, prior to the adoption of the zoning, the city held numerous public meetings to solicit public input on the proposed changes to the land use code and zoning map. In most cases, the uses and densities remained very similar to those under King County, however, in some cases such as yours, the allowable uses and densities changed. After adoption of the City of Federal Way zoning on February 28, 1990, all new development proposals became subject to City of Federal Way regulations in place at the time that a completed application is submitted to the city. As a result, the proposal to subdivide your property would be subject to RS 7.2 zoning and those city codes and regulations in effect at the time of application. Mr. Yu -San Wei January 3, 1995 Page 2 For background information purposes, I requested the 1981 rezone file (23--81-R) on your property from King County. On December 27, 1994, King County informed me that the file could not be located. If you would like to pursue this matter with King County, please call Carol Rogers with the King County Department of Development and Environmental Services at 296-5189. Subdivision of the Parcel This site falls within an RS 7.2 zone which is a residential zone requiring all new lots to have a minimum lot area of 7,200 square feet. Based on information available in a short plat application for property directly to the west of yours (city file SPL92-007), a branch of the Hylebos Creek, known as Tributary 0016A, is located on your property. This stream is classified as a major stream based on the city's definition which defines major stream as, "any stream, and the tributaries to any stream, which contains or supports, or under normal circumstances contains or supports a local or migratory fish population." Federal Way City Code (FWCC), section 22-1306 states that no land surface modification or improvements, may take place or be located within 100 feet outward from the top of each bank of a major stream. Land surface modification means the clearing or removal of trees, shrubs, ground cover, and other vegetation and all grading, excavation, and filling activities. This means that in designing the subdivision, the stream and 100 foot buffer may be included in the lot to meet the required 7,200 square foot minimum lot size, but development of any kind, including formal landscaping, is prohibited. within 100 feet of the edge of the stream. The exact location of the stream on your property as determined by a stream delineation report, which depicts the bank (edge) of the stream and the 100 foot buffer along its entire length, must be submitted as part of subdivision application. This report may be prepared by a stream biologist, stream ecologist, or professional engineer who specializes in streams. In addition, the application must show that each proposed lot has an adequate buildable area which does not encroach into the required stream buffer. We are unable to tell you how many lots may be created from this parcel. The total number of lots will depend on the location of the stream and buffer relative to your property, provision of. access to the lots, and any modifications that may be applied for and granted pursuant to FWCC, Article XIV -- Environmentally Sensitive Areas (enclosed). Pre -application meetings are made available to clients free of charge to assist them in the development process. Enclosed, please find materials to help you with the pre -application process. Mr. Yu -San Wei January 3, 1995 Page 3 Should you have any additional questions, please call me at 661-4111. Sincerely, CW01 QA-v- 0 oa,-j- Margaret H. Clark Senior Planner enc: Handout — Pre -application Meetings Master Land Use Application Selecting a Wetlands/Stream Consultant FWCC, Article XIV -- Environmentally Sensitive Areas c: City of Federal Way Kathy McClung, Land Use Administrator, Community Development Services Larry Springer, Director, Community Outreach and Policy Planning Phil Kitzes Barghausea Consulting Engineers 18215-72nd Ave S Kent, WA 98032 MISKURAWMA