95-103313JCIT�YOF,j'C.-• 33530 1ST WAY SOUTH
January 5, 1996
Park Ryker, P.E.
2624 Alder Street
Milton, WA 98354
(206) 661-4000
FEDERAL WAY, WA 98003-6210
RE: Powers Preliminary Plat Pre -application meeting, PRE95-0071
Mr. Ryker:
This letter summarizes our pre -application meeting held December 28, 1995, at which time
members of the Development Review Committee discussed general requirements that apply
to your proposal. Comments are summarized below or are attached with this letter. Also
attached for your reference is the meeting attendance sheet.
In summary, you propose to construct a 22 lot subdivision on two parcels totalling
approximately 6.5 acres at the 29300 block of Redondo Way South, Federal Way, on tax
parcels 052104-9026 and 052104-9048..
Land Use Division (Jim Harris, 661-4019)
1. A preliminary plat application is necessary. Attached is a Master Land Use
application, subdivision drawings requirements and Process III flow chart for your
review. Preliminary plat filing fee is $4,735. Final plat filing fee is $1,690, payable
at time of filing.
2. State Environmental Policy Act (SEPA) review is necessary because the proposal is
more than four lots and includes two environmentally sensitive areas (geologic hazard
area and major stream). Attached is a SEPA checklist and handout describing how to
obtain mailing labels. Upon application, please provide one list and two sets of
stamped envelopes addressed to all property owners and occupants within 300 feet of
the site for public notices. SEPA filing fee is $472, payable at time of filing.
3. For reference, the south parcel is encumbered by an environmentally sensitive area
(major stream) as defined by Federal Way City Code (FWCC) Section 22-1. Major
stream setbacks are 100 feet from top of the bank. Redondo Creek is classified as a
major stream because it is either a stream or a tributary to a stream which contains or
supports, or under normal circumstances contains or supports, a local or migratory
Park Ryker
January 5, 1995
Page 2
fish population. This classification is supported by the Executive Proposed Basin Plan,
Hylebos Creek and Lower Puget Sound (Plan) classification of Redondo Creek.
Redondo Creek has existing or potential salmonid areas according to the Plan. If you
would like to re-evaluate the major stream classification of Redondo Creek, you may
have a qualified professional (approved by the city) provide documentation on the
stream classification.
4. It appears that several of the lots and the location of the stormwater facility as
proposed are only feasible if the stream is culverted. A Process I application is
necessary if any portion of the major stream will be culverted. Attached for your
reference is:
* Stream culvert decisional criteria (FWCC Section 22-1309(c)) and,
* Process I decisional criteria (FWCC Section 22-394(b).
You must provide a written statement describing how the proposal meets all stream
culvert and Process I decisional criteria. FWCC section 22-1309(c)(2) does not allow
culverting a stream to facilitate general site design. Mr. Powers previously had a pre -
application meeting specifically to review the stream culverting process. Further
detailed discussion regarding culverting the stream. is included in Bill Kingman's letter
dated July 25, 1994. The $1,190 Process I stream culvert filing fee will not be
charged if the application is submitted with the preliminary plat application.
5. Both parcels appear to be encumbered by a geologically hazardous area as defined by
FWCC Section 22-1. Geologic hazard areas include steep slopes exceeding 40 percent
slopes, erosion hazard areas, landslide hazard areas and seismic hazard areas.
Development activities may not occur on or within 25 feet of a geologically hazardous
area unless no reasonable alternative exists, and then only if the development activity
or land surface modification will not lead to or create any increased slide, seismic or
erosion hazard. A geo-technical report is required for intrusions into any geologic
hazard areas per FWCC section 22-1286. The U.S. Department of Agriculture Soil
Conservation Survey shows the site with AgD soils, having a severe erosion hazard.
6. Both the creek and steep slope areas must be surveyed to determine their relationship
to the preliminary plat application. Please have a licensed surveyor delineate the
stream, top of the stream bank, 100 foot setback from top of bank, any slope greater
than 40 percent grade and 25 foot setback from the 40 percent grade line. FWCC
section 20-107 requires slopes in excess of 20 percent to be mapped with two foot
contours. Sensitive areas include the stream, geologically hazardous areas, as well as
their related setback areas.
Park Ryker
January 5, 1995
Page 3
7. The site is currently zoned RS 9.6, minimum lot size is 9,600 square feet per lot.
Your preliminary lot layout is based on a RS 7.2 zoning designation. The lots as
proposed do not. meet the current RS 9.6 zoning designation.
The recently adopted Comprehensive Plan designates the site High Density Single
Family. The high density single family designation includes a range of lot sizes
between 5,000 and 9,600 square feet. The Planning Commission is currently
reviewing a zoning map to implement the comprehensive plan zoning designations.
The City Council will make the final review and approval of the updated zoning map.
Should the site not be rezoned to RS 7.2 through the zoning map update, the project
as proposed would require approval of a project related rezone in conjunction with the
preliminary plat application. The decisional criteria of FWCC section 22-302 must be
met in order to approve the rezone.
All proposed and existing structures must meet minimum building setback
requirements. They are: 20 feet from the front, five feet from the side and five feet
from rear property lines. Setback dimension is calculated from the wall of the
structure to proposed property lines.
9. A significant tree inventory and tree retention plan must be prepared by a landscape
architect licensed in the State of Washington for submittal with the preliminary plat
application. This plan will be used to determine whether or not replacement trees are
required. Replacement trees will be required if more than 75 % of the significant trees
will be removed for plat improvements. For reference, significant trees are greater
than 12 inch diameter 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 significant regardless of their size. Replacement trees are either 12 foot tall
evergreen or 3 1/2 inch diameter deciduous.
10. FWCC Section 20-155 requires all residential subdivisions to provide open space in
the amount of 15 percent of the gross land area of the subdivision site. Set aside may
include environmentally sensitive areas to meet the conservation class open space
requirement. However, under FWCC section 22-155(c) a minimum of ten percent of
the open space must be usable. Usable open space must have appropriate topography,
soils, drainage, and size to be considered active recreation area. The proposed open
space may meet the conservation open space definition, however, because of the
topography, the tract would not meet the usable open space definition. All proposed
open space set -aside areas must be in separate tracts.
11. The proposed cul-de-sac exceeds the 600 foot maximum length allowed by FWCC
Section 22-1525.
Park Ryker
January 5, 1995
Page 4
12. Letters of water and sewer availability must be provided with the short plat
application.
13. Utilities. All new utilities must be provided underground.
PUBLIC WORKS DEPARTMENT (Julie Venn, 661-4125) Comments attached.
LAKEHAVEN UTILITY DISTRICT (Mary Cossette, 941-2288) Comments attached.
FIRE DEPARTMENT (Greg Brozek, 839-6234) Comments attached.
BUILDING DIVISION (Dick Mumma, 661-4112) No comment.
Thank you for participating in the pre -application process. As you know, this is a
preliminary review only, and it does not replace the full review that follows formal
application. We look forward to working with you on this project. Please contact me at 661-
4019, or other staff if you have any questions.
Respectfully,
/Harris
Associate Planner
Attachments: Meeting Attendance Sheet
Subdivision Drawings Requirements
Process III Flow Chart
Procedure for Obtaining Mailing Labels
FWCC Sections: 22-1094, 22-302, 22-394,
FWCC Article XIV, Environmentally Sensitive Areas
Public Works TIR Checklist
ROW Modification Handout
Lakehaven Utility District Memo
Fire Department Memo
Public Works Memo
c: Julie Venn, Engineering Plan Reviewer
Mary Cossette, Lakehaven Utility District
Greg Brozek, KC Fire District #39
Dick Mumma, Building Official
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CITY OF
PUBLIC WORKS
MEMORANDUM
TO: Jim Harris
FROM: Julie Venn For Your Information
DATE: December 26, 1995
SUBJECT: Powers Preliminary Plat on Redondo Way South - File No.: PRE95-0071
After reviewing the materials submitted and a visit of the proposed site the following comments
and findings address issues that need to be resolved prior to developing the site.
The applicant proposes to create more than 5,000 square feet of impervious surfaces,
therefore surface water runoff control and treatment will be required. Runoff from the
site will need to be controlled and treated in accordance with the requirements of the
King County Surface Water Design Manual (KCSWDM). 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. The current plan does not reflect the siting of these facilities. Both
of these facilities are to be placed in a separate tract from the lots and dedicated to the
City for ownership and maintenance.
2. 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 analyze those problems and provide appropriate mitigation as
approved by the City. As an option, the applicant may voluntarily provide mitigation as
recommended in the Executive Proposed Basin Plan Hylebos Creek and Lower Puget
Sound.
More specifically, the site is located within the Central Lower Puget Sound sub -basin,
an area recommended for enhnaced stormwater infiltration and implementaion of
basinwide recommendation BW-2. Soil logs will need to be provided to verifty
infiltration suitability. In the event that infiltration cannot be achieved and runoff must
be discharged off -site, the Basin Plan calls for the use of a 7-day storm event (BW-2) in
sizing on -site detention facilities (if required) instead of the 24-hour event generally used
in the KCSWDM. However, a 30% safety factor does not have to be used in the
detention facility design.
pp\.doc
3. At the time of the s,.,z plan review submittal a narrative adnue'ssing the relevance to the
project of the 7 core and the 12 special requirements of the KCSWDM will be required.
A Level I downstream analysis shall also be provided. The city has available 1" =100',
5 foot contour, planimetric maps that must be used for basin analysis. Contact Kevin
Peterson, Engineering Technician at 661-4126 for further details.
4. Roof runoff shall be included in the storm water conveyance and detention facilities
design.
5. The conveyance channel along Redondo Way So. has been classified as a major stream.
This classification will require the applicant to address appropriate setbacks to the stream.
Culverting the stream would require meeting specific criteria per FWCC 22-1309. The
upstream and downstream system must be analyzed according to the KCSWDM and City
Code.
6. The applicant will need to apply for and obtain a National Pollutant Discharge
Elimination System (NPDES) permit from the Washington State Department of Ecology
if grading on the project will disturb 5 acres or more. Any questions regarding this
permit should be directed to Mr. Glenn Piertz, Environmental Engineer with the State,
at 407-6436.
7. Since this site is located in an area classified as a Geologically Hazardous Area a soils
report shall be submitted before any plans can be reviewed.
The soils report shall be prepared by a qualified professional engineer licensed in the
State of Washington which describes how the proposed development will impact each of
the following on the subject property and nearby properties:
1. Slope stability, landslide hazard, and sloughing;
2. Seismic hazard;
3. Groundwater;
4. Seeps, springs, and other surface waters;
5. Storm water infiltration;
6. Recommended foundation design; and
7. Optimal location for roadway improvements.
8. Due to the steep slopes on the proposed plat a topographic map shall be provided by the
applicant. The topographic map shall show the boundary of the lots, 2' contours, 40
percent breakline delineation (if applicable) and any physical features on the site or
within 25 feet of the site. Vertical datum shall be K.C. A.S. The topographic map shall
be prepared be a professional land surveyor licensed in the State of Washington.
9. The proposed access within the plat is shown as a cul-de-sac street. The street standards
allow a maximum length of 600 feet 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
pp\.doc
1 —N
all appropriate design requirements for vertical and horizontal stopping sight distances.
A preliminary profile of this road shall be required for determination of feasibility due
to steep slopes.
The plan will need to provide a street stub for interconnect with the property to
the north west of the site.
10. Section 22-1473 of the FWCC requires full width right-of-way improvements along
Redondo Way So., a collector arterial. The improvements include both sides of the road
and any necessary transitions. Per section 22-1524, collector arterial classification, the
minimum right-of-way width is 60 feet, minimum paving width is 40 feet with vertical
curbs, street lighting, 5 foot sidewalks with a minimum 6 foot utility/landscaping strip
planted with street trees at 30 foot on center, are required. 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.
11. A traffic impact analysis will need to be prepared by the applicant's traffic engineer.
Contact the Traffic Department for scoping sheet information. The TIA must address
sight distance as it relates to slopes/grades, the need for southbound left turn from
Redondo Way So. into the plat, and a northbound acceleration lane onto Redondo Way
So. for egressing traffic. The TIA must be submitted as supporting information to the
SEPA checklist that is required for this project.
12. The applicant shall reimburse the City for the cost of all required regulatory, warning
and street name signs that are installed prior to acceptance by the City of all other
required improvements.
13. 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.
14. All drawings shall be drafted/plotted on 24" x 36" mylar sheets with permanent black
ink. Site plans shall be drawn at a scale of 1" =20' or larger. Drawings submitted for
plan review shall be printed on 24" x 36" paper.
15. Copies of Public Works' standard checklists have been included to assist the applicant's
engineer in preparing the plans and the Technical Information Report.
pp\.doc
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: December 21, 1995
ATTN: Mr. Jim Harris
Associate Planner
FROM: Lakehaven Utility District
SUBJECT: Agenda Item No. 6 — Powers Preliminary Plat
PRE95-0071
COMMENTS:
A developer extension agreement will be required to extend water and sewer mains to serve this project.
By:
Mar E. C ssette
Sup r�•isa of Technical/Support Services
Direct Line: 946-5400
Date:
z-zf-�7
TECHNICAL REVIEW
(RESIDENTIAL)
Agenda Date: December 21, 1995
Subject: Powers Pre Plat/PRE95-0071 /Harris
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 PRIQR 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 riot 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 miraimum fire flow for one- and_ two-family dwellings shall be 1.000
gallons per min
THESE COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE
PLANS REVIEWED.
TECHNICAL REVIEW
(RESIDENTIAL)
Agenda Date: December 28, 1995
Subject: Powers Pre Plat/PRE95-0071 /Harris
To: Development Review Committee
From: Greg Brozek, Fire Marshal's Office - K.C.F.D. #39
WATER SUPPLIES FOR FIRE PROTECTIQN
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).
tol u - 1011M9 I 10 1 A 4 : 1 ;1 RYMM&�
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—fireminimum—fire flow for - and two-family dwellings h 1 1,000
gallons per minute
THESE COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE
PLANS REVIEWED.
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: December 28, 1995
ATTN: Mr. Jim Harris
Associate Planner
FROM: Lakehaven Utility District
SUBJECT: Agenda Item No. 1 — Powers Preliminary Plat
PRE95-0071
COMMENTS:
A developer extension agreement will be required to extend water and sewer mainline facilities to serve
this project.
41
By: Lkao
M ry E Cossette
S peMsor of Technical/Support Services
Direct Line: 946-5400
Date:
JCITYOF
En
33530 1ST WAY SOUTH
December 12, 1995
Park Ryker
2624 Alder Street
Milton, WA 98354
(206) 661-4000
FEDERAL WAY, WA 98003-6210
RE: CITY OF FEDERAL WAY PRE -APPLICATION MEETING PRE95-0071
Dear Mr. Ryker:
I have been assigned the pre -application file for your proposed preliminary
plat application for property located at the 29300 Block of Redondo Way in
Federal Way.
A pre -application meeting has been scheduled for Thursday, December 28th, 1995
at 9:00 AM.
At the meeting, you will have the opportunity to discuss your proposal with
representatives of the City Planning, Building, and Public Works Departments,
as well as representatives of Fire District 39, and Lakehaven utility
District. The meeting will be at City Hall, Community Development Services
Department. Please come to the Development Services reception area. Feel
free to bring a project consultant to the pre -application meeting. Please
contact me at 661-4019 if you have any questions.
Sincerely,
-t 7i "
Harris
Associate Planner
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT
MEMORANDUM
DATE: December 7, 1995
TO: Community Development Review Committee (CDRC) Members
Stephen Clifton, P.W. Development Services Manager
Dick Mumma, Building Official
Mary Cossette, Supervisor of Technical Services, Lakehaven Utility District
Pat Kettenring, Fire Marshal, KC Fire District #39
Erin Eastrly, Crime Prevention Unit, Federal Way King County Police
FROM: Jim Harris, Associate Planner
PROJECT PLANNER: Jim Harris PHONE 661-4019
PLEASE RESPOND BY: Pre -application with staff December 21, 1995
Pre -application with applicant December 28, 1995.
FILE NUMBER: PRE95-0071
PROJECT NAME: Powers Preliminary Plat
PROJECT ADDRESS: North side of Redondo Way at the 29300 Block
PROJECT DESCRIPTION: Proposed 22 lot single family subdivision, current zoning is RS 9.6,
proposed subdivision shows RS 7.2
PROJECT CONTACT: Park Ryker, 815-0380
NOTE: See also PRE94-0038, for pre -application for stream culvert proposal at same site.
DRCMEMO.pow
MEMORANDUM
Date: December 26, 1995
To: Stephan Clifton
From: Fay Schafi
Subject: Powers Preliminary Plat
We have reviewed the above referenced project and have the following comments.
♦ The proposed project will generate 28 PM peak trips. A TIA is required.
♦ The TIA needs to address sight distance as it relates to slopes/grades, the Teed for
southbound left turn on Redondo Way S., and a northbound acceleration lane for
egressing traffic.
♦ Residential access onto Redondo Way South is not permitted.
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