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16-105087
CITY OF ti Federal Way January 13, 2017 Joseph Mitchell 5101 SW 316"' Place Federal Way, WA 98023-2037 Re: File 916-105087-00-PC, PREAPPLICATION CONFERENCE SUMMARY Mitchell 13-Lot Subdivision, 5101 SW 316th Place, Federal Way Dear Mr. Mitchell: F1LL;`:LL 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 December 22, 2016. 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 Jim Harris, 253-835-2652, jim.harris@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 Proposal to subdivide two parcels comprising approximately 3.8 acres into 13 separate parcels. 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. Mr. Mitchell January 13, 2017 Page 2 • Planning Division Based on a site visit to the property, it appears the subject property may have wetlands present. A wetland reconnaissance must be provided with the plat application, in accordance with FWRC 19.145. • Public Works Traffic Division ■ Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency pen -nit with application fee of $4,650.00 is required for the proposed project. ■ Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required for residential dwelling units. • Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements and dedicate right-of-way (ROW) along the property frontage on SW 316t" Place and 53`d Avenue SW. • Block Perimeter (FWRC 18.55.010 & FWRC 19.135.251) — The development shall meet block perimeter requirements of 1,320 feet for non -motorized access, and 2,640 feet for motorized vehicles. ■ Cul-de-sac Length (FWRC 18.55.010) — Cul-de-sac length shall not exceed 600 feet. ■ Angle of Intersection (FWRC 18.55.010) — The angle of intersection may not be less than 75 degrees, nor greater than 105 degrees. The preferred angle of intersection is 90 degrees for the intersection of 53rd Avenue SW with SW 316"' Place. 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 (Jim Harris, 253-835-2652, j im.harris@cityoffederalway.com) Zoning Designation and Density — The site is zoned RS-9.6 and has a comprehensive plan designation of high density single-family. Lots in the RS 9.6 zone must be a minimum lot size of 9,600 square feet. 2. Review Process — A subdivision of ten or more lots and/or tracts requires review and public hearing on the preliminary plat application by the city's Hearing Examiner. In summary, following application, the City will review the application for completeness and technical comments. The first procedural decision point is the State Environmental Policy Act (SEPA) review and determination. Following conclusion of the SEPA review, City staff will present the staff report and recommendation on the preliminary plat to the Hearing Examiner, who then makes the final decision on the preliminary plat application. The Hearing Examiner's written decision on the preliminary plat is based on the applicant satisfying criteria pursuant to FWRC 18.35.170(3). The decision of the Hearing Examiner may be appealed pursuant to FWRC 18.35.210. After the final decision on the preliminary plat, engineering plans must be submitted and reviewed by the City Public Works Department. Following review and approval of engineering plans, construction of plat infrastructure may begin. Substantial completion of plat improvements is required prior to final plat review and decision by the City Council as described below. 16-105057-00-PC Doc ID:75021 Mr. Mitchell January 13, 2017 Page 3 A preliminary plat informational bulletin and Master Land Use application are enclosed. The application must be prepared in accordance with the submittal requirements listed in the enclosed informational bulletin. 3. State Environmental Policy Act (SEPA) — Subdivision applications and associated permits for less than 20 residential dwelling units are exempt from state environmental review. However, the SEPA exemption does not apply when wetlands are on a site to be subdivided, pursuant to WAC 197-11- 756. Therefore, if wetlands are present on the site, as may be possible, then a SEPA checklist and associated application fee is required to be submitted concurrent with the subdivision or preliminary plat application. If SEPA review is required pursuant to Washington Administrative Code (WAC) 197-11-800, then a completed environmental checklist must be submitted with the Master Land Use application. A thoroughly completed checklist that gives comprehensive answers to each item will expedite the review process. SEPA notice will be as provided in FWRC 14.10.040. In summary, the public, government agencies, and tribes will be invited to comment on the checklist during a 14-day comment period. The SEPA determination has an appeal period as identified in FWRC 14.10.060. An environmental threshold determination made by the director must be rendered prior to the preliminary plat public hearing. 4. Application / Review Fees — Contact the Permit Center staff at the City Hall permit center to inquire about application fees in place at the time of submittal. Also, any third party reviews by City consultants for review and assistance with special studies such as wetlands reports must be pre -funded and paid by the applicant per FWRC 19.145.080(3). Environmentally Critical Areas.— Based on a site visit to the property, it appears the subject property may have wetlands present. Wetlands — A wetland reconnaissance must be provided with the plat application. The reconnaissance must identify if wetlands are present on or within 200 feet of the site. If wetlands are present, then a wetland delineation and classification report must be submitted concurrent with any plat application. All wetland reports must be prepared by a qualified professional, and prepared in compliance with FWRC chapter 19.145. In general, avoidance of wetlands and wetland buffer impacts is the highest priority under FWRC. Any intrusions into wetlands and/or wetland buffers are discouraged, and must meet applicable FWRC technical and procedural requirements outlined in FWRC chapter 19.145. The wetland report will be peer reviewed for compliance with applicable FWRC requirements by the city's third party wetland reviewer at the applicant's expense. This review cost must be pre - funded by the applicant prior to this peer review occurring per FWRC 19.145.080(3). 6. Public Notice — Pursuant to FWRC 18.35 and 14.10, the preliminary plat and SEPA review require notices of application, SEPA decision and public hearing. The applicant will be responsible for supplying a map and list of all properties within 300 feet of the subject property. Three sets of stamped mailing envelopes for each property owner with the department's return address must accompany the map and list. The city's GIS Department provides this service for a nominal fee (less 16-105087-00-PC Doc ID:75021 Mr. Mitchell January 13, 2017 Page 4 the postage and envelopes). Please see the enclosed bulletin for further information. The applicant will also be required to post City supplied notice boards at the appropriatc times and pay the notice board fee. 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). A minimum 10 percent of the open space is required to be usable open space, i.e. appropriate for active recreation areas. Additionally, any onsite open space must be set aside in a tract and owned in common undivided interest by all property owners within the subdivision. All or some of the open space requirement may be satisfied by a fee -in -lieu payment at the discretion of the City Parks Director, after consideration of the city's overall park plan, quality, location, and service area of the open space that would otherwise be provided with the project. The fee in lieu of open space is calculated on 15 percent of the most recent assessed land value of the property. 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 ,preliminary plat application. Usable open space design size and location options, along with provisions for access, improvements, ownership, and maintenance, will be reviewed in conjunction with review of the preliminary plat. Typically a narrow (3 — 5 foot wide) landscape buffer strip is required between streets and above ground stormwater facilities. 8. Tree Retention/Replacement — The city's tree standards require each development/redevelopment to maintain a tree unit density. The minimum tree density requirements for RS zones are 25 tree units per acre. The required density for the subject property will be determined by multiplying the gross site acreage, minus streets and critical areas, by 25. A tree retention plan detailing how the subject property will meet tree unit density requirements shall be submitted with the preliminary plat application. Items required to be included in the plan are itemized in FWRC 19.120.040(2)(a) through (e). The table below identifies tree unit values for retained and replacement trees. FWRC 19.120.130-2 — Tree Unit Credits Retained Trees Tree Unit Credit Existing Tree 1" to 6" d.b.h. 1.0 Existing Tree > 6" to 12" d.b.h. 1.5 Existing Tree > 12" to 18" d.b.h. 2.0 Existing Tree > 18" to 24" d.b.h. 2.5 Existing Tree > 24" d.b.h. 3.0 Replacement Trees Replacement Tree - Small (Mature canopy area < 450 SF) .50 Replacement Tree - Medium (Mature canopy area 450 to 1,250 SF) 1.0 Replacement Tree - Large (Mature canopy area > 1,250 SF) 1.5 I6-105057-00-PC Doc ID:75021 Mr. Mitchell January 13, 2017 Page 5 9. Clearing & Grading — With the preliminary plat application, a clearing and grading plan addressing items listed in FWRC 19.120.040(1)(a) through 0) is required. Prior to beginning clearing and grading activities, all critical areas and buffers and 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. Any retaining walls and rockeries must comply with standards in FWRC 19.120.120. 10. School Access Analysis — The preapplication materials have been forwarded to the Federal Way School District for review of school pedestrian access and circulation from the development. I have not yet received comments back from the school district; however, district comments will be forwarded to you when available. A school access analysis is required to be submitted to the City with the plat application, to assure that safe walking routes to schools or bus stops are provided as required by RCW 58.17. If there are not safe and adequate walking routes available, walking route improvements may be required as part of the plat review process. Contact Tanya Nascimento at 253- 945-2071 for information about the school access analysis requirements. 11. Design Criteria and Improvements — Subdivisions and 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 subdivision meets applicable design and improvements criteria and is therefore entitled to the land division. 12. Tacoma Smelter Plume — The subject property is located in the Tacoma Smelter Plume detect area containing 20.1 ppm to 40.0 ppm arsenic and lead concentration. Please contact Eva Barber, Technical Assistance Coordinator, Department of Ecology, at Eva.Barber@ecy.wa.gov or 360-407- 7094 regarding the Voluntary Soil Clean -Up Program. Additional information on the smelter plume testing and cleanup requirements can be found at http://www.ecy.wa.gov/programs/tcp/sites_brochure/tacoma smelter/2011/ts-hp.htm. The City will require soil testing and soil cleanup (if applicable) as a component of the short plat application, review and site development. The applicant shall provide preliminary soil testing data in compliance with Washington State Department of Ecology guidelines with the preliminary plat application. 13. Approval Duration —Per FWRC 18.35.220, preliminary plat approval shall expire five years from the date of hearing examiner approval, unless the applicant requests an extension as provided in FWRC 18.05.090. 14. Final Plat — The final plat fee, in effect at the time of the final plat application, and items identified in FWRC 18.40.020, are required to process the final plat. Substantial completion of the plat infrastructure must occur prior to submittal and processing of the final plat. The City allows bonding of only minor improvements as determined by the Public Works Department. Pursuant"to FWRC 18.40.050, the City Council will review and take action on the final plat. If the final plat is approved by the City Council, city staff will record the final plat map with the King County Recorder's Office. 15. Administrative Fees —Application Fees & Submittal —Please contact the Pen -nit Center at 253- 835-2607 for current fee schedules for applications and permits. I6-105057-00-PC Doc ID:75021 Mr. Mitchell January 13, 2017 Page 6 16. School Impact Fees — School impact fees are to be paid at the time of individual single family building permit. 17. Recording — Following substantial completion of subdivision improvements, the city will record the plat with the King County Recorder's Office. The applicant is responsible for the plat recording fees. Prior to recording the plat, all surveying and monumentation must be complete. In addition, all other required improvements must be substantially completed as determined by the departments of Community Development and Public Works. 18. Miscellaneous Residential Regulations (FWRC 19.200.010) a. Maximum height of structures — 30 ft. above average building elevation. b. Setbacks for structures are minimum 20-foot front yard and 5-foot side and rear. c. Maximum lot coverage — 60 percent. d. Required parking spaces — two per dwelling unit. e. Driveway and/or parking pad may not be closer than five feet to any side property line. PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com) Land Use Issues — Stormwater 1. 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 (Addendum to be adopted for use on January 9, 2017). This project meets the requirements for a Full Drainage Review. At the time of preliminary 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 downstream analysis shall also be provided in the preliminary TIR. The City has 1" = 100', five-foot contour planimetric maps 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 also lies within an Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. 3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 4. Detention and water quality treatment facilities for subdivisions are required to be above ground (i.e. an open pond), within a separate storm drainage tract, and dedicated to the City for future maintenance. Detention and water quality facilities may be within the same tract. 5. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 16-105087-00-PC Doc ID:75021 Mr. Mitchell January 13, 2017 Page 7 6. 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 htt ://www.eev.wa. ovl ro rams/w /stormwater/construction/iiidex.litml or by calling 360-407- 6048. Right -of -Way Improvements See the Traffic Division comments from Erik Preston, Senior Traffic Engineer, for traffic related items. 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 11.05.110 requires that overhead utility lines be relocated underground if over 500 feet, or three spans are affected by a project. 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. Engineering (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 $2,450.00 (2017 fee) for the first 12 hours of review, and $135.00 (2017 fee) 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. 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. 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 TIR. 4. Bonding is required for all street improvements and temporary erosion and sediment control measures associated with the project. The bond amount 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. I6-105087-00-PC Doc[D:75021 Mr. Mitchell January 13, 2017 Page 8 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, remain 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. 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 pennitted on engineering plans. Provide cut and fill quantities on the clearing and grading plan. 9. Temporary Erosion and Sediment -control (TESC) 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 (Erik Preston, 253-835-2744, eri k. p i•es to n W,ci tyoffed a ra Tway. co m ) Transportation Concurrency Analysis (FWRC 19.90) 1. Based on the submitted materials for 13 single-family residential lots, the Institute of Transportation Engineers (ITE) Trip Generation - 8"' Edition, land use code 210 (Single -Family Detached Housing), and trip credit for one existing single-family home, the proposed project is estimated to generate approximately 12 new weekday PM peak hour trips. Alternatively, the applicant may submit a site specific trip generation study for the proposed development. 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). 3. The estimated fee for the concurrency pen -nit application is $4,650.00 (11- 50 Trips). This fee is an estimate and based on the materials submitted -for the preapplication 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. 16-105087-00-PC Doc ID:7502P Mr. Mitchell January 13, 2017 Page 9 Transportation Impact Fees (TIF) (FWRC 19.91) Based on the submitted materials for 13 single family lots and fee credit for 1 existing single-family home, the estimated total traffic impact fee is $47,896.73. The actual fee will be assessed and collected from the applicant when the building permit is issued, using the fee schedule then in effect (FWRC 19.100.070 3(c)). At any time prior to building permit issuance, the applicant may request to defer to final building inspection the payment of a transportation impact fee for a single-family residential dwelling unit (FWRC 19.100.075). 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. 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 improvements consistent with the planned roadway cross -sections as shown in Map III-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). 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: 5 1 " Avenue SW is a Local Street planned as a Type "W" street, consisting of a 28-foot street with curb and gutter, four -foot planter strips with street trees, five-foot sidewalks and street lights in a 52-foot right-of-way (ROW). Assuming a symmetrical cross section, 22- foot ROW dedication (as measured from the street centerline OR far side edge of travel way) and half -street improvements are required adjacent to lots 1 and 2, with full street improvements required for the remainder of the street. City Staff may be supportive of a modified cross-section along the east side of 5151 Avenue SW south of the existing residences. ■ SW 316"' Place is a Local Street planned as a Type "W" street, consisting of a 28-foot street with curb and gutter, four -foot planter strips with street trees, five-foot sidewalks and street lights in a 52-foot right-of-way (ROW). Assuming a symmetrical cross section, 22-foot ROW dedication and half -street improvements are required as measured from the street centerline OR far side edge of travel way. 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 recording fee). Tapers and transitions beyond the project frontage may be required as deemed necessary for safety purposes, taper rate shall be WS^2/60 or as directed by the Public Works Director. Design Criteria (FWRC 18.55) Block perimeters shall be no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets (FWRC 18.55.010 and FWCP Policy TP4.2). Therefore, a connection to the "Tract V of the adjacent multi -family property would be required. 16-105087-00-PC Doc ID:75021 Mr. Mitchell January Li, 2017 Page 10 2. No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet (FWRC 18.55.010). Therefore, a second access point is required for this proposed development project. Shared access of the neighboring "Tract X" to the east would meet this requirement. In no case will the angle of intersection be less than 75 degrees, nor greater than 105 degrees. The preferred angle of intersection is 90 degrees (FWRC 18.55.010). Therefore, the angle of intersection for 51St Avenue SW with SW 316"' Place must be improved by realignment and/or change of control (such as a mini -roundabout). 4. Traffic calming devices such as speed humps, traffic circles, chicanes, etc. should be incorporated in the residential street design to control speed and any potential cut -through traffic if the roadway connects to the neighboring "Tract V and is completely open to through traffic. Misc. Safety Related Comments Driveways serving a single family dwelling unit abutting two streets should be at least 25 feet from the beginning of the street radius. COMMUNITY DEVELOPMENT — BUILDING DIVISION (Peter Lawrence, 253-835-2621, Peter.Lawrence ci offederalwa .com No comments. Comments will be provided at time of building pen -nit application and review. LAKEHAVEN WATER AND SEWER DISTRICT (Brian Asbury, 253-946-5407, BAsbury@lakehaven.org) Water This property is located within the water service area boundary of the City of Tacoma. Please contact Tacoma Water at 253-502-8247 for further water system/service information. Sewer A Certificate of Sewer 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. ■ A Lakehaven Developer Extension (DE) Agreement will be required to construct new sanitary sewer system facilities necessary for the proposed development, including extend-to-far-edge(s) in accordance with long-standing Lakehaven policy. Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement. Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. The site does not have any existing or previous sewer service connections. The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven prior to activating any new sewer service connection(s). Based on the proposal submitted, 2016 preliminary estimated Lakehaven sewer service connection fees/charges/deposits (2017 schedule in parentheses) will be as follows. Actual connection charges 16-105057-00-PC Doc ID:75021 Mr. Mitchell January 13, 2017 Page 11 will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. Sewer Service Connection Permit Fee, per lot: $300.00 ($210.00). Capital Facilities Charge(s)-Sewer, per Equivalent Residential Unit (ERU, per lot): $3,206.00 ($3,325.00). General All Lakehaven Development Engineering related application forms, and associated standards information, can be accessed from the Development Engineering web pages (littp://www.lakehaVen.org/204/Develoi2ment-Enginee,ring). ■ 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, 253-946-7242, chris.cahan@southkingfire.org) A Certificate of Water Availability shall be provided at the time of application indicating the fire flow available at the site. Fire apparatus access roadways shall be required for every building when any portion of an exterior wall of the first story is located more than 150 ft. from fire apparatus vehicle access. 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 75,000 pound fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. 3) Shall be not less than a 32-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 at the dead end. All such cul-de-sacs shall be not less than 80 feet in diameter. EXCEPTION: A modified turnaround such as a hammerhead can be approved when the building is protected with an approved automatic firesprinkler system. 5) Gradient shall not exceed 15 percent. An automatic fire sprinkler system shall be installed for all occupancies: 1) Without adequate fire flow. 2) Without approved fire department access or turnaround (mimmurn 80' cul-de-sac) 16-105087-00-PC Doc ID:75021 Mr. Mitchell January 13, 2017 Page 12 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 FWRC 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, Jim Harris, at 253-835-2652. We look forward to working with you. Sincerely, Jim Harris Planner enc. Master Land Use Application Preliminary Plat Submittal Requirements/Checklist Mailing Labels Enclosure Lakehaven Enclosures Tree Unit Calculation Sheet SEPA Checklist c: Kevin Peterson, Engineering Plans Reviewer Erik Preston, Senior Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, SKFR I6-105087-00-PC Doc ID:75021 S�O� 5L' FEDERAL WAY PUBLIC SCHOOL Business December 9, 2016 City of Federal Way Community Development Department Jim Harris, Planner 33325 81h Ave S Federal Way WA 98003 RE: File No 16-105087-00-PC Mitchell Subdivision Dear Mr. Harris, 31C��L The Federal Way School District recently received information for the proposed Mitchell Subdivision development, a proposed single-family development including 13 lots. Under current boundaries, this development is in the Twin Lakes Elementary, Lakota Middle School and Decatur High School service area. School service areas are reviewed each year and necessary boundary changes may be made to accommodate enrollment increases. Students living in this area receive transportation to Twin Lakes Elementary, Lakota Middle School and Decatur High School. The closest stop for all schools is at 5111 Ave SW @ SW 3141h PI. Bus stops are reviewed annually as student transportation needs change. Student safety must be considered for all students who would walk to the schools and to school bus stops from this development. Sidewalks and other planning features that assure safe walking conditions for students are factors the district must consider as we comment on development within our service areas. We ask the developer to prepare a "School Access Analysis" to the elementary, middle school, and high school from this proposed development. The analysis should include school location, description of sidewalks, pedestrian paths, and shoulders, location of crosswalks, etc. Attached are guidelines for preparing this analysis. The most recent Federal Way School District Capital Facilities Plan indicates a student yield of .5259 from new single-family housing. This development could add an additional 7 new students. These are averages only; the actual number of students may vary. This may create a need for additional space, equipment and staff. This impact is mitigated by the collection of impact fees. The District appreciates the opportunity to comment on this proposed development and reserves the right for further comment as additional information becomes available, Sinpemly, Ta �a Nascimento S2dent & Demographic Forecaster cc: Sally McLean, Chief Finance & Operations Officer Paul Vang, Security and Safety Manager Each Scholar. A Voice. A Dream. A BRIGHT Future, 33330 8`h Avenue South, Federal Way, WA 98003 1 p.253.945.2043 I f.253.941.04421 www.fwps.org CITY OF FEDERAL WAY L_ VELOPMENT REVIEW COMMITTEE (D.KQ Preapplication Conference Sign -In Sheet Mitchell Plat 16-105087-00-PC, December 22, 2016 NAME WITH PHONE & EMAIL �2f3 M' 24J-2 tA4 S57• s 5 e�fye C�JrV,, 0_ C111.., cb 1 3-Z 30 z5�2f% Cw- cqs s$L) o/z� 9,,00"t" L),D. s ! 253�-- v 3�- Z -34 tj,vfrk rW �l af3 yff-a&jq Avc--_ ryRy-^.-.0vN C?Y4-7w�� (C. y, : �,c)�, I FILE CITY OF Federal Way November 29, 2016 Joseph Mitchell 5101 SW 3161h Place Federal Way, WA 98023-2037 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway. com Jim Ferrell, Mayor RE: FILE No.16-105087-00-PC; MITCHELL 13-LOT SUBDIVISION - PREAPPLICATION MEETING 5100 Block 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 and preliminary site plan have been routed to the members of the Development Review Committee. A meeting with the project applicant and Development Review Committee has been scheduled as follows: Thursday, December 22, 2016 — 9:00 AM Hylebos Conference Room City Hall, Second Floor 33325 8`" Avenue South Federal Way, WA 98003 We look forward to meeting with you to discuss your proposal. Contact me at jim.harris@cityoffederalway.com or 253-835-2652 if you have any questions. Sincerely, Jir Harris Planner c: Kurt Veeder, PO Box 634, Tacoma, WA 98401 Doc I D. 75022 RECEIVED MASTER LAND USE APPLICATION 0 C T 19 2016 DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South CITY OF Federal Way, WA 98003-6325 Federal Wa Cm OF FEDERAL WAY 253-835-2607; Fax 253-835-2609 CDS www.cityoffederaiway,com APPLICATION NO(s) 1 J I 9-7 — o! T v Date Project Name 172 �4 rt L , It A r Property Address/Location / b 1 1 >-" f Parcel Number(s) 12/ 6 Q /,6 '1 / 6 Z% Q Project Descriptions = S "� �1 c7� A a LU j 01'1 10J\1 �.3 PT.FACF, PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination _X 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 P� .1. 4 Zoning Designation '51-^ JN�_ Comprehensive Plan Designation 10,000 Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): WA _Occupancy Type Construction Type Applicant /© Idle Name: Address: City/State: Zip: q p a v Phone:-2-p Fax: Email: •t 17, Signature. �a� -d- Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: SA `7-) /2-- Address: City/State: Zip: Phone: Fax: Email: Signature: tin #003 —January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application