09-104806CITY OF
�. Federal
January 13, 2010
Eric Pennala
Abbey Road Group
923 Shaw Road, Suite A
Puyallup, WA 98372
CITY HALL
33325 8th Avenue Soul.}1
�� Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www. cityoffederalway. cam
Re: File #09-104806-00-PC; PREAPPLICAnoN CONFERENCE SUND ARY
Enticknap Short Plat, 36817 12`h Avenue South, Federal Way
Dear Mr. Pennala:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held January 7, 2010. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter sump rites 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 Matthew Herrera, 253-835-2638, matt.herrera@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
Applicant proposes to subdivide one existing single-family lot into four single-family residential lots.
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.
Mt. Pe mafa'
Fage 2,
January 13, 2010
Planning Division
1. Although short plats are typically exempt from environmental review, an environmental
threshold decision pursuant to State Environmental Policy Act (SEPA) rules is required due to
onsite wetland buffers.
2. Access easements and flag portions of lots are not included in the minimum lot size calculation.
Public Works Development Services Division
Conservation Flow Control and Enhanced Basic Water Quality standards, as outlined in the 2009
King County Surface Water Design Manual, will apply.
Public Works Traffic Division
1. A Concurrency permit is required in order to assess project impacts and determine traffic and
safety mitigation measures.
2. Street frontage improvements are required on 12t` Avenue South and right-of-way dedication
does not appear to be required based on a type "T" improvement. No improvements are
required on 8"' Avenue South due to no access proposed.
Lakehaven Utility District
Onsite sewer systems are under the purview of the King County Health Department.
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 DIVMSION (Matthew Herrera, 253-835-2638, matt.herrera@cityoffederalway.com)
Comprehensive Plan and Zoning Designation — The city's comprehensive plan designation for
King County parcel 292104-9112 is Single -Family Residential — Medium Density. The property is
currently zoned RS 35.0. The minimum lot area for residential lots in RS 35.0 zones is 35,000 square
feet. Access panhandles and easements within lots 3 and 4 are not credited in the calculation of
minimum lot area.
2. Procedural Information — Short subdivision review is administrative. The department will issue a
complete application letter or request for additional information within 28 days of receiving the short
subdivision application. Vesting of the proposed short subdivision shall take place at the time of
complete application. A notice of application with an accompanied two -week comment period is
required prior to preliminary approval. Preliminary approval is granted by the city's Director of
Community Development Services. A two -week appeal period follows the director's decision. Prior
to construction of short plat improvements, engineering approval moist be granted by the Public
Works Department. Please see Ms. Dower's comments for specific information regarding
engineering requirements.
3. Short Plat Content Requirements — For an itemized list of required information to be included in
the short plat, please refer to FWRC 18.30.030(2). The city's Subdivision code (Title 18) and Zoning
and Development code (Title 19) can be accessed from
09-104806 Doc 1 D 52379
Mr. Pennala
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January 13, 2010
htip-J/www.codepublishing-cora/WA/FederalW The AutoCAD format of the city's short plat title
block can be accessed from the Development Standards page on the city's website at
hM://www.ci!yoffederalmLay.com/Pa,ge.gML9view=493.
4. Standard Building Setback Requirements — Setbacks are: Front — 20 ft.; Rear — 10 ft.; Side — 10
ft. Please refer to the diagram in FWRC 19.05.160 for guidance relating to flag lot setbacks.
5. Miscellaneous Residential Regulations
a) Maximum height of structures — 30 ft. above average building elevation.
b) Maximum lot coverage — 50 percent.
c) Required parking spaces — two per dwelling unit.
d) Driveway and/or parking pad may not be closer than five feet to any side property line.
6. Critical Areas — As shown on the city's Critical Areas map, an offske Category I wetland is located
northwest of the subject property and its 200-ft buffer extends onto the subject property. The city's
Critical Areas Ordinance (CAO) requires a wetland report be submitted for all development activity
within 200 feet of any wetland areas. The a lieard will be re uired to submit a wetland r ort a
component of the short subdivision application. As the city does not have a staff wetland biologist,
the applicant will be responsible for all third party wetland review fees. If the wetland report
confirms the existence of the wetland, the appropriate wetland buffer shall be shown on the short
plat document. In addition to the wetland buffers, several areas on the subject property appear to
contain slopes in excess of 15 percent. Due to the slope gradients, a geotechnical engineering report
will be required with the short subdivision application. The report shall confirm whether the site
contains a geologically hazardous area as defined by FWRC. A 25-foot buffer shall be shown on the
short plat document if geologically hazardous areas are found on the subject property or within 25
feet of the subject property.
7. State Environmental Policy Act (SEPA) — Short subdivisions are typically exempt from
environmental review, but due to the wetland buffer extending onto the subject property, a threshold
determination will be required. The environmental determination will require its own notice and
comment period. Property owners within 300 feet of the subject property, tubes, and government
agencies with jurisdiction will be given the opportunity to comment on the determination. Please
find the enclosed mailing labels handout for further information regarding the noticing requirements.
8. 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. At the city's discretion, short subdivisions may
satisfy this requirement with a fee in lieu payment calculated on 15 percent of the most recent
assessed value of the property. If the fee in lieu option is chosen, a formal request must be made to
the city's Parks Department. Open space fees must be paid prior to recording the short plat with the
King County Division of Records and Elections. If the applicant chooses to provide onsite open
space, it shall be provided in its own tract and include the following types:
Open Space Category
Percent of Gross Land Area
Usable
10% minimum
Conservation
f No maximum or minimum
.Buffer
2% maximum
Constrained
2% maximum
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Mr. Pennala
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January 13, 2010
An administrative alteration of the open space category percentage requirements within the above
categories may be made by the parks director on a case -by -case basis and a combined fee in
lieu/onsite open space option may also be requested. Please refer to FWRC 18.55.060 for further
information regarding open space category definitions and requirements.
9. Tree Retention/Replacement — The city recently amended its tree retention and replacement
requirements; therefore, the prior "Significant Tree" regulations no longer apply. New 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; therefore, the subject property's density
requirement would be 91 tree units (25 tree units x 3.63 acres).
A tree unit is a value assigned to existing trees retained on the property. The larger the tree, the
greater value it is assigned (e.g. an existing tree measuring between 18 inches to 24 inches qualifies
as 2.5 tree units). The intent of the new tree regulations is to retain as many trees on the subject
property as possible and to provide additional trees for those sites with insufficient tree cover. For
trees that cannot be retained due to new construction, replacement may be required A tree unit credit
is assigned to each replacement tree depending on its species (e.g. one large canopy species qualifies
as 1.5 tree units). Retention and replacement of tree units on the subject property must meet the
n-�inlmum density requirement (91 tree units). If the applicant is unable to provide the minimum
required tree units per acre on site; off -site mitigation or a fee in lieu payment into the City's urban
forestry account may be approved by the Director of Community Development.
As a component of the short plat application, a Tree and Vegetation Retention Plan prepared by a
certified arborist or landscape architect will be required. The plan should address items listed in
FWRC 19.120.040(2)(a) through (e). Please find the enclosed informational handouts detailing tree
unit calculation tables and recornmcnded replacement tree species with their assigned canopy size.
10. Clearing & Grading — The city has recently amended its clearing and grading regulations. As a
co onent of the short plat application, a Clearin and Grading Plan prepared by a licensed
engineer will be required. The plan should address items listed in FWRC 19.120.040(1)(a) through
6). Prior to beginning clearing and grading activities, all wetland 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.
11. Notice Requirements — The city will prepare and post a notice board on the subject property.
Copies of the Notice of Application and environmental determination will also be posted at the city's
designated public notice areas and published in the Federal Way Mirror. The applicant is
responsible for acquiring mailing labels and providing postage paid envelopes for the environmental
determination. The city can provide mailing labels for affected properties for a nominal fee. Please
see the enclosed mailing labels informational handout for further information.
12. Administrative Fees — 2010 short subdivision review fees are $2,402.50. SEPA checklist fees are
$951.50. Be advised, these fees are for review of the short plat application and environmental
checklist only and do not include fees with regard to concurrency, engineering plan review, open
space, etc.
13. Approval Duration — Short plat preliminary approval expires five years from the date of approval.
Engineering plans must be approved, improvements constructed, and the short plat must be recorded
09-104806 Doe ID 52379
Mr. Pennala
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January 13, 2010
within the five year time period. No less than 60 days prior to the lapse of approval, the applicant
may request a two-year time extension.
14. 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 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. All open space and traffic mitigation fees must be paid
in full prior to recording.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732,
ann. dower@cityoffederalway. com)
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the
KCSWDM that is in effect at the time a complete land use application is submitted. Currently, the
1998 KCSWDM is in effect; however, the 2009 KCSWDM will be adopted on February 16, 2010.
2. This project meets the requirements for a Full Drainage Review. At the time of preliminary short
plat submittal, a Technical Information Report (TIR), addressing the relevance of the project to the
eight care and five special requirements of the KCSWDM will be required. A Level 1 downstream
analysis shall also be provided. The City has 1" =100', five-foot contour p3animetric maps that may
be used for basin analysis.
3. Applying the 2009 KCSWDM, the project lies within a Conservation Plow Control area and within
an Enhanced Basic Water Quality Area, thus the applicant must design the flow control and water
quality facilities to meet the associated performance criteria- Best Management Practices, as
descried in the KCSWDM, are encouraged, particularly for roof runoff.
4. The drainage design must show existing and proposed septic systems, and observe all setbacks and
other design criteria outlined in the KCSWDM.
5. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
Detention and water quality facilities for short plats must be above ground (i.e. open pond).
Underground facilities are allowed only with approval from the City of Federal Way Stormwater
Management Division.
7. Show the proposed location and dimensions of the detention and water quality facilities on the
prclinunary plans.
8. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) permit may be required. Information regarding this permit can be
obtained from the Washington State Department of Ecology at
htt ://www-egy.waa.goy/progai-s/sgalpac/indexitmL or by calling 360-407-6437.
09-104806 Doc. I.D. 52379
Mr. Pennala
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January 13, 2010
9. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA)
permit may be required. Information regarding this permit can be obtained from the Washington
Department of Fish and Wildlife, at http://www.wa.gov/wdfw/habAipagaEze/htrn or by calling the
office of Regulator Assistance at 360-407-7037.
Right -of -Way Improvements
See the Traffic Division comments from Maryanne Zukowski for traffic related items.
2. All stormwater treatment and detention requirements outlined above will be applied to new
impervious area within the public right-of-way.
3. FWRC 11.05.100 requires that overhead utility lines be relocated underground if over 500 feet, or
three spans are affected by a project. This condition will be applied to 121h Avenue South.
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
1. 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 $549.50 for the first 12 hours of
review, and $68.50 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 Federal Way Building Department.
3. The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at www.cityoffederalway.comto
assist the applicant's engineer in preparing the plans and TIR.
4. The applicant shall provide a geotechnical report that addresses design pavement thickness for the
roadways.
5. Bonding is required for all improvements 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.
6. 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
09-104806 Doc. I.D. 52379
Mr. Pennala
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January 13, 2010
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.
7. 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 elevatioiis
are called out.
8. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final
approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent
black ink. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not
permitted on engineering plans.
9. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per
Appendix D, 1998 KCSWDM, must 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 TRAF'FIc DIVISION (Maryanne Zukowski, PE, 253-835-2742,
maryanne.zukowski@cityoffederalway.com)
Transportation Impact Analysis
Based on the Institute of Transportation Engineers Trip Generation 9"' Edition, land use code 210 (Single -
Family Detached Housing], the project is expected to generate four new weekday evening trips onto the
nearest key intersection. Therefore, a concurrency analysis is required and the application fee is $343.00.
In addition, the applicant would be expected to contribute prorata shares towards the Transportation
Improvement Plan (TIP) projects impacted by one or more PM peak hours trips. This project may be
subject to the Transportation Impact Fee (TIF) program if a complete application is received after July 1,
2010. The estimate on the TIF program is $3112 per lot.
Street Frontage Improvements
Per FWRC Chapter 19.135, the applicant/owner would be expected to construct street improvements
consistent with the planned roadway cross -sections as shown in Map III-6 of the FWCP and Capital
Improvement Program (CIP) shown as Table III-19. Based on the materials submitted, staff
conducted a limited analysis to determine the required street improvements in meeting the FWRC.
Based on the analysis and FWRC, the applicant would be expected to construct improvements on the
following streets to the City's planned roadway cross -sections:
12"' Avenue South is a planned type "T" Street, consisting of 28 feet of paved roadway, 8 feet
of ditch, and 5 feet of sideway within 60 feet of right -of way.
An Internal Access Road depends upon the final proposal. Please see the development
standards enclosed to apply appropriately.
09-104806 Doc I D 52379
Mr. Pennala
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2. Per FWRC 19.135.070, the applicant may make a written request to the Public Works Director to
modify, defer, or waive the required street improvements. Information about right-of-way
modification requests is available through the assigned planner. Such requests have a set review fee.
LAKEHAVEN UTILITY DIsTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.org)
Water
• A Certificate of Water Availability (application form enclosed) will presumably 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 30 days to issue for typical, 5 days for accelerated, processing.
■ A separate water service connection application (form enclosed) submitted to Lakehaven is required
for each new service connection, in accordance with standards defined in Lakehaven's current `Fees
and Charges Resolution'. Lakehaven records indicate no existing (or previous) water service
connections for any of the three (3) subject parcels.
• Proof of existing or new private, water easement(s) will be required across newly created short plat
lots, for the benefit of the portion of other newly created lots' building supply lines across some of
the newly created short plat lots. Private easement shall cover off-site/lot property along the route of
the affected portion of the building supply line(s) from the edge of public right-of-way to the served
lot/property. Reservation of the required private easement area(s) should be on the final recorded
short plat documents.
• Charges -payable -in -lieu -of -extension will be assessable against the portion of the property fronting
12t` Avenue South (tax parcel 322104-9123) for water distribution system facilities previously
constructed that provide direct benefit to the property, in the amount of $3,152.95 (579.48 front feet
@ $5.4410/FF).
Sewer
• Individual "onsite sewer systems" are proposed for each short plat lot. Please contact the King
County Department of Health for further information.
• A Certificate of Sewer Availability (application form enclosed) 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 30 days to
issue for typical, 5 days for accelerated, processing.
General
■ All comments herein presume the completion of a BLA prior to the short plat application & process
being completed, with ultimately no short plat lots abutting 8`h Avenue South. Any change to the
development proposal(s) that would have short plat lot(s) fronting 8`h Avenue South will affect the
above comments accordingly.
• Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units
(ERU). Residential equivalency for Single-family use is calculated as 1.0 ERU per unit. Lakehaven's
current 2010 Capital Facilities Charges, subject to change without notice, are $3,097/ERU for water.
• 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.
09-101306 Doc. ID. 52379
Mr. Pennala
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January 13, 2010
5ouTH KING FIItE AND RESCUE (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.org)
Water - A Certificate of Water Availability shall be provided at the time of application indicating the
fire flow available at the site. A hydraulic fire flow model shall be requested from the water district
for structures over 3600 A.
2. Hydrants - The existing hydrant on 12' Avenue is available for this short plat.
3. Roadways - 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:
a. Shall have an -unobstructed width of not less than 20 feet and an unobstructed vertical clearance
of not less than 13 feet 6 inches.
b. Shall be designed and maintained to support the imposed load of a 25-ton fire apparatus and
shall be provided with a surface so as to provide all-weather driving capabilities.
C. Shall be not less than a 32-foot inside turning radius and not less than a 40-foot outside turning
radius.
d. With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac at the dead
end. All such cul-de-sacs shall be not less than 80 feet in diameter.
e. Gradient shall not exceed 15 percent.
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler
system, these provisions may be modified by the chief.
4. Sprinklers - An automatic fire sprinkler system shall be installed in Group R, Division 3
occupancies:
a. When the occupancy exceeds 3600 square feet (including attached garages) without adequate
fire flow.
b. Without approved fire department access.
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.
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 FWRC Titles 14, 16, 18, 19 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.
09-104806 Doi I D 52379
Mr. Pennala
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January 13, 2010
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,
Matthew Herrera, 253-835-2638. We look forward to working with you.
Sincerely,
Matthew Herrera
Associate Planner
enc: Bulletin 002 `Mailing Labels'
Bulletin 003 `Master Land Use Application'
Bulletin 010 `Short Subdivisions'
Bulletin 050 `Enviroanmeatal Checklist'
Bulletin 068 `Recommend Tree Species'
Bulletin 069 `Tree and Vegetation Retention Requirements'
Concurrency Application
Lakehaven Enclosures
c: Ann Dower, Senior Engineering Plans Reviewer
Maryanne Zukowski, Senior Traffic Engineer
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
09-104806 Doc. I D. 52379
Enticknap Property
SHORT PLAT
Pre -Application Packet
Job #: 09-235
November 13, 2009 RECEIVEF11
DEC 0 9 2009 FEDERAL WAY
923 Shaw Road, Puyallup, VITA g,,q�CDs
P.O. Box 1224, Puyallup, WA 98371
(253) 435-3699 / Fax (253) 446-3159
TABLE OF CONTENTS
A. Vicinity Map
B a Parcel Map
Ca Aerial Photograph
De Development Narrative
E. Conceptual Short Plat Map
Vicinity Map
Exhibit A
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Exhibit D
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Development Narrative
Exhibit E
PROJECT NARRATIVE FOR ENTICKNAP PROPERTY
DEVELOPMENT
A Boundary Line Adjustment between parcels 322104-9141, -9123, and -9112 is to be
initiated and processed by the City of Federal Way prior to the end of 2009 resulting in
the current parent parcel configuration. The new parcel encumbered almost entirely by
wetlands is to be purchased by the City for wetland habitat preservation. The homestead
is proposed to remain on the parcel entirely within the 200' foot wetland buffer per the
City's nonconforming code provision. The lot with the existing homestead and
outbuildings to the west (322104-9123) is not a part of this proposal. However, existin
access to the home will be incorporated via access to two 2 0 _ . A
sho p a of the vacant acre parcel located in the RS 35.0 zone is t subject of this
pre -application request.�
Location:
The subject property is located in the 36000 block of 12th Avenue South within the City of
Federal Way.
Tax Parcel Numbers :
322104-
Zonin :
The subject parcel is zoned RS 35.0, Single Family Residential. The minimum lot size is
35,000 sf (0.80 acres). Setbacks include 20 feet from the front of the property and 10
feet from each side property line. Maximum lot coverage is 50% and maximum structure
height is 30 feet, and two parking spaces are required for each dwelling unit. The
proposed development is allowed per Section 19.200.010 of the Federal Way Municipal
Code.
Adjacent Zoning:
• North: RS35.0, Single -Family Residential 35,000 sf
• East: RS35.0, Single -Family Residential 35,000 sf
® South: RS35.0, Single -Family Residential 35,000 sf
® West: RS35.0, Single -Family Residential 35,000 sf
Access:
The subject property has frontage and primary access to 12th Avenue South. This
principle collector provides access to both Pacific Hwy S (Highway 99) via S 173rd Street
and to Enchanted Parkway South. Pacific Hwy S is a state highway that extends south
into Fife and north to Everett. The site is well -located with good access to both Seattle
and Tacoma. E ' tin site cce to the ad'ace - home is not proposed to
change and would be incorporated with access to two lots in the short plat.
Topography
The property exhibits rolling topography sloping to the east at an approximately 11 %
grade.
Neighborhood Characteristics:
The surrounding area is zoned low density residential (RS35.0) and is semi rural in
nature with lot sizes ranging from 2-10 acres in size.
Utilities:
The site will be supported by the following existing services:
Water:
Service is provided by Lakehaven Utility District. There is an 8" water line
located on 12th Avenue South.
Sanitary Sewer:
Service will be provided to the new lots by individual Septic System approved
and regulated by King County Environmental Health.
Gas 1 Electricity:
Service is provided by Puget Sound Energy.
Telephone:
Service is provided by Qwest.
Police / Fire 1 Emergency Medical Services:
Provided by South King County Fire and Rescue.
Sensitive Areas:
Small portions of the subject site are encumbered with a wetland buffer.
Pre -application Conference Sign in Sheet
City of Federal Way
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
January 7, 2010 City Hall
9:00 a.m. Hylebos Room
Project Name: Enticknap_Short Plat
Address: 3681712th Avenue South Federal Way, WA
File Number: 09-104806-00-PC
NAME
DEPARTMENT / DIVISION
TELEPHONE NUMBER
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,Y
CITY OF
Federal
December 14, 2009
Mr. Eric Pennala
Abbey Road Group
923 Shaw Road, Suite A
Puyallup, WA 98372
CITY HALL
33325 8th Avenue South
y Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
Email to: eric.pennala@abbeyroadgroup.com
Re: File #09-104806-00-PC; PREAPPLICATION CONFERENCE NOTICE
Enticknap Short Plat, 36817 12`h Avenue South, Federal Way
Dear Mr. Pennala:
The Department of Community Development Services is in receipt of your preapplication conference
request. 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, January 7, 2010
Hylebos Conference Room
Federal Way City Hall, 2nd Floor
33325 8`h 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 out by the department. If you have any questions
regarding the meeting, please contact me at 253-835-2638, or matt.herrera@cityoffederalway.com.
Sincerely,
Matthew Herrera
Associate Planner
Doc i D 52361
I .1 -
'Abbe
Road
GROUP
November 13, 2009
Greg Fewins
Community Development
Services Director
City of Federal Way
33325 81h Avenue South
Federal Way, WA 98003
RE: Proposed Enticknap Property Short Plat - King County Parcel Number(s) 322104-
9112, -9123, and -9141
flAr
Dear
With this letter and accompanying information, The Abbey Road Group Land Development
Services Company, LLC is submitting a Pre -Application Meeting Request for the above
referenced development.
A Boundary Line Adjustment between parcels 322104-9141, -9123, and -9112 is to be
processed by the City of Federal Way prior to the end of 2009 resulting in the current parent
parcel configuration. The parcel encumbered almost entirely by wetlands is to be purchased by
the City for wetland habitat preservation. The homestead is proposed to remain on the parcel
entirely within the 200' foot wetland buffer per the City's nonconforming code provision. A
proposed short plat of the future 3.63 acre parcel located in the RS 35.0 zone is the subject of
this pre -application request.
With the letter, we are submitting the following information, as outlined in the on the pre -
application form:
Master Land Use Application (1 copy)
Project Narrative (7 copies)
Conceptual Site Plan (7 copies)
We understand that the enclosed information is sufficient for pre -application review. If you need
further information, or wish to discuss this project in detail, please contact me immediately;
otherwise we Jovk forward to receiving a review summary in the near future.
Slnc@r`e-1Y,_'
Eric S. Penh a. AICP-
Senior Land Development Project Planner/Manager
Enc.
cc: Ruth Enticknap
KEIVED
DEC ® 9 20H
Abbey Road Group Land Development Services Company, LLC
PO Box 1224, Puyallup, WA 98371
Phone:253-435-3699 Fax:253-446-3159
www.abbeyroadgroup.com
WAY
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: December 14, 2009
TO: Ann Dower, Senior Engineering Plans Examiner
• Development Services
• Traffic
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
FROM: Matthew Herrera
FOR DRCMTG. ON. Thursday, December 24, 2009- Internal
Meeting wJ applicant will be held T li u rsday, January 7 2010 9:00am
FILE NUMBER(s): 09-104806-00-PC
RELATED FILE NOS.: None
PROJECT NAME: ENTICKNAP SHORT PLAT
PROJECTADDRESS: *NO SITE ADDRESS*
ZONING DISTRICT: RS 35.0
PROJECT DESCRIPTION: Proposed 44ot short plat. Category I wetland buffer on -site.
LAND USE PERMITS: Preapplication Meeting
PROJECT CONTACT. Eric Pannala
Abbey Road Group
923 Shaw Road, Suite A
Puyallup, WA 98372
MATERIALS SUBMITTED:
1.
MLU
2.
Preapplication Checklist
3.
Request Letter
4.
Project Narrative
5.
Site Plan
ECEIVED
DEC 0 9 Z003 MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
CITY OFmoks, venue South
CITY CIF FEDERAL }/ AY 33325 8`h PO Box 9718
Federal Way Federal Way WA 98063-9718
253-835-2607;Fax 253-835-2609
www.citvoffedemiway.com
APPLICATION NO(S) v �`�V�lDate November 13, 2009
Project Name
Enticknap Short Plat
Property Address/Location 3600 Block of 12th Avenue South
Parcel Number(s) 292104-9112
Project Description I proposed 4-lot Short Plat
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
R5 35.0 Zoning Designation
Single -Family Comprehensive Plan Designation
Medium
Density Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
Applicant
Name:
I (Ruth Enticknap
Address:
36817 12th Avenue South
City/State:
(Federal Way, WA 98003
Zip:
Phone:
Fax:
Email:
Signature:
Agent (if different than Applicant)
Name:
Address:
Eric S. Pennala, AICP
City/State:
Abbey Road Group
Zip:
923 Shaw Road
Phone:
PO Box 1224
Fax:
a A 2
Email:
Signature: "
Owner
-
Name:
'Ruth Enticknap
Address:
:36817 12th Avenue South
City/State:
Federal Way, WA 98003
Zip:
Phone:
Fax:
Email:
Signature:
Bulletin #003 — August 18, 2004
Page 1 of 1
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Abbey Road
GROUP
November 13, 2009
Greg Fewins
Community Development
Services Director
City of Federal Way
33325 8th Avenue South
Federal Way, WA 98003
RE: Proposed Enticknap Property Short Plat — King County Parcel Number(s) 322104-
9112, -9123, and -9141
Dear Ms76t..-Martin:
With this letter and accompanying information, The Abbey Road Group Land Development
Services Company, LLC is submitting a Pre -Application Meeting Request for the above
referenced development.
A Boundary Line Adjustment between parcels 322104-9141, -9123, and -9112 is to be
processed by the City of Federal Way prior to the end of 2009 resulting in the current parent
parcel configuration. The parcel encumbered almost entirely by wetlands is to be purchased by
the City for wetland habitat preservation. The homestead is proposed to remain on the parcel
entirely within the 200' foot wetland buffer per the City's nonconforming code provision. A
proposed short plat of the future 3.63 acre parcel located in the RS 35.0 zone is the subject of
this pre -application request.
With the letter, we are submitting the following information, as outlined in the on the pre -
application form:
Master Land Use Application (1 copy)
Project Narrative (7 copies)
Conceptual Site Plan (7 copies)
We understand that the enclosed information is sufficient for pre -application review. If you need
further information, or wish to discuss this project in detail, please contact me immediately;
otherwise we.iook forwar dto receiving a review summary in the near future.
Sln�er`efy,,; '
Eric S. Penhala, AICP-
Senior Land Development Project Planner/Manager
Enc.
cc: Ruth Enticknap
RECEIVED
DEC 0 9 2909
CITY OF FEDERAL WAY
CDS
Abbey Road Group Land Development Services Company, LLC
PO Box 1224, Puyallup, WA 98371
Phone:253-435-3699 Fax:253-446-3159
www.abbeyroadgroup.com