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17-104136
CITY OF L Federal Way September 29, 2017 Imad Bahbah IHB Architects 21620 84"' Avenue South, Suite 200 Kent, WA 98032 imad@ihbarchitects. Coll? Re: File #17-104136-00-PC, PREAPPLICATION CONFERENCE SUMMARY Monaco Short Plat, 1256 SW 312`h Street, Federal Way Dear Mr. Bahbah: F i a 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held September 21, 2017. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. 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 South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Becky Chapin, 253-835-2641, Becky.chapin@cityoffederalway.com. For 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 be referred to your key contact. PROJECT DESCRIPTION Short subdivision of one existing single-family residential lot into two single-family residential lots. Existing residence to be demolished. 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 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. Imad Bahbah September 29.2017 Page 2 • Planning Division All residential subdivisions are required to provide open space in the amount of 15 percent of the gross land area of the subdivision site per FWRC 18.55.060(2). All or some of the open space requirement may be satisfied by a fee -in -lieu payment. + Public Works Development Services Division Stormwater detention and water quality treatment will be required per the 2016 King County Surface Water Design Manual and the City of Federal Way Addendum to the manual. Drainage review will be required. Public Works Traffic Division ■ Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency permit with application fee of $1,620.00 is required for the proposed project. ■ Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required for each residential dwelling unit assessed at building permit issuance. * Frontage Improvements (FWRC 19.135.040) — Construct street improvements and dedicate right-of-way (ROW) along SW 312"' St. ■ Access Road — Private road/driveway (Dwg. No. 3-2CC) shall serve a maximum of 2 units and shall meet all conditions identified on the standard plan. 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. COMMUNITY DEVELOPMENT —PLANNING DIVISION Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com 1. Comprehensive Plan and Zoning Designation — The city's comprehensive plan designation for the subject property is Single -Family Residential — High Density. The property is currently zoned Residential Single -Family (RS) 7.2. The minimum lot area for residential lots in RS 7.2 zones is 7,200 square feet. 2. Short Plat Process — Pursuant to FWRC 18.30.010, short plat applications are administratively processed through the Department of Community Development. The administrative review process requires that the Director of Community Development issue a decision on the short subdivision request and confirm conformance with FWRC 18.30.1 10(2). Public notice of the complete short plat proposal is required per FWRC 18.30.080, and a 15-day public comment period is provided. However, no public hearing will be required unless an appeal is filed. A master land use application and short plat handout are enclosed; relevant code sections can be accessed from www.codepubIishing.com/WA/FederalWay. Prior to construction of short plat improvements, engineering approval must be granted by the Public Works Department. Please see Kevin Peterson's comments for specific information regarding engineering requirements. 17-104136-00-PC Doe ID: 7640 Imad Bahbah September 29. 2017 Page 3 State Environmental Policy Act (SEPA) — Short Subdivision applications and associated permits for less than 20 residential dwelling units are exempt from state environmental review pursuant to FWRC 14.15.030, categorical exemptions, flexible thresholds. No environmental checklist is required. 4. Public Notice — The city will prepare and post a notice board or boards on the subject property. Copies of the Notice of Application will also be posted at the city's designated public notice areas and published in the Federal Way Mirror. Critical Areas — The City's Critical Areas Map does not identify any wetlands, fish and wildlife habitat resource areas, or geologically hazardous areas on the subject property. The City's snap is for planning level purposes and not all critical areas within the city have been identified. The department will require a critical areas report if evidence is found of an apparent critical area located on the subject property or within proximity of the subject property during the development application review process. 6. Single -Family Residential Regulations — Future residences must conform to the following bulk and dimensional requirements of FWRC 19.200.010, "Detached Dwelling Units" front yard — 20 feet; side yard — 5 feet; and rear yard — 5 feet. No improvements may be located in a required yard except as those specified in FWRC 19.125.160. Please refer to FWRC 19.05.160, "Property Line" definition for the flag lot setbacks illustration to see how the building setbacks should be applied. W 2 Rai 1 Dd--y 1-r Lot Arterial or soa Ar—'s easement pnnci pal colleelor log lot 1 Lot coverage for residential uses is limited to 60 percent and includes all impervious surfaces such as driveways, walkways, patios, and roof overhangs. Maximum height of structures is 30 feet above average building elevation. Driveway and/or parking pad in a required front yard may not exceed 20 feet in width (except as specified in FWRC 19.130.240(1)(b)) and may not be closer than five feet to any side property line. Meeting follow-up — The proposed driveway access easement will not require a 5-foot setback from the east property line as discussed in the meeting. Instead, the access easement will need to meet the private road standard, Dwg. No. 3-2CC. See PW Traffic comments below for more details. 7. Open Space — All residential subdivisions are required to provide open space in the amount of 15 percent of the gross land area of the subdivision site per FWRC 18.55.060(2). All or some of the open space requirement may be satisfied by a fee -in -lieu payment at the discretion of the Parks Director, after consideration of the city's overall park plan, quality, location, and service area of the 17-104 1336-00-IT Doc ID 76463 Imad Bahhah Septemher 29, 2017 Paoe 4 open space that would otherwise be provided with the project. If the fee -in -lieu option is chosen, a written request to Parks Director John Hutton is required. A copy of this request is a required component of the short plat application. Open space fees -in -lieu shall be paid prior to recording the plat. Landscape Tract — Pursuant to FWRC 18.60.030, subdivision design should provide a 10-foot-wide Type III landscaping strip along all arterial streets to shield the plat from arterial streets. It has been determined that SW 312"' Street meets this definition of an arterial street. The landscape strip must be established in a separate tract to be owned and maintained by the owners of Lots 1 and 2 and shall be credited to the buffer requirements for FWRC 19.55.060, `open space.' 9. Tree Retention/Replacement — The short plat will be subject to tree density requirements of FWRC 19.120.130(1); note that 25 tree units per acre are required for single-family zoned sites. A tree unit is a value assigned to existing trees retained on the property or replacement trees. The larger the tree, the greater value it is assigned. Required tree density can be composed of retained trees and replacement plantings per FWRC 19.120.130. The tree and vegetation plan must clearly show where the tree units are to be located. The formal application must indicate what trees are to be removed. In the case of the 0.46-acre site, 12 tree units are required (25 x 0.46 = 11.5). Tree unit credits are in Table 2 of FWRC 19.120.130(2). Per FWRC 19.120.130(3), the total number of tree units required to be provided is calculated by multiplying gross site acreage. 10. Clearing & Grading — A clearing and grading plan addressing items listed in FWRC 19.120.040(1)(a) through (i) is required with a short subdivision application. Prior to beginning clearing and grading activities, all trees/vegetation that are to be preserved within and adjacent to the construction area shall be clearly marked and protected per guidelines prescribed within FWRC 19.120.160. 11. School Access Analysis — Pursuant to FWRC 18.55.070, pedestrian and bicycle access should be provided for established or planned safe school routes, bikeways, trails, transit stops, and general circulation. Please provide an analysis of access routes for schools serving this proposed short plat. Contact Tanya Nascimento at 253-945-2071 for information about the school access analysis requirements and assignment information. 12. Design Criteria and Improvements — Short plats are subject to the subdivision design and improvements criteria set forth in FWRC Chapters 18.55 and 18.60, respectively. It is the responsibility of the applicant to identify how the proposed short subdivision meets applicable design and improvements criteria and is therefore entitled to the land division. 13. Administrative Fees —Please contact the Permit Center for current short subdivision review fees at 253-835-2607 or permitcenter@cityoffederalway.com. The applicant will also be responsible for transportation concurrency, engineering review (EN) fees, and King County recording fees. 14. School Impact Fees —School impact fees are due at the time of building permit application for new dwelling units. This fee amount is subject to change as determined annually by the Federal Way School District. Please check with the Permit Center, as mentioned above, for up-to-date fees. 15. Approval Duration — Short plat approval expires five years from the date of approval, per FWRC 18.30.260. Enoineering plans must be approved, improvements constructed, and the plat must be 17-1041 36-00-11C Doc ID 76463 Imad Bahbah September 29. 2017 Pane 5 recorded within the five-year time period. Pursuant to FWRC 18.05.090, no less than 60 days prior to the lapse of approval, the applicant may request a two-year time extension for the plat approval. 16. Recording — The city will record the short plat with the King County Division of Records and Elections subsequent to Public Works Department approval of submitted as -built plans. Prior to recording the short plat, all surveying and rnonumentation must be complete. In addition, all other required improvements must be substantially completed as determined by the departments of Community Development and Public Works. The open space fee -in -lieu must be paid in full prior to recording. PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION Ann Dower, 253-835-2732, ann.doweroa3cityoffederalway.com Land Use Issues — Stormwater I. Surface water runoff control and water quality treatment will be required per the 2016 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2016 KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use site plan preliminary short plat submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the nine core and five special requirements of the KCSWDM will be required. A Level 1 downstrearn analysis shall also be provided in the preliminary TIR. The City has I" _ 100', five-foot contour planirnetric rnaps that may be used for basin analysis. 2. The project lies within a Conservation flow control area, thus the applicant must design the flow control facility to meet this performance criteria. In addition to flow control facilities, Best Management Practices (BMP's) are required as outlined in the KCSWDM. The project shall also be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. 3. Soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 4. Detention and water quality facilities must be above ground (i.e. open pond). Underground facilities are allowed only with approval frorn the City of Federal Way Public Works Department. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) construction storm water permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at littp://www.ecy.►va.gov/programs/wglstorm\vater/construction/index.litni] or by calling 360-407- 6048. Right -of -Way Improvements I . See the Traffic Division comments from Sarady Long, Senior Transportation Planning Engineer, for traffic related items. -104I]6-00-PC Doc ID. 7646; Imad 13ahbah September 29, 2017 Page 6 2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior to recording, All stormwater treatment and detention requirements outlined above may apply to any improvements within the public right-of-way. 4. FWRC 19.135.280 requires that driveways serving residential uses may not be located closer than 25 feet to any street intersection. Lots and intersections within new subdivisions or short plats must be designed to meet this standard. Building (or EN) Permit Issues Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are $1,620.00 for the first 12 hours of review, and $135.00 per hour for additional review time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the state of Washington. 2. In addition to engineering approval, short plats and subdivisions are required to obtain a separate permit for grading. Details and fees may be obtained from the Building Department. 3_ The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at: www.cityoffederalway.com/node/1467 to assist the applicant's engineer in preparing the plans and TI R. Bonding is required for all street improvements and temporary erosion and sediment control measures associated with the project. The bond arnount shall be 120 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 the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. 5. The 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 two-year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for private roads and drainage facilities, including short plats, rernain the responsibility of the individual property owners. 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 elevations are called out. 17-104 136-00-11C Doc ID. 76463 imad Bahbah September 29- 2017 Page 7 7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. 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. 9. Temporary Erosion and Sediment -control (TESL) measures, per Appendix D of the 2009 KCSWDM, just be shown on the engineering plans. 10. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS —TRAFFIC DIVISION Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com Transportation Concurrency Analysis (FWRC 19.90) Based on the submitted materials for two Single Family Detached Housing, the Institute of Transportation Engineers (ITE) Trip Generation - 8"' Edition, land use code 210 (Single Family Detached Housing), the proposed project is estimated to generate approximately 2 new weekday PM peak hour trips and 10 daily trips. 2. A concurrency permit is required for this development project. The PW Traffic Division will perform concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development. Please note that supplemental transportation analysis and concurrency mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP). The estimated fee for the concurrency permit application is $1,620.00 (less than 10 trips). This fee is an estimate and based on the materials submitted for the pre -application meeting. The concurrency application fee must be paid in full at the time the concurrency permit application is submitted with land use application. The fee may change based on the new weekday PM peak hour trips as identified in the concurrency trip generation. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee remains the same. Transportation Impact Fees (TIF) (FWRC 19.91) Based on the submitted materials for two single family lots, the estimated traffic impact fee is $3,991. The total amount of the impact fees will be assessed and collected from the applicant when the building permit is issued, using the fee schedule then in effect. The applicant may request, at any time prior to building issuance to defer the payment of the impact fee to final building inspection. If this option is selected, a covenants prepared by the city to enforce payment of the deferred fees will be recorded at the applicant's expense on each lot. Please refer to defer payment of impact fee code for process. Street Frontage Improvements (FWRC 19.135) The applicant/owner would be expected to construct street improvemeiits consistent with the planned roadway cross -sections as shown in Map 111-4 in Chapter IiI of the Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). 17-104I;6-00-VC Doe ID 76403 Imad Bahbah September 29. 2017 Pate 8 Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements. The applicant would be expected to construct improvements on the following streets to the City's planned roadway cross -sections: SW 312°i Street is a minor arterial planned as a Type "K" street, consisting of a 44-foot street with curb and gutter, six-foot planter strips with street trees, eight -foot sidewalks and street lights in a 78-foot right-of-way (ROW). Assuming a symmetrical cross section, 9-foot ROW dedication half street improvements are required on SW 312"' Street. The proposed private road serving the two lots shall be per Dwg. No. 3-2CC and shall meet all conditions identified on the standard plan. 2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements (FWRC 19.135.070). Information about right-of-way modification requests is available through the Public Works Development Services Division. These modification requests have a nominal review fee currently at $290 ($270.00 plus $20 administrative/recording fee). Access Management (FWRC 19.135) 1. Direct lot access onto SW 312"' St. is not permitted. 2. A turnaround may be required as specified by South King Fire and Rescue. 3. Verify sight distance at the proposed private road/driveway in meeting AASHTO intersection sight requirements. COMMUNITY DEVELOPIViENT—BUILDING DIVISION Peter Lawrence, 253-835-2621, peter.lawrence@cityoffecieralway.com 2015 International Residential Code w/ applicable State amendments 2015 UPC w/ applicable State amendments 2015 WSEC w/ applicable State amendments Demo permits shall be required for any structures removed. Demo permits are typically issued over the counter and more information can be obtained by calling the Permit Center at 253-835-2607. A complete building permit application and residential checklist required. (Additional copies of application and checklists may be obtained on our web site at «nvw.citvoffederahvay.coin.) Energy code compliance worksheets are required to be completed and included with your permit application. A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations subm itted. The information provided is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at the time of building permit plan review. 17-104136-00-PC Doc ID 76463 Imad Bahbah Scptember 29, 2017 Paae 9 LAKEHAVEN WATER AND SEWER DISTRICT Brian Asbury, 253-946-5407, BAsbury@lakehaven.o Water • A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical. Current/2017 cost for a Water Certificate of Availability is $90.00. • Hydraulic model results (FF #297) indicate that Lakehaven's standard maximum allowable system liquid velocity of 10 ft/s, at no less than 20 psi, is exceeded at a fire flow rate above 5,300 GPM. This flow figure depicts the calculated performance of the water distribution system under high demand conditions. Fire flow rates greater than available in the existing distribution system may be accommodated through water distribution system improvements. Please contact Lakehaven for further detail. • The site has one (1) existing residential water service connection (WtrSvc 4055, 5/8"x3/4" meter). The existing meter needs to be evaluated under UPC & Lakehaven standards, to determine if it's adequate for the proposed new residential use. • A water service connection application submitted separately to Lakehaven is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g., larger meter/service, etc.), in accordance with standards defined in Lakehaven's current 'Fees and Charges Resolution'. • For water use during site con struction/development, the existing water service should be able to be utilized for this purpose. Please contact Lakehaven for further detail. • Protection of the existing water meter & service connection will be required for any on -site building demolition. Please contact Lakehaven for further information regarding this issue. • Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/charges/deposits (2017 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. o Water Service/Meter Installation Deposit, New and Existing Upsize & Relocate, 1" prelim. sizes: $4,230.00. Actual sizes TBD by Lakehaven based on UPC plumbing fixture count. o Capital Facilities Charge(s)-Water: $3,476.00 per Equivalent Residential Units (ERU). Water system capacity credits are available for this property fi-om system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 1.00 ERU. Please contact Lakehaven for further detail. o ROW Permit Fee (City of Federal Way): $700.00. Sewer ■ A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building pen -nit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical. Current/2017 cost for a Sewer Certificate of Availability is $90.00. W. The site has one (1) existing residential sewer service connection (SSCP 10180). ■ Capping of any existing sewer service connection at/near property line is required for any on -site full building demolition; a Sewer Service Connection Permit fi-om Lakehaven is required for this. For partial 17-104 136-00-PC Doc ID 76463 Imad i3ahbah September 29. 2017 Page 10 building demolition, protection of any existing sewer service connection will be required. Please contact Lakehaven for further information regarding these issues. A separate Lakehaven Sewer Service Connection Pen -nit is required for each new connection to the sanitary sewer system or any modification (disconnect, re -align, abandon, etc.) to an existing sewer service connection, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees/charges/deposits (2017 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. o Sewer Service Connection Permit Fee (3): $210.00 each. o Capital Facilities Charge(s)-Sewer: $3,325.00 per Equivalent Residential Units (ERU). Sewer system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 1.84 ERU. Please contact Lakehaven for further detail. o ROW Pen -nit Fee (City of Federal Way): $700.00. General • All Lakehaven Development Engineering related application forms, and associated standards information, can be accessed at Lakehaven's Development Engineering web pages (Iittp.//www.lake.liaven-or.p,/204/Developjiieiit-EiiakisLerin ). ■ All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE Chris Cahan, 253-946-7243, chris.cahan@southkingfire.org Water Supply Fire Flow The required fire flow for the proposed buildings on this project is 1750 gallons per minute. A Certificate of Water Availability including a hydraulic fire flotiv model shall be requested from the water district and provided at the time of building permit application. Fire Hydrants Existing fire hydrants meet standard. Emergency Access Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006. httn://sotithkinafire.or-jDocunientCenter/Home/tiiew/24 Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction. 17-104I76-00-PC Doc ID 76463 Imad Bahbah September 29. 2017 Page I I Fire Sprinkler System Emergency access as proposed appears to be in compliance with standards. An NFPA 13D sprinkler system may be required if fire flow is less than 1750 gallons per minute. Determination will occur at building permit application. 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 to your project. 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 F W RC 19.40.070 (4). As you know, this is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. 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 FWRC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact, Becky Chapin, 253-835-2641, or becky.chap in@cityoffederalway. corn. We look forward to working with you. Sincerely, V Becky Chapin Associate Planner enc: Master Land Use Application Short Plat Submittal Requirements Concurrency Permit Application c; Ann Dower, Senior Engineering Plans Reviewer Sarady Long_ Senior Trans. Planning Engineer Peter Lawrence. Plans Examiner Brian Asbury. Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue 17-104136.U0.►'C Doc ID 76463 �� CirY W Federal Way September 21, 2017 9:00 a.m. Pre -application Conference Sign in Sheet COMMUNITY DEVELOPMENT REVIEW COMMITTEE ect Name: Monaco Short Plat 1256 SW 312th Street File Number: 17-104136-00-PC City Hall bos Room NAME DEPARTMENT / DIVISION TELEPHONE NUMBER 1. 2. _'°u'rL" 3. 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The application has been routed to members of the Development Review Committee and a meeting with the project applicant has been scheduled as follows: 9:00 a.m. — Thursday, September 21, 2017 Hylebos Conference Room Federal Way City Hall, 2" d Floor 33325 8"' Avenue South Federal Way, WA 98003 We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend the meeting as this will be the only notice sent by the department. If you have any questions regarding the meeting, please contact me at Becky.chapin@cityoffederalway.com, or253-835-2641. Sincerely, Becky Chapin Associate Planner Duc 1 D 76462 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: August 28, 2017 TO: Cole Elliott, Development Services Manager Peter Lawrence, Plans Examiner Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue FROM: Becky Chapin, Associate Planner FOR DRC MTG. ON. September 14, 2017 - Internal September 21, 2017, 9:00am - with applicant FILE NUMBER(s): 17-104136-00-PC RELATED FILE NOS.: None PROJECT NAME: Monaco Short Plat PROJECT ADDRESS: 1256 SW 312TH ST ZONING DISTRICT.- RS 7.2 PROJECT DESCRIPTION: Subdivision of one lot into two residential lots. LAND USE PERMITS: Preapplication Conference PROJECT CONTACT: Imad Bahbah M Architects 21620 84t' Ave S, Ste. 200 Kent, WA 98032 MATERIALS SUBMITTED: • Master Land Use Application • Short Plat/House Drawings CIT Federal Way RECEIVE® MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 2 2U17 33325 8`h Avenue South AUG Federal Way, WA 98003-6325 CITY OF FEDERAL WAY 253-835-2607; Fax 253-835-2609 COMMUNITY DEVELOPMENT ���'`�'-cit.at'fedrral�}ay_com 13(e APPLICATION NO(S) A 177 R---- Project Name C=c 4#v P-- ( -- P Date 7 Property Address/Location Cf/ Vlf J G 1 y a i2�EAL WAq !39 (2 ?_*�6 Parcel Number(s) Project Description. ' 1 1Jy �uV � �' `I s�2-) PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required �Information — Zoning Designation Comprehensive Plan Designation Value of Existing Improvements .Value of Proposed Improvements International Building Code (IBC): Occupancy Type Construction Type Applicant T Name: Fib A QCW -reZ--I Address: ,21 rp'Z 0 q+' H Wee ! • I S-M. goo City/State: 1.<j5+ T ,, 44A Zip: 6t&Q 32. Phone:. , 2.3(e w5 ,5+ Fax:f., )timaiI: Signature: Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Bulletin #003 —January 1, 2011 Page I of 1 k:\Handouts\Master Land Use Application W W U) 2 N M CO i' Ay• i NO —� _ F -{5{{per i I i - FOJQ' �❑� 3I i I i I �❑� � I I � I I I — LIVING -^-!� LOT 2 I LOT 1- 8,400 SF 8,500 SF 141K• I ®' BSBL-1 �-- BSBL ©' ` - a. 4,950 SF I I { 6,350 SF II LArmL � I I L'y I �R �- L,IUI `' L--------- - _ - — — — — — — j f I . .... ..... .. ...... DRIVEWAY ACCESS. EASEMENT I 2,100 SF ....... ...... .........::.. ... .: ........ IL .. -----—_.._--- — — — — --- _�•��.._...�-.� 790'•0' 0 Note: BSBL (Building Setback Boundary Line) lmnianmiien a 8 12 ,e 20 Feer Site Plan NORTH Scale: 1" = 20'-0" [� rsras,rxm s,sn a wur:�: m ARCHITECTS 21620 84th Ave. S. Ste. 200 Kent, WA 98032 (253)468-7696 www.ihbarchitects.com Ar hi us NN ikk d+ of NNI Aa:birca5 llst of,1AN dry.+q N "b ,d [.. q. VW p m W ra Anr pervel•.rn nl u i u Aniam. o � w K a J 0 c+� Fu)oo of U) N_ =F— cM� U) J 3 J 0 m UZ75i.r,w z `Q W L C Ca A- llW V/ 4— AN. dm- August 22. 2017 du.a-r AP, CG r.ntb,•• IHB A 1.G Monaco Short -Plat r-'"', Sp • � .. -r � d. *Site .J.I�- r FW 1 . ' TECOT M«I .:e 6 p r.. _ w.p nmpndl eov.0 N. lgse a Er uW Oue- �s� , N. VICINITY MAP Not To Scale Architect Monaco Enterprises IHB Architects Contact: Imad Bahbah 21620 84th Ave. S. Ste. 200 Kent, WA 98032 (253) 468-7696 Sheet List A0.1 COVER SHEET A1.1 EXISTING SITE PLAN A1.2 SITE PLAN A2.1 1ST FLOOR PLAN A2.2 2ND FLOOR PLAN A3.1 EAST ELEVATION A3.2 SOUTH ELEVATION A3.3 WEST ELEVATION A3.4 NORTH ELEVATION Building Scope & Project Narrative PROJECT DESCRIPTION Short -Plat subdivision of an existing single plot into two lots. New construction of a 4-bedroom house with 2 floors on each individual subdivided lot. AREAS EXISTING PROPOSED Existing structures Heated Spaces GSF to be demolished. Main 1st Floor ................ 1,544 Upper 2nd Floor ............. 1,703 Total heated spaces...... 3,247 Garage........................... 638 Total....................... ......... 3,885 RESIDENCE & PROJECT ADDRESS ARCHITRCTS 21620 84th Ave. S. Ste. 200 Kent, WA 98032 (253)468-7696 www.ihbarchitects.com Ph, Jrawlog, and plum .. 1-h- M, sn t narc. of "'iW vxl.hAl a rf.'.5.1 11M Archi— Ux• of lei, J 4% M hnnnl ra , ya.ilh,s prv}.n " N.rwn, rtxnM httmn .{d li,i . of pnc Aaa of said il ,&h'.aw inp. b mn uraJ.r prahmJ[.I nehnn . iarn pw" of illll w.la } 0 z � w 0. C) M04 FL [ifU) - rn O�M� U) J3� O m_ (0 elfV�N0 Zw�U_ O LL 2 W (n N i O ., 1256 SW 312TH STREET FEDERAL WAY, WA 98023 RECEI d JURISDICTION: FEDERAL WAY 3 2017 COUNTY: KING COUNTY, WA AUG ZONE: IRS 7.2 072104-9086 OF FEDE}3A! WAY 6h.. PARCEL: CITY OEVELOPMEI _ JJ, Augus122,2 SITE AREA: 20,037 SF COMMUNITY TOTAL ACRES: 0.46 acre nmwn by: AP, LEGAL DESCRIPTION: PP ACT 39914866 MOBILE HOME N 200 FT OF S 230 FT OF E 100 FT OFW846.85FTOFGL2 AO.1 df -� 41 �• JV I. W EXISTING BUILDINGS ;of ON THIS LOT TO BE ' DEMOLISHED EXISTING LOT SIZE 7 201 -1-- Ll SW 3 r WON W W H W 2 H N_ Co Cn R.O.W. DED. rl;�T ---------------- T." — — — — — — ---- — I I I (i"31❑� � I , I ®-` LOT 2 i I 8,400 SF � IwrcrrER ® ! l y I _ BSBL I I I I GE 4,950 SF I M M GARAGE R4 - 1 o a B ,z is ze Note: BSBL (Building Setback Boundary Line) r t 80 LOT 1 8,500 SF 1 I 0. BSBL 6,350 SF MUD µ I L� FW Ell — FOYER I :nRLw �I � I I -- --- I i I 'l I Site Plan NORTH Scale: 1" = 20'-0" aa,a �tus,[xED G S,I,E Gi 114fN:lh� �+ ARCM!TECTS 21620 84th Ave. S. Ste. 200 Kent, WA 98032 (253)468-7696 www.ihbarchitects.com ire drawing, and plops scl IpN m h.r x1 as nsUumenl ar.micr rt"t rcnrll, p.upeny W IIIH Archie au Usc of r k m„ im n tun+.'-N la a specifid pmjccl " permm —.d hcrm And ror a MmeNinren W f�• Cw1Ynp nn,. of said 4+in5. Ir .axH,r p.J,kr'nd rai.ae xri¢�n pnloi»irar nl'11 tH Afclnlma 0 a 00 �U } N OF-M� Om(� (-) &5 LO W z LU Cu job No: d oc: August 22,2617 chum by: AP, CG cw«I by: IHB A1.2 GROSS FLOOR AREA 1,544 SF GARAGE AREA 638 SF 1 st Floor Plan Scale: 1/8" = 1'-0" �'4 NORTH sr+tt a wwau�or 21620 84th Ave. S. Ste. 200 Kent, WA 98032 (253)468-7696 www.ihbarchitects.com r j. r , -I plans set forth on Ibis u1 as Ir•�Ml lhn QI , or and i IIremain, Iof dry 4-- 11 iH nrenah�. U. or du. �...hu a. lalnled H... miPN rlmm Im perso wistd h ' A.I k onslNClion of one bo-u,g. Am nI .0 2,a,� V n - 1 I r,lh wnmr O Z U J p (h � ofCrn OM F- � O m C) LO Zrw w O LL 5 C IL L 0 0 LL job No: ,- August 22, 2017 dm,,,, by: AP, CG n i—I by. IHB 0 4 8 12 16 Ism Emmid FEET A2.1 0 4 8 12 16 FEET GROSS FLOOR AREA 1,703 SF 2nd Floor Plan sTasn a wawa-,•o. A ARCHITECTS 21620 84th Ave. S. Ste. 200 Kent, WA 98032 (253)468-7696 www.ihbarchitects.com rh..bi.1R a.1 pt— set forth a An .n,..anruvw, et .mi A.i dull np�y., dK sw na .rim AMU use or iu d`^.V i L—d m . a —iricd p *d fn p— d Lee.. A d rot onfl.K.0 of o - buMcIL A. rc tone of ..1d dre+..iw I JiwdJ ln. d o,d widw.t remndm N IfIU "Ab- 0 N F— �Co Co -- liCD=� CV } O�M� C/) Ooo(� U�LC)w zw�w OLL C a L 0 0 job No: (L'o: August 22, 2017 dawn by: AP, CG r��iiwnl by: IH8 A2.2 Scale: 1/8" = V-0" NORTH 0 4 8 12 16 20 FEET East Elevation SCALE: 3/16" = 1'-0" T®® ARCHITECTS 21620 64th Ave S. Ste. 200 Kent, WA 96032 (253)468-7696 www.ihbarchitects.com ,w..n ., wurnnx a xr� rn wn�+b+ll rarewu d rKh Mep4 EIEII .51CY� II¢ � d rs.lr¢ 1. W24 ,n specified p *0 F. }.•ww m�.cd Ymw,. Ad far a teq,xnelgR of — WIkrmt .1 acid d L m of V44dkri 'Ah" — R 0 z w rc a J n M F- � U) 00 0' U) N O�M� U) �: 000(� ULr)W z<-LU OLL G C 0 a— co w job No: ,arc: August 22, 2017 wa•nlq: AP. CG —i-a dby: IHB All 0 ED N 0 4 8 12 16 20 FEET South Elevation SCALE: 3/16" = 1'-0" 6►Ii IIELISTERfO S1A1S Or ylsyz�:'OY ARCHITECTS 21620 84th Ave. S. Ste. 200 Kent, WA 98032 (253)468-7696 www.ihbarchitects.com 7 K u—wo aw 0— m term on Ihm n y� N. 141m .re. Am"Im s tiff of d» Aawi.F i. 1y�gkJ v a aP:dkN PmjC- W p�.aWn u Emma And for n or o� • hoAa. � Ann��me or ..w ur:rx:K. it :=kprM�44+1 = xinml M,„,b,rw=� mu n�..�. x 0 z a M FL in CD O�M� 0 V N D zLL La�LL O lL c O 4- (6 N W j.b No: ,b..- August 22. 2017 d.—by: AP, CG .wcd by: IHB A3.2 0 N 1--p71nrzr- - - T 0 4 8 12 16 20 FEET West Elevation SCALE: 3/16" = 1'-0" cna � f: C S1:Sf OF WSSNINGION ARCHITECTS 21620 84th Ave. S. Ste. 200 Kent, WA 98032 (253)468-7696 www.ihbarchitects.com 14 dn..Jgp � pL m se fu.h on �M an w tmLwa of wnix X. aN —Wok F.Y."aNIn ANNiecrc uu of d,a dr-+ I$ limia[J Y, x .i�ff�n[d pmj[e4 AF AM f r nr.ul .f am Wp 44W A,, vie Af K c of .,d d—ng 6 wwyh "adkyal •i1Mrt wrk,v per�ohJm of II IB A,hi—I x X O Z a M FL FL F- � oo U) = (3) OF-M U) �: Om(0 U N LU 0 ZW�LL O LL. 75 c 0 ca m w job Nu: August22,2017 d—, by: AR CG -[ LI , IHB A3.3 0 ED t\l 0 4 8 12 16 20 FEET North Elevation SCALE: 3/16" = 1'-0" jam° I 1100c [o s1+1E a xisM�� w TH® ARCHITECTS 21620 84th Ave. S. Ste. 200 Kent, WA 98032 (253)468-7696 www.ihbarchiteds.com I ke d, i,p-1 plans -fmhun rblr .er ns Iny Nmm ni r <.. nw! OWN rm.— me rpq—) of I MI .hxAieetri lase w ads dnx iq i< W-W to h .e.�ikm pmlw'a b ,r wig hxrcn And rur s ar aic puildira Arty er oid br-inp h ..d�� 0 z U a U) W U) - O�M� U) �: Om(� U�t.nw z04 L<LJ LL O IL G t: 0 -Fd co ty w jab No: August 22, 2017 d—, by: AP. CG IH6 A3.4