18-101382AkCITY OF
Federal Way
Centered an Opportunity
May 9, 2018
C i L
3 25 8 rt e
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway. com
Jim Ferrell, Mayor
c/o Mike Danilchik Email: mike609@!cgmeast.net
Olga Danilchik
6090 SW 661h Ct.
Portland, OR 97223
RE: File #18-101382-00-PC; PREAPPLICATION SUMMARY LETTER
Danilchik Plat, *NO SITE ADDRESS*, Federal Way
Dear Mr. Danilchik:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held April 26, 2018. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Utility District and South
King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable
codes, this letter provides a general summary of code standards based on the preliminary and conceptual
plan submitted for the pre -application conference. Additional review comments and items may arise
during a full review of a formal SEPA and preliminary plat application. In preparing your formal
application, please refer to the complete FWRC and other relevant codes for all additional requirements
that may apply to your project.
The key contact for your project is Dave Van De Weghe, 253-835-2638,
david.vmidewejzhee.cityoffederalwU.cOm. For specific technical questions about your project, please
contact the appropriate DRC representative as listed below. Otherwise, any general questions about the
preapplication and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
Proposal to subdivide +/-18 acres into 45 single-family residential lots.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Mr. Danilchik
May 9, 2018
Page 2
+ Planning Division
o Several environmentally critical areas are present on the site.
o SEPA review is required.
• Public Works Development Services Division
o The project is subject to the requirements of the 2016 King County Surface Water Design
Manual, including Conservation Flow Control, Enhanced Basic Water Quality, and Best
Management Practices Requirements.
o A geotechnical report will be required to address erosion control, soil suitability for roads,
retaining walls, and onsite infiltration.
o Third -party structural review of pond or roadway walls, bridges, and support structures will be
required during engineering review, at the developer's expense.
Public Works Traffic Division
o Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency
permit with application fee of $4,790.00 is required for the proposed project.
o Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required for single-family
residential dwelling units and will be assessed at building permit.
o Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvement and
dedicate right-of-way (ROW) along the property frontage on S 304rd St., 20'h Ave S and SR 99.
o Internal streets shall be public streets and constructed to a Type "U" street cross section.
o The proposed private driveway/roads may serve up to 4 lots (Max. 4 units).
o Intersection Sight Distance — Verify intersection sight distance analysis consistent with
AASHTO standard.
o Block Perimeter (FWRC 18.55.010 & FWRC 19.135.251) — The development shall meet block
perimeter requirements of 1,320 feet for non -motorized access, and 2,640 feet for streets.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
COMMUNITY DEVELOPMENT — PLANNING DIVISION (Dave Van De Weghe, 253-835-2638,
david.vandeweghe@cityoffederalway.com)
I . Zoning Designation and Density — The site is zoned RS-5.0 (Single -Family Medium -Density
Residential). Lots in the RS 5.0 zone must be a minimum of 5,000 square feet.
2. Review Process — A subdivision of ten or more lots and/or tracts requires review and public hearing
on the preliminary plat application by the city's Hearing Examiner. In summary, following
application submittal, the City will review the application for completeness and technical comments.
The first procedural decision point is the State Environmental Policy Act (SEPA) review and
determination. Following conclusion of the SEPA review, City staff will present the staff report and
recommendation on the preliminary plat to the Hearing Examiner, who then makes the final decision
on the preliminary plat application. The Hearing Examiner's written decision on the preliminary plat
is based on the applicant satisfying criteria pursuant to FWRC 18.35.170(3). The decision of the
Hearing Examiner may be appealed pursuant to FWRC 18.35.210. After the final decision on the
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preliminary plat, engineering plans must be, submitted and reviewed by the City Public Works
Department. Following review and approval of engineering plans, construction of plat infrastructure
may begin. Substantial completion of plat improvements is required prior to final plat review and
decision by the City Council as described below.
A preliminary plat informational bulletin and Master Land Use application are enclosed. The
application must be prepared in accordance with the submittal requirements listed in the enclosed
informational bulletin and in accord with FWRC standards.
3. State -Environmental Policy Act (SEPA) --- The proposed subdivision is not categorically exempt
from environmental review pursuant to Washington Administrative Code (WAC) 197-11-800 and is
subject to a threshold determination. A completed environmental checklist must be submitted with
the Master Land Use application. A thoroughly completed checklist that gives comprehensive
answers to each item will expedite the review process. The public, government agencies, and tribes
will be invited to comment on the checklist during a 14-day comment period. An environmental
threshold determination made by the director must be rendered prior to public hearing on the
preliminary plat application.
4. Application 1 Review Fees — Contact staff at the Permit Center at City Hall to inquire about
application fees in place at the time of application submittal.
Also, any third party reviews by City consultants for review and assistance with geologically
hazardous area soils reports and wetland/stream consultants must be pre -funded and paid by the
applicant.
5. Environmentally Critical Areas — The cty's critical area inventory shows the subject property
impacted by several environmental constraints. The application must include the appropriate critical
area studies standards of FWRC 19.145.080 and necessary permitting applications related to each
critical area feature as they are applicable to the preliminary plat.
In summary, any intrusion into critical areas and buffers must meet the mitigation sequencing
standards of FWRC 19.145.130. Avoidance of impacts is the first priority, and minimization of
impacts is the second priority. Applicants must demonstrate all reasonable efforts have been made to
avoid and minimize critical areas as required by FWRC.
a. Stream — Any streams on site must be classified per the City's stream rating system in FWRC
19.145.260. A stream delineation, classification and associated stream report prepared by a
qualified stream biologist in accord with FWRC Chapter 19.145, Article III must be provided.
Stream Crossings — New stream crossings may be allowed and may encroach on the required
stream buffer only if the critical areas report demonstrates they meet the criteria of FWRC
19.145.320(2).
b. Wetlands —Wetlands are present on the property. The wetlands and buffers on site must be
classified per the City's wetland rating system in FWRC 19.145.420.
A wetland delineation, classification and associated wetland report prepared by a qualified
wetland biologist in accord with FWRC Chapter 19.145, Article IV must be provided.
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Pursuant to FWRC 19.145.430, any intrusion into the wetland will require Hearing Examiner
approval administered via Process IV Master Land Use application, public hearing, and
decision by the city's Hearing Examiner. The applicant will have the burden of designing the
intrusion to meet the following decisional criteria:
a) It will not adversely affect drainage or stormwater retention capabilities;
b) It will not lead to unstable earth conditions nor create erosion hazards;
c) It will not be materially detrimental to any other property in the area of the subject
property, nor to the city as a whole, including the loss of open space;
d) It will result in no net loss of wetland area, function or value upon completion of
compensatory mitigation;
e) The project is in the best interest of the public health, safety, or welfare;
f) The applicant has demonstrated sufficient scientific expertise and supervisory
capability to carry out the project; and
g) The applicant is committed to monitoring the project and to making corrections if
the project fails to meet projected goals.
Any needed intrusion into the wetland will require Hearing Examiner approval of a mitigation
plan encompassing the items listed in FWRC 19.145.140 and FWRC 19.145.430(3-7).
Intrusions into the wetland buffer will be reviewed and decided upon using Process III land use
review. Pursuant to FWRC 19.145.440, buffers may be reduced by up to 25 percent on a case -
by -case basis if the project includes a buffer enhancement plan that clearly substantiates that an
enhanced buffer will improve and provide additional protection of wetland functions and
values. Buffer reductions may not be used in combination with buffer averaging. The applicant
must demonstrate how the buffer intrusion will meet the following criteria:
a) It will not adversely affect water quality;
b) It will not adversely affect the existing quality of the wetland or buffer wildlife habitat;
c) It will not adversely affect drainage or stormwater retention capabilities;
d) It will not lead to unstable earth conditions nor create erosion hazards;
e) It will not be materially detrimental to any other property or the city as a whole; and
f) All exposed areas are stabilized with native vegetation, as appropriate.
A buffer enhancement plan, prepared by a qualified professional, shall be incorporated into the
critical area report. The plan shall assess the habitat, water quality, stormwater retention,
groundwater recharge, and erosion protection functions of the existing buffer; assess the effects
of the proposed modification on those functions; and address the six approval criteria of this
section.
C. Geologically Hazardous Area (GHA) — The city's inventory identifies the subject property
contains erosion hazard soils, which are defined as geologically hazardous areas. The city
regulates these areas and a corresponding 50-foot buffer pursuant to FWRC 19.145.220.1. A
geo-technical engineering report must be submitted in accord with FWRC Chapter 19.145
Article Il, and must address any proposed intrusion into such areas. Any intrusion within 50
feet of a geologically hazardous area may be granted by the director if the development will
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May 9, 2018
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not be at risk of damage due to the geologic hazard and will not lead to or create any increased
slide, seismic or erosion hazard.
d. Shoreline Residential — The City's Critical Areas Map identifies an outflow stream from Steel
Lake on the subject property. As such, it is part of the Shoreline Residential Area, subject to the
requirements of FWRC Ch. 15.05.
a) A Shoreline Substantial Development Permit is required, per 15.05.150.
b) Setbacks. Development shall maintain a minimum shoreline setback of the first 50 feet of
property landward from the ordinary high water mark, or other designated minimum
setback necessary to protect designated critical areas per FWRC 15.05.040(4), whichever
is greater. This minimum setback area shall be retained as a vegetation conservation area.
c) Impact mitigation. All developments and uses shall result in no net loss of ecological
functions and shall be consistent with the impact mitigation requirements of FWRC
15.05.040(1).
d) Shoreline uses. Single-family residential use shall be a priority use in the shoreline
environment. Single-family and multiple -family residential development, accessory
dwelling units, and home occupations may be permitted in the shoreline residential
environment.
e. Critical Area Tracts — Critical area tracts shall be used to delineate and protect critical areas
and buffers for subdivision proposals. The tracts shall also be recorded on all documents of title
of record for the affected lots. Critical area tracts shall be designated on the plat (FWRC
19.145.150). Permanent survey stakes, signage and fencing are required around critical area
tracts (FWRC 19.145.180).
6. Public Notice — The preliminary plat and SEPA review require notice of application. The applicant
will be responsible for supplying a map and list of all properties within 300 feet of the subject
property. Three sets of stamped mailing envelopes for each property owner with the department's
return address must accompany the map and list. The city's GIS Department provides this service for
a nominal fee (less the postage and envelopes). Please see the enclosed bulletin for further
information. The applicant will also be required to pay for and post City supplied large notice boards
at the appropriate times.
7. Design Criteria and Improvements — Subdivisions are subject to the subdivision design and
improvements criteria set forth in FWRC Chapters 18.55 and 18.60, respectively. It is the
responsibility of the applicant to identify how the proposed subdivision meets applicable design and
improvements criteria and is therefore entitled to the land division.
8. Miscellaneous Residential Regulations -
a) Maximum height of structures — 30 ft. above average building elevation.
b) Setbacks for structures are minimum 20-foot front yard and 5-foot side and rear.
c) Maximum lot coverage — 60 percent.
d) Required parking spaces — minimum of two per dwelling unit.
e) Driveway and/or parking pad may not be closer than five feet to any side property line.
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Open Space — All residential subdivisions are required to provide open space in the amount of 15
percent of the gross land area of the subdivision site per FWRC 18.55.060(2). A minimum 10
percent of the open space is required to be usable open space, i.e., appropriate for active recreation
areas. Additionally, any onsite open space must be set aside in a tract and owned in common
undivided interest by all property owners within the subdivision. All or some of the open space
requirement may be satisfied by a fee -in -lieu payment at the discretion of the City Parks Director,
after consideration of the city's overall park plan, quality, location, and service area of the open
space that would otherwise be provided with the project. The fee in lieu of open space is calculated
on 15 percent of the most recent assessed land value of the property. If the fee -in -lieu option is
chosen, a written request to Parks Director John Hutton is required. A copy of this request is a
required component of the preliminary plat application.
Usable open space design size and location options, along with provisions for access, improvements,
ownership, and maintenance, will be reviewed in conjunction with review of the preliminary plat.
Critical areas and buffers, conservation tracts, slopes, storm pond tracts, etc. do not qualify as usable
open space.
Typically a narrow (3 — 5 foot wide) landscape buffer strip is required between streets and above
ground stormwater facilities and may be counted toward buffer open space.
Please consult FWRC 18.55.060 for specific open space requirements that apply to the proposal.
10. Tree Retention/Replacement — The city's tree standards require each development/redevelopment
to maintain a tree unit density. The minimum tree density requirements for RS zones are 25 tree
units per acre. The required density for the subject property will be determined by multiplying the
gross site acreage, minus streets and critical areas, by 25. A tree retention plan detailing how the
subject property will meet tree unit density requirements shall be submitted with the preliminary plat
application. Items required to be included in the plan are itemized in FWRC 19.120.040(2)(a)
through (e). The table below identifies tree unit values for retained and replacement trees.
FWRC 19.120.130-2 — Tree Unit Credits
Retained Trees
Tree Unit Credit
Existing Tree 1" to 6" d.b.h.
1.0
Existing Tree > 6" to 12" d.b.h.
1.5
Existing Tree > 12" to 18" d.b.h.
2.0
Existing Tree > 18" to 24" d.b.h.
2.5
Existing Tree > 24" d.b.h.
3.0
Replacement Trees
Replacement Tree - Small (Mature canopy area < 450 SF)
.50
Replacement Tree - Medium (Mature canopy area 450 to 1,250 SF)
1.0
Replacement Tree - Large (Mature canopy area > 1,250 SF)
1.5
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For this project site, we would allow a tree inventory which uses three representative one acre
sample areas, rather than conducting a tree inventory for the entire 18-acre site.
11. Clearing & Grading — With the preliminary plat application, a clearing and grading plan addressing
items listed in FWRC 19.120.040(1)(a) through 0) is required. Prior to beginning clearing and
grading activities, all critical areas and buffers and trees/vegetation that are to be preserved within
and adjacent to the construction area shall be clearly marked and protected per guidelines prescribed
within FWRC 19.120.160.
Any retaining walls and rockeries can be a maximum of six feet in height and must comply with
standards in FWRC 19.120.120.
Preliminary designs for retaining walls shall be submitted with the preliminary plat application, and
include cross sections, and visual depictions of retaining walls.
12. Forest Practices Permit — The City has assumed jurisdiction over the review and approval of Class
IV -General Forest Practices permits. A forest practices application form must be completed if more
than 5,000 board feet of merchantable timber is harvested from the subject property. This is
approximately equal to one log truck of timber; your site development includes the potential removal
of trees on more than two acres. As such, please calculate the board feet of timber to be removed
shown on your preliminary clearing and grading plan. The City will review the proposed Class IV -
General Forest Practices in conjunction with the Land Use application. Please include details of such
activity in the environmental checklist as the Class IV permit is not exempt from SEPA review.
General forest practice approval shall be valid for two consecutive years following the date of
issuance unless a longer time period has been established through an associated approval (e.g.,
preliminary plat approval, land use approval, building permit, etc.) in which case the time limits
applicable to the associated approval shall apply.
13. Tacoma Smelter Plume — The subject property is located in the Tacoma Smelter Plume detect area
containing 20.1 ppm to 40.0 ppm arsenic and lead concentration. Please contact Eva Barber,
Technical Assistance Coordinator, Department of Ecology, at Eva.Barber@ecy.wa.gov or 360-407-
7094 regarding the Voluntary Soil Clean -Up Program. Additional information on the smelter plume
testing and cleanup requirements can be found at
http://www.ecy.wa.gov/programs/tep/sites—brochure/tacoma smelter/2011/ts-hp.htm.
The City will require soil testing and soil cleanup (if applicable) as a component of the preliminary
plat and SEPA applications, review and site development. The applicant shall provide preliminary
soil testing data in compliance with Washington State Department of Ecology guidelines with the
preliminary plat application.
14. School Access Analysis — A school access analysis is required to be submitted to the City with the
plat application, to assure that safe walking routes to schools or bus stops are provided as required by
RCW 58.17. If there are not safe and adequate walking routes available, walking route
improvements may be required as part of the plat review process. Contact Jennifer Wojciechowski at
253-945-207lorjwpjciec(@fwps.or for information about the school access analysis requirements.
15. Exploratory Site Reconnaissance Work— Please provide City staff written notice before any site
reconnaissance work occurs. If any geo-technical exploration, boring work, or any work in critical
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Mr. Danilchik
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areas is to occur, this activity must be approved by City staff prior to this work as identified in
FWRC 19.145.120(2).
16. Approval Duration —Per FWRC 18.35.220, preliminary plat approval shall expire five years from
the date of hearing examiner approval, unless the applicant requests an extension as provided in
FWRC 18.05.090.
17. Final Plat — The final plat fee, in effect at the time of the final plat application, and items identified
in FWRC 18.40.020, are required to process the final plat. Substantial completion of the plat
infrastructure must occur prior to submittal and processing of the final plat application. The City
allows bonding of only minor improvements. The City Council will take action on the plat and upon
approval city staff will record the final plat drawing with the King County Recorder's Office.
18. School Impact Fees —School impact mitigation fees are to be paid at the time of individual single
family building permit.
19. Recording — Following substantial completion of subdivision improvements and City Council
review of the final plat, the applicant will record the plat with the King County Recorder's Office.
The applicant is also responsible for the plat recording fees. Prior to recording the plat, all surveying
and monumentation must be complete. In addition, all other required improvements must be
substantially completed as determined by the departments of Community Development and Public
Works.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732,
ann.dower@cityoffederalway.com)
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Water Design Manual (KCSWDM). This project meets the requirements for a Full Drainage
Review. At the time of land use site plan preliminary plat submittal, a preliminary Technical
Information Report (TIR), addressing the relevance of the project to the nine core and five special
requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be
provided in the preliminary TIR. The City has 1" = 100', five-foot contour planimetric maps in GIS
format that may be used for basin analysis.
2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. In addition to flow control facilities, Best
Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies
within an Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet
the treatment criteria of the Enhanced Basic Water Quality Menu.
3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
4. Detention and water quality treatment facilities for subdivisions are required to be above ground (i.e.
an open pond), within a separate storm drainage tract, and dedicated to the City for future
maintenance. Detention and water quality facilities may be within the same tract. Underground
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facilities are allowed only with approval from the City of Federal Way Stormwater Management
Division. Since the facilities will become the City's responsibility to maintain, underground vaults
and tanks are not typically approved.
5. Third -party review, at the developer's expense, may be required for underground vaults, tanks, box
culverts, pond walls, or bridges.
6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
7. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction storm water permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
http:llwww.ecy.wa.gav/programs/wg/stormwater/construction/indox.html or by calling 360-407-
6048.
If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA)
permit may be required. Information regarding this permit can be obtained from the Washington
Department of Fish and Wildlife.
Right -of -Way Improvements
See the Traffic Division comments from Sarady Long 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.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
4. FWRC 19.135.280 requires that driveways serving residential uses may not be located closer than 25
feet to any street intersection. Lots and intersections within new subdivisions or shortplats must be
designed to meet this standard.
Building (or EN) Permit Issues
Engineered plans are required for clearing, grading, road construction, and utility work. Plans must
be reviewed and approved by the City. Engineering review fees are $2,503.00 for the first 12 hours
of review, and $135.00 per hour for additional review time. A final TIR shall be prepared for the
project and submitted with the engineering plans. Both the TIR and the plans will require the
signature/seal of a professional engineer registered/licensed in the State of Washington.
2. In addition to engineering approval, projects that will be filling or grading in the area of the future
building pads are required to obtain a separate grading permit from the Building Department.
The Federal Way Public Works Development Standards Manual (including standard detail drawings,
standard notes, and engineering checklists) is available on the City's website at
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littp:llwww.eiV ffederalway.com/index.aspx?nid=I 71 to assist the applicant's engineer in preparing
the plans and TIR.
Bonding is required for all street improvements and temporary erosion and sediment control
measures associated with the project. The bond amount shall be 120 percent of the estimated costs of
the improvements. An administrative fee deposit will need to accompany the bond to cover any
possible legal fees in the event the bond must be called. Upon completion of the installation of the
improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30
percent of the original amount and held for a two-year maintenance period.
The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements. Upon satisfactory completion of the
two-year maintenance period, the remainder of the bond will be released. Maintenance for public
roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for
private roads and drainage facilities, including short plats, remain the responsibility of the individual
property owners.
When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall
be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans.
8. Provide cut and fill quantities on the clearing and grading plan.
9. Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2016
KCSWDM, must be shown on the engineering plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS — TRAFFIC DIVISION
Sarady Long, 253-835-2743, sara.dy.long(u cifyoffederalway.cam
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for 45 lots, the Institute of Transportation Engineers (ITE) Trip
Generation - 1 Oth Edition, land use code 210 (Detached Single Family Residential), the proposed
project is estimated to generate approximately 45 new weekday PM peak hour trips and 499 daily
trips.
2. A concurrency permit is required for this development project. The PW Traffic Division will
perform concurrency analysis to determine if adequate roadway capacity exists during the weekday
PM peak period to accommodate the proposed development. Please note that supplemental
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transportation analysis and concurrency mitigation may be required if the proposed project creates
an impact not anticipated in the six -year Transportation Improvement Plan (TIP).
The estimated fee for the concurrency permit application is $4,790.00 (11 - 50 Trips). This fee is an
estimate and based on the materials submitted for the preapplication meeting. The concurrency
application fee must be paid in full at the time the concurrency permit application is submitted with
land use application. The fee may change based on the new weekday PM peak hour trips as
identified in the concurrency trip generation. The applicant has the option of having an independent
traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee
remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for 45 lots, the estimated total traffic impact fee is $179,606. The actual
fee will be assessed and collected from the applicant when the building permit is issued, using the fee
schedule then in effect (FWRC 19.100.070 3(c)). Prior to building permit issuance, the applicant may
request to defer the payment of a transportation impact fee to final building inspection. If this option is
selected, a covenants prepared by the city to enforce payment of the deferred fees will be recorded at the
applicant's expense. Refer to defer payment of impact fee code for process.
Street Frontage Improvements (FWRC 19.135)
The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive
Plan (FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040).
Based on the materials submitted, staff conducted a limited analysis to determine the required street
improvements. The applicant would be expected to construct improvements on the following streets
to the City's planned roadway cross -sections:
■ S 304t" Street is a Principal Collector planned as a Type "K" street, consisting of a 44-foot
street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street
lights in a 78-foot right-of-way (ROW). Assuming a symmetrical cross section, 9-foot ROW
dedication and full street improvements are required.
■ 20t" Ave S and internal roads shall be a Type "U" Local streets, consisting of a 32-foot street
with curb and gutter, four -foot planter strips with street trees, five-foot sidewalks and street
lights in a 56-foot right-of-way (ROW).
■ SR 99 (Pacific Highway S) is a Principal Arterial planned as a Type "A" street, consisting of a
90-foot street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and
street lights in a 124-foot right-of-way (ROW). The frontage on SR 99 was improved as part
the SR 99 capital project. Since this is the case, frontage improvements will not be necessary.
* Internal roads serving less than 25 lots shall be a Type "W", consisting of a 28-foot street with
curb and gutter, 4-foot planter with street trees, 5-foot sidewalks and street lights in a 52-foot
right-of-way.
• Private internal street/driveway may serve up to 4 lots max. (Dwg. 3-2DD). The street would
need to be a Type "W" street for 5 or more lots.
18-101382-00-PC Doc. LD. 77536
Mr. Danilchik
May 9, 2018
Page 12
2. The applicant may make a written request to the Public Works Director to modify, defer, or waive,
the required street improvements (FWRC 19.135.070). Information about right-of-way modification
requests is available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $278.
3. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes, taper rate shall be WS^2/60 or as directed by the Public Works Director.
Access Management (FWRC 19.135)
Submit an intersection sight distance analysis at the proposed plat access/internal road with S 304th
Street and SR 99. The analysis shall be conducted in accordance to the latest AASHTO guidelines
(3.5 ft object height, 3.5 ft driver's eye height, 14.5 ft back from the edge of the traveled way for
passenger vehicles). The analysis must bear the seal of a licensed engineer in the state of
Washington. The sight distance triangle shall be depicted on the plan set.
2. Please provide photo documentation within the appendix of the sight distance analysis. A minimum
of one photo looking to the left and one looking to the right will show the location of the viewer in
accordance to AASHTO guidelines. The Site Plan with plan and profile sheets should also be
incorporated into the report to provide the site distance documentation. Indicate if there are any
street trees, landscaping requirements, or any other objects existing or proposed to be within the
sight distance triangle. State if the sight distance requirements are met or not and provide any traffic
safety mitigation measures.
3. Driveways that serve only residential use may not be located closer than 25 feet to any street
intersection or driveway. Separation distances shall be measured from centerline to centerline of
roadways and driveways.
Design Criteria (FWRC 18.55)
Block perimeters shall be no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets
(FWRC 18.55.010 and FWCP Policy TP4.2). However, due to the presence of existing surrounding
developments and topographic constraints, no additional street connections appear feasible.
2, Traffic calming devices such as speed humps, traffic circles, chicanes, etc. should be incorporated in
the residential street design to control speed and any potential cut -through traffic.
No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet (FWRC
18.55.010). Therefore, a second access point is required for this proposed development project. The
proposed roadway network and connection to SR 99 satisfies these requirements. Alternatively, the
applicant could extend the internal east -west road north connecting with the 201' Ave S and S 300t'
St. intersection.
4. Driveways serving a single family dwelling unit abutting two streets should be at least 25 feet from
the beginning of the street radius.
18-101382-00-PC Doe, LD, 77536
Mr. Danilchik
May 9, 2018
Page 13
COMMUNITY DEVELOPMENT —BUILDING DIVISION (Peter Lawrence, 253-835-2621,
Peter.Lawrence ci offedei•alwa .Caro
International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 & WAC 51-57
International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2014
Accessibility Code, ICC/ANSI Al 17.1 - 2009
International Residential Code, 2015
Washington State Amendments WAC 51-51
Washington State Energy Code, 2015 WAC 5 1 -11
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of
a Certificate of Occupancy.
Construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or
representative, electrical contractor, and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
LAKEHAVEN WATER AND SEWER DISTRICT (Brian Asbury, 253-946-5407,
BAsbury@lakehaven.org)
Water
• A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted
with any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work
days to issue for typical processing. 2018 cost for a Water Certificate of Availability is $60.00.
I8-101382-00-PC Doc I.D 77536
Mr. Danilchik
May 9, 2018
Page 14
• Fire Flow at no less than 20 psi available within the water distribution system, once the site's
internal water distribution system is constructed, will be a minimum of 1,000 GPM (approximate)
for two (2) hours or more. This flow figure represents Lakehaven's adopted minimum level of
service goals for residential areas regarding performance of the water distribution system under high
demand conditions. If more precise available fire flow figures are required or desired, Applicant can
request Lakehaven perform a system hydraulic model analysis (separate from, or concurrent with, an
application for Availability). 2018 cost for a system hydraulic model analysis is $220.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new water
distribution system facilities for the proposed development. Additional detail and/or design
requirements can be obtained from Lakehaven by completing & submitting a separate application to
Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement. Lakehaven encourages
owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and
sufficiently early in the pre-design/planning phase to avoid delays in overall project development.
• Some service pressures less than 40 psi indicated (meter elevations above 480+/-), Lakehaven
Service Agreement required, booster pump recommended, contact Lakehaven for requirements &/or
additional information.
• The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance,
as determined by Lakehaven, prior to activating any new water service connections.
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2018 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. Connection charges
are separate from any DE fees/charges/deposits & are due at the time of application for service. All
Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and
are subject to change without notice.
• Water Service/Meter Installation, 1" preliminary size: $490.00 per lot. Actual size TBD by
Lakehaven based on UPC plumbing fixture count.
• Capital Facilities Charge(s)-Water: $3,707.00 per Equivalent Residential Units (ERU).
• Service Agreement Charge (service pressure <40 psi): $150.00 per lot.
• County Document Recording Fees: $80.00 (+/-) per lot.
Sewer
• A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted
with any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work
days to issue for typical processing. 2018 cost for a Sewer Certificate of Availability is $60.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new sanitary sewer
system facilities necessary for the proposed development. Additional detail and/or design
requirements can be obtained from Lakehaven by completing & submitting a separate application to
Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement.
Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to
Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project
development.
The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance,
as determined by Lakehaven prior to activating any new sewer service connections.
Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2018 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. Connection charges
are separate from any DE fees/charges/deposits & are due at the time of application for service. All
18-101382-00-PC Doc, I.D. 77536
Mr. Danilchik
May 9, 2018
Page 15
Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and
are subject to change without notice.
Sewer Service Connection Permit: $280.00 per lot.
Capital Facilities Charge(s)-Sewer: $0.00 per ERU. Sewer system capacity credits are available for
this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or
credited to the property for 87.68 ERU. Please contact Lakehaven for further detail.
General
• All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
(http://www.lakehaven.org/204/Development-Engineering).
• All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE (Chris Cahan, 253-946-7242, chris.cahan@southkingfire.org)
Water Supply
Fire Flow
This review is based on using the IRC to build the homes. The required fire flow for this project is 1000
gallons per minute. A Certificate of Water Availability including a hydraulic fire flow model shall be
requested from the water district and provided at the time of building permit application.
Fire Hydrants:
This project will require 2 fire hydrants in approved* locations.
*Hydrant(s) spacing along access roads and location in relationship to buildings and sprinkler FDC shall be
approved by Fire Marshal's Office.
Fire hydrants shall be in service prior to and during the time of construction.
Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006
li :Ilsouthkin �re.or DocumentCenter[HomeNiew/24
Designated and marked fire lanes may be required for emergency access. This may be done during the plans
check or prior to building final. Requirements and marking options can be found in title 8 of the Federal Way
Revised Code: httn•I/www.codUublishing.com/WA/FederalWay/
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
Fire Sprinkler System
Requirements for an NFPA 13D fire sprinkler system if any to be determined at time of building permit
submittal.
18-101382-00-PC
Doc. I.D. 77536
Mr. Danilchik
May 9, 2018
Page 16
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWRC 19.40.070 (4).
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Dave
Van De Weghe, 253-835-2638. We look forward to working with you.
Sincerely,
Dave Van De Weghe, 1CP
Senior Planner
enc;. Bulletin 003 Master Land Use Application
Bulletin 037 Preliminary Plat Submittal Requirements
Bulletin 004 Environmentally Critical Areas
Bulletin 002 Mailing Labels
Bulletin 069 Tree and Vegetation Retention Standards
Bulletin 050 SEPA Checklist
Bulletin 051 Shoreline Development Permit
Bulletin 072 Forest Practices Application
Lakehaven Enclosure
c: Cory Martin, q0nq@pwdllc.co
Ann Dower, Senior Engineering Plans Reviewer
Sarady Long, Senior'rransportation Planning Engineer
Cole Elliott, Development Services Manager
Brian Asbury, Lakehaven Water & Sewer District, via email
Chris Cahan, SKFR, via email
18-101382-00-PC Doc. I.D. 77536
CITY OF FEDERAL WAY
DEVELOPMENT REVIEW COMMITTEE (DRC)
Preapplication Conference Sign In Sheet
Danilchik Plat
18-101382-00-PC
Apri126, 2018
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CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE:
4/2/2018
TO:
Cole Elliott, Development Services Manager
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
Tanya Noscimento, Federal Way School District
Lindsey Sperry, Public Safety Officer
Rob Van Orsow, Solid Waste/Recycling Coordinator
Tina Vaslet, Pierce Transit
Ben Han, KC Metro
FROM:
Dave Van De Weghe, Senior Planner
FOR DRC MTG.
ON: 4/19/2018 - Internal
4/26/2018, 9 a.m. - with applicant
...................................................
FILE NUMBER(s): 18-101382-00-PC
RELATED FILE NOS.: None
PROJECT NAME: DANILCHIK PLAT
PROJECT ADDRESS: S 304th St & Pac Hwy S
ZONING DISTRICT: RS 5.0
PROJECT DESCRIPTION: Proposal to subdivide 2 lots, approximately 18 acres,
into 45 single family lots. Critical areas present.
LAND USE PERMITS: Preapplication Conference
PROJECT CONTACT: MIKE DANILCHIK, mike609O@comcast.net
MATERIALS SUBMITTED: Pre -application package
n
CITY OF
L Federal Way
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
wwwcityoffederalway. com
Jim Ferrell, Mayor
April 2, 2018
c/o Mike Danilchik Email: mike609@comcast.net
Olga Danilchik
6090 SW 66' Ct.
Portland, OR 97223
RE: File #18-101382-00-PC; PREAPPLICATION MEETING NOTICE
Danilchik Plat, *NO SITE ADDRESS*, Federal Way
Dear Mr. Danilchik:
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee and a meeting with the
project applicant has been scheduled as follows:
9:00 a.m. — Thursday, April 26, 2018
Hylebos Conference Room
Federal Way City Hall, 2nd Floor
33325 8t" Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. if you have any questions
regarding the meeting, please contact me at david.vandewegho(@eityoffedeEWway.com or 253-835-2638.
Sincerely,
Dave Van De Weghe, AICP
Senior Planner
Doc. I.D. 77532
18-101382-00-PC
41k
CITY OF
Federal Way
RECENE®
MAR 2 9 2018
lts�n6 Go
MASTER LAND USE AIPPLICATIION
CITY OF FEOERAL WAY D>arnlrrn mToFComm uNm DxvEwrmj vz
COMM1UNgY DEVELOPMIENT 33325 8e Avenue South
Federal Way, WA 98003.6325
253-835-2607; Fax 253-835-2609
"w w'. C7 r % 01 teaeralw_a,. .
APPLICATION NO(S) 1 9~ / D/ 3 3 A f Cl
Project Name Danilchik Property
Property Address/Location South 304th Street & Pacific Highway South
Parcel Number(s) _042104-9012 and 9221
-3
Date
Project Description Vacant 18 ± Acres of RS-5.0 zoned Residential r�Q- 45- terC { EAm1
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plants zone
_ Land Surface Modification
Lot Line Elimination
Preapplication Conference
_Process I (Director's Approval)
_ Process II (Site Plan Review)
Process III (Project Approval)
_ Process 1V (Heating Examiner' a Dedsion)
_ Process V (Quasi -Judicial Rezone)
_ Process VI
_ S13PA w/Project
SEPA Only
_ Shoreline: VariancelConditional Use
Short Subdivision
Subdivision
Variance: Commential/Residential
Required Information
zoning Designation
_Comprehensive Plan Designation
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
occupancy Type
__Construction Type
Applicant
Name: Olga Danilchik C/O Mike Danilchik
Address: 6090 SW 66th Court
city/state: Portland, OR
Zip: 97223
Phone. 503-807-8060
Email: �
Mike6090 comcast.net
F.,mDigitally signed by Michael Danilchik
Signature: DN: cn=Michael Danilchik, o-Oregon Health
and Science University,ou=Dept. Integrative
.f�� �&vscler*cesrernaiiddamkhi�akrsuedw�v5
Agent (if different th® Applicant) Date: 2017.11.17 11:41:50-08'00'
Name: cafl't t U
Address:W. IZlSdi ZAZCT
City/State: "is l W P.
qscls c e:w5-o-- 2,T44-
Fax:
Email:co 4)Wr.A®C•I��
Signature: .!�
Owner
Name:
Address:
city/state:
Zip:
Phone:
Fax:
Signature:
Same As Applicant
Bulletin #003 — January 1, 2011 Page 1 of 1 k:lHandoutsWaster Land Use Application
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DANILCHIK 18 + ACRES
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FEDERAL WAY WASHINGTON
PRE -APPLICATION PACKAGE
- 4 p
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Page 1 of 33
MAR 2 9 2018
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT
TABLE OF CONTENTS
Pre -Application Project Description.....................................................3
PropertyProfiles.........................................................................4-7
SurroundingNeighborhood................................................................8
Cityof Federal Way Zoning..........................................................9 -11
Estimated Building Permit Vertical Construction..................................12
CriticalAreas................................................................................13
Geotechnical............................................................................14 -17
LakehavenSewer & Water.........................................................18 - 25
City of Federal Way Tree & Vegetation Retention Standards................26 — 27
Arborist Tree/Review & KCF Tax with Draw Calculation .......................28
ConceptualSite Plan........................................................................29
Floor Plans & Building Elevations.................................................30 — 33
Page 2 of 33
PRE -APPLICATION PROJECT DESCRIPTION
Danilchik 45 Lot Subdivision
Purpose of Pre -Application Meeting: The purpose of this Pre -Application meeting is to discuss the
Danilchik proposed Forty -Five (45) Lot Subdivision:
• How long will the subdivision process take?
• Will SEPA be required?
• What if any frontage improvements will be required along South 304th and or 20'h Ave South or
can a Fee in Leu be paid?
• Will a Public Hearing be required?
• What kind of wetland and stream buffer reductions or mitigation are available?
• How many lots are allowed before secondary assess is required?
PROPERTY OWNER INFORMATION:
Property Owner: Olga Danilchik C/O Mike Danilchik
Property Address: 6090 SW 66th Court
Portland OR 97223-7575
Parcel Number(s): 042104-9012 and 9221
Phone: 503-807-8060
E-mail: Mike609O@comcast.net
APPLICANT INFORMATION:
Name: Mike Danilchik
Address: 6090 SW 66th Court
Portland OR 97223-7575
Phone: 503-807-8060
e-mail: mike609O@comcast.net
PROPERTY DESCRIPTION:
The applicant is proposing a forty-five (45) lot single family subdivision on two parcels of land totaling
approximately 18 + acres. Lots will range in size from 5,000 square feet to 6,500 square feet. With new
homes in the 2,668 square feet to 3,221 square feet.
SITE DESCRIPTION:
The Danilchik property has street frontage on three (3) streets, Pacific Highway South on its West
boundary, SE 304th Street on it South boundary and 20th Ave SE on its East Boundary. The property is
made up of two (2) tax parcels (APN: 042104-9012 and 0420104-9221), within the City of Federal
Way's single-family RS-5.0 zone. The properties total approximately 18 + acres. The subject site has
a total grade change from Pacific Highway South on its westerly boundary to 20th Ave NE its most
easterly boundary of 85 feet over 940 feet or .09% of grade from west to east. The Subject property has
a winter drainage way through the lower portion of the property with an area of wetlands which will
need further investigation.
Page 3 of 33
PROPERTY PROFILE:
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U, 111 I.
Alrr«rrl Nuv«
n�. . i.r 1• .,•III ur. r .
Vuwel Llnee -
r
,ui lr,•.Irr lii.«. 11
Wal,rlrr••larir,e I••
. i•.. e•� 1
IlallaV`•flanun l.011eunnnrY •..
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1
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A, ,.r„nl Vvu•«J I.. Onul L.«Y Alrn•.•au•1 AnVrnl—I AVVrul. I N.. Tn.u41. I...111. Tnnn4lu n
Irnyv lulul UUIWr. Lunt UnVv Tull V.,.0
V nlun ffl V.I". ISI Vnlun lSl ISI
Page 6 of 33
A11Y1 Men
ullr L%,wlt\J .rw? --- 4..%lhr .....
I : .
'tAt F, IIISTORY
8.cic.t,
I[r. r. urnmy
❑ocunlnnl SaW Scllcr
Saln
NYn111..
Nun,Ui
Nuy., Nan, r. Insirumenl
Uatr RNLI! N:Imr-
Itea�nn
REVIEW HISTORY
Tu.
R._,_
Rev AppeninP O-Clumn
Slnlu•
Y.nr
Nun,ll.•
Iyp.• VnII.. Dal. Vol..
1'11RMII HISTORY
HOMI; IMIIROVF'rAk%NT I:%FNIPTION
Page 7 of 33
ADVERTISEMENT
SURROUND NEIGHBORHOOD:
The subject property is zoned RS-5.0 and is surrounded by a mix of Residential and Business
Commercial zoned properties. The properties located along the subject properties north boundary are
zoned RS-7.2 with the exception of the parcel fronting on Pacific Highway South which is zone BC
(Business Commercial). The properties located on the easterly boundary are zoned RS-7.2. The
properties located on the southside of South 300 Street are zoned RS-5.0 with the parcels fronting
Pacific Highway South being BC. All the parcels fronting Pacific Highway South are Zoned BC with
the exception of the subject properties frontage which is zone RS-5.0.
Surrounding Property Zoning Map
Page 8 of 33
CITY OF FEDERAL WAY RS-5.0 ZONING STANDARDS:
Minimum Lot Size.................................................................. 5,000 Sqft
Minimum Lot Width............................................................... 50 ft
Minimum Street Setback........................................................... 20 ft
Minimum Side Yard Setbacks ..................................................... 5110 ft
Rear Yard Set Back................................................................. 5' ft
BaseHeight.......................................................................... 30 ft Above ABE
Maximum Lot Coverage........................................................... 60%
19.110.020 calculating lot coverage
11 j Ca nery Except as spedfled in stbSecfon 12) of Wis section die area o1 all structures aavamem ar•d any other impemaus
surtace on Me subject properly will tie calculated as a percentage of total lot area ercdus re d Vre area Of a V ("dud access
easements 'n detwloknng mrrpliance uvO rnax)nxrn td coverage required in Vis title If the subject property cor.tans mare flan
one use Me matunurn tot coverage requirements for the predominant use will apply to the entire deveopnwnt
12) FrcYo,1Gm The following shall be excepted from She provisions of this sermon
,a) A wood deck will not be consideed as an Impervious surface for maximum lot covereae proposed if the dsdr is con-W.ded
wbt peas belr+een the boards and if there r. a pervious surface belay Vie der*
jbf A vehicular eccei% easerrti9nl private tracl, or drat portion of a privale driveway located . thin the flag pole ur 'acceso
panhandle- pat I ltte lot ,. -A[ not be used ar considered In detemtnig compliance with the maximm lot coverage requremem
of Via We
fcl Une4milf of the area covered w4h grass gdd pavers will be considered as krperAous surtace in detem*fl vg comdyance
with the maximum la coverage regrow -cent of die Gle
(Ord fro V-545. § XE& .t' 1-2-07, O'b No W309. § 3. 1-&96-, Ord xb 9"3, § 2015 90:. 2-27-90 Coda 200• § 22.955
Cruse references_ Brotdrrps ana DwWT 2 rv%u at w* MRC Tfitr �] sundn.s,aa PMC Tw .:$ see car, revrek. Cnapter 12ja F✓ RC
r�
Well
F4er�rt
I
I r
I
lo�ext tLfranae \h40he-,fr
f�e.�ldn datun(ABE) Eknmkn
Page 9 of 33
19.200.010 Detached dwelling unitArt
-
IV IrIlowllirj I,,;, -i holl t". 0 11,
Required
JSE REGULATIONS Review
4 Process
jetarbed d-i-'IIIII; IN (A..•
!,nit I
devuoprvonl WH-) I : Nn-,lI,
of "llorl
r)!IIw 'Vw I,,
PFQ,CS; IV
Page 10 of 33
USE ZONE CHART
ro!, P
Minimums Maminurws
101\11
- -: - - .
I
RuQu.I
RS
Required Yards
P.rkirq
1- 0, i Height of
Lot Size
Sid.
CovoI Str ucltu v
slmi:07,
Froall
wtlll
SPFGIAL REGULATIONS AND NIJTE`,
on then 1,l, ..vS o "Ones
See qcr, 13G 1,
t1 Atsrl -1, AllH, lot,
-mv. 1
20 It
S.(-.
IF) It
to
noW 3
15
CI-D.je rm
1
perminI!d w, ItM, lt-t.
It. 01� ....... pw i,d
th.-I" V. ac to; IF) I�C-
60"'.
18 fool,
I 9 per
sl?e s 7 iict It
above
colIZO'l
r In —: ') I) "of — I'le I,,
Wil'i[TAIIII lot ,Izc- fnr
•ivercit.Io
:;:or USI`
•V.. I, " kA (; !I It
Ind-dilill lots not
building
unit
Wi7h iht- —lil) cepon M (.H- 1W —:mI r
Suc
elfiva ton,
t,..!n oi- -Wtll oq t.nit may r— 1,,, rtl,-ci on
Chiiplw jSf 2'jr;F?VRU
not lo
l9t- Llbj(r:l li-peny rt!(I,edltjs, trl the
C lit Axiorl of
exceed
of the subj—t n:cjk-,ty
rorirlvtv
;14 fe8l to
�i,de Io* )111,� l ,1 ", 1!1,1
toP Of
pwliun at ihe of iu! adi;a�tIf I to :hu p,iirim
ridge
occ.e— I, Ili It oWerv- I-. 'I
2W. F-AINC
foquialiow, u(J'Irdiliq Ili %)c
and other facilmes am',
actitrtes assDcated with this use
5 Rele, to Cl-aple( 141 -+,') FWIRL: W
doftlirl) Ile WWII 09142F III t]0, O'l-, W '!if"
miy apply It, Wo ploptrTy
15 Maxamil"In lol roverage is as fnIlows I
a Ir RS A'S 0 = I
b In RS 15 0 - 50`,-
c in H, 9.6 =
d In RS 7 2 60%
e. Ili RS 6 Q = 60%
I Soo FlIlVRC 19.11 Q 020(2)(b) for
CalCLI311011 of lot coverage for flag lots
7. CHDs are al:owed in the RS 7 2 and
S.0 zoning classifical one
8 CHL)s are permitted as a IsAtxilvimori
or shorn s.ibdivision with 0*.i(.h dwelling
unit on Its own lot Of ICICO(J. or LIS d
development with al'
1wolimc; on,15 owned separately but on
an "vidual lot of record
q See Chapter 14.250 FWRC for full
use <:atmart :nth ^ruo,siu-> rt
Chapter ' e 2S0 F?1'RC
Chapter ' S 2n0 Fb1'RC snal' cortrol.
1 C Refer :o Chapter ' 2_5. Ocx:a, s.
Ya^ns, and Landscap.ng 'cr apPrc o� 31e
requuer t, nms
11 For sign •equirem_nts that appi. tre
ordlect, see Chapter 14.14(1 FWRC-
12. For prov.sions that relate to .he keep nq,
of animals, see Chapter 19 2&J R^1RC
For oiner infe-mation about narking and
' Process 1 II. II: and IV are described in
{0m"r 125 FWRC -parking areas. see Chapter 19.130 FWRC_
1Chapler 19=6C FWRC,
Chapter 19_6FWRC,
Chapter 1oY7C FWRC respectively- For data is lA map exceed this he,ght
I:.md see F! ;RCC 19 1- 0 '�50 et seq �
For detai s regarding required yards see 1
F'+b'RC 19 12,,.' 00 el sec,.
(Ord No C7-545. § 31Fxh A;, 1-2-07: Ord, No GE-5315, o S,Exh A., 9-19-06..: Ord No 02-424, § 3. 9-17-02- C•d. No- 97-29-, c 3 4-1-97 Ord No 93-170, § 7(Ezn
6).4-20 93: Ora No-90-43. § 2t20 '. Gi. 2-27-93-Code 2001 § 22-631 )
Page 11 of 33
BUILDING PERMIT COSTS VERTICAL CONSTRUCTION 2017:
Description
Est Cost
Name of
City/County
Comments
Building Permits
$7,361.97
Federal Way
Building
$3,430.78
Federal Way
Assume 2,800 sf average
Plan Review
$2,687.61
Federal Way
65% of Permit Fee Plumbing
& Mechanical Fee
Plumbing & Mechanical
$ 704.00
Federal Way
2 x flat fee of $352 each
Fire Mitigation
$ 514.62
Federal Way
15% of Bldg Permit
State Surcharge
$ 4.50
WSST
Automation Fee
$ 20.47
Sewer Permit
$3,535.00
Lakehaven
$3,325 CFC + 210.00
connection fee Per 2017
Schedule
School Impact Fees
$3,357.90
Federal Way
Per 2017 Fee Schedule
Water Permits
$3,736.00
Lakehaven
$3,476 CFC + $260 meter
drop Per 2017 fee schedule
FTTraffic Impact Fees
$3,875.14
Federal Way
Total
28,523.99
Per Unit
Page 12 of 33
CRITICAL AREAS:
The subject property shows up on the City of Federal Way's Critical Area Map for the Steel Lake over
flow discharge channel and Erosion hazard area. The Applicant has completed an initial wetland review
of the subject property (Altman -Oliver & Associates) initial assessment of the property noted an area of
wetland located throughout the southwest portion of the property that appears to be associated with the
drainage outlet from Steel Lake. Mr. Altman's preliminarily rating of the wetland is a Category III with
6 Habitat Points. This category of wetland will require a 165-foot buffer per the City of Federal Way's
new code. At peak flows water drains through the wetland and appears to outlet at the northwest corner
of the subject property (aka Redondo Creek) was dry at the time of the site review and will likely be
considered a Type N stream that requires a 35-foot buffers. The location of the wetland/stream is fairly
consistent with the conceptual City mapping except for the gap in the stream. The state FPARS mapping
also shows the stream as a Type N. National Wetland Inventory (NWI) mapping only shows the stream.
The Natural Resources Conservation Service (MRCS) shows that the wetland correlated closely to an
area mapped as Seattle Muck (Sk) — a hydric soil. Further review and surveying of the channel will be
done at a later date along with geotechnical work.
Page 13 of 33
GEOTECHNICAL REVIEW:
As the subject property shows up on the City of Federal Way's Critical Area Map for Erosion Hazard a
licensed soils engineer will be hired and geotechnical review of the subject property will be completed.
"lMiC►O4--
---�rr-
Sleel Lake Over
Flow Channel
l
`
ildwoW _ I
Elem.
Ya4th
-J,
i.
Federal Way
High School
Steel
r Lake
----
S 3D8th St
tf.Sff!i .r
Page 14 of 33
It —II ±- a ---
Su fdUl Kin I Cc. my A,,-.1 w1l n,
I
N
'Agm '41M1 'fyJlU
t-Lgl'iJr I. S::.: I Naval I,i ALArt t ( U S"x_I )Jwd
+ F-Ar"
AIA
7 'i� m itl 710
Ai xo am ra)
r.lxp yr�,k wU: vA{t w(,tm toje IX5: urM,?. am I(" m w
I %uy Nstural Resources Wen Soil Survey
i1111111111111t Conservellon Service Nalmal Cooperative Soil Survey
Page 15 of 33
I
LI
it
u�niv
ry s
7/7BI20t7
Page t of 0
4
Page 16 of 33
%1aK h� C-17i A— 111.11 131—
MAP LEGEND
so.
t-I
91-111
v '.hw
p
MAP INFORMATION
-he 1 ,, [nil cillph— V�: I, A01 sell -I ope, .11
1 24 X11
M-1. SM II —, neI he it
'. 'v te"", It. w,
undcslard hS G"
ffe CCWIi d 11.1ppff g.11ld
P 0' Ln the "1., -.1161 - -1. 'va. 'hell- I-1.
]Peel- Ili In— b,,',I flirts 'Ie
A,Oe,, f ine, Mule h S J L< Uted f F-1
(e - -_ of t,i or i — le,jd
7 h;venal',
burr11 . JSDA N�C5 — 1A— UIU It
lre
So'I Survey Ane. " Q C-1, Alen W—Inghn,
Garvey Area �Iti . -2 SItp E 2016
5011 I-P 41 — d111-11W 40a 1—. a11 n IV 1
1 5.0 000., mnSe'
Da,cislw I4erPIIoINIaWcQ ide. 23IL-111 11
2014
tHu
np - Irj i pnibabi-, d N',I 1—, -.1 WAg-0
J,splayad on It— maps As a resift some
rd LouMlal es map L. ., J.1t
hmwmqlmeg� We 0 5..! 5.y 7:2a'201 7
C..�Spw. !i' il on
at Cooperal— Sc I Survey paqI, : .1 3
Map Unit Legend
King County Area, Washington (WA633)
Map Unit Symbol
Map Unit Name Acres in A01
1:v
A,.jt;
-,awli
fr
Ir. 1>
L
j-nd;
V,m), 14$ It, Xl:'nW"111
mvow, 1,
Totals for Area of Interest
32,41
Nw Natural Ri()UrCGS
Canso vation Sorvice
Page 17 of 33
wer, S1,11 tiuivaY
Nwitilial Cumiciallyu Suit Suivc1i
Percent of AOI
I Do 0"'.
"026r231 7
Pimju 3 4.4 3
SEWER & WATER SERVICES:
Sanitary Sewer:
Lakehaven Sewer & Water District is the sewer and water provider for the area. The subject property is
served by three (3) sanitary sewer lines, an 8" concrete line running in 20th Ave South with 5 side sewer
connections running south downhill to an 8" concrete line in South 304f Street (with two 6" side sewers)
which then runs west to a 12" PVC collector line at the subject properties southwest corner then turns
north and runs approximately 300' along the west property boundary before cutting through the
neighboring property and then back through the subject property (MH -22 provide the subject property
with an 8" drop connection) toward Pacific Highway South.
Use ZOOM control to increase size to view details.
<< WATER shown in Sl Li >> << SEWER shown in >>
�N
N.T.S.
y {jI1 I
J If k ! ]
II
f 0421049012 -- i
-
LF
�L1 P J
r7
P I r
-_2-
. s� � �---� `�, ivy
Note: The Lakehaven Utility District neither warrants nor guarantees the accuracy of Informatlon
provided. Facility locations and conditions are subject to field verification.
Page 18 of 33
20t' Ave South Sanitary Sewer line with Highlighted Stubs AS -Build
l?
p
�a 7.
j r - i- f .
I
};i
r
j}xc
I
r
a
-
}i ❑ } s
k
�e
Page 19 of 33
South 304'h Street Sewer line with highlighted Stabs As -Build
4, 4 J7
I
irxl� cin �j
jjQ
40 .:V
1 L
I
r;
AWE
lip
Page 20 of 33
I
Sewer line at Westerly Property boundary running North to Pacific Highway South AS -Build
pFr6�?
.F
nil
•�
I'll
= . , , .., :'�-
:f
•
-
..
i
Page 21 of 33
Domestic Water:
Lake Haven Sewer and Water is the water service provider for the subject property. It should be noted
that the adjacent property to the north of the subject property supports Lake Haven's water tower
servicing the area. There is an 8" DI line in 20th Ave South that tees into a 12" AC line in South 30e
Street into a 12" AC line at Pacific Highway South. It is anticipated as part of a new subdivision water
will be looped from 20d' Ave South through the subject property either connect to Pacific Highway South
or South 304th Street.
Use ZOOM control to increase size to view details.
<< WATER shown In t uE >>iII NN\\ << SEWER shown in GRIA N >>
LN'
N.T.S.
� !
Lq
Watcr Mains 0421049012
I �
IL
QJ
L
�J f _
L 1 l J
I _J LZ) rz--.j
Note: The Lakehaven Utility District neither warrants nor guarantees the accuracy of information
provided. Facility locations and conditions are subject to field verification.
Page 22 of 33
20'h Ave South 8" DI line running north/south As -Build
ti
Jt.
i„
Page 23 of 33
South 30411 Street 12" AC Line running east/west AS -Build
er'
+
F�
P
`�
•.
�
Min-
.
�
_
r' :fie
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t .
'•
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y
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n
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r
r•
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ea.�
•,•... w
!
PdiA PC, SO-
•r[j
21u AVE. so.
TM AVE. so.
;{
{
?B!"VE. S_O.
_
• ;pig '� 4•
1
S3rd AVE. SO.
- _• •'
41t'�'7�
i
ROAD
!rpFy
Page 24 of 33
Pacific Highway South 12" AC line running North/South As -Build
Page 25 of 33
CITY OF FEDERAL WAY TREE AND VEGITATION RETENTION STANDARDS:
The City of Federal Way has a tree and vegetation retention requirements within the SF Residential
Zones of 25 trees unit/acre. Trees located within critical area buffers will be credited towards satisfying
the tree unit per acre requirement (see 19.120.130 below)
14,120.110 tree end sLv�et-atiuu retention standards
11C C .1.,_ . 1 :r _ J hre.'1. 11 . 111 . .
'rr •� � .rd .m dl, ,:;hl„ • pr, �p1 n, � , t�e n1 sru I,i .i „I,:I ; l,u ,I I . i ... -. 1,1 ...i
.. c !IJ holden dc1c1: ptitav .I ell I.Ike ate .,'n,ld-: r, 111m t' 1 , •:.I, I '
.. •!Il .u:cl .Iu,:u1a.:.nt117111,C11— Ill. h-- :I!!, aml L um6 !!c U 111.1r., . .
,I trun .. Cn—ura;_
III:-; plllllditll tUluLglt 111v-onScr\.IIWI111! L —U ll2 1S1 , {ill" 1— el' '113i' A, I`l 1.., 1
^I tlx: di.l,n 1d ncu dcscJopnicnl. In lhu,c• :.ItIl-Mort, Lhc,c 1i1 ,ciopnlcl;t > &-:dn 11 JJ I I._.
retc•11 „n , ! 01, !equ!red nuulber tit tree-.. the use of rcp:Limiiert , I ,uj,plmiculzil tr.c ;, a 'r: : I'!!
It, Im:1;In1mn tree denslt•. tol each laud me n spc: tilc.i :n I .I!+a i 11 I ,a! ! -1
I,I:quo:,•:rh.r,lur',.:n:r+„ 1-- Itl.Lccnpnvcdd'.vs�•mc,u�,n:e ❑,�1.,m •.:.I-.Icl.rrli,, .
ct"!rq, Ir"'f, rrret tilC tin drnsrts ,Ial.dar L,'It I.nai in table '.;n i :! -i !'.t !m,, :•r. •,i. .,1:,' I,:f
u -1 arc n' !x pla:r.cd •. nec.,,.Iry ILI sehio.e Ih_ nurununn u,x 1:I usl'. reL,mrcr..au> , ' In,, • c� I
m n: „t :L::�yulr•Incnts ,If ties vu 111MI l I I !(L) utal rx ebtatncd un,ic: I \1 Kt 1 „
12.I illI 1.11, rqd;l. m. rr', A!I regtilared aL:w tL ,haL' etl,tne ilia- the $,'1lo` in, rrc. ern-:Iu, ,11,1:1 !•-_ ,.1-• ,--t
,a;;: II In•:nn1d dwwi..u1,1 .:!i,r dcrrlat,urcil :
I ahk 111 120 1?u.l - %Irvin— Tr.. U-1, Hrgwrrnxul. 1„r t •rant ur HlYll•, ell,ping �IIrI
Rr(julrrd I— I n11
I I nd I W Lrlwg:uttos Uensth"
11it b`. ti []I,I4r 't'mre wit_,:rt
RsI I ity . Rh1 _--Q R1t 315011 JU tic units acTr
..1..:t"! tie L. u.,lal v e ' :I h •�rcl ,r n1,1-11-7 ,,t he ernlnN 1, ... 11" Iu1 :11, ..
a i .. , ,d 1r 1 ml 11, L•cI I W I M , deJ. el U. 'I"" Urn nr 1he La1, dcrsoged nr Lili—I u1 —Il rp 's.1.:'r r.. iL11 1. I .I
�nJ , amid 1`1— die n-e Y14—:ia:t 11 It :• Jneurl.:ealcl lh•t sue:: tree wilt v'a.Je l r,) .tn w Jwe t h•ju: anJ .!,e : , 1-.�I, ,I „
1.,tll err L-:-...ahla.it-Ime+Mnlm:.nalb-crelh:N;lamcs muelymg Ltc Urr uu:u per ,.-etn",r ar. asr..L.Il31n-
_ '. I , n.1- el ens: Iv: nrr. ,II.II 1,�rriJ. M:Us UI- rryullcnrnls sat :urlh m I N HI- I IUr :': Lh• nu n \ n
U e Lr:,1n „r rh,• boa! n,• urea required 11'L total number of tree dons required Ili Ik pre -sided hs e Ic_•;ulJlcd
.:cuL r• ,mall he �alcalaied ht mtu1t1p1ynlg gross site acreage. lmnus any proposed puhlic or pm ate street arid
rc �ui.u.d cnncal arras i cacludlug buffers) determined by Federal Way to he undesirable Ior tree nlamn,g ie c
•.LLldhte habl:at .uhl werlaudsi, by the required tree denSUV (m Iree Luau per acre) see forth 1n I ahl,
'.0 1211 _C- I 11.1 :I Wit Ut LILc CalC-UlalL011 will be dw total number of ucc umits requllcd fo1 the a:ut oy 11 the•
Laicuti:tlon Me UI-11 ID a traCrinnal quantity. it shall be rounded up to the next higher whole number
d 1 i r t r urrr ,.redm The number of tree unit credits given for rctainutg mMing Lrecs, ar the planting of new bees
sane, m •uder ❑, rnlnulage the retention of large existing Irecs and the planting of rLplacement trees u1.0 pros id;
-1 CaIU Lar.lgn ,ircas at ruatunt? -1 rcc unit credits for the retention of cxisung Imes and the planting of mw tm—
,tall hL• au aided a foil—.,
l able UP I lo.1 fo-7 1 ere 1 nit L'Mn.
F tlsuug T— C wiion
FsLl:n: tic i"L, n"Jhh
Frm L tilt Credo
: Il tr= Linw, IVilia rs-Lm,-d T
rLr 1 ed—I 11 aL Ref i—! L tide Is Lvrrea: Ow-gh Ordinance I- -Nip, pal—cd Sgxember 5 2017
Page 26 of 33
Federal Way Rev:ted Gult
F.elatng Tree • 6' to 12" d b li
Fuiting Tice 17" to 18" d b It
Emaurg Tree I H" W 24" d It h
1 Em-Atng Trta -- 24" d h h
Replatemenl free Caleaory
Rmlaccuteu I roe, Suull Canopy Slimics (Mature rmtepy arcs • 44) St)
RLplacaiicnt Trcc, Medium Car:upy Species (Mature carKW mea 450 to 1250 SF)
Replacement "tree, Large Canopy Spniee (Mature canopy area > 1250 SF)
1
. ` llm mu, pa tit]ra,
12 U Uri hurl, pa rr¢ f'clJlnal
ll L'C u111L t41 Ilse IfLllllnl
-� •lU a[e ullll.� pet llte ldrlucd
i
5U Lies units p r :rc plant d
• 1 11 Um unlL' per tree picnlcd
15 tree inns pet In-, punted
r
(5) Tree retention requirements — Expansion of curing user. Expansion of existing commcicial, industrial, mid
multifamily properties which do not conform to the trw density rcquuements of this chapter shall be sublcci to the
following tree coriscrvation requirements whenever such expansion would result in a greater than a 10 percent or
501) squire fuut n urt2ise in the site of the existing building fuutprml or associated inipervinLL, arLur (parking lots,
storage areas, otc.), whichever is less:
(a) A minimum of one tree unit shall he provided for each 500 square feet of building expansion or new
construction; and
(b) A minimum of three the units shall be provided for each tree unit removed, up to a inaximum of 25 tree
unau per acre
(6) No clearing, grading, or other approvals for vegetation removal at a site shall he approved until such time as the
city of Federal Way has approved any associated landscaping or tree retention plans.
(7) free and vege stion retention urcas shall he protcctcd during construction Through application of the standards
contained in FWRC 19.120.160. Trcc and vegetation protection dining construction
(Ord. No. 09-610, A 4(Exh. A), 4-7-09.)
The Federal Way Revised Code is current through Ordinance 17.838, passed Septemher 5, 2017
Page 27 of 33
ARBORIST TREE REVIEW:
It appears the subject property support a significant amount of trees as noted under the City of Federal
Way code as such a tree survey will be conducted by a licensed Arborist.
KING COUNTY FORESTRY TAX WITH DRAW CALCULATION:
The Subject property has been within the Washington State Forestry tax program for the past 30 + years.
As a part of any new development plan the subject property will need removed from the program and
reassessed as residential development land which will require a repayment of property taxes going back
nine (9) years. See the King County Compensation Tax Calculation Forest Land Removal is noted
below.
COMPENSATING TAX CALCULATION FOREST LAND REMOVAL RCW B4.33
Parcel: 042104 012 2'.55 RS5 0
Calculation of Current Year's Taxes to Date of Removal:
9 Days in Year
365
Date Removed:
2 323! 7
it Days in Current Use:
39
Prorate Factor:
0.10685
Current Yr Levy Rate:
1393066
Current Yr Market Value:
365.003
Current Yr CU Value:
2.925
Tax on Market Value:
$5 43,30
Tax on CU Value:
$4,36
Add'l tax for Current Yr:
$538 94
La
KING COUNTY DEPARTMENT OF ASSESSMENTS
Market value Less Forest Land Multiplied Last Levy Rate
Jan 1 of yr Value at Time by Extended against
removed of Removal Land
365,000 2 926 X 13 93C66
Tax Calculation for Remainder of Current Year:
No of days remaining after removal: 326 Prorate'actor.
Market Value Tax= 365.000 . Levy Rate 13.93066 . Prcra:e 0 893
CU Value Tax= 2,926 K Levy Rase 13 93066 % Prcrale 0.893
Difference:
PLEASE MAKE CHECK PAYABLE TO: KING COUNTY TREASURY
AND MAIL TO: KING COUNTY DEPT. OF ASSESSMENTS
ATTN: Debra Clark
500 - 4TH AVE.. #725
SEATTLE, WA 98104-2384
Page 28 of 33
Multiplied Years Equals
Compensating
by
Tax
X 9
S 45 395 37
0.893
$4.541.40
$36.41
$4,504.99
Prorated Tax Current Year
S538 94
Tax Due for Remainder of Year
S4 504 99
TOTAL TAX DUE
$ 50,439.30
CONCEPTUAL SITE PLAN:
The Conceptual site plan estimates a lot yield of forty-five (45) taking into account existing wetlands,
wetland buffers, step slope, roads and storm water facilities.
G
Page 29 of 33
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Page 31 of 33
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Page 32 of 33
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Page 33 of 33
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