09-101603AkCITY OF
Federal Way
June 10, 2009
Joseph Mitchell
5101 316`h Place
Federal Way, WA 98023
CITY HALL
33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
Re: File #09-101603-00-PC; PREAPPLICATION SUMMARY COMMENTS
Mitchell - Veeder - Deynaka Rezone, 51" & 316"' Place
Dear Mr. Mitchell:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held May 28, 2009. 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 relevant information handouts are enclosed with this letter. Sections of the
Federal Way Revised Code (FWRC) that are referenced in this letter can be downloaded off of the City's
website. 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 this project will be Joanne Long -Woods, who can be contacted at 253-835-2640 or
joanne.long-woods@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
Rezone four properties, owned by three individuals, from RS9.6 to RS7.2. The Comprehensive Plan
designation is Single -Family, High -Density. The four properties range in size from 9,609 sq. ft. to 2.10
acres, for a total of 5.3 acres.
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.
PLANNING DIVISION (Joanne Long -Woods, 253-835-2640, joanne.long-
woods@cityoffederalway.com)
Land Use Review Process — The zoning of the subject parcels is Residential Single -Family 9.6
(RS9.6). The application is for a site specific rezone of four parcels from one single-family
Page•2: Rs
June 11, 2009
residential zone to another and is, therefore, considered a "Non -Project -Related Action." Rezones
are required to obtain Use Process V - Quasi -Judicial approval from the City in accordance with the
Federal Way Revised Code (FWRC) Chapter 19.75. For the Use Process V approval, a public
hearing will be conducted by the hearing examiner who will make a recommendation to the City
Council based on the record submitted; then, there will be a meeting before the Land Use and
Transportation Committee (LUTC) who will then review the proposal and forward to the full
Council for approval/denial.
The application for the non -project -related rezone shall consist of application materials as outlined in
the FWRC 19.15.040. A Master Land Use application and other application handouts are enclosed
with this correspondence. Copies of the pertinent sections of the revised code that are referenced in
this correspondence can be downloaded from the City's website.
With the application, the applicant shall provide a written response identifying how the proposed
project meets the Use Process V decisional criteria of FWRC 19.75.130(a):
1) The proposed rezone is in the best interest of the residents of the city; and,
2) The proposed rezone is appropriate because either:
a. conditions in the immediate vicinity of the subject property have so significantly
changed since the property was given its present zoning and that, under those
changed conditions, a rezone is within the public interest; or,
b. the rezone will correct a zone classification or zone boundary that was
inappropriate when established;
3) It is consistent with the comprehensive plan;
4) It is consistent with all applicable provisions of the title, including those adopted by
reference from the comprehensive plan; and,
5) It is consistent with the public health, safety and welfare.
2. State Environmental Policy Act (SEPA) — SEPA review is required for the Process V, quasi-judicial
review of a rezone of property from one single-family residential zone to another single-family zone
as outlined in FWRC 19.75.040. An environmental checklist must be submitted with the application.
Public Notification — Public notice, including mailing to adjacent property owners (300-foot radius),
publication, and site posting is required. The applicant will be responsible for posting of a sign on
site at least two weeks in advance of the public hearing. Also, three sets of mailing envelopes
addressed to each property owner within 300 feet of the site are required. Provide a map showing the
300-foot radius and a list of the property owners within 300 feet. Please refer to the enclosed
handout regarding public notice mailings procedures.
Application Fees — The project, as proposed, requires the following land use application fees (other
fees for building permits and Public Works review and inspection are required):
Process V
$ 3,042.55 ($771.50 + $428.50/acre [5.3])
Public Notice
$ 144.00
Automation Fee
$ 6.00
SEPA
$ 948.00
Total
$ 4,140.55
09-101603 Doc. I D. 50233
Mr. Mitchell
Page 3
June 11, 2009
5. Setbacks and Lot Coverage —Pursuant to the FWRC 19.200.010, the minimum front setback for and
future structures in the RS7.2 zone is 20 feet and the side and rear setbacks are 5 feet. The minimum
lot coverage will be 60%.
6. Height —Pursuant to FWRC 19.200.010, the maximum height allowed for a structure in the RS7.2
zone is 30 feet above average building elevation.
7. Clearing, Grading, Tree Retention — Trees must be retained to the maximum extent possible
pursuant to FWRC Chapter 19.120. Before any clearing, grading, or tree removal takes place on the
parcels, the property owners will be required to submit a tree inventory and retention plan in
accordance with this new chapter of the code. In addition, the property owner may be required to
obtain a forest practice permit from the City in accordance with the FWRC.
8. Parking — Two parking spaces per residence is required for the RS7.2 zone for future residential
development.
9. Wildlife Habitat — When I was on the property last week I identified quite a few woodpecker snags
located on all of the properties. The snags showed the signs of use by the Pileated Woodpecker, a
species identified as either listed, threatened, or endangered by the state of Washington. When an
application for development of the properties is submitted, the owners should contact the State
Department of Fish and Wildlife as they may be required to submit a study to determine whether this
area is part of a larger "wildlife habitat" area for the Pileated Woodpecker.
PUBLIC WoRKs DEVELOPMENT SERVICES DIvlsioN (Ann Dower, 253-835-2732,
ann. dower@cityoffederalway.com)
Land Use Issues — Stormwater
The Development Services Department does not have any comments on the rezone itself. The developer
will be informed of development regulations in effect at the time of a development application.
The City will be adopting the 2009 King County Surface Water Design Manual (KCSWDM) and a City of
Federal Way addendum to the manual by August of 2009. The enclosed flyer provides additional
information. The development is expected to fall within the Conservation Flow Control Area and the
Enhanced Basic Water Quality area as defined by the KCSWDM.
PUBLIC WoRKs TRAFFIC DIVISION (Soma Chattopadhyay, 253-835-2745,
s o ma. ch attop adhy ay@ cityoffederalway. co m)
The Traffic Division does not have any comments on the rezone. The developer will be informed of
Traffic Division requirements at the time of a development application.
BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com)
No comments on the rezone application.
09-101603 Doc I D 50233
Mr. Mitchell
Page 4
June 11, 2009
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.org)
Lakehaven has no comment on this issue, as based on the submittal it appears no existing and/or future
Lakehaven sewer facilities will be required, desired, or affected by the proposed (rezone) land use action.
Ultimately, sewer service to the properties will require a Developers Extension Agreement. Properties are
within the water service area boundary of the City of Tacoma. Please contact Tacoma Water staff at 253-
502-8247 for further information.
SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.org)
These requirements apply to any new residential structures constructed:
Every building lot shall have a fire hydrant within 300 ft. All measurements shall be made as vehicular
travel distance.
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 $. from fire apparatus vehicle access.
Fire apparatus access roads:
1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not
less than 13 feet 6 inches.
2) Shall be designed and maintained to support the imposed load of a 25-ton fire apparatus and shall be
provided with a surface so as to provide all-weather driving capabilities.
3) Shall be not less than a 20-foot inside turning radius and not less than a 40-foot outside turning radius.
4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire
Department approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet
in diameter.
5) Gradient shall not exceed 15 percent.
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system,
these provisions may be modified by the chief.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for a 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
FWRC Chapter 19.40.
09-10[603
Doc. CD 50233
Mr. Mitchell
Page 5
June 11, 2009
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 to me at 253-835-2640. We look
forward to working with you.
Sincerely,
J
Joanne Long -Woods, AICP
Senior Planner
enc: Master Land Use Application
Mailing Notice Handout
Process V Handout
Sign Posting Handout
"Adoption of the 2009 King County Surface Water Design Manual"
SEPA Checklist
c: Kurt Veeder, PO Box 634, Tacoma, WA 98402
Kim Deynaka, 31813 5151 Avenue SW, Federal Way, WA 98023
Ann Dower, Senior Engineering Plans Reviewer
Soma Chattopadhyay, Traffic Engineer
Scott Sproul, Asst. Building Official
Chris Ingham, South King Fire & Rescue
Brian Asbury, Lakehaven Utility District
09-I01603 Doc I D.50233
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CITY OF CITY HALL FILE
33325 8th Avenue South
1�k Federal Way Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
May 26, 2009
Joseph Mitchell
5101 SW 316d' Place
Federal Way, WA 98023
RE: File #09-101603-00-PC; PREAPPLICATION MEETING NOTICE:
MitchelWeeder/Deynaka Rezone, c/o 5101 SW 3161h Place, Federal Way
Dear Mr_ Mitchell:
The above -referenced proposal has been assigned to me as project planner. At this time, the application
has been routed to the members of the Development Review Committee. A meeting with the project
applicant and Committee has been scheduled as follows:
Thursday, May 28, 2009, 9:00 A.M.
Hylebos Conference Room `
City Hall, 2nd Floor
33325 81h Avenue South
Federal Way, WA 98003
We look forward to meeting with you and the other two applicants. Let me know if you will have more
than five people attending the 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 contact me at 253-835-2640, or Joanne.long-woods@cityoffederalway.com, if you
have any questions.
Sincerely,
Joanne Long -Woods, AICP
Senior Planner
c: Kurt Veeder, PO Box 634, Tacoma, WA 98402
Kim Deynaka, 31813 5 1 " Avenue SW, Federal Way, WA 98023
Doc. LD. 50131
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: May 11, 2009
TO: Ann Dower, Senior Engineering Plans Review
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
kcx- PzeF,L, TeArr-lG FA)6fA4E,ele
FROM: Joanne Long -Woods 4wt
-11
FOR DRC MTG. ON: Internal Meeting - May 21, 2009; 9:OOAM
Meeting with applicants - May 28, 2009; 9:OOAM
FILE NUMBER(S): 09-101603-00-PC
RELATED FILE NOS.: VEEDER - LLA #07-105931-00-SU
PROJECT NAME: MITCHELL- VEEDER -DEYNAKA REZONE
PROJECT ADDRESS: 5101 SW 316th Place, Federal Way
51813 51St Ave., SW, Federal Way
ZONING DISTRICT: RS 9.6
PROJECT DESCRIPTION: Proposal to rezone 4 properties owned by 3 individuals
from RS9.6 to RS7.2
LAND USE PERMITS: Rezone Application, SEPA ; PP_C9CF_5S 'V_
PROJECT CONTACT: JOSEPH MITCHELL
5101 SW 316TH PL
Federal Way, WA 98023
MATERIALS SUBMITTED: Zoning Map
Comprehensive Plan Map
MASTER LAND USE APPLICATION
RECEIVED
DEPARTNI);NT OF COMMUNITY DEVELOPMENT SERVICES
33325 8`fi Avenue South
CITY OF
APR 3 0 2009 PO Box 9718
Federal Way Federal Way Fax
98063-2609
253-835-2607;Fax 253-835-2609
CITY OF FEDERAL WAY www.ci!yoffederalway.com
APPLICATION NO(S)
C®S
09-- 101603 - D 0 !�C Date Mell-,31 Z�9
Project Name �c , .� C- - �� mil, 4!5",2 ---.
Property Address[Location 3/Z�1_11 AL �' Z
Parcel Numbers} r D��3 a�Z % I o3 �Dus l Z J9OD
Project Description r �]f1J��� L �- D�J� D - '�, -5 -75�
:545 9 2- a cf SC��f
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
Irl s Zoning Designation
k4omprehensive Plan Designation
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
Applicant
Name:-
Address:
City/State:���'��
Zip: q,�W, 3 6-758
Phone: 2s5-' 3
Fax:
Email: 4
Signature:
Agent (if different than Applicant) J9
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner }�
Name:
Address:
City/State:
Zip:
Phone:
Fax: �Jj
Email: yj��
Sipattare:� 7r1
Bulletin 4003 —August 18, 2004 Page 1 of l k:\Handouts\Master Land Use Application
o �
Federal Way
APPLICATION NO(S)
Project Name
Property Address/Location
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8`h Avenue South
PO Box 9718
Federal Way WA 98063-9718
253-835-2607;Fax 253-835-2609
www.cit_ypffederalway.com
09— 10/603— OD PbC
Date /` -3
Parcel Number(s) A9ZI03 IO2_103 / o �/—D
Project Description g.,9 /,F9 . G r9 D -� �•
GI�A-.1� a7-IaSg3��Da-sU
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
Name:
Address:
City/State--
Zip:
Phone:
Fax:
Email:
Signature:
,, Z Z ACeAF-5.
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner p,
Name: k�rlt \1ae8e.r
Address: P, a, (j o K b 3 4-/
City/State:
Zip: q 8'{ O 2
Phone: z- 5 3- 2 3 0- 5 5 y y
Fax:
Email: kr-1'vdr-4o k,tw.a;�
Signature: 1 n _
Bulletin #003 —August 18, 2004
Page I of I
k:\Handouts\Master Land Use Application
F
Federal Way
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8`s Avenue South
PO Box 9718
Federal Way WA 98063-9718
253-835-2607;Fax 253-835-2609
www.ci ofiederaiway.com
�1 -�oo �G
APPLICATION NO(S) o r ! V / Date . /L Fl ZLV2
Project Name
Property Address/Location
Parcel Number(s)
/a-2io3 9P37z -
Project Description
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 H (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SERA 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
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner X
Name: 1<,I/Y3 D �1?4,-,
Address: 51 E1'j -
City/State:
Zip: rerie1 a
Phone:
Fax:
Email: k'117yNGGG (3CU�•lGlrj
Signature: y` w
Bulletin #003 — August 18, 2004 Page I of 1 k:\Handouts\Master Land Use Application
Rezone Application Letter
The applicants, Joseph Mitchell, Kurt Veeder and Kim Deynaka are submitting this Rezone application
to change from RS9.6 to RS7.2 only. There is no project or construction involved.
We believe the Rezoning of these four parcels 5.3 acres is appropriate because of the development
which has shaped and occurred in the neighborhood.
The properties East of,, and adjacent to the applicants is zoned at a higher density, 5 homes 20% is zoned
single residential RS 7.2 and 218 apartments 80% is zoned multi -family RM 2400.
The current RS 9.6 zoning of the applicants was in place because the properties West of, and adjacent to
the applicants required septic systems and thus larger lots. These properties do not have sewer access.
The applicants have sewer access and thus feel an RS 9.6 zoning which would be needed for septic
systems is not appropriate for their properties.
The applicants believe that rezoning the 5.3 acres to RS 7.2 would benefit the neighborhood and
community in the future if any development were to take place because any homes built would be on
sewer and not septic tank and thus further help protect the environment/ground water.
The applicants also believe the rezoning would allow for a smoother zoning transition between the
multi -family RM 2400 and the single residential RS 9.6 which would provide pricing diversity (provide
housing opportunities to all segments of the population ) and help "In -Fill" the neighborhood and
community and reduce urban sprawl, all of these are consistent with the Federal Way Comprehensive
Plan and the Growth Management Act for any future development.
In the Rezone pre -application meeting with the City of Federal Way there were no Safety, Traffic or
Welfare impacts concerns because this is a non -project Process V Quasi -Judicial Rezone.
Numerous Policies and Goals found in the Federal Way Comprehensive Plan and the Growth
Management Act supporting this Rezone Application are listed below.
e Preserving neighbor character provide housing opportunities to all segments of the population
a Consistent with GMA, these goals and policies should promote a variety of densities, housing
types promote a variety of opportunities to meet the housing needs of all residents of the
community and region.
HG1 - Preserve and protect the quality of existing residential neighborhoods and require new
development to be of a scale and design that is compatible with existing neighborhood
character.
The Land Use chapter advocates changes to current development codes to increasR��-5 I ED
platting land and encourage housing as part of mixed -use developments in commercial areas.
AUG 2 4 2009
Page 1 of 3
CITY OF FEDERAL WAY
CDS
• Housing is a basic need and a major factor in the quality of life for individuals and families. An
adequate supply of affordable, attractive, and functional housing is fundamental to achieving a
sense of community
Vision 2020
Limiting growth outside the City Center to areas that are already urbanized;
a Encouraging in -fill development;
GMA
Urban Growth — Encourage development in urban areas where adequate public facilities and
services exist or can be provided in an efficient manner.
Reduce Sprawl — Reduce the inappropriate conversion of undeveloped land into sprawling,
low -density development.
• Housing — Encourage the availability of affordable housing to all economic segments of the
population of the state, promote a variety of residential densities and housing types, and
encourage preservation of existing housing stock.
Development Capacity:
In residential zones, redevelopable parcels are those parcels which can be subdivided, or where
the density can otherwise be increased, for example, redeveloped from single-family to
multiple -family.
m Federal Way has the capacity for 5,538 new residential units
Policies
q LUP9 - Designate and zone land to provide for Federal Way's share of regionally adopted
demand forecasts for residential,commercial, and industrial uses for the next 20 years.
• LUP10 - Support a diverse community comprised of neighborhoods that provide a range of
housing options; a vibrant City Center; well designed and functioning commercial areas; and
distinctive neighborhood retail areas.
u LUP11 - Support the continuation of a strong residential community.
• LUG3.1 - Provide wide range of housing densities and types in the single-family
designated areas.
• LUP16 - Revise existing land use regulations to provide for innovation and flexibility in
the design of new single-family developments and in -fill.
Page 2 of 3
City Tax Base
The City of Federal Way's tax base would also be enhanced as a result any future development.
Respectively,
Jos ph itchell Date
KurtVeeder Date
D= �71/y- bq
Kim Deynaka Date
Page 3 of 3
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