97-101657��. 17C'
33530 1 ST WAY SOUTH
June 12, 1997
Torn Touma
Touma Engineers
6632 S. 191st Place, Suite E-102
Kent, WA 98032
(253) 661-4000
FEDERAL WAY, WA 98003-6210
RE: NuWest Subdivision, City of Federal Way Application No. PRE97-0025
29102 Redondo Way S.
Dear Mr. Touma:
This letter summarizes City staff comments for the above mentioned project. These comments
were prepared at the time a pre -application meeting was scheduled to be held for the project, on
June 5, 1997. For the record it is noted that no one representing the preapplication request was
present at this meeting. Various requirements are summarized below or are attached. Please
review the requirements and call me at 661-4000, or other city staff as listed, if you have any
questions.
In summary, you propose to subdivide a 2.67-acre parcel into eight lots. The subject property is
located at 29102 Redondo Way South in Federal Way. Zoning on the site is RS-7.2 and the
comprehensive plan designation is high density single family residential.
Please note that the zoning on the site is RS-7.2, not RS-9.6 as indicated on the application. This
district has a minimum lot size requirement of 7,200 square feet.
Land e Divi ' Re ireinents (Scott Williams, 661-4000)
1. Application: A preliminary plat application is necessary. I have attached a Master Land
Use application and preliminary plat submittal and design requirements for your use. The
application fee is $4,560, payable at the time of filing. If a preliminary plat application
is filed, a State Environmental Policy Act (SEPA) checklist will need to be included. The
fee for SEPA review is $472. The City is currently considering possible amendments to
the Subdivision Code to define short plats as divisions of up to nine lots. If adopted by
the City Council, these new provisions would make your proposal in its current
configuration a short plat, which is an administrative approval. These proposed changes
to the Subdivision Code are expected to be before the City Council this summer.
2. Significant Trees: A significant tree inventory and tree retention plan, as required by
s
r_� 1
Federal Way City Code (FWCC) must be submitted with the application. This
information will be used to determine if replacement trees are necessary with installation
of subdivision improvements and/or right-of-way dedication. Determinations for each lot
will occur at the time of building permits. For reference, significant trees are those that
are greater than 12-inches as measured 4.5-feet above the ground and are in good health
and not detrimental to the community. Red alder, cottonwood, poplar and big leaf maple
are not considered to be significant trees regardless of their size. Replacement trees would
be necessary if more than 75 % of the significant trees are to be removed. Replacement
trees are either 12-feet tall evergreen, or 3.5-inch diameter deciduous.
3. Open Space: Per FWCC Section 20-155, open space is required for all plats. Fifteen
percent of the gross land area of the development must be set aside. Ten percent of gross
lot area must be set aside for active recreational use. For plats less than five acres in size,
you alternatively may pay the City of Federal Way fair market value for this area,
according to FWCC Section 19-46. If payment is selected, payment must be accompanied
by a current appraisal prepared by a State -of Washington certified appraiser or another
source acceptable to the city to establish fair market value of the property. You also may
propose a combination of both set aside of property and payment to meet the open space
requirement. Payment is required prior to recordation of the final plat. The City is
currently considering possible amendments to the Subdivision Code to eliminate set aside
of open space within short plats.
4. Environmentally Sensitive Areas: The eastern portion of the site is designated as an
erosion hazard area on the City's Environmentally Sensitive Areas Map. I have included
a copy of the development standards for these areas for your use. In summary, a soils
report prepared by a professional engineer licensed in the State of Washington will be
required. The report will determine the boundaries of the area and recommend
appropriate construction techniques and mitigation measures.
5. Grading: According to Section 20-179 of the Subdivision Code, all natural vegetation on
the site shall be retained to the maximum extent possible except what is necessary for
improvements or grading as shown on approved engineering plans. A preliminary grading
plan must be submitted as part of the preliminary plat application.
6. We would like to discuss the existing access easement along the south side of the subject
property. If this easement is required to maintain access to the property to the east of your
project, we would like to explore the possibility of reconfiguring the access so that future
owners of lots 6-8 will not have an access road on their lots.
Public Work Department Requirements (Julie Venn, 661-4125)
Please refer to attached memo.
Fire Department Renuirements (Greg Brozek, 946-7241)
Please refer to attached memo.
Bijlding D r men it 3i (Dick Mumma, 661-4112)
Please refer to attached memo.
Lakehaven Utility District Requirements (Mary Young, 946-5400)
Please refer to attached memo.
Please note that this is a preliminary review only, and does not take the place of a full review that
follows the formal application process. If you have any questions, please call me at 661-4000.
Sincerely,
Scott Williams
Contract Planner
Attachments: Master Land Use Application
Preliminary Plat Submittal Requirements
Environmental Checklist
Short Plat Submittal Requirements
Environmentally Sensitive Area Requirements
Public Works Memo
Fire Department Memo
Building Department Memo
Lakehaven Utility District Memo
Julie Venn, Engineering Plans Reviewer
Greg Brozek, KC Fire District #39
Dick Mumma, Building Official
Mary Young, Lakehaven Utility District
3
L
PUBLIC WORKS DEPARTMENT
MEMORANDUM
TO: Greg Fewins
FROM: Julie Venn For Your Information
Date: June 5. 1997
SUBJECT: Nu -West Preliminary Plat, 29102 Redondo Way South - PRE97-0025
The documents submitted for this proposal have been reviewed and the site visited. The
following comments are provided for transmittal to the applicant. The comments are based on
the layout submitted and could change depending on any revisions to this layout.
1. The Public Works Department has Review Checklists available upon request. Find
attached a Preliminary Plat Review Checklist for reference regarding this submittal.
2. The centerline radius at the intersection of Redondo Way S. and the internal access
roadway shall meet the standards as set in the King County Road Standards, Section
2.08 and 2.10. The intersection must also be sufficiently long enough to contain 1
vehicle at an 85 to 95 degree angle to Redondo Way S. as measured from the property
line (20 feet) before entering a curve and new alignment.
3. Access to the site must be from a Neighborhood Access street which must be
constructed full width including 50 feet of right-of-way, 28 feet pavement width,
vertical curbs, gutters, 4-foot wide landscape strips, 5-foot wide sidewalks, street trees
at 30-foot centers, all on both sides of the roadway centerline, and associated storm
drainage facilities. Streets are to meet all appropriate design requirements for vertical
and horizontal stopping sight distances. Street improvements will be required along
Redondo Way South which is classified a principal arterial. Improvements per Section
22-1524 shall be provided.
Per section 22-1477 of the FWCC, the applicant may make a written request to the
Public Works Director for a modification, deferment or waiver from the above
requirements. A handout on these procedures is attached.
1
4. The City has identified downstream conveyance, erosion and habitat problems
associated with stormwater runoff. As part of the land use application and SEPA
process, the applicant will need to provide analyze of those problems and appropriate
mitigation as approved by the City.
The applicant may provide an independent study and mitigation proposal or, as an
option, the applicant may provide mitigation as recommended in the Executive
Proposed Basin Plan, Hylebos Creek and Lower Puget Sound. More specifically, the
site is located in the Central Lower Puget Sound Sub -Basin as identified in the
Proposed Executive Basin Plan, Hylebos Creek and Lower Puget Sound (Plan). The
Plan notes erosion problems and habitat value are low in this sub -basin. To address the
water quality issue, Project #3324, Redondo Creek Water Quality Study is
recommended to develop strategies for the removal of urban pollutants. To address the
erosion potential, the Plan recommends that storm water detention facilities be sized to
control the runoff from developed site to the standard 2-year and 10-year runoff rates
using a 7-day storm event for design instead of a 24-hour event (basinwide
recommendation BW-2). The standard 30% factor of safety need not be applied in the
design.
5. Runoff from the site will need to be controlled and treated in accordance with the
requirements of the King County Surface Water Design Manual and basinwide
recommendation BW-2, above. Detention facilities will need to be in the form of a
pond and runoff will need to be treated by flow through a biofiltration swale. Both of
these facilities are to be placed in a separate tract from the lots and dedicated to the
City for ownership and maintenance.
6. The conveyance channel along Redondo Way S. has been classified as a minor stream.
This classification will require the applicant to address appropriate setbacks to the
stream. The proposed access to the site is an existing culverted portion of the stream,
however, if the access is relocated and the stream needs additional culverting it may be
allowed following the city code if specific criteria are met (FWCC 22-1309). The
location of the culvert will depend on the final location of the access road into the site.
7, All required improvements to the subdivision must be substantially complete before the
plat can be recorded with the County and any lots sold. Substantial completion means
that the entire roadway section from the back of curb to the back of curb must be
installed on the site including the final lift of asphalt. Conduits must be installed under
the pavement to accommodate the installation of any utilities if those utilities are not
placed under the roadway prior to paving.
9. Design drawings for the required improvements must be completed at a scale of
I" =20' or larger on 24"x36" sheets. No exceptions will be made. Topographic
information must be on KCAS or NGVD-29 datum.
2
10. The property to the south has been preliminarily reviewed for subdivision with the
main access roadway being placed in line with S. 293rd Place to the southwest. This
will provide for a safe intersection configuration and will avoid minimum street
intersection separation problems. This comment relates to review comments found in
the Traffic Division memo attached.
11, The existing road easement shown on the preliminary plat map need to be extinguished
to release encumbrances on the proposed lots.
12. Prior to issuance of the building permit, payment of engineering review costs, Public
Works inspection fee deposit, and posting of a performance bond is required. A
supplemental administrative fee deposit shall also be provided in accordance with the
table in FWCC section 22-151. A two-year maintenance bond in the amount of 30-
percent of the bond amount will be required after acceptance of on -site and off -site
improvements and as -built plans.
L:\PRMSYS\DOCUMENnPRE97 00.25\PW060597.DOC
3
MEMORANDUM
Date: June 4, 1997
To: Scott Williams/Julie Venn
From: Fay Schafi
Subject: Nu -West Preliminary Plat (PRE97-0025)
I have reviewed the materials submitted for the above referenced project and have the following
comments:
The proposed project does not generate significant traffic impacts. Therefore, Traffic
Impact Study (TIA) will not be required.
• The proposed access road does not meet the City's 150 foot minimum driveway spacing
requirement. To comply with this separation requirement, the access road should be re-
located further to the south.
• A sight distance analysis for the proposed access road at Redondo Way south must be
provided to the City for review. The 1987 King County Road Standards or the 1990
AASHTO standards (pages 740-766) should be used for the analysis. If sight distance is
found to be inadequate, then appropriate mitigation measures that will improve the sight
distance and ensure safe traffic operation should be proposed.
L:\PRMSYS\DOCUMENT\PRE97-00.25\TRAFFIC1.DOC
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT
SERVICES MEMORANDUM
DATE:
TO:
FROM:
FOR DRC MTG ON:
May 14, 1997
Community Development Review Committee (CDRC) Members
Stephen Clifton, Development Services Manager
Dick Mumma, Building Official
Mary Young, Lakehaven Utility District
Greg Brozek, King County Fire District #39
Scott Williams, Contract Planner
Internal Mtg: May 29, 1997
W/Applicant: June 5, 1997
FILE NUMBER: PRE97-0025
PROJECT NAME: Nu West Preliminary PLat
PROJECT ADDRESS: 29102 Redondo Way South
ZONING DISTRICT: RS 9.6
COMPREHENSIVE PLAN: Single Family - High Density
PROJECT DESCRIPTION: Eight lot residential plat.
PROJECT CONTACT:
NOTE:
IAD OCUMENI'DRCMEMO.FRM
Tom Touma
Touma Engineers
251-0665
LAKEHAVEN UTILIT
Y DISTRICT
31627 1st Avenue South • P. O. Box 4249 i Federal Way, WA 98063
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: May 29, 1997
ATTN: Mr. Scott Williams
Contract Planner
SUBJECT: Agenda Item No. 1 — Nu West Preliminary Plat
PRE97-0025
COMMENTS:
A developer extension agreement will be required to extend water and sewer mainline facilities to serve the
proposed project. Application for developer extension shall be made separately to the District at the same time
formal application is submitted to the City of Federal Way. The owner will need to allow 3 to 4 months for
plan review and approval.
The plat drawing is showing an existing garage that appears to be encroaching upon the existing sewer main
and/or easement along the north boundary of the property. This issue will need to be resolved before sewer
service is provided.
By. Date:g
ry E Young
S pery sor of Techn (Support Services
Direct Line: (253) 946-5400
TECHNICAL REVIEW
(RESIDENTIAL)
Agenda Date: May 29, 1997
Subject: Nu West Pre Plat/PRE97-0025/Williams
To: Development Review Committee
From: Greg Brozek, Fire Marshal's Office - K.C.F.D. #39
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 the start of combustible 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.
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 32 foot inside turning radius and not less than
a 40 foot outside turning radius.
4) With a dead-end in excess of 150 feet in length shall be provided with
a cul-de-sac at the dead end. All such cul-de-sacs shall be not less than 80
feet in diameter.
5) Gradient shall not exceed 15 percent.
6) 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. [K.C.F.D.#39 Administrative Policy Guideline No. 10061
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 K.C.F.D. #39 Administrative
Policy Guideline No. 1001 (copy attached).
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 Iwo-familydwellings shall be 1 00
gallons er minute.
THESE COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE
PLANS REVIEWED.
City of Federal Way
Department of Community Services
MEMO to Community Development Review Committee
Date:
Case Number:
Project :
Location:
Project Planner:
May 28, 1997
PRE97-0025
Nu West Preliminary Plat
29102 Redondo Way S
Scott Williams
THE BUILDING DIVISION, has reviewed the submitted information and has the following
comments:
Preliminary address information is provided as follows:
South 292nd Place for the proposed street
Lot 1 house number is 1332
Lot 2 house number is 1384
Lot 3 house number is 1406
Lot 4 house number is 1428
Lot 5 house number is 1437
Lot 6 house number is 1425
Lot 7 house number is 1413
Lot 8 house number is 1391
No- other -comments
Respectfully,
%4,flr�
Ken Cornwall
Lead Plans Examiner
KSC/ksc(KC7PRE25)
G Dick Mumma
File: PRE97-0025
A
APPLICATION NO. O 25
! WE' LAND USE APPLICATION
���
DEPARTMENT OF COMMUNITY DEVELOPMENT
��(?+t e) 33530 tat Way South#FcdczA Way, WA 98003
-VA
g,`'jiVa11' Date May 5 th 1997
Agent Tom Touma
Name of Applicant George r'rey Owner NU We �, Inc -
Address 211
Signature
NE Bldg. 6 Suite 101
Owner Name/Address Same Phone
of different than aoplicant)
Property Location 29102 Redondo Way South Federal Way, WA.
Kroll 702 F. Zone ES 9-6
Legal Description See ATTACHMENT "A"
Project Description T
Parcel Number(s) 0521 04-9052-04
Type of Permit Required:
SEPA
Notice
Sign
Checklist
Mailed
Board
Site Plan Review
R
R
Land Surface Modification
R
R
Boundary Line Adjustment
Binding Site Plan
R
R
R
Short Subdivision
Subdivision
R
R
R
Shoreline
R
R
Variance
Conditional Use
R
R
R
R
R
FtEG�}V
Use - Process I
R
R COMMUNITY
D'E*.Q�''
Use - Process II
R
R
R
Use - Process III
R
R
M
Quasi -Judicial Rezone
R
R
Variance
R*
R
R
Comp. Plan/Rezone
R
R
Annexation
R
R
Lot Line Elimination
*Pre -Application Meeting
R =Required
* =Optional by City
�s
"= TOUMA ENGINEERS
May 5, 1997
Ms. Deb Barker, Planner
City of Federal Way
33530 1st Way South
Federal Way, WA 98003
RE: Proposed 8-Lot Subdivision - Pre -Application Meeting
29102 Redondo Way South, Federal Way
Dear Ms. Barker:
I am forwarding for your review eight copies of a proposed 8-lot
subdivision. The property that is being considered for this
subdivision is the same property owned previous by Mr. Phil
Weber. Our office was involved in preparing a four -lot short plat
for Mr. Weber. It is our understanding that Mr. Weber has
abandoned the property. Nu West, Inc. is the new owner of the
property and wish to submit the proposed subdivision for your
review and comments.
If you have any question regarding this submittal, please feel
free to call me.
ncerely,,
Mo nir "TOM" Touma, PE/PLS
Pre 'dent
Attachments
cc Mr. George Frey
RECEIVE i.3Y
COMMUNP MVELOPMENT i7EPARTMENT
M AY 12 1997
6632 S. 191st PL, Suite E-102, Kent, WA 98032 • Phone (206) 251-0665 • Fax (206) 251-0625
ATTACHMENT "A"
LEGAL DESCRIPTION
THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 5,
TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON,
DESCRIBED AS FOLLOWS2
COMMENCING AT THE NORTHEAST CORNER OF SAID SUBDIVISION;
THENCE NORTH 88049151" WEST A DISTANCE OF 235.54 FEET TO THE TRUE POINT OF
BEGINNING;
THENCE SOUTH 01033109" WEST A DISTANCE OF 318.51 FEET;
THENCE NORTH 72053'16" WEST 533.10 FEET TO THE NORTHEASTERLY MARGIN OF REDONDO WAY
SOUTH (ALSO KNOWN AS COUNTY ROAD NO. 239);
THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY MARGIN A DISTANCE OF 49.46 FEET TO
A POINT ON A CURVE TO THE RIGHT;
THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE HAVING A RADIUS OF 69.60 FEET,
THROUGH A CENTRAL ANGLE OF 46-43'57", AN ARC DISTANCE OF 56.77 FEET TO A POINT OF
TANGENCY;
THENCE NORTH 87011'30" EAST A DISTANCE OF 94.51 FEET;
THENCE NORTH 01033'09" EAST A DISTANCE OF 108.94 FEET;
THENCE SOUTH 88049151" EAST A DISTANCE OF 251.00 FEET;
THENCE NORTH 01034106" EAST A DISTANCE OF 6.79 FEET;
THENCE SOUTH 88016'16" EAST A DISTANCE OF 161.52 FEET;
THENCE SOUTH 01033'09" WEST A DISTANCE OF 5.21 FEET;
THENCE NORTH 88049'51" WEST A DISTANCE OF 4.08 FEET TO THE TRUE POINT OF
BEGINNING;
(ALSO KNOWN AS LOT "B" OF CITY OF FEDERAL WAY BOUNDARY LINE ADJUSTMENT RECORDED
UNDER RECORDING NUMBER 9210169001.)
RECEIVED BY
COMMUNITY DEVELOPMENT DEPARTMENT
H AY 12 1997