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16-105636-PCF I L, E CITY OF ti. Federal Way January 10, 2017 Derek Dehaan 1223 SW 128t" Street, Suite 103 Burien, WA 98146 Re: File #16-105636-00-PC, PREAPPLICATION CONFERENCE SUMMARY Dehaan Short Plat, 278XX 251h Place South, Federal Way Dear Mr. Dehaan: CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held December 22, 2016. 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 Water and Sewer District and South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Jim Harris, 253-835-2652, jim.harris@cityoffederalway.com. For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION Proposal to divide one, 3.06-acre parcel (KC parcel no 720480-0042) into four 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 iri 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. Dehaan January 10, 2017 Page 2 • Planning Division The site has wetlands and must comply with the Federal Way Revised Code wetlands regulations (FWRC 19.145). The site is classified as a Geologically Hazardous Area (GHA) and must comply with applicable Federal Way Revised Code GHA regulations (FWRC 19.145). The subject property is located in the Tacoma Smelter Plume detect area containing 20.1 ppm to 40.0 ppm arsenic and lead concentration, and will require soil testing and cleanup if applicable. Public Works Development Services Division The site is located in a Flood Problem Flow Control area. The detention pond will need to be designed to the Flood Problem Flow Control requirements of the 2016 King County Surface Water Design Manual. • Public Works Traffic Division • Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency permit with application fee of $1,620.00 is required for the proposed project. ■ Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required for each residential dwelling unit assessed at building permit issuance. • Frontage Improvements (FWRC 19.135.040) — Construct street improvements and dedicate right-of-way (ROW) along the southerly property. ■ Access Management (FWRC 18.55.010) —No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet. ■ 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 (Jim Harris, 253-835-2652, jim.harris@cityoffederalway.com) 1. Comprehensive Plan and Zoning Designation — The city's comprehensive plan designation for the subject property is Single -Family Residential — High Density. The property is zoned Residential Single -Family (RS) 9.6. The minimum lot area for residential lots in the RS 9.6 zone is 9,600 square feet. 2. Procedural Information — Short subdivision review is an administrative review and decision process with public notice of the application (FWRC 18.30.010). The department will issue a complete application letter and/or request for additional information within 28 days of receiving the short subdivision application. A notice of application with an accompanied two -week comment period is required prior to a preliminary decision to approve or deny the short plat application. The 16-105636-00-PC Doc ID: 75035 Mr. Dehaan January 10, 2017 Page 3 administrative decision on the short plat is made by the city's Community Development Director. A two -week appeal period follows the director's decision: Engineering approval must be granted by the Public Works Department, prior to construction of short plat improvements. Please see Engineering Plans Reviewer Kevin Peterson's comments for specific information regarding engineering requirements. Following substantial completion of required improvements and compliance with any applicable conditions of approval, the short plat may be recorded. Public Notice — The city will prepare and post a notice board or boards on the subject property. Copies of the Notice of Application (NOA) will also be posted at the city's designated public notice areas and published in the Federal Way Mirror. 4. Short Plat Content Requirements — For an itemized list of required information to be included in the short plat, please refer to the enclosed bulletin 010, "Short Subdivision." The city's subdivision code (FWRC Title 18) and zoning and development code (FWRC Title 19) can be accessed at www.codepublisliiiig.coi-n/WA/FederalWay. State Environmental Policy Act (SEPA) — Short plat applications and associated permits for less than 20 residential dwelling units are exempt from state environmental review. However, the SEPA exemption does not apply when wetlands are on a site to be subdivided, pursuant to WAC 197-11- 756. Therefore, if wetlands are present on the site as suspected, then a SEPA checklist and associated application fee is required to be submitted concurrent with the short plat application. SEPA notification will be as provided in FWRC 14.10.040. 6. Environmentally Critical Areas — The city's Critical Areas Map identifies both wetlands and geologically hazardous areas (GHA's) on the subject property. Appropriate critical area studies and analysis will be required in conjunction with short plat application and review. a. Wetlands — City maps indicate wetlands may exist on or within 200 feet of the subject property. A wetland delineation and classification report must be submitted concurrent with any plat application. The wetland delineation and classification must be prepared by a qualified professional, and prepared in compliance with FWRC chapter 19.145. In general, avoidance of wetlands and wetland buffer impacts is the highest priority under FWRC. Any intrusions into wetlands and/or wetland buffers are discouraged, and must meet applicable FWRC technical and procedural requirements outlined in FWRC chapter 19.145. The wetland report will be peer reviewed for compliance with applicable FWRC requirements by the city's third party wetland reviewer at the applicant's expense. This review cost must be pre -funded by the applicant prior to this peer review occurring per FWRC 19.145.080(3). b. Geologically Hazardous Area (GHA) — The city's GHA inventory identifies the subject property contains erosion hazard soils, which are defined as geologically hazardous areas. The site also appears to meet the definition of landslide hazard and steep slope hazard. Geologically hazardous areas and a corresponding 50-foot buffer are regulated pursuant to FWRC 19.145.220. With any plat application, a geo-technical engineering report needs to be submitted to the City, and shall address any proposed intrusion into such GHA and corresponding buffer areas. Pursuant to FWRC 19.145.220, the Director of Community Development may pen -nit development activities on or within 50 feet of a geologically hazardous area if the development 16-105636-00-PC Doc ID: 75035 Mr. Dehaan January 10, 2017 Page 4 will 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. Any geotechnical engineering report will be peer reviewed for compliance with applicable Federal Way code requirements by the city's third party wetland reviewer at the applicant's expense. This review cost must be pre -funded by the applicant prior to this peer review occurring per FWRC 19.145.080(3). 7. Tacoma Smelter Plunge — 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/tcp/sites_ brochure/tcoma smelter/2011/ts-hp.htm. The City will require soil testing and soil cleanup (if applicable) as a component of the short plat application, review and site development. The applicant shall provide preliminary soil testing data in compliance with Washington State Department of Ecology guidelines with the short plat application. Lot Size — Minimum lot size for each lot is 9,600 square feet. Please be advised that pursuant to FWRC 19.05.120 any area established as an ingress/egress easement, pipestem, or access tract for each property must be deducted from the underlying parcel lot size. Please include this "net" lot area on the lot closure calculations and short plat document. Design Criteria and hprovements — Short plats 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 short subdivision meets applicable design and improvements criteria and is therefore entitled to the land division. 10. Bulk Limitations — Existing and future residences must conform to the following bulk and dimensional requirements of FWRC 19.200.010, "Detached Dwelling Units": front yard — 20 feet; side yard and rear yard - 10 feet. Lot coverage for residential uses is limited to 60 percent ,and includes all impervious surfaces, such as structures, driveways, walkways, patios, and roof overhangs. Maximum height of structures is 30 feet above average building elevation. I L 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-iri-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 short plat application. 16-105636-00-PC Doc 1D: 75035 Mr. Dehaan January 10, 2017 Page 5 12. School Access — The preapplication materials have been forwarded to the Federal Way School District for review of school pedestrian access and circulation from the development. I have not yet received comments back from the school district; however, district comments will be forwarded to you when available. A school access analysis may be required to be submitted to the City with the plat application, to assure that safe walking routes to schools or bus stops are provided. If there are not safe and adequate walking routes available, walking route improvements maybe required as part of the plat review process. Contact Tanya Nascimento at 253-945-2071 for information about the school access analysis requirements. Contact me about this item, prior to submittal of a short plat application. 13. Tree Retention/Replacement — The city's tree standards require each development/redevelopment to maintain a tree unit density as prescribed by FWRC. Pursuant to FWRC 19.120.130, the minimum tree density requirements for the RS zone is 25 tree units per acre, subtracting any right-of-way and/or access easements. A tree retention plan detailing how the subject property will meet minimum tree unit density requirements must be submitted with the short subdivision 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 14. Clearing & Grading —A clearing and grading plan addressing items listed in FWRC 19.120.040(1)(a) through 0) is required with a short subdivision application. Prior to beginning clearing and grading activities, all 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. 15. Administrative Fees Application Fees & Submittal— Please contact the Permit Center at 253-835- 2607 for updated fee schedules for applications and permits. 16. School Impact Fees —School impact fees are to be -paid at the time of individual single-family building permit. 16-105636-00-PC • Doc ID: 75035 Mr. Dehaan January 10, 2017 Pa-,e 6 17. Approval Timeline —Infrastructure and improvements associated with short subdivision approval shall be constructed within five years of the date of approval, or the decision shall expire per FWRC 18.230.260. 18. Recording— Following substantial completion of short subdivision improvements, the city will record the short plat with the King County Recorders' Office. The applicant is responsible for the plat recording fees. Prior to recording the short plat, all surveying and monumentation must be complete. In addition, all other required improvements must be substantially completed as determined by the departments of Community Development and Public Works. PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734, kevin.peterson@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) and the City of Federal Way Addendum to the 2016 KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of preliminary short 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 planirnetric maps that may be used for basin analysis. 2. The project lies within a Flood Problem 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 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 facilities for short plats must be above ground (i.e. open pond), and within a separate tract that will be owned and maintained by the owners of the short platted lots. Underground facilities are allowed only with approval from the City of Federal Way Public Works Department. 5. Show the proposed location and dimensions of the detention and water- quality facilities on the preliminary plans. 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 pen -nit can be obtained from the Washington State Department of Ecology at htt2://www.ecy.wa.p-ov/programs/wg/storinwater/construction/index.htmI or by calling 360-407- 6048. ~ 16-105636-00-PC Doc ID: 75035 Mr. Dehaan January 10, 2017 Page 7 Right -of -Way Improvements I. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic related items. 2. If dedication of right-of-way is required to install street improvements, the dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior to recording. All stormwater treatment and detention requirements outlined above may apply to any improvements within the public right-of-way. Engineering (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 $1,640.00 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. In addition to engineering approval, short plats and subdivisions are required to obtain a separate permit for grading on the future building pads. Details and fees may be obtained from the Building Department. 3. 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: www.ciiyoffedei-alw4y.com/node/1467 to assist the applicant's engineer in preparing the plans and TIR. 4. 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. 6. 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. 1 G-105G 3G-00-PC Doc ID: 75035 Mr. Dehaan January 10, 2017 Page 8 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 2009 KCSWDM, just 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, saradv.long(@,citvoffederalway.com Transportation Concurrency Analysis (FWRC 19.90) 1. Based on the subm itted materials for four (4) Single Family Detached Housing, the Institute of Transportation Engineers (ITE) Trip Generation - 8"' Edition, land use code 210 (Single Family Detached Housing), the proposed project is estimated to generate approximately 6 new weekday PM peak hour 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 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). 3. The estimated fee for the concurrency permit application is $1,620.00 (1 - 10 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 4 single family lots, the estimated traffic impact fee is $15,965. The total amount of the impact fees will be assessed and collected from the applicant when the building permit is issued, using the fee schedule then in effect. The applicant may request, at any time prior to building issuance, to defer the payment of the 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 on each lot. Please refer to defer payment of impact fee code for process. Street Frontage Improvements (FWRC 19.135) 1. 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 16-105636-00-PC Doc ID: 75035 Mr. Dehaan January 10, 2017 Page 9 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: The Internal street shall be a Type "W" Local street, consisting of a 28-foot street with curb and gutter, four -foot planter strips with street trees, five-foot sidewalks and street lights in a 52-foot right-of-way (ROW). The internal street shall run the entire length of the property with a temporary turn around at the end for future street connection. The turn -around shall meet South King Fire and Rescue Policy. 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 $290 ($270.00 plus $20 administrative/recording fee). 3. Provide conceptual alignment from the existing stub -out to the north and the temporary turn -around internal road. Access Management (FWRC 19.135) 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 steep slope, no additional street connections appear feasible. Therefore, the applicant may terminate the internal street improvement at the easterly property with a turn -around meeting King County Fire and Rescue policy. This will permit future development to connect to the stub -out. 2. 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 should be provided if feasible for this proposed development project. COMMUNITY DEVELOPMENT — BUILDING DIVISION (Peter Lawrence, 253-835-2621, Petei-.Lawrence(@,citvoffederalway.com No comments. Comments will be provided at time of building permit review. LAKEHAVEN WATER AND SEWER DISTRICT (Brian Asbury, 253-946-5407, BAsbunr ,,Iakehaven.org) Water This property is located within the water service area boundary of the Highline Water District. Please contact Polly Daigle (PDaigle@HighIinewater.org) at High line WD for further water system/service information. I6-105636-00-PC Doc ID: 75035 Mr. Dehaan January 10, 2017 Page 10 Sewer • A Certificate of Sewer 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. • The site does not have an existing or previous sewer service connection. • A separate Lakehaven Sewer Service Connection Permit is required for each new lot's connection to the sanitary sewer system, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. ■ If extending individual sewer service lines to each new lot from existing Lakehaven sewer facilities at/near the southeasterly property coiner will be problematic (e.g., existing manhole not large enough for additional pipe penetrations, etc.), Lakehaven would consider a proposal to extend sewer system facilities onto the property. Such system facilities may be declared privately owned/operated/maintained by the property owner(s). Contact Lakehaven for additional information if/as needed. • Based on the proposal submitted, 2016 preliminary estimated Lakehaven sewer service connection fees/charges/deposits (2017 schedule in parentheses) 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. • Sewer Service Connection Permit Fee, per lot: $300.00 ($210.00). • Capital Facilities Charge(s)-Sewer, per Equivalent Residential Unit (ERU, per lot): $3,206.00 ($3,325.00). General ■ All Lakehaven Development Engineering related application forms, and associated standards information, can be accessed from the Development Engineering web pages (http://www.lakehaven.orz2O4/Development-Enp-ineering). • 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, Deputy Fire Marshal, 253-946-7243, ch ris.calranO..southki ngfire.ora) A Certificate of Water Availability shall be provided indicating the fire flow available at the site. A hydraulic fire flow model may be requested from the water district. Fire Hydrants: This project will require 1 fire hydrants, the existing fire hydrant on 25"' Place should work. Fire hydrants shall be in service prior to and during the time of construction. Fire Access Roads: 16-105636-00-PC Doc ID: 75035 Mr. Dehaan January 10, 2017 Page 1 1 Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system the distance can be increase 20 percent. 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 75,000 pound 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 or Fire Department approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet in diameter. 5) Gradient shall not exceed 12 percent. Designated fire lanes may be required for emergency access. This may be done during the plans check or prior to building final. Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction. Fire Sprinkler System: An automatic fire sprinkler system may be required in lots A, B, C and D. 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 infornation 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, Jim Harris, 253-835-2652. We look forward to working with you. 16-105636-00-PC Doc ID: 75035 Mr. Dehaan January 10, 2017 Page 12 Sincerely, A "I"—n Harris Planner enc: Master Land Use Application Short Plat Submittal Requirements/Checklist Lakehaven Enclosures Tree Unit Calculation Sheet SEPA Checklist C: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, SKFR 16-105636-00-PC Doc 1D: 75035 uvri irl]a7JdU.= T4 27748 -0120 �� 757560-0320 757560 27652 2647 `CIF 7 i� 757560 27645 7575610120 039Q- 2643 751'°0 ( 757561 27637 -0130 j57560 27651 75756027660, 757580.053 27762 -0010 0330 0380 0520 757561,0110 27657 27668 27703 �' 757560 757560,�= 757561 01Q0 757561.0020 �' 03A 0370.E 27756 27663 757561 Q030 757561 757560 010 SCARBOROUGH 27711 -0800 �0350 - 27760 27669 700901 .0040127719 27712RS 7 y Z � 03600 . 2308 757561 O 2 •005027727 27716 757561 757561 757561 Co _ -0790 0080 ;0060 27735 �� 27726 27743 757561 0780 757561 `4" 27724 , 0340 -007Q 27732 -077`I 7;;756 757561 � '0350 27738 -0760 0 r CIA 5 561 757561-0750 oo� - 757561.0740 27744 '4*., V -0730 277,50R5� 720480 0042 757561 27808' 0720 27,912 757561,, .. 0690 -0710 757561 -0700 757561 0610 2526 757561 .060n 2530 757561 2535 2539 757561. 757561 -0580 0590 03 0 326080 -0330 .33-22-4-313 FW Rating: 111 720480 -0041 2649 V,io9 326080-042 RS 7, 2 27893 326080 -0360 2402 326080.0350 241 2396 326080 0370 6 1: 0 1 0) 326080 ry 0430; 326080 0440 ; 27938 326081-0660� �I H.W. 2793.5 326080 r,� 326081 0410 4 27944 -0650 RS7.2 -0400 27982 720480 -0040 HE ; AGE *GDDS ' 1 Z/04J o i ouuu •auuQ ` ! 516000 •0040 �. -0210 27640 f 332204 '* 516000 .9154 t1�� 516000 .0030 0 -0020 R59.6 �� 27646 Zjig 2236 R-6 516000 2647 -0010 k "R RS9,6 27709 _'� Z-- C 10, Av 332204 .9212 tro� O-e-Ha,/cm 5 Ub d / i/,-- V i 5 i J / l 6 ale;1/Z=50 f*/ 7,d �V7 4r-eO ; �t N gCres 7�-,, Ile Y/ C x r',--P VL1 I%7rr�G� �-Q 70 7'vt CITY OF FEDERAL WAY L- ✓ELOPMENT REVIEW COMMITTEE (Dk%;) Preapplication Conference Sign -In Sheet DeHaan Short Plat 16-105636-00-PC, December 22, 2016 NAME WITH PHONE & EMAIL .2 5 .2 (-r Z J/Nl-IR/�,J �� •1 Q1P le��a deAaan 14 (�� e:tt l�rt�t 425 3- l y4 - 7 oZ �/ �• r �icrctir4- � y 5 � j%'.vc e- , &rA..,.0.4 /E Sao 7 D� l As F>o E-f c-7 AS�uR`� !-il�1 bQVE� • oRG �.�..�d�w��•�1 a S3- 4 3i -a-7 3') ` Ct,\\. 0N\ 6A A SZ1k Ji cJ �,/�f�. %,✓ %�lh�ti,k Z13 ,Plf-263� Z�js-. -2 7 1,re , re" CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: November 30, 2016 TO: Cole Elliott, Development Services Manager Peter Lawrence, Plans Examiner Brian Asbury, Lakehaven Utility District Vince Faranda, South King Fire & Rescue Tanya Noscimento, Federal Way School District Rick Perez, City Traffic Engineer Highline Water District FROM: Jim Harris 253 835 2652 or jim.harris@cityoffederalway.com FOR DRC MTG. ON: December 15, 2016 - Internal December 22, 2016, 10:00 AM - with applicant FILE NUMBER(s) : 16-105636-00-PC RELATED FILE NOS.: None PROJECT NAME: DEHAAN SHORT PLAT PROJECT ADDRESS: 278XX 25th Place South, Federal Way, WA ZONING DISTRICT: RS 9.6 PROJECT DESCRIPTION: Proposal to divide one parcel into (4) residential lots. LAND USE PERMITS: PROJECT CONTACT: pre -application DEREK DEHAAN MATERIALS SUBMITTED: Vicinity Map Conceptual Short Plat Drawing R2CE M I'E��SR LAND USE APPLICATION ® 8 9 2016 DEPARTMENT OF CommiNm DEVELOPMENT ► S 33325 8`h Avenue South CIT CITY OF Y OF FEDERAL � Federal Way, WA 98003-6325 Fe CR& t=EDERAL WAY 253-835-2607; Fax 253-835-2609 era a� S www.ckyofF'edera,way.com APPLICATIONNO(s) 16 vS— ✓ A!� Date Project Name Pl fNagv, SI.19f-7 Property Address/Location � 7:? XX �2 S; A R S � L►/c. y�r 9�f� 8 Parcel Number(s) —im Project Description PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use _ Short Subdivision Subdivision Variance: Commercial/Residential Required Information 9594 Zoning Designation srG14fl _ Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): Occupancy Type Construction Type .Ve-71 461 [/1 Applicant Name: 06OWk- Address: 0.).? City/State: �u, ►-en Zip: 98l ► ,6 Phone: Fax: Email: Signature:c� Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Bulletin #003 — January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application 1�kCITY OF Federal Way November 30, 2016 FILE, CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor Derek DeHaan email: dehaanll6ll@gmail.com 1223 SW 128"' Street, #103 Burien, WA 98146 RE: FILE No.16-105636-00-PC; DEHAAN 4-LOT SUBDIVISION - PREAPPLICATION MEETING 27800 Block 25" Place South, Federal Way Dear Mr. DeHaan: The above -referenced proposal has been assigned to me as project planner. At this time, the application and preliminary site plan have been routed to the members of the Development Review Committee. A meeting with the project applicant and Development Review Committee has been scheduled as follows: Thursday, December 22, 2016 — 10:00 AM Hylebos Conference Room City Hall, Second Floor 33325 8"' Avenue South Federal Way, WA 98003 We look forward to meeting with you to discuss your proposal. Contact me at jim.harris@cityoffederalway.com or 253-835-2652 if you have any questions. Sincerely, inn Harris Planner Doe LD 75036 r RECEIVED .I NOV 2016E"%A ER LAND USE APPLICATION DEPARTMENT OFCOMMUNmy DEVELOPMENT 6 33325 8`h Avenue South CITY OF CITY OF MERAL* Federal Way, WA 98003-6325 Federal Way CR)t FEDERAL WAY 253-835-2607; Fax 253-835-2609 ODS %vNvNv.c itvol Federahvay.com APPLICATION No(S) �1J �(J [(J J Date Project Name _ �2_l aaPl 7 01-7 �U4di VrS%4v1 w Property Address/Location _ 7 xX �2S7 �I ,S � Parcel Number(s) 7' 6'� ?90'o!!�O ya Project Description Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination _ Preapplication Conference Process I (Director's Approval) Process H (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information Zoning Designation SF 419 Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): Occupancy Type �- Construction Type -f � WC, G7 Applicant Name: Oemk y Address:-AM? City/State: Br�ren Zip: 9 9 / Vd Phone: Fax: Email: debt", 11044 '% mall, evwi Signature: k9cn�z, Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Address: City/State: Zip: Phone: Fax: Email: Signature: �6(14 Bulletin #003 —January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application