06-102087 (2)CITY 0IF
Lo� 176aem I VOY
RE291M
Mr. Jerry L Graham
32829 38"' Avenue South
Auburn, WA 98001-9664
F11 F
CITY HALL -me==
33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
Re: File #06-102087-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Graham Short Plat
FATITTANOM
Thank you for participating in the preapplication conference with the City of Federal'ITTy—s J—,evejopment
Review Committee (DRC) held May 11, 2006. We it that the information discussed at that meeting
was helpful 'in understanding the general requirements for your project as submitted.
ArA 'T11WITIAP
for all additional requirements that may apply to your project.
The key contact for your project is Deb Barker, 253-835-2642, deb.barker@cityoffederalway.com. F
specific technical questions about your project, please contact the appropriate DRC representative as
listed below. Otherwise, any general questions about the preapplication and permitting process can b
referred to your key contact. I
PROJECT DESCRIPTION
Subdivision of a vacant 21,000 square -foot parcel into two lots. Parcel A is 9,600 SF, and Parcel B is
11,400 SF.
MAJOR ISSUES
Outlined below is a suminary of the major issues of your project based on the plans and inforinatl on
submitted for preapplication review. These issues can change due to modifications and revisions in the
,glans. These major issues on] regresent comments that the DRC consider most significant to your project
and do not include We majority oi Tne commems provicieu. I ne major
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
0 Public Works Traffic Division
Street frontage improvements are required without riglit-of-way dedication.
W Graham
Page 2
May 18, 2006
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
(oreapplication • Each section should be read thoroughly. If you have questions, please contall
the representative listed for that section. I
111 1111 1311511% 111111119 !Ili
Short Plat Process — Pursuant • FWCC Chapter 20, Article 11, Division 5, "Short Subdivision
Plats," • • applications are • processed • the Department • •
Development Services under FWCC Section 20-83, et al. The administrative review process requires
that the Director of Community Development issue a decision on the short subdivision •
Public notice of the complete short plat proposal is required per FWCC Section 20-90, and a 14-day
public • period is provided. However, no public hearing will be required. A master land use
application, • plat •• and r• sections are enclosed.
2. State Environmental Policy Act (SEPA) —This proposal is exempt from environmental review under
SEPA.
1 Fees — The land use fees for a short plat application are as follows (additional utility fees, school
impact fees, and engineering plans review fees may apply):
RNEW1
4. Lot Size — The zoning for the subject site is Residential Single -Family, RS-9.6. Minimum lot size for
all lots is 9,600 square feet. As depicted, the proposed lots_ satisfy the minimum lot size
requirements. Lot size, however, is calculated after any required • dedication. Please see
comments below under Traffic Division heading.
Design Criteria — Pursuant to FWCC Section 20-152, all lots should be of ample dimensions to
provide a regular -shaped building area that meets required setbacks, all lots should be designed to
provide access for emergency apparatus; and all lots should abut a public street rigbt-of-way. The
proposed lots appear to satisfy these design criteria. Please be advised that the "flag lot" driveway on
parcel B shall be a minimum of twenty-two feet in width to provide •; a one-way driveway twelve
feet in width with five-foot side yards on either side.
6. Setbacks — Existing and future residences must conform to the following structural setback
requirements of FWCC Section 22-63 1, "Detached Dwelling Units" (enclosed): front yard, 20 feet;
side yard, five feet; and rear yard, five feet. The short plat must depict these typical building setback
requirements. Lot coverage for residential uses is limited to 60 percent and includes all impervious
surfaces such as driveways, walkways, patios, and •r overhangs.
7. Driveways — Driveways must meet a five-foot setback from side property lines within the 20-foot
front yard setback. As noted above, dimensions for flag driveways are minimum 22 feet wide for
• • and 30 feet for • • and •- •• side yards.
8. Building Height — Single-family detached structures are allowed to a height of 30 feet.
06-102087 Doc ID 36110
Mr. Graham
Page 3
May 18, 2006
1P. Open Space — Based on recent state case law, the City has determined that the open space
requirements of FWCC Section 20-155, do not apply to short plat applications. As such, no open
space is required for this application.
10. Significant Trees — The plat drawing must indicate any significant trees on the site, and whether they
are proposed to remain,or be removed. Any trees and vegetation on the site meeting the definition of
significant must be retained to the maximum extent possible in accordance with the City's
subdivision ordinance (FWCC Section 20-179, enclosed). Significant trees are defined as 12 inches
in diameter or 37 inches in circumference, measured 41/2feet above the ground, in good health, and
not detrimental to the community. Significant trees do not include red alder, cottonwood, poplar, or
big leaf maples. Significant trees shall be flagged, and protection techniques for retained significant
trees shall be identified in areas proposed to be disturbed.
ann.dower@cityoffederalway.com)
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 1998 King County
Surface Water Design Manual (KCSVvTDM) and the City of Federal Way Addendum to the 1998
KCSV,TDM. Staff anticipates that less than 10,000 square feet of new impervious area will be created
with this proposal. If that is the case, this project will qualify for Small Site Drainage Review.
Along with the preliminary plat application, the applicant will be required to submit a drainage
xQvosed imv iti
,ervious area and soil condi ions. Based
on these factors, the application must propose both temporary erosion control measures to be used
during construction, and permanent flow control methods for runoff generated by driveways and
roofs. Best Management Practices (BMPs), outlined in Appendix C of the KCSWDM, may be used
if all design criteria can be met.
2. The project lies within a Level I flow control area and Basic Water Quality Area. If the project
generates more than 10,000 square feet of new impervious area (including frontage improvements),
or if BMPs cannot be used for this site, then flow control and water quality facilities must be
designed to meet this perfon-nance criteria. Detention and water quality facilities for short plats must
be above ground (i.e. open pond). Underground facilities are allowed only with approval from the
City of Federal Way Stormwater Management Division.
3. Infiltration is the preferred flow control method. Soil logs prepared by a licensed geoteclinical
engineer or septic designer must be provided to verify infiltration suitability.
Right -of -Way Improvements
See the Traffic Division comments from Maryanne Zukowski, Senior Traffic Engineer, for traffic related
items.
Building (or EN) Permit Issues
Engineered plans are required for clearing, grading, road construction, drainage, and utility work.
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Doc ID 36130
06-102087
2. In addition to engineering approval, short plats and subdivisions are required to obtain a '•.
permit for grading. Details and fees may be obtained from the Federal Way Building
3. The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at myn Y —Y to
assist the applicant's engineer in preparing the plans and TIR.
4. Bonding is required for all improvements associated with the project. The bond amount shall be 12*
percent of the estimated costs of the improvements. An administrative fee deposit will need to
accompany the bond to cover any possible legal fees in the event the bond must be called. Upon
completion of ibe installation of the improvements, and final approval of the Public Works
Inspector, the bond will be reduced to 30 percent of the • amount and held for a •
maintenance period.
5The developer will be responsible for the maintenance of all storm drainage facilities (including'the
detention and water quality facilities) and street systems during the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements. Upon satisfactory completion of the
• maintenance period, the remainder of the bond will be released. Maintenance for public
•.f and subdivision drainage facilities then become the responsibility of the City. Maintenance for
private roads and drainage facilities, including short plats, remain the responsibility of the individual
property •
6. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevationz-
are called out.
7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final
approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent
black ink. Site plans shall be drawn at a scale of 1 20', or larger. Architectural scales are not
permitted on engineering plans.
8. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per
Appendix D, 1998 KCSWDM, must also be shown.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
10. The existing storm drainage pipe and associated easement must be shown on all short plat and
engineering drawings.
PUBLIC WORKS TRAFFIC DIVISION (Maryanne Zukowski, PE, 253-835-2742,
maryanne.zukowski@cityoffederalway.com)
Street Frontage Improvements
1. Per Federal Way City Code (FCC) Section 22-1474, the applicant/owner would be expected to
construct street improvements consistent with the planned roadway cross -sections as shown in Map
06-102087 Doe ID 36110
111-6 of the FWCP and Capital Improvement Program (CIP) shown as Table 111- 19. Based on the
conducted a limited anahpsis to determine the reguired street imp- - -_
in meeting the FWCC. Based on the analysis and FWCC, the applicant would be expected to
construct improvements on the following streets to the City's planned roadway cross -sections:
• 38h Avenue South is planned as a Type "S" street, consisting of a 36-foot street with curb and
gutter, four -foot planter strips with street trees, five-foot sidewalks, and street lights in a 60-fo
right-of-way. No additional night -of -way is required.
• Staff will support a night -of -way modification based upon the existing pavement section not
centered within the right-of-way. In lieu of frontage improvements the applicant will be
required to improve the shoulder area for the continuous parking strip.
Staff will support a right-of-way - modification request application for the frontage impro
do vements tb'l
inclues improvements t•the existing shoulder as the existing pavement is not centered within the
existing right-of-way. The applicant must submit a night -of -way modification request form.
I III! ill��illillilill
Water & Sewer
To date, the owner/applicant has not submitted either a Service Connection, Pre -Development, Pre -
Design, or Developer Extension Agreement application to Lakehaven. In lieu of the requirement for a
developer extension agreement, sewer connections for the proposed single-family re - sidences may be
allowed under Lakehaven's "Temporary Service Policy" as part of a service connection. Such connections
would be subject to owner's acquisition of the necessary private sewer casements on adjacent property
and payment of earlycomer charges assessed with the side sewer permit(s). Further detail and/or design
guidance and requirements regarding water and sanitary sewer facilities will be provided only after the
owner/applicant has submitted the appropriate application to Lakehaven.
General
Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units
(ERU). Residential equivalency for single-family use is calculated as 1.0 ERU per unit. Lakehaven's
2006 Capital Facilities Charges are $3,196/ERU for water and $2,768/ERU for sewer.
All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
1 1111pill 11
Water Supplies for Fire Protection
06-162087 Doc ID 36110
Fire Apparatus Access Roadway
Fire uaratus access roadways shall be rewuired for eve; bi lding when ani iortion of an ext
ui'
I MAHM I M I vi I I a I$ U-jr, 19.1 Prig r 14 1 mmrw I I I" I M0wn%_wNW a I VW!
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-weathey 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
P_fflartment ap� .2t9yed alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet
in diameter.
6) Serving a single residential property which have a dead end in excess of 150 feet in length shall be
provided with a tam around approved by the chief. (KCFD #39 Administrative Policy Guideline No.
1006)_
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system,
these proons may be modified by the chief
Uire apparatus access road gates shall comply with KCFD #39 Administrative Policy Guideline No.
1001.
Automatic Fire Sprinkler Systems
An automatic fire sprinkler system shall be installed in GrouD R. Di4sjo-ti 3 occirioatele.S_
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
1111 �#111111 I IN
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 bulilding(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
06-102087 Doc ID 36110
#if flfle
International Building Code.
WAT
ONLY FOR TBIE PLANS REVIEWED.
CLOSING
reaffl-olication meLtin I in
T1 -iv le:1077f� information govided at the ic L� and is intended to assist you i
preparing plans and materials for forinal application. We hope you found the comments useful to your
project- We have made every effort to identifv maior issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWCC Section 22-1657.
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
gited for this DreWDlication may influence and modify
low
please examine the complete FWCC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual conimenti please contact the appropriate department
jr-SP17-Mg NMI IVM I•I Lyeneral ,4iuestions can be directed towards the ke r f ect contact, Deb
Barker, 253-835-2642. We look forward to working with you.
Sincerely,
c� Ann Dower, Public Works Engineer
Maryanne Zukowski, Senior Traffic Engineer
Greg Brozek, South King Fire and Rescue
Brian Asbury, Lakehaven Utility District
enc, Preapplication Meeting Sign -in sheet
Short Plat Handout
FWCC Article 1, Chapter 20 - Subdivisions
Master Land Use Application
Lakehaven Map
Lakehaven Service Application Form - 2005
06-102087 DocID 36110
CITY OF FEDERAL WAY
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CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
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FILE NUMBER (s):
06-102087-00-PC
Rm
GRAHAM SHORT PLAT
*NO SITE ADDRESS*
PROJECT DESCRIPTION- Proposal to subdivide one 2 1,000 SF vacant parcel into two separate lots. West III
is 9,600 SF and the flag lot is 11,400 SF.
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37TTY-76 venue ou I
Federal Way, WA 98003
(253) 927-7029
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FILE
CITY HALL
33325 8th Avenue South
Mailing Address: PO Box 9718
Way Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
U-2mam
Mr. Jeny Graham
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RE: File 06-102087-PC, PREAPPLICATION MEETING NOTICE
Graham Short Plat Preapplication
O&H
and preliminary site plan have been routed to the members of the Development Review Committee.
meeting with the project applicant and Committee has been scheduled as follows: I
Thursday, May 11, 2006 -- 9:00 a.m.
City Hall, e Fibor
33325 8"' Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Let me know if you will have more than five people attending thi
preapplication meeting so we can make arrangements for a larger room. This is the only notice sent out,
so please coordinate directly with anyone else you would like to attend the meeting. Please call me at
253-835-2642 if you have any questions.
92=
06-102087 Doc, I D, 36111