04-103653CIT
A�k Federal Way
October 20, 2004
Ms. Shawnte Anderson
Petersen Consulting Engineers
4030 Lake Washington Blvd NE, Suite 200
Kirkland, WA 98033
CITY HALL FILE
33325 8th Avenue South • PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www. cityoffedera l wa y. com
RE: File #04-103653-000-00-PC; PREAPPLICATION CONFERENCE SUMMARY
Mirror Estates Subdivision Preapplication
Dear Ms. Anderson:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held October 7, 2004. 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 Federal
Way Fire Department. Some sections of the Federal Way City Code (FWCC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable
codes. In preparing your formal application, please refer to the complete FWCC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Deb Barker, 253-835-2642, deb.barker@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
Subdivision of an existing 9.37-acre vacant parcel into 27 residential lots, including on -site detention,
trails, and a park. Site contains a Category 2 wetland.
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.
'5 4
Ms. Anderson
October 20, 2004
Page 2
• Public Works Development Services Division
Level 1 flow control and water quality meeting the criteria of the Resource Stream Protection Menu
will be required per the King County Surface Water Design Manual. Storm water facilities are
required to be aboveground and within a tract dedicated to the City.
• Public Works Traffic Division
1. A Traffic Impact Analysis (TIA) report is required in order to assess project impacts and
determine traffic and safety mitigation measures.
2. An additional East/West connection is required, per the Traffic Division section.
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 (Deb Barker, 253-835-2642, deb.barker@cityoffederalway.com)
I. Zoning, Use and Review Process — The site is zoned RS-7.2 (Single Family Residential, one unit/
7,200 square feet minimum lot size). Proposed lot sizes must meet or exceed the minimum lot size of
the zone.
A subdivision requires review of and recommendation on the preliminary plat application by the
City of Federal Way Hearing Examiner.. The Hearing Examiner makes a written recommendation
based on criteria listed under FWCC Section 20-126. Once the Hearing Examiner's review is
complete, his recommendation is presented to the City Council Land Use/Transportation Committee
(LUTC) at a public meeting. The LUTC makes a recommendation on the application to the City
Council, who then makes the final determination on the preliminary plat, based on the criteria listed
under FWCC Section 20-127. A preliminary plat checklist and master land use application are
enclosed along with applicable code sections from the subdivision code.'
The 2004 preliminary plat application fee is $6,708.50, plus $67.50 per acre .z The $389
preapplication review fee will be credited toward your preliminary plat application fee. The
application must be prepared in accordance with the submittal requirements listed in the subdivision
code and the enclosed information bulletin. Separate fees are required for Public Works engineering
review and inspection.
2. State Environmental Policy Act (SEPA) — The proposed subdivision will be subject to environmental
review. As such, an environmental checklist must be submitted and reviewed prior to the City
issuing an environmental threshold determination. Public notice of the environmental determination
is also issued, which includes a 14-day comment and 14-day appeal period. A SEPA checklist is
enclosed. The 2004 SEPA checklist application fee is $817.00.
1 Pursuant to FWCC Section 22.31(1)(k), preliminary plat applications are exempt from RCW 36.7013.060 through 36.7013.090,
and 36.7013.110 through 36.7013.130. The City elects to provide a letter of complete application and public notice of application
and decision notwithstanding this decision.
2 Fees will increase on January 1, 2005.
04-103653
Doc, I.D. 29091
Ms. Anderson
October 20, 2004
Page 3
Open Space Requirements — Pursuant to FWCC Section 20-155(b), a subdivision must provide open
space in the amount of 15 percent of the gross land area of the subdivision site. For the 9.37-acre
(408,157 square feet) site, 61,223 square feet of open space would be required. On -site open space
must include a minimum of 10 percent usable area, and must comply with the open space types and
quantities specifically described in FWCC Section 22-155(a) through (c). According to the
preapplication documents, a portion of the site is proposed for a small park and a pedestrian trail is
proposed within the wetland buffer. Pursuant to FWCC Section 22-156, pedestrian and bicycle
access corridors can be considered as usable open space at the discretion of the City's PARCS
Director. The balance of the open space obligation can be met via fee -in -lieu of payment at the
discretion of the City's PARCS Director after consideration of the City's overall park plan, quality,
location, and service area of the open space that would otherwise be provided within the project. The
fee -in -lieu of open space shall be calculated using the most recent assessed value of the property at
time of final plat. Usable open space design and fee options, along with provisions for access,
improvements, ownership, and maintenance, will be reviewed in conjunction with review of the
preliminary plat.
4. Regulated Wetland— The subject site contains a regulated Category III wetland located in the middle
of the 9.37-acre parcel according to the City's wetland inventory. Category III wetlands contain 50
foot buffers.' Pursuant to FWCC Section 22-1356, the formal application must include a wetland
delineation prepared in conformance with FWCC Section 22-1356(b).
A pedestrian trail is proposed within portions of the wetland buffer, and underground pipes that
connect east and west storm drainage systems would be installed underneath this trail. Proposed trail
intrusions can be administratively reviewed by the Director of Community Development Services as
a minor intrusion pursuant to FWCC Section 22-1359(d). The storm drainage line intrusion is not
considered essential public facility, and must therefore be reviewed by the Hearing Examiner as a
wetland buffer intrusion pursuant to FWCC Section 22-1359(f) a The formal application shall
include a report prepared by a qualified wetland biologist to analyze the proposed intrusions and
address intrusion criteria.
Depending on the extent of the intrusions and resulting wetland categorizations, the City may opt to
have the City's contract wetland consultant review proposed trail and storm drainage intrusions at
the expense of the applicant. In this case, an estimate of the consultant review costs would be
forwarded to the applicant for payment in advance of wetland intrusion review.
5. Significant Trees, Vegetation, and Grading — Al I existing significant trees and natural vegetation
must be retained on the site to be subdivided, except that which will be removed for improvements
or grading as shown on approved engineering plans. Clearing and grading of individual future lots is
not permitted during construction of the plat infrastructure, except in locations to be determined by
the City that presents extreme topography or other unusual conditions. A preliminary clearing and
grading plan shall be submitted as part of preliminary plat application (FWCC Section 20-179). It is
the applicant's responsibility to demonstrate that the grading limits are the minimum necessary to
accommodate infrastructure improvements.
3 Fifty -foot buffers'apply to Category III wetlands that are over 10,000 square feet in area, while 25-foot buffers apply to
Category III wetlands that are over 2,500 and 10,000 square feet in area.
Staff regretfully provided incorrect information about the intrusion procedure at the preapplication conference meeting.
04-103653 Doc 1 D 29091
Ms. Anderson
October 20, 2004
Page 4
Also, note that trees defined as significant by the FWCC shall be identified and retained or replaced
at the rate of at least 25 percent of the significant trees on the site. Removal of significant trees that
are located within areas to be developed for rights -of -way or other plat utilities are exempt from the
25 percent retention calculation. The application must include an inventory of significant trees
presently on the site, and plat design shall accommodate existing significant trees to the maximum
extent possible.
A landscape plan prepared by a licensed landscape architect, and consistent with FWCC Section 20-
186, shall be submitted with the preliminary plat application. The plan shall identify the following:
significant trees to be removed and retained; street trees along the internal plat streets; and
landscaping around all sides of the proposed detention pond (FWCC Section 20-178).
6. Lot Design — Street and access easement improvements must meet the requirements contained within
FWCC Sections 20-176 to 20-187. Included within these requirements are provisions for
landscaping, utilities, and storm drainage. The minimum lot frontage is established at 30 feet unless
shared access easement provided .5 Structural setbacks are 20 feet front yard, and five feet side and
rear yard. Corner lots shall only have one front yard setback requirement, with the other yards
established as side or rear. -
7. Drainage — Drainage facilities, including above ground conveyance ditches, must be established in
formal tracts and shall not be part of an easement associated with a parcel. Any formal storm
drainage tracts shall be screened from any adjoining lots, the right -of way, and the pedestrian trail
with vegetation to be maintained by the homeowners association. Any fencing shall be black or dark
green vinyl covered chain link.
8. Public Notice — With the application, provide three sets of stamped, addressed envelopes for
property owners within 300 feet of the subject site. Also provide one set of stamped addressed
envelopes for occupants of non -owner occupied units within 300 feet of the site. Include the City of
Federal Way return address on all envelopes.6 For our records, provide lists of the owners and
occupants within 300 feet of the subject site and provide a corresponding parcel map showing the
300-foot radius from the subject site.
9. School Mitigation Fees — Payment of a school impact mitigation fee is required for each single-
family residence at the time of issuance of individual residential building permits. The 2004 single-
family residential mitigation fee is $3,269.00. The school mitigation fee is reviewed annually by the
Federal Way School District and City Council.
10. School Access Analysis —A copy of the application packet has been forwarded to the Federal Way
School District for review of school pedestrian access and circulation. Please contact Geri Walker at
253-945-2071 to obtain guidelines for preparation of a school access analysis. This analysis is
required in conjunction with the preliminary plat application.
11. Final Plat —The City currently requires a $2,475.00 application fee for final plat. The final plat fee
in effect at time of final plat application is 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
5 This provides fora 20-foot wide driveway with five-foot wide side yard setbacks. Depending on the driveway length, the
driveway width may be reduced to 12 feet.
6 City of Federal Way, Department of Community Development Services, PO Box 9718, Federal Way, WA 98063-9718
04-103653
Doc. 1,13. 29091
Ms. Anderson
October 20, 2004
Page 5
allows bonding of only minor improvements identified in FWCC Section 20-135 in order to process
the final plat. FWCC Section 20-136 requires City Council review of the final plat.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732,
ann.dower@cityoffederalway.com )
Land Use Issues — Stormwater
l . Surface water runoff control and water quality treatment will be required per the 1998 King County
Surface Water Design Manual (KCSWDM), and the City of Federal Way Addendum to the 1998
KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use
site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of
the project to the eight 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 and drainage system maps that may be used for basin analysis.
Please contact Russell Cotton-Betteridge at 253-835-2754 for more information.
2. The project lies within a Level 1 flow control area, thus the applicant must design the flow control
facility to meet this performance criteria. The project also lies within a Resource Stream Protection
Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the
Resource Stream Protection Menu.
3. Soil logs will need to be provided to verify infiltration suitability.
4. For subdivisions within the City of Federal Way, the detention and water quality treatment facility is
required to be an open pond or other above -ground facility within a separate storm drainage tract,
dedicated to the City for future maintenance. Both detention and water quality facilities may be
within the same tract.
5. Show on the preliminary plans, with dimensions, the proposed location of the detention and water
quality facilities.
Right -of -Way Improvements
See the Traffic Division comments from Raid Tirhi, 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 will be applied to new
impervious area within the plat and also within any offsite frontage improvements.
Building (or El) Permit Issues
I. The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at www.cityoffede.ralway.com to
assist the applicant's engineer in preparing the plans and TIR.
04-103653 Doc. I.D. 29091
Ms. Anderson
October 20, 2004
Page 6
2. A final TIR shall be prepared for the project and submitted with the permit application. The final
TIR will require the signature/seal of a profcssional cngincer registered/licensed in the State of
Washington.
The applicant shall provide a geotechnical report that addresses design pavement thickness for the
roadways.
4. The applicant shall reimburse the City for the cost of inspecting all required regulatory, warning, and
street name signs that are installed, prior to acceptance by the City of all other required
improvements.
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 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 for 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.
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 elevations
are called out.
8. All drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black
ink. 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. No architectural scales are 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 building set 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 (Raid Tirhi, PE, 253-835-2744, raid.tirhi@cityoffederalway.com)
Based on the Institute of Transportation Engineers Trip Generation 7"' Edition, the project is
expected to generate more than 10 weekday PM peak hour trips. A Traffic Impact Analysis (TIA)
report prepared by a traffic engineer licensed in the State of Washington is required to assess
project impacts and to determine mitigation measures. The TIA should include neighborhood
impacts and incorporate any necessary traffic calming devices. The traffic engineer should contact
this division for a scoping sheet in the initial stages of their study.
2. Depending on the number and distribution of trips generated, the applicant may be required to
contribute toward projects listed in the Six -Year Transportation Improvement Plan (TIP).
04-103653
Doc_ I, D. 29091
Ms. Anderson
October 20, 2004
Page 7
Per FWCC Section 22-1474, the applicant/owner would be expected to construct half -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 frontage improvements in
meeting the FWCC. Based on the analysis and FWCC, the applicant would be expected to construct
half -street improvements on the following streets:
8th Avenue SW is a Type "U" street, consisting of a 32-foot street with curb and gutter, four -
foot planter strips with trees, six-foot sidewalks, and streetlights in a 56-foot right-of-way
(ROW).
4. The applicant/owner shall dedicate required public ROW across all street frontages to widen and
improve the abutting public streets to adopted City street standards. ROW dedication shall be
conveyed to the City through a Statutory Warrant Deed and must have clear title prior to recording.
Additional 30-foot ROW is needed on 8t11 Avenue SW as proposed.
5. 1 lth Avenue SW is a Type "S" street, consisting of a 36-foot street with curb and gutter, six-foot
planter strips with streetlights and trees, and eight -foot sidewalks in a 60-foot ROW.
6. All other internal streets shall be Type "U" streets, consisting of a 32-foot street with curb and
gutter, four -foot planter strips with trees, six-foot sidewalks, and streetlights in a 56-foot right-of-
way (ROW).
Traffic calming devices such as speed humps, traffic circles, chicanes, etc. should be incorporated
in the North/South internal street design. '
8. Tapers and transitions beyond the property limits may be required as deemed necessary for safety
purposes. Taper rate shall be based on WSDOT Design Manual; WS^2/60 or AASHTO as directed
by the Public Works Director. Please show existing roadway cross sections 200' from each
roadway extension point.
9. FWCC Section 20-151 and Federal Way policy TP21, require block perimeters no longer than 1320
feet for non -motorized, and 2640 feet for streets. Therefore, an east/west street connection would be
required across the subject property. This may be accomplished by extending SW 310h Street
further west and connecting it to 8`' Place SW extension. The extension of these roads should form
a "T" intersection in order to meet the 150' intersection spacing and sight distance requirements.
10. Due to the presence of the wetland, staff supports a modification request to only construct the
proposed pedestrian trail. Pedestrian connections should be 12' paved surface in a 20' ROW. The
trail may be constructed to lesser standard if kept private and maintained by the Homeowners
Association.
11. The applicant may make a written request to the Public Works Director to modify, defer, or waive
the required improvements.
12. Please note that the City is in the process of developing a Traffic Impact Fee (TIF) system, which is
expected to be complete in 2005. The TIF system could reduce the scope of the TIA and replace
04-103653 Doe. I D. 29091
Ms. Anderson
October 20, 2004
Page 8
any pro-rata share contribution depending on the number of trips generated. The TIA would then
only focus on mitigation of impact beyond improvements identified in the six -year TIP.
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.org)
Water Issues
A developer extension agreement will be required to extend mainline water facilities to serve the site. The
District encourages the owner to apply separately to the District for the developer extension agreement
process early in the pre-design/planning phase to avoid delays in the overall development process.
Sewer Issues
A developer extension agreement will be required to extend mainline sewer facilities to serve the site. The
District encourages the owner to apply separately to the District for the developer extension agreement
process early in the pre-design/planning phase to avoid delays in the overall development process.
General Comments
The District'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. The District's
current Capital Facilities Charges are $3,212/ERU for water and $2,702/ERU for sewer. Credit is
available for approximately %2 acre on the eastern portion of this property from connection charges
previously assessed under Utility Local Improvement District No. 3-64 at the rate of 4.0 ERU per acre for
water only.
All comments herein are valid for one year and are based on the proposal(s) submitted and the District's
current regulations and policies. Any change to either the development proposal(s) or the District's
regulations and policies may affect the above comments accordingly.
FEDERAL WAY FIRE DEPARTMENT (Greg Brozek, 253-946-7241, greg.brozek@federalwayfire.org)
Water Supplies for Fire Protection
A Certificate of Water Availability shall be provided indicating the fire flow available at the site.
Fire hydrants shall be spaced 700 ft. or less apart. Every building lot shall have a fire hydrant within 350
ft. All measurements shall be made as vehicular travel distance.
Fire hydrants shall be in service PRIOR to and during construction.
Fire Apparatus Access Roadway
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.
04-103653
Doc. I.D, 29091
Ms. Anderson
October 20, 2004
Page 9
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.
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.
Gradient shall not exceed 15 percent.
Serving a single residential property which have a dead end in excess of 150 feet in length shall be
provided with a turn around approved by the chief. (KCFD #39 Administrative Policy Guideline No.
1006)
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler
system, these provisions may, be modified by the chief.
Fire apparatus. access road gates shall comply with KCFD #39 Administrative Policy Guideline No.
1001.
Automatic Fire Sprinkler Systems
An automatic fire sprinkler system shall be installed in Group R, Division 3 occupancies:
1) When the occupancy exceeds 2,500 square feet (including attached garages) without adequate fire
flow.
2) Without approved fire department access.
3) When the occupancy exceeds 10,000 square feet.
4) When the building is classified as an over -water structure.
Comments: The minimum fire flow for one- and two-family dwellings shall be 1,000 gallons per
minute. If the slope of a building lot does not allow the building(s) on the site to comply with the "life
safety/rescue access" requirement, the building(s) shall be provided with an approved automatic fire
sprinkler system. Life safety/rescue access shall mean an unobstructed access to all floor levels and each
roof level of a building on not less than 20 percent of the building perimeter by utilizing a 35-foot ladder.
An alternate method would be at least one stairway enclosure with exit doorways from each floor level
and with a door opening onto each roof level, which conforms to the requirements of the International
Building Code.
FIRE DEPARTMENT COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND ONLY
FOR THE PLANS REVIEWED.
04-103653 Doc. I.D 29091
Ms. Anderson
October 20, 2004
Page 10
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
FWCC Section 22-1657.
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 FWCC 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, Deb
Barker, 253-835-2642. We look forward to working with you.
Sincerely,
Deb Barker
Associate Planner
enc: Sign In Sheet
Master Land Use Application
FWCC Chapter 20 — Subdivisions
Preliminary Plat Checklist
SEPA Checklist
Mailing Label Handout
Cross Section U
Cross Section S
c: Ann Dower, Engineering Plans Reviewer
Raid Tirhi, Senior Traffic Engineer
Brian Asbury, Lakehaven Utility District
Greg Brozek, Federal Way Fire Department
04-103653
Doc. LD. 29091
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRC)
Preapplication Conference Sign In Sheet
Preappcation for Mirror Estates Subdivision Preamlication
04-I03653-00-PC
October 7, 2004
Name
I - >Jb &ZrAul�
2. J o � 0EL-5'0f'j
4. Z (ZJ AO
Telephone Number
2,53-83s- -2(1-1z
4)-s-- o7--7- s574-
l.-F�KE�kI�'�C� UTII��`t'P �iSTWC(
-�w
/\I6Vr Lo<l(crPT- tte0 �
,;z5-3- {46-SA-o7
2.732-
r3 S , Z 730
9. L»lliW,� � �1n��e�SGv� � ��a ►� [���s lhn ,,���r��Z�.S�-7.Ss`7`}
�cvn[�I2S
f �'11 eS �-7�(�-SS�fB
N
LN r a r
' y rr1
N r a
_ N N
cm In
LO
L YL e
to
M 3AV Hi
Z
M
�
�
r
�
W
0-1
� �
al e
[u
_
�
_ o
m
a
00
M mIn
h
co
in
a OR
ti N
M
r'1
Im
09 v crU
CQ
M
M
-,OL ^
M
M
n
a.
m 4
Zrk .
r
�+
~
iit
l
C)
r7
C7 F-
_ .....
OD
ul M
n
N ..
O
_
O U
a"pVC
to
N
O
^
N
.u1
m
cc
_
OAd .
MS
ld . Hi
l _!
ONCN
go
o
a
G v
W
This plan is for illustrative purposes only
and is intended to be utilized by the
developer for discussion purposes. Final
location of plan elements are subject to
change.
Sumary: Mirror Estates (Wheeler Property)
v Approximately 27 lots
• Class III Wetland with 50' Buffer
• Trail and passive viewing areas possible within the wetland buffer
• Onsite recreation/park tract near lot 20
• Detention pond provided near lot 10.
P ETERSON .
CONSULTING
a =:
4030 LAKEWASHINCTON BLVD. NE, SUITE200
KIRKLAND,WASHINGTON 98033
OFFICE(425)827-5874 FAX(425)822-7216
�k,
DO, I
N B9'• 2S• z3E; �
''.� /3a• 30
m3 n
xr �
3,9 3�
/Y. BB• s4- zaif-
Pp�o ► h
ef. 4.f'
w 7 '313TH CT. I :
7 fy' "y S ji z 6 �. l.I's3 �2 SG. S 45.cH - Y I .9 N
tA
•ti �� 50.09 �f o
¢1�a . p.';� �' h /J40 y'� o ►y� 7 ti4 � 28 28 $NN„ �
TR.. o/C �a 9.1s12 41?G¢1321� r rf134G' 160 e 5
o T
pO jo RC c3
326.66 00�Zpl�0
2. 3c r9-o- aD ! D/ Rv�l?yr1v
I1 110 0g�� -
.�.�:❑
75-88 60 �� 83.22 vGcsel) 74,9P--
60 �D20 5 75-
�
f Z4fjti
�3 ) 0 '��/ 5p �9 I9 0 3 W W d fll
o�qo m r_.} uB85o7-4SW Nagy=ae�w 17 0 16 N 15 14 TR. 13 12 _ 1I _ 10 9 8 m 7 '� 6 N , a%
_ l
° /32. �d `° 21 9 N o $ eo N m N �y°� g � °°I � ❑ a to �' a m ro� g - ��r'0$
U) h �ti ° �° I h ° ° �o N. �- ` o, 7° d1 `� I � ° �01� � 10 '<4 ,ao 1�gp �o g .�-I°1a o m o y 0 7•otw . o� 8
r�Q 0 -se 95 sf i 88 54 55 KJ S.
ova °�� Off' 3` ,1`� I(0'`� �v} ��°52� 6r.G ra 3c%- n0 r 60 �� 'I ra0 6d D 95 7..3� j(0 D�� S
Ljjp Q} [1 Pi uS i . Ri
°�I° 6 N N '�ea�5o 6f 3�0 10A. N x189-10C-Z6W .7" �� p� _� 8� - 3
Q ifs co N 22 D N 2= 27� 5 3 _ 95 - ad+ 7 r.-•.r2���
���`p1•b N Fj �,J SW `3�4TH ;. pL !� rg.2s
IZ J NCO-oo-26 ¢:300 (L:2 �v �o k
_ t d 97. 53 ,yo1 ron $1 "� 37.b5 r11:83 . r5 83.46 yl 84.54 Zd 8$: 60 Cr4.a8 re �; 27G 65.rR
0 I- ¢3 1 ^ e°324 Id.lZ 3 m `� 10 1soo
�9 4r .� 4 .57 ?�2.67 5`1 01 L 0 , a 729: d
D .N q0 g 3 Q �>� 12=D5.W
15 �. s = y _ I � � . 0 32 3 V 0A e_
° 23 �ti,,,p ,� ►- �4'�` 29 30 a w =�� �,r $ ��. a 36 .� 37 za ry . !t�' 2� - 3z4 lea.: o
/32. �s �' o� 26 DA � 4 D rib rm1° �" 9?� vi 7�a�-1G rn v P�.; _, ,
�} r , o rd o qt ,a o'er a_ o „- +�
al _ b2 p p ❑ G ?� r 109 °D 26ti~1 x N89 c� 52. m m fp1 45.9b Sce (7
-/88-57- 40 a; c p �9rp m 26 Skv n 4 Q Jy°� 4 1q C1 } p
116 m N8B-57-48W ? 6(.91 Coo 41 TR. B »ti 8-d6 113 58.75 r. 54.2 n. ,'l"' ,� _ .L�. I
y�c t IOS•s0 0 27 s� ua� oz ogw (2r.9r TRS tea% B � zq WM03=a2-o5w � �. °
24 rya .� yo m y� ¢ o¢ $ ,,�o°' �s o a za r��-5� ` �i� 41 "i 42 z
p �'L 25 ��2'l� 28 2�+ , y1q�+o 310 �' $ 3/�-�! �' ��} `� 3rj a� �' 3 d ,� N �� d y o �y 0 ",r_�
, �J �9 �raC n 7ZaQ� ttj N ❑ 39 ,�`°j n ��0 r ` t�• �f� ' 115 79 +20 0 g8.46 94�54 i/ 0 1�0 $ 0 'IJ',
94.6o ar.4a 125 ° 7(0 .7 r
¢s
�89- o2-05 W //3-5= 26 (P
l30 D�q0
/32. 9g
1
b rn
27 z7 4ec 0300
,S.
�;.��, .i! 619• .5"-4. 20 sY ~
/3.3. A, OD
31 W
x
o336 03�- _
/3c. 40 6'0 d,
N.89-03-36 1-3/S 2, t
'-03-d3E io1 7a•77 614 103.44 7.5.f33 �6.G 68.G GB.G G8.6 rB.G 77 .
32G.77<R) , rErnPcu�-nH-sAc 3-50E 'u5 Bo J/S 90 3 yd Sze
S B9 O 656. 47 (p) W l
0 r 3 B9-o3-So
6 m 7 yy O m 2 �° r< ^ Grl. 3 <�> ,o :s u. v
9� �04o s3°1� �z° 8 9a og° 1Q�-e0 31 o N 30 29 = " 25 v 31 h 30 z w 12 ° ° II 1��;aP(o
0 '10 0 0 _ 0 28 27 `6 ❑ a N o �°, 29 9vy� J N 44 0 d ¢M y BF•ds saE '- 1
1 fl°G 00 3 N,89 03 50JY . m M �h 3�° - OQ 90 0° 0 0 0 0 2`� rj 0 h k. 5 I' V•. 9 a W
° r31.Z _O F3ey 0 0'� 02 0� Qti� 0�� �y0 V'B31v 1 9b� 0 bulb d �� 1� 28 N o yS�b { N V oltia Z Q1l ito.
yg.s �, 0 33 0 O "> 49.94 GB.6 68.a C. 68.G t g.G 0 050 C1g6 d `�^ b� �p 89.v -sow r^
yV a,5a ? O ^ 3 77.E vS 7Z �3S KGB fi o 4•G9 4S w
9IZg9° °' 104.53 3 N SW 316TH PL �f 8 �e 9. oti`° cd i�r�TPvr1C9roGa"r' „ h Na g� ooyo
V 0° ap Vn 5 89 - 03 - SO E 52.3.96 B9_ o31-5O E N 5i
V' N89-03-sdw 0 N ~�� g 119' 43 b •P 9d9-a3..SaG.
er 104 I t bao , 1 N = y.db ^/ 91. 40- Z7�4 N C9-oJ.So W 7� 04,
,V 0 0 'f' 94.9E 70 75 75 r �4r a a
ti a 3 4 a° a aye 3 '� 3 �dMr. u,c-ar �u Gf. ga ' o .s �0 2 7 Q y E1 :� w 14 0 o F f 31'Z��O J
1 ply f °� " r h esN+r R= 05 s a b eb 4 o r 1 d9 b$ b Qab
15
n I 3 3Q9-of=�aC
h �pl a�.s h o 19 �I° N o 21 ' 0. 22 hr� N o �1 h 32 `' - oy v ,. a Qr
3 = L p e. 24 0 ti gpG a n n sSZ-/.9.296 �: q.os� r �a9 5� 7ru
fp /io IV L 0� 0 0 3
3 m a " 11-�.91 n 20 7�° 3�E 02° �3° - .0 0 7' 03Z a r_ roc _,'to e • �A
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: September 13, 2004
TO: Will Appleton, Development Services Manager (2 sets)
Scott Sproul, Assistant Building Official
Wes Hill, Lakehaven Utility District
Greg Brozek, Federal Way Fire Department
Geri Walker, Federal Way School District
FROM: Deb Barker
FOR DRC MTG. ON: Sept 30, 2004 - Internal
October 7, 2004, 9:00 - with applicant
FILE NUMBER(s): 04-103653-00-PC
RELATED FILE NOS.: None
PROJECT NAME: Mirror Estates Subdivision preapplication
PROJECT ADDRESS: NO SITE ADDRESS, located west of 80' Avenue SW between SW 314'h Place
and SW 316"' Place.
ZONING DISTRICT: RS 7.2
PROJECT DESCRIPTION: Subdivision of an existing 9.37 acre vacant parcel into 27 residentail lots,
including on -site detention, trails and a park. Site contains a category 2 wetland.
PROJECT CONTACT: Peterson Consulting Engineers
Shawnte Anderson
4030 Lake Washington Blvd NE Suite 200
Kirkland, WA 98033
(425) 827-5874
MATERIALS SUBMITTED: Preliminary Plat conceptual drawing
CITY OF
4§. Federal
September 13, 2004
Shawnte Anderson
CITY HALL
33325 8th Avenue South • PO Box 9718
y Federal Way, WA 98063-9718
(253) 835-7000
www. cityoffederal wa y. com
Petersen Consulting. Engineers
n,030 Take W- hi»gton Blvd NE, Su;te 200
Kirkland, WA 98033
RE: File #04-103653-000-00-PC; Mirror Estates Subdivision Preapplication
Dear Ms. Anderson:
The above referenced proposal has been assigned me as project planner. At this time, the
submittal packet has been routed to members of the Development Review Committee. The
meeting with project proponents has been scheduled ass fjoliloo�ws: -
Thursday, Se�er2004, 11�:00 AM �Jy`",
Department of Community Development
City Hall, Second floor
33325 — 8th Avenue South
Federal Way, WA 98003
I look forward to meeting with you at that time. Please call me at (253) 835-2642 if you have any
questions.
Sincerely,
i
Deb Barker
Associate Planner
Doc. I.D. 28868
44k
CITY OF
Federal Way
APPLICATION NO(s)
Project Name
Property Address/Location
Parcel Number(s)
Project Description
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
�Preapplication Conference
Process I (Directors Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi-ludicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
k-
oning Designation
'Comprehensive Plan Designation
-Value of Existing Improvements
- Value of Proposed Improvements
Uniform Building Code (UBC):
pancy Type
Construction Type
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33530 First Way South
PO Box 9718
Federal Way WA 98063-9718
253-661-4000;Fax 253-661-4129
Date L 1-J
Applicant
Name: Aelr<] eOVICt��YYI eS
Address: kL bad IZZ 0,�_
City/State: ISSa , U4,A
Zip: 9130al
Phone: UJZ,5-. NZ- i-T►l
Fax: qZC, Li-L-1 . 1-711
Email: ne &)Go-nCX,0k0-ous 6)
Signature:
Agent (if different than Applicant)
i(<-{+e) ,. QVIt'1s- ► vie. BQ lea+
CdYYk; tk-S+ I Vim-{"
Name:?e- ec3' m Ce 1 ,. +i le�Rd,
nfe,rs' An Le-V&M
Address: kO3O "Vt ttjaS{�l -too
V.E>� 1Lt�f A I A
Zip: vl� fl ��
Phone: t.j ,G , S a:7. 647y
Fax: c.1 ?-7 •-72.1{P
Email: ShGt,Wn-t—e- @ pceGtVil .cowkr
Signature:
Owner: Kti44,-,. wot5s, �e,sana� r�4t, i�v� 4�
Name: 0/c &.Iufe • G�i:iti�tbr� : $��ICe , P LA_C2,
Address: Ul2 5. 17,1`-,
City/State:
Zip: ct Wl
Phone: abi�. SfZy, 5�30
Fax: 70 (p . 5S )_LJ , ci 0 % p
Email:
Signature:
letin 4003 -March 3, 2003
Page I of I k:\Handouts - Revised\Master Land Use Application
Sep-03-04 11:29am From -inure Reaaimbol 4 Burke
09/132/2034 14:43 425-622- 6
+206 824 9096
P'ETERSON WNSULTIN
T-062 P-002/002 F-i79
PAGE 02
$514V2654 18e46 425-922`1216 Li`
r' 20ii4
ev" OF
Federal Way
PAGE 62
MASTZR LAND USE ,A,PFL CATION
asr�tr+TawcemAft1Kftv02MAMONlerSWUM
33i3a V1W WAV 1lOA
PO BOX 911A
ras.rw 4far WA IOXI-gala
�W"1-40M, tax IS3-461.4i2t
IDA
Aii►1M.t��►rlarl Na(aj Dais
*rfp*ry Alarm!
porsel
44�1 A�
Tyjw of rout "air"
An"xWM
SvAtary Lima A u nts M
Cem rlixtIAtme
{.sri7i+ ftis A'l"&Iva an
> esralas ioattromw
TleaeaI U 0cmrmxsV4—)
TY pi"Wo ii[ Q%*W APFVVSI)
iffeeeli IV Dimus meet We 0-wen)
rreeM v 6o"06r44" s AM.ea)
art V 1
SPA W/ tiljUI
!' sLwwom YNAWWOTAWKWEt vie
3ken lSartdiVWM
!�, au�diwiilen
Ra> UU*d 103ta"a!
..:0�11� istiae
prstsan.i�a �lae1 paaj�aeien
�v+a ut Fula" ganrro+w�
-- --... V" of fropww I or On mom
qyr
TV"
Appu"gx
1vs,.: Nun► Csir+AddXM: PO
chY C104M a WA
_4
tip;
>Rrnrm
sil:Sm r�E r�
w
Assa! cif 44ft m NO *W-M) �
^�
Paxl:a4� �� �Ih Ms � L�f��l+1'11
Adkesa:490 W
Ci>�rlaMttia �� �Ni .
Ar
� w #"adi I. gem
illtr+eilie+r:
Or�lrleek . jK,e;�r"h N0�-SS, 1��-c5oM.1 �YZ �PCcSerrTeXT� VE<,
pF z Y+e- a sT a*' C_ a
Tama: cio
!"7tlt: 2-0 G- I L" - q Oct
sl:�
silo----
910k l egR1-+M1waM s. sees 9 or ( r,uarydir.0 - Iex AwC ftAw. L*04 vas APrl MA-
Z'd EK'ON
Received Sap-02-04 02'18pm From-415 022 7216
:W' ;MT 1Y002'Z 'am
%-Snura R■sainbal & 6u Pats 402
City of Federal Way
Wetland Inventory Field Form
Wetland Number 1 /4 SectlTwn/Rng
r,J 6 /—aY
Location (addrewcross-streets) 17 LJ 3 )V 3 �Cl�
Team Member s_�r' 7 %� Date Field Check: Y ' i 27, 9$
Base Map #: Windshield Access/ Cite Site Not Accessed
FIELD DATA
Cowardin Class
�G
f Dominant Spp
/`
1� ram[ 'I , C.
t.: � �e � j' 1(,1 f � ..,mac-- .� fj � �!!� �' V • .
% total W L
95
Notable Wildlife Features
Snags:#'s 26" z12" Z24" Heights:
r
Inlet present )N; width flow: Y C/ Outlet present�G N; width flow: Y
None Observed None Observed
Water Sources (YIN) .
�%
stream culvert: (diam} 15'�l sheet flow floodplain seeps
Human Disturbances:
Buffer Conditions:
OFFICE DATA
NRCS Soil Unit:WL Rating
Approximate Size:
500 tos 2,500 sq.ft Z1 acre,s 2 acre
z2,500 sf, s '/2 acre Z2 acre, s 5 acre
acre, s 1 acre- - 2.5 acre
COMMENTS/OBSERVATIONS
1 V
i;
i
I
City of Federal Way
Wetland Inventory Field Form
Wetland Numbers 1/4 Sect[Twn/Rng !�7 L✓ /— v
Location (addreWcross-streets)
Team Members Date Feld Check: 9J (0, i • 1�
Base Map #: Windshield Access/ Site Access`Site Not Accessed
FIELD DATA
Cowardin Class
Dominant Son
tntal W.I
3
O10 . ,rP�
mid
00 V.
U
Notable Wildlife Features
Snags:#'s Z6" Z12" Z24" Heights:
Inlet present Y: N; widths r :'_ flow: Y N / Outlet present4§N; width flow: Y iN-1
None Observed None Observed
Water Sources_(YJN)—
stream culvert: (dia� sheet flow floodplain seeps
I -
Human Disturbances ,��,���r ]�t►�s
�G'�S � c•A� l�U4� �'r+c a - it a�
Buffer Conditions:
OFFICE DATA
NRCS Soil Unit:
Approximate Size:
Y
WL Rating T _
500 tos 2,500 sq.ft Z 1 acre, s 2 acre
Z 2,500.sf�s-.'/� acre Z 2 acre, s 5 acre
Z'h acre, s 1 acre - z 5 acre
COMMENTS/OBSERVATIONS
Ykg ACC
`J
•F
City of Federal Way
Wetland Inventory Field Form
Wetland Number
0'7- ;) /-a `/- al / 1 /4 Sectrrwn/Rng 510 O 7 �:D ( & /'Z'
Location (addreWcross-streets) W 3�� :'-' ��U i''" SW
Team Members A? fV1 Date Feld Check:
Base Map #: 3 5-- Windshield Access/ +te Access Site Not Accessed
FIELD DATA
Notable Wildlife Features
Snags:#'s z6" 2-.12" /Gf 2.24" Heights:
inlet resent: Y N; width flow: Y N / Outlet : Y N; width flow: Y N
one Obsery None Olaserve
Water Sources (YIN)
stream culvert: (diam) sheet flow floodplain seeps
Human Disturbances:
Buffer Conditions:
�loo` �resL �•�eR ���� rc���
/4U,
OFFICE DATA N
NRCS Soil Unit: �� '�' WL Rating
Approximate Size:
500 tos 2,500 sq.ft Z1 acre,s 2 acre
2,500 sf, s 'h acre z 2 acre, s 5 acre
z 1h acre, s 1 acre z 5 acre
COMMENTS/OBSERVATIONS
O
m
Cn
T
co
0
O
0
C
c
co
0
LL
C
C
C
N
N
yyN
3
m
�
p
C
C
m _
C co
m
N
c
c
t
pU
m
-C
O
w
o
T
n
T
n
�y:
x
.O
�
c
m
a
m
CL
cl
y
m�
Cl -0
O U
m
J N
m
J N
77
U m
4
y
Y
C
C O
3
m j
T O
U
C O
❑
U
C l6
o
l
�
EL
N
�
J ❑
m
�
m
pia N
m
lE in
w
c
m
c
c
N
43 m
0
CL
p CD
a
R C
m
C
b7
o
a
(A
CA
'.. � N ❑
7
7 h
}
V
G1 co
3
N O
.y
.N
m
m
04
yam.
r
c17: `a
m
m
m N
m
U J>
��0y,
.....0. O 00
.. i..� .
�
U
m
E m
N
RS O
-5
P C
::':. ram' .::... C
E
p
-d
o
m m
w c@
N
m
Y—
-O
N c
N
❑ _
cis
c
3
3
co
o n
m
y
�
s 0
U w
m
u-
n
�(n�(n�wcnwp�cnacn�cnwp�cn
cn
cn
cn
LLCOW
�r�a
> � l7J L1i
aCLaaaa�n
a a a
E. a-
G}'�:�++ iA N
O
to
-0
Cn
_0
O
_0
O
-a
to fn to
> >
fA N
to
In
to
Cn
N (n
i7 to 5
r- > >
-C7
(n
co
>
co
(n
>
co co
(n
cn
(n
(n
u] (n
m.:.0
C
C
C
Cl
O
O Lo O
N N
N
N
N a�
•:: N O
Cl
C
C
r
N
r N
..........'C
T
0 (]C
0
0
o
C
C
C
•
Co
CY)L!i
M
M
T
co N IN
N r
T
r
N
r
N
N N
N It
cD
O
O
O
Cn
M O O
0 0
O
O
CM
N
0 0
O
O
O
O
O
Co
CD
O
CD O
C7 0
C1: a'
...
O Cl
0 0
O
I�
O
O
O
O
r
I-- co
OrC\qi
O O
p r
O
Cn
Cl
CC)
CID
Co
M
co T
hC'';
fJJ::;y
O
C\j C�j
T
N
T
M
T
r
N O
N r
Q> In
CO
Co
r
O
CAco
T
{'
(A
I� IM r
coO
M r
co
co
N
CM
1l-
CID
T
M M
V
V
V
I
V
I
T TL T
T T
T
T
T
N
N N N
N N
N
N
N
N
N N
'�•�'
�
�
V
�t
�
V � V
CO CO
CO
CO
I�
I�
i� I�
T T
¢¢¢
as
a
¢
¢
a
as
LL
LL LL LL
LL LL
LL
LL
LL
LL
LL LL
•CE:
LL LL
LL
LL
LL
ILL
�u ------
;FF
--xnxsri
LU
J
C
ILL
rn
Cn
Cn
T
(3)
U)
ca
cu
"O
C
(z
c6
i
m E
CD
o
a
J
a 0
O
m
O
_
(0 O
3
L w
a
d
3cm
co
W
M
0
O
cu
Y
m
0
O) m
w
ycmN
CN4m)
C
Na
>
�
a
E
O0
n7
N
Nm
V
m
7 L
¢
.
0
y
C:
CO
m `O
m
E
C
y
•y.•
`m
m
a
-a'
m
a
U
`o
m
�
C
-E
mo
o
m
U
o
U
o�mL
-0
0 0)
Cl. a
`E
m m
m
co
NN
CL
�N
0N
Uca
z
E
cm
�
o
`o>
O
O
O
U
m
E
L>
L
>
L�E
U
3 6
O
O IfLv
0-
Y N
Ca
mam
am
O
m
Vaa
m
`
m
O
m
mC:m
o 0
0)
v) a
`
m m
a
COm
m
�m
o
C
C
o`0
eO
0
E
E
Co a 12
m C
O
2
E
0
m
7
C a>
0 m
LL
C
O_
lw_
O co
O 0)
7
O N
Ql
U
7
U L]
Cil
m
N
o NO
V
7+
m
3
�.
CD
CD
a
3
m g cn
0
O
m g c) O
O m w
w
w O
2 w O
cA
U)
to
cn
cn
QwcnLL
LL
QwWLLOLLOQc)U)
cnLLwcnLLcn
cn0
U)
U)
U)L)
ma.ma_
CL
a_ma_a ma
ma.a.a_
a.a_a_CLCLm
a_a
a_
a.
0-
0
°7
M
V)
-�5
Mn
n
a
M
M
a
c
O
U)
U)
C/)
>
CO
U)
CO
co
Cn
>
U
L
d7
0
0
0
0
0
o
=
O
�
m
N
N
LO
O
O
O
O
N
N
C
)
N
c
CL
0
0
43)
(D
O
N
C7
O
T
CO
LL)co
IIR
r
tl0
a
O
�
N
C7
C7
Kt
O
O
O
_
CIJ
r
O
O
t�
O
C)
C)
O
r
O
O
O
G}
O
O
O
O
O
C)
O
O
CD
CD
Cl
r i
O
CD
o
O
�
r
C)
r
c�
C)O}
�V
�
ICD
yy
V
CO
T
�
T
C
N
T
.CnF
V
_
co
T
co
o
µ4
Lo
C
Cr)
Lo
0)
T
O
r
O
N
It
CD
O
r
N
Lc
N
N
CD
r-
Cn
co
N
CV
N
N
It
It
�
T
r
T
T
T
T
T
T
T
T
T
T
N
N
N
N
N
N
N
N
N
N
N
N
N
rl-
co
00
co
00
co
00
00
.... i
LL
LL
LL
LL.
LL
LL
LL
LL
LL.
LL.
LL
LL
LL
2
N
cu
c
iL
CA
Cn
O
N
n
U
O
U
O
O
Q
C
O
CU
L
U)
October 20, 2004
Ms. Shawnte Anderson
Petersen Consulting Engineers
4030 Lake Washington Blvd NE, Suite 200
Kirkland, WA 98033
RE: File #04-103653-000-00-PC; PREAPPLICATION CONFERENCE SUMMARY
Mirror Estates Subdivision Preapplication
Dear Ms. Anderson:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held October 7, 2004. 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 Federal
Way Fire Department. Some sections of the Federal Way City Code (FWCC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable
codes. In preparing your formal application, please refer to the complete FWCC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Deb Barker, 253-835-2642, deb.barker@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
Subdivision of an existing 9.37-acre vacant parcel into 27 residential lots, including on -site detention,
trails, and a park. Site contains a Category 2 wetland.
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.
Public Works Development Services Division
Level 1 flow control and water quality meeting the criteria of the Resource Stream Protection Menu
will be required per the King County Surface Water Design Manual. Storm water facilities are
required to be aboveground and within a tract dedicated to the City.
• Public Works Traffic Division
1. A Traffic Impact Analysis (TIA) report is required in order to assess project impacts and
determine traffic and safety mitigation measures.
2. An additional East/West connection is required, per the Traffic Division section.
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 (Deb Barker, 253-835-2642, deb.barker@cityoffederalway.com)
1. Zoning, Use and Review Process — The site is zoned RS-7.2 (Single Family Residential, one unit/
7,200 square feet minimum lot size). Proposed lot sizes must meet or exceed the minimum lot size of
the zone.
A subdivision requires review of and recommendation on the preliminary plat application by the
City of Federal Way Hearing Examiner. The Hearing Examiner makes a written recommendation
based on criteria listed under FWCC Section 20-126. Once the Hearing Examiner's review is
complete, his recommendation is presented to the City Council Land Use/Transportation Committee
(LUTC) at a public meeting. The LUTC makes a recommendation on the application to the City
Council, who then makes the final determination on the preliminary plat, based on the criteria listed
under FWCC Section 20-127. A preliminary plat checklist and master land use application are
enclosed along with applicable code sections from the subdivision code.'
The 2004 preliminary plat application fee is $6,708.50, plus $67.50 per acre? The $389
preapplication review fee will be credited toward your preliminary plat application fee. The
application must be prepared in accordance with the submittal requirements listed in the subdivision
code and the enclosed information bulletin. Separate fees are required for Public Works engineering
review and inspection.
2. State Environmental Policy Act (SEPA) — The proposed subdivision will be subject to environmental
review. As such, an environmental checklist must be submitted and reviewed prior to the City
issuing an environmental threshold determination. Public notice of the environmental determination
is also issued, which includes a 14-day comment and 14-day appeal period. A SEPA checklist is
enclosed. The 2004 SEPA checklist application fee is $817.00.
Open Space Requirements — Pursuant to FWCC Section 20-155(b), a subdivision must provide open
space in the amount of 15 percent of the gross land area of the subdivision site. For the 9.37-acre
(408,157 square feet) site, 61,223 square feet of open space would be required. On -site open space
1 Pursuant to FWCC Section 22.31(1)(k), preliminary plat applications are exempt from RCW 36.7013.060 through 36.7013.090,
and 36.70B.110 through 36.70B.130. The City elects to provide a letter of complete application and public notice of application
and decision notwithstanding this decision.
2 Fees will increase on January 1, 2005.
must include a minimum of 10 percent usable area, and must comply with the open space types and
quantities specifically described in FWCC Section 22-155(a) through (c). According to the
preapplication documents, a portion of the site is proposed for a small park and a pedestrian trail is
proposed within the wetland buffer. Pursuant to FWCC Section 22-156, pedestrian and bicycle
access corridors can be considered as usable open space at the discretion of the City's PARCS
Director. The balance of the open space obligation can be met via fee -in -lieu of payment at the
discretion of the City's PARCS Director after consideration of the City's overall park plan, quality,
location, and service area of the open space that would otherwise be provided within the project. The
fee -in -lieu of open space shall be calculated using the most recent assessed value of the property at
time of final plat. Usable open space design and fee options, along with provisions for access,
improvements, ownership, and maintenance, will be reviewed in conjunction with review of the
preliminary plat.
4. Regulated Wetland — The subject site contains a regulated Category III wetland located in the middle
of the 9.37-acre parcel according to the City's wetland inventory. Category III wetlands contain 50
foot buffers 3 Pursuant to FWCC Section 22-1356, the formal application must include a wetland
delineation prepared in conformance with FWCC Section 22-1356(b).
A pedestrian trail is proposed within portions of the wetland buffer, and underground pipes that
connect east and west storm drainage systems would be installed underneath this trail. Proposed trail
intrusions can be administratively reviewed by the Director of Community Development Services as
a minor intrusion pursuant to FWCC Section 22-1359(d). The storm drainage line intrusion is not
considered essential public facility, and must therefore be reviewed by the Hearing Examiner as a
wetland buffer intrusion pursuant to FWCC Section 22-1359(f).4 The formal application shall
include a report prepared by a qualified wetland biologist to analyze the proposed intrusions and
address intrusion criteria.
Depending on the extent of the intrusions and resulting wetland categorizations, the City may opt to
have the City's contract wetland consultant review proposed trail and storm drainage intrusions at
the expense of the applicant. In this case, an estimate of the consultant review costs would be
forwarded to the applicant for payment in advance of wetland intrusion review.
5. Significant Trees, Vegetation, and Grading — All existing significant trees and natural vegetation
must be retained on the site to be subdivided, except that which will be removed for improvements
or grading as shown on approved engineering plans. Clearing and grading of individual future lots is
not permitted during construction of the plat infrastructure, except in locations to be determined by
the City that presents extreme topography or other unusual conditions. A preliminary clearing and
grading plan shall be submitted as part of preliminary plat application (FWCC Section 20-179). It is
the applicant's responsibility to demonstrate that the grading limits are the minimum necessary to
accommodate infrastructure improvements.
Also, note that trees defined as significant by the FWCC shall be identified and retained or replaced
at the rate of at least 25 percent of the significant trees on the site. Removal of significant trees that
are located within areas to be developed for rights -of -way or other plat utilities are exempt from the
25 percent retention calculation. The application must include an inventory of significant trees
presently on the site, and plat design shall accommodate existing significant trees to the maximum
extent possible.
3 Fifty -foot buffers apply to Category III wetlands that are over 10,000 square feet in area, while 25-foot buffers apply to
Category III wetlands that are over 2,500 and 10,000 square feet in area.
4 Staff regretfully provided incorrect information about the intrusion procedure at the preapplication conference meeting.
A landscape plan prepared by a licensed landscape architect, and consistent with FWCC Section 20-
186, shall be submitted with the preliminary plat application. The plan shall identify the following:
significant trees to be removed and retained; street trees along the internal plat streets; and
landscaping around all sides of the proposed detention pond (FWCC Section 20-178).
Lot Design — Street and access easement improvements must meet the requirements contained within
FWCC Sections 20-176 to 20-187. Included within these requirements are provisions for
landscaping, utilities, and storm drainage. The minimum lot frontage is established at 30 feet unless
shared access easement provided.' Structural setbacks are 20 feet front yard, and five feet side and
rear yard. Corner lots shall only have one front yard setback requirement, with the other yards
established as side or rear.
7. Drainage — Drainage facilities, including above ground conveyance ditches, must be established in
formal tracts and shall not be part of an easement associated with a parcel. Any formal storm
drainage tracts shall be screened from any adjoining lots, the right -of way, and the pedestrian trail
with vegetation to be maintained by the homeowners association. Any fencing shall be black or dark
green vinyl covered chain link.
8. Public Notice — With the application, provide three sets of stamped, addressed envelopes for
property owners within 300 feet of the subject site. Also provide one set of stamped addressed
envelopes for occupants of non -owner occupied units within 300 feet of the site. Include the City of
Federal Way return address on all envelopes.' For our records, provide Iists of the owners and
occupants within 300 feet of the subject site and provide a corresponding parcel map showing the
300-foot radius from the subject site.
9. School Mitigation Fees — Payment of a school impact mitigation fee is required for each single-
family residence at the time of issuance of individual residential building permits. The 2004 single-
family residential mitigation fee is $3,269.00. The school mitigation fee is reviewed annually by the
Federal Way School District and City Council.
10. School Access Analysis —A copy of the application packet has been forwarded to the Federal Way
School District for review of school pedestrian access and circulation. Please contact Geri Walker at
253-945-2071 to obtain guidelines for preparation of a school access analysis. This analysis is
required in conjunction with the preliminary plat application.
11. Final Plat —The City currently requires a $2,475.00 application fee for final plat. The final plat fee
in effect at time of final plat application is 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 identified in FWCC Section 20-135 in order to process
the final plat. FWCC Section 20-136 requires City Council review of the final plat.
5 This provides for a 20-foot wide driveway with five-foot wide side yard setbacks. Depending on the driveway length, the
driveway width may be reduced to 12 feet.
6 City of Federal Way, Department of Community Development Services, PO Box 9718, Federal Way, WA 98063-9718