05-104123CITY OF
Fbdeial
September 15, 2005
Mr. Leighton O'Brien
1711 61"Street NE
Tacoma, WA 98422
CITY HALL
33325 8th Avenue South * PO Box 9718
Federal Way, WA 98063-9718
Way (253) 835-7000
www.cityoffederalway.com
Re: File #05-104123-000-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Nguyen Short Plat (356'h Subdivision); 801 SW 356`h Street, Federal Way
Dear Mr. O'Brien:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) on September 8, 2005. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your proposed project.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Utility District and Federal
Way Fire Department. Some sections of the Federal Way City Code (FWCC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable
codes. Inpreparing your formal application, please refer.to the complete FWCC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is associate planner Jeff Johnson, (253-835-2626, or
ic ff. * jobnson@ it offederalwaycom). For specific technical questions about your project, please contact
,c y
the appropriate DRC representative listed below. Otherwise, any general questions about the
preapplication and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
The applicant proposes a two -lot short plat created by dividing a single, 21,439 square foot parcel with an
existing single-family home and detached garage. The resultant lots are proposed to be a minimum of
9,200 square feet each. An existing garage is to be demolished and the house partially demolished and
remodeled to meet setback requirements. The zone is Residential Single -Family (RS) 9.6.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
File #05.1 D4123-000-00-PC Doc. 1D. 32925
Mr. Leighton O'Brien
Page 2
September 15, 2005
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Planning Division
1. Demolish all or part of at least two existing structures to meet the setback requirements of 20 feet
at the front, five feet each side, and five feet at the rear property line.
2. All modification or demolition of structures necessary to meet required building setbacks must be
completed prior to recording of the short plat.
3. Minimum lot size for RS 9.6 is 9,600 square feet per detached dwelling unit. Both proposed lots
must meet this minimum.
MIlic Works Traffic Division
1. Eliminate the existing 22-foot wide driveway on 8'� Avenue SW. Access for the existing house
should be from the proposed 30-foot panhandle. Please note the existing power pole might need
to be relocated.
DEPARTMENT COMMENTS'
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions please contact
the representative listed for that section.
. . . . . . . . ....
Short Plat Process — Pursuant to FWCC Chapter 20, Article II, Division 5, "Short Subdivision
Plats," short plat applications are administratively processed through the Department of Community
Development Services. Once the short -plat 'application is deemed complete, public notice of the
complete short plat proposal is required, followed by a 14-day public comment period. At the
conclusion of the administrative review process, the Director of Community Development Services
issues a written decision on the short subdivision request. Prior to recording the short plat, all
required improvements must be designed and constructed to City standards.
2. 2005 Short Plat Fees — Fees associated with a short plat application include the following:
a. Short plat application fee $1,154.00
b. Public -notice fee
$127.00
c. Fire District fee
$94.00
d. Public Works review fee
$729.00
e. Automation Fee
--LI-00
f. Total
$2,109.00
File #05-104123-000-00-PC Doc. I.D. 32925
Mr. Leighton O'Brien
Page 3
September 15, 2005
A check for the full amount of the short plat fees must accompany the application at the time of
submittal. Fees are subject to change annually. Other utility, school mitigation, and engineering plan
review fees may apply.
School Mitigation Fees — School mitigation fees are collected at the time building permits are issued
for individual lots. Currently, these fees total $3,001.50. Fees are subject to change annually.
4. Critical Areas — Based maps and inventories available at the time of my preapplication analysis,
there does not appear to be any critical areas on or around the subject property. Critical area
conditions will be verified during the formal short -plat review process.
State Environmental Policy Act (SEPA) — Short plat applications generally are exempt from SEPA
review requirements unless there are critical areas on the subject property. If SEPA review is
required, there is an additional fee of $832.50. Fees are subject to change annually.
Significant Trees — The site plan submitted for the preapplication analysis depicts 16 significant
trees, five of them to be removed and 11 to remain. Significant trees must be preserved and natural,
pre -development vegetation retained to the maximum extent possible during the short plat process
pursuant to FWCC Sections 20-179, 20-186, and 22-1568. A landscape plan, prepared by a licensed
landscape architect, must be submitted with the short -plat application. The landscape plan must
identify wooded areas, other significant natural landscape features, and significant trees, and whether
they are proposed to remain or be removed. Significant trees are healthy trees, 12 inches or greater in
diameter, when measured at 41/2feet above the ground. Significant trees do not include red alder,
cottonwood, poplar, or big leaf maple.
7. Building Height — The maximum allowed structure height in the RS 9.6 zone is 30 feet above
average building elevation. Please be aware that City policy requires a registered height survey if
preliminary review indicates that the proposed building will come within two feet of the maximum
allowed height. The registered survey is typically done during the framing stage of construction.
8. Driveways and Parking — The FWCC specifies that driveways or parking pads be no closer than five
feet to any side property line; limits driveways within the 20-foot front setback to 20 feet in width unless
they meet certain criteria; and requires that at least the first 40 feet of a residential driveway be paved,
starting from the back of the sidewalk or the public right-of-way, whichever is greater.
9'. Lot Size — The zoning for the subject property is Single -Family Residential (RS) 9.6 Minimum lot
size for RS 9.6 is 9,600 square feet per detached dwelling unit. The area of the subject property is
21,439 square feet. Based on drawings submitted for preapplication analysis, the larger of the two
lots is about 12,600 square feet, and the smaller is about 8,775 square feet. Addition of a panhandle
to the smaller lot to provide access to the public right-of-way may bring the lot within the minimum
permitted lot size of 9,600 square feet.
10. Setbacks — Building setbacks in RS 9.6 are 20 feet at the front, five feet each side, and five feet at the
rear property line for a detached dwelling unit. As indicated on the site map submitted for
preapplication analysis, you will need to demolish all or part of at least two existing structures to
meet setback requirements. All modification or demolition of structures necessary to meet required
building setbacks must be completed prior to recording of the short plat. Pursuant to City code, when
File #05-I04123-000-00-PC Doc. ID. 32925
Mr. Leighton O'Brien
Page 4
September 15, 2005
a lot is not adjacent to a right-of-way which is more, than 21 feet in width, the front property line is
the property line adjacent or principally oriented to the street providing primary vehicular access to
the subject property, in this case, 8h Avenue SW. Thus, in the case of both proposed lots, the eastern
property line will be considered the front property line, subject to a 20-foot setback.
11. Lot Coverage and Impervious Surf
ace — Maximum lot coverage for RS 9.6 is 60 percent of lot area.
Coverage is calculated using the area of impervious surface (including building footprints and
overhangs), driveways, walkways, parking areas, deck, and patios.
12. 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, allows access for emergency
apparatus, and abuts a public street right-of-way.
13. Utilities — A certificate of water and sewer availability, or a county -approved septic system design,
for the proposed lots must accompany your short plat application at the time of submittal.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734,
Short Plat Issues
I Short plat drawings must be provided on the City's Short Plat Title Block sheets. The Short Plat
Title Block pages are available for download on the City's web -site at www.ei!yoffedeillway.com,
under the Public Works Development Standards.
2. Lot closure calculations are required for the existing lot, as well as for the new lots.
1 All existing structures must be shown on the short plat drawings, with dimensions to the property
lines, if within 50 feet of the property line.
4. Locate and show all existing street improvements, including dimensions.
5. Any existing or proposed easements must be shown on the drawings.
Right -of -Way Improvements
See the Traffic Division comments from Traffic Engineer Sarady Long for traffic related items.
Building Permit Issues
I At the time of application for a building permit for the new residence, the applicant will be expected
to provide downspout and driveway runoff drainage controls per the requirements of Appendix C,
"Small Site Drainage Requirements," of the. 1998 King County Surface Water Design Manual
(KCSWDM).
File #05-104123-000-00-PC Doc. I.D. 32425
Mr. Leighton O'Brien
Page 5
September 15, 2005
2. As infiltration is the preferred method to control runoff for new single-family residential
development, soil logs will need to be provided to verify infiltration suitability. Soil logs may be
provided by a geotechnical engineer, or certified on -site septic designer. If infiltration is not feasible
on this site, then other Best Management Practices (BMP's) from Appendix C of the KCSVTDM
must be utilized.
The existing 22-foot driveway on 8t" Avenue SW should be closed and replaced with curb, gutter,
and sidewalk to match existing improvements. Access for the existing house should be via the
proposed 30-foot panhandle.
2. The existing curb cut located near the south property line shall be relocated to the north, in order to
properly align with the proposed 20-foot paved access.
3. A City right-of-way permit is required for the reconstruction of curb, gutter, sidewalk, and driveway
approach on 8'h Avenue SW.
BUILDING DMSION (Scott Sproul, 253-661-2633, scottsproul(a) ,ci offed ral ay.com)
No Comments.
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-529-4081, basburyglakehaven-or
1 Water — Depending upon the meter size(s) required for the eventual single-family residential
structures proposed, the existing service connection may be able to be modified so that a single
service line would supply both water meters. If either single-family residential structure will require
a one inch size meter, then a water meter application for a separate meter/service (or modification to
the existing service) is required for any new connection to the water distribution system, in
accordance with standards defined in the District's current Fees and Charges Resolution. This
additional service connection can be obtained under Lakehaven's Service Application process.
Preference would be to locate this new service/meter adjacent to and clustered with the existing
servicelmeter location. Any new connection to existing watermain in SW 356"' Street will likely
require a cut into the asphalt pavement on the southerly side of the right-of-way.
2. Sewer — A side sewer permit is required for any new connection to the sanitary sewer system, in
accordance with standards defined in the Districts current Fees and Charges Resolution. There is an
existing, single side sewer stub located near the southeast coma of the existing lot. To avoid an
asphalt pavement cut into 8'h Avenue SW to access the existing sewer main for a separate, second
sewer connection, Lakehaven would allow both single-family residential structures to connect to the
existing stub under a Joint Use Side Sewer Agreement. These service connections can be obtained
under Lakehaven's Service Application process.
File #05-104123-000-00-PC Doe. I.D. 32925
Mr. Leighton O'Brien
Page 6
September 15, 2005
FEDERAL WAY FIRE DEPARTMENT (Greg Brozek, 253-946-7241, gra.bro7.ek@,federalwa)fjre.org)
Water Supplies for Fire Protection
A Certificate of Water Availability shall be provided indicating the fire flow available at the site.
2. Fire hydrants shall be spaced 700 feet or less apart. Every building lot shall have a fire hydrant within
350 feet. All measurements shall be made as vehicular travel distance.
3. Fire hydrants shall be in service prior to and during construction.
Fire Apparatus Access Roadway
1. 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 feet from fire apparatus vehicle access.
2. Fire apparatus access roads:
a. Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of
not less than 13 feet 6 inches.
b. 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.
c. Shall be not less than a 20-foot inside taming radius and not less than a 40-foot outside turning
radius.
d. With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire
Department approved alternative at the dead end. All such cul-de-sacs shall be not less than 80
feet in diameter.
e. Gradient shall not exceed 15 percent.
f. Serving a single residential property which has a dead end in excess of 150 feet in length shall be
provided with a turn 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 provisions may be modified by the chief.
3. Fire 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 Group R, Division 3 occupancies:
a. When the occupancy exceeds 2,500 square feet (including attached garages) without adequate fire
flow.
b. Without approved fire department access.
c. When the occupancy exceeds 10,000 square feet.
d. When the building is classified as an over -water structure.
File #05-104123-000-00-PC Doc. I.D. 32925
Mr. Leighton O'Brien
Page 7
September 15, 2005
Comments
1. The minimum fire flow for one- and two-family dwellings shall be 1,000 gallons per minute.
2. 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 International
Building Code (I13C).
3. These comments are valid for 180 days from review and only for the plans reviewed.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful. We have
made every effort to identify major issues to eliminate surprises during the City's review of the formal
application. The completion of the preapplication process in the content of this letter does not vest any
future project application. Comments in this letter are only valid for one year as per FWCC Section 22-
1657.
As you know, this is a preliminary review only and does not take the place of the full review, which will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWCC and other relevant codes carefully. Requirements that are found in
the codes but not addressed in this letter are still applicable to your project.
We look forward to working with you.
enc
File #05-1 04123-000-00-PC Doe. I.D. 32925
CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CC)
Preapplication Conference Sign In Sheet
Meeting Date C)
Project N
Project
Name Re resentinq Te horse Number
Y
m
CITY OF FEDERAL WAY
DATE. .... _ ......... ....... August 18,2005
TO. ......... I ........... __ .......... ...... Will Appleton, Development Services Manager
Scott Sproul, Acting like a Building Official
Greg Brozek, Federal Way Fire D T131 It
FROM. ...... __ ......... ........................ Jeff Johnson, Associate Planner
FOR pREAPP MTG ON .•........................ September 1, 2005 — Internal staff meeting
2005 — Applicant meeting I
FILENUMBER(s): .............. - ...... ... ........ 05-104123-00-PC
REZA TED FILE NOS ....... ....... __ ... - ............ none
PROJECTNAME . ........... - ... - .................. Nguyen Short Plat (356t' Subdivision)
PRQJECTADDRESS......... . ____ ............. :.. 801 SW 356h St.
PRojEcTDESCR[PT101V . ......................... Proposed 2-lot short plat created by dividing a sjingle,
21,,439-sqft parcel with an existing singl&rfamily home anddetached garage. Garage to be demolished;
house to be partially demolished/remodelled to meet setback requirements. Zone is RS9.6.
LAND USE PERMITS ........... ......................... Preapplication meeting
PROJECT CONTACT.. .................................. Leighton O'Brien
1711 61" St. N.E.
Tacoma, WA, 98422
253-732-1601 (voice)
253-927-1601 (Fax)
AMTERrALS SUBMITTED ........................ Master Land -use Application, section of plat map
showing sub' ject property, site plan of proposed short plat.
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