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14-104313-PC- � crrY of f Federal Way September 18, 2014 Landon Beyler Beyler Consulting LLC 7602 Bridgeport Way W, Ste 3D Lakewood, WA 98499 FILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Re: File #14-104313-00-PC, PREAPPLICATION CONFERENCE SUMMARY Barcelo Homes Short Plat, 32605 39"' Avenue South, Federal Way Dear Mr. Beyler: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held September 11, 2014. 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. 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 Becky Chapin, 253-835-2641, becky.chapin@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 subdivide one single-family residential lot into either six or eight 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. Beyler Page 2 September 18, 2014 ■ Planning Division • The property contains on -site stream and wetlands. A Shoreline Substantial Development Permit is required. ■ SEPA Review required. • Public Works Development Services Division Surface water runoff control and water quality treatment will be required per the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009 KCSWDM. Conservation Flow Control and Enhanced Basic Water Quality will be required. All stormwater treatment and detention requirements will be applied to new impervious area within the plat and to required improvements within the public right-of-way. • Public Works Traffic Division • A Transportation Concurrency permit is required per FWRC Chapter 19.90. • Traffic Impact Fee (TIF) payment per FWRC 19.91. is Construct street frontage improvements and dedicate right-of-way (ROW) along the property frontage on South 39'h Avenue (FWRC 19.135.040). DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. PLANNING DIVISION Becig Challin, 253-835-264 bec .cha in citvofl'ederaltvay.com 1. Short Plat Process — Short subdivision review.is administratively processed through the Community Development Department. The department will issue a complete application letter or request for additional information within 28 days of receiving the short subdivision application. Vesting of the proposed short subdivision shall take place at the time of complete application. A notice of application with an accompanied two -week comment period is required prior to preliminary approval. Preliminary approval is granted by the city's Director of Community Development. A two -week appeal period follows the director's decision. For an itemized list of required information to be included in the short plat submittal, please refer to the enclosed short plat handout. The city's Subdivision code (Title 18) and Zoning and Development code (Title 19) can be accessed from littp:llwww.codepublishing.cornfWA/FederatWa . Prior to construction of short plat improvements, engineering approval must be granted by the Public Works Department. Please see Ann Dower's comments for specific information regarding engineering requirements. State Environmental Policy Act (SEPA) — The proposed short subdivision is not categorically exempt from environmental review pursuant to Washington Administrative Code (WAC) 197-11- 800(6)(d), lands covered by water, 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. 14-104313-00-PC Doc I.D.: 66660 Mr. Beyler Page 3 September 18, 2014 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 the short subdivision decision. Shoreline Master Program — The subject property is within 200 feet of the Ordinary High Water Mark of the North Lake shoreline regulated under the city's Shoreline Master Program (SMP). The property is located within the Shoreline Residential designation. Pursuant to WAC 173-27-040, short subdivisions are not exempt from Shoreline Substantial Development Permits. This shoreline permit is administrative, reviewed under the provisions of the city's Process III land use permit, and must be issued prior to approval of the short plat. Please find the enclosed submittal checklist needed for permit review. 4. Critical Areas — The city's critical area inventory and the submitted preliminary short plat drawing shows the subject property impacted by environmental constraints. Please find the appropriate studies and necessary permitting related to each feature as they are applicable to your proposed layout. a. Regulated Wetland— The city's critical area map and related wetland inventory indicate a Category I and Category III wetland on site. The Category I wetland has a standard 200-foot setback. The smaller wetland on site is rated a Category III wetland with 25-foot buffer. The applicant will be required to submit a wetland report as a component of the short subdivision application. As the city does not have a staff biologist to review the report, the applicant will be responsible for all third party stream review fees. The short plat drawing must show the location of the wetland and buffer and place it within a tract per FWRC 19.150.070. As proposed, the 8-lot short plat depicts the smaller Category III wetland to be filled in. Per FWRC 19.175.030(4), the city may approve any request to engage in land surface modification within a regulated wetland using Process IV. The specific location and extent of the intrusion into the regulated wetland must constitute the minimum necessary encroachment and meet the following criteria: a) It will not adversely affect water quality. b) It will not adversely affect the existing quality of the wetland's or buffer's 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 in the area of the subject property nor to the city as a whole, including the loss of open space. f) It will result in no net loss of wetland area, function or value. g) The project is in the best interest of the public health, safety or welfare. h) The applicant has demonstrated sufficient scientific expertise and supervisory capability to carry out the project. i) The applicant is committed to monitoring the project and to making corrections if the project fails to meet projected goals. Please note: staff is unlikely to support the 8-lot proposal as it does not constitute the minimum necessary encroachment. The applicant can still get reasonable use of the property, staying out of the wetland and buffer, with fewer lots proposed. In addition, Federal Way Comprehensive 14-104313-00-PC, Doc I. D.: 66660 Mr. Beyler Page 4 September 18, 2014 Plan (FWCP), NEP43, states the City will protect its wetlands with an objective of no overall net -loss of functions or values. In order to clarify the extent of critical area constraints on the subject property, it is recommended that a wetland report be submitted for city review prior to formal short plat application submittal. b. Stream —The city's critical areas maps depict a major stream with a 100-foot stream setback on site. However, the stream setback is within the wetland and buffer; no permitting related to the stream is anticipated. Public Notice — The short subdivision, SEPA review, and Shoreline Substantial Development Permit requires a notice of application. The applicant will be responsible for supplying a map and list of all properties within 300 feet of the subject property. One set 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. 6. Fees —As development fees change annually, please contact the Permit Center at 253-835-2607 for an updated fee list prior to submitting your applications. Additional utility fees, school impact fees, concurrency, and engineering plan review fees apply. 7. Lot Size — The zoning for the subject site is Residential Single -Family (RS-9.6). Minimum lot size for each lot is 9,600 square feet. As depicted, the proposed lots meet and exceed the minimum lot size requirement. However, please be advised that any area established as a tract must be deducted from the underlying parcel lot size. Cluster Subdivision — Per FWRC 18.55.040, the applicant may choose to apply for a "cluster subdivision" to allow reduced lot sizes. The innovative or beneficial overall quality of the proposed development must be demonstrated by the following criteria: a) The subdivision provides innovative development, otherwise not allowed, but which promotes the goals of the comprehensive plan for architectural compatibility with single- family housing on adjacent properties. b) The subdivision results in 15 percent common open space of which at least 10 percent of the gross land area must be usable on -site open space, which is identified with the development and easily accessible to residents. c) Native tree retention in accordance with FWRC 19.120.130 et seq. d) Cluster lots immediately adjacent to existing neighborhoods have incorporated design elements through lot size and architecture to be compatible as approved by the Director. e) The cluster subdivision will not result in destruction or damage to natural, scenic, or historic features. f) Each dwelling unit shall meet the design standards in the FWRC community design guidelines for cluster subdivisions. Design Criteria — Short plats are subject to the subdivision design criteria of FWRC 18.55.020. 14-104313-00-PC Doc LD.: 66660 Mr. Beyler Page 5 September 18, 2014 9. Setbacks — Existing and future residences must conform to the following structural setback requirements of FWRC 19.200.010, "Detached Dwelling Units": front yard - twenty feet; side yard - five feet; and rear yard - five feet. 10. Single -Family Residential Regulations a. Maximum height of structures — 30 ft. above average building elevation. b. Maximum lot coverage — 60 percent. c. Required parking spaces — two per dwelling unit. d. Driveway and/or parking pad may not be closer than five feet to any side property line. 11. 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). All or some of the open space requirements may be satisfied by a fee -in -lieu payment at the discretion of the 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. If the fee -in -lieu option is chosen, a written request to the Parks Director is required. A copy of this request is a required component of the short plat application. Open space fees shall be paid prior to recording the short plat unless the applicant chooses to defer the payment via a covenant recorded against each newly created lot. Refer to FWRC 19.100.070, Timing of fee payments. If the applicant chooses to provide on -site open space, it shall be provided in its own tract and includes any combination of the following types: Open Space Category % of Gross Land Area Usable 10% minimum Conservation 'No maximum or minimum Buffer 2% maximum Constrained 2% maximum 12. Clearing, Grading, and Vegetation and Tree Retention — The short plat is subject to the provisions of FWRC 19.120, "Clearing, Grading, and Vegetation and Tree Retention." It is recommended that FWRC 19.120 be reviewed carefully in reference to the proposed short plat. A clearing and grading plan that meets FWRC 19.120.020 and FWRC 19.120.040 must be submitted with the formal short plat application, if clearing and grading work is proposed. The plat will be subject to tree density requirements of FWRC 19.120.130(1); note that 25 tree -units per acre are required for single-family zoned sites. In the case of the 5.98-acre site, 150 tree units are required (25 x 5.98 = 149.5). Tree unit credits are in table 2 of FWRC 19.120.130-2. The site is currently heavily forested and appears to meet the tree density requirement. The formal application must indicate if any trees are to be removed. 13. School Mitigation Fees — School mitigation fees are due at the time of building permit application for new dwelling units. This fee amount is subject to change as determined annually by the Federal Way School District. 14-104313-00-PC Doc I.D.: 66660 Mr. Beyler Page 6 September 18, 2014 14. Approval Duration — Short plat preliminary approval expires five years from the date of approval. Engineering plans must be approved, improvements constructed, and the short plat must be recorded within the five-year time period. No less than 60 days prior to the lapse of approval, the applicant may request a two-year time extension for the short plat approval. 15. Recording — The City will record the short plat with the King County Division of Records and Elections subsequent to Public Works Department approval of submitted as -built plans. Prior to recording the short plat, all surveying and monuments 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(@citvoffederalway.com Land Use Issues — Stormwater Surface water runoff control and water quality treatment will be required per the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009 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 eight core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. The City has 1" = 100', five-foot contour planimetric maps 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. Best Management Practices (BMP's) will be required as outlined in the KCSWDM. 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). Underground facilities are allowed only with approval from the City of Federal Way Stormwater Management Division. 5. Show the proposed location and dimensions of the BMP's, detention, and water quality facilities on the engineering plans. 6. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at 'figp://www.ecy-wa.&qv/pLo -amshLeal achndex.litml, or by calling 360-407-6437. 7. 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, at hgpaiwww.wa.goy/wdfw/hab/hpapage/litm or by calling the office of Regulator Assistance at 360-407-7037. 14-104313-00-PC Doe I,D,: 66660 Mr. Beyler Page 7 September 18, 2014 Right -of -Way Improvements 1. See the Traffic Division comments from Erik Preston, Senior Traffic Engineer, for traffic related items. 2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior to recording. All stormwater treatment and detention requirements outlined above will be applied to new impervious area within the 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 short plats must be designed to meet this standard. Building (or El) Permit Issues 1. 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 $549.50 for the first 8 hours of review, and $68.50 per hour for additional review time. Engineering plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 2. In addition to engineering approval, short plats and subdivisions are required to obtain a separate permit for lot grading. Details and fees may be obtained from. the Federal Way Building Department. The Federal Way Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at www.citvoffederalwa .cam to assist the applicant's engineer in preparing the plans and TIR. 4. The applicant shall provide a geotechnical report that addresses infiltration rates for stormwater purposes and design pavement thickness for roadways. 5. 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. 6. 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. 14-104313-00-PC Doe I.D.: 66660 Mr. Beyler Page 8 September 18, 2014 7. When topographic survey information is shown on the plans, the vertical datum block shall include the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are called out. 8. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black ink. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. 9. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per Appendix D, 2009 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 Erik Preston 253-835-2744 eri k-Rreston(a)citvoffederalway.com Transportation Concurrency Analysis (FWRC 19.90) 1. Based on the submitted materials for six or eight single-family homes, 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 six or eight new weekday PM peak hour trips. Alternatively, the applicant may submit a site specific trip generation study for the proposed development. 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 $344.50 (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) Residential Land Divisions - Based on the submitted materials for six or eight single-family lots, the estimated traffic impact fee is either $19,231.79 for six lots, or $25,642.39 for eight lots. The actual fee will be calculated and paid at the time of plat recording. The applicant may defer part or all of the impact fee payment amount to either building permit issuance; or to later than closing of the sale of the single- family home. If this option is selected, a covenant prepared by the city to enforce payment of the deferred fees will be recorded at the applicant's expense on each lot at the time of plat recording for residential land divisions. 14-104313-00-PC Doc I.D.: 66660 Mr. Beyler Page 9 September 18, 2014 Street Frontage Improvements (FWRC 19.135) 1. The applicant/owner would be expected to construct street improvements for both the six- and eight - lot scenarios consistent with the planned roadway cross -sections as shown in Map III-6 of the FWCP and Capital Improvement Program (CIP) shown as Table III-19 (F)A7RC 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: ■ 39t' Avenue S is a Local Street planned as a Type "U" street, consisting of a 32-foot street with curb and gutter, 4-foot planter strip with street trees, and 5-foot sidewalks with streetlights in a 56-foot right-of-way (ROW). Assuming a symmetrical cross section, half -street improvements are required as measured from the street centerline with no ROW dedication. 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 $105.50. Access Management (FWRC 19.135) 1. Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280 provides access standards for streets based on planned roadway cross -sections. Please note that access classifications are per Drawing 3-1A in the Public Works Development Standards. Please show all neighboring driveways and streets within 150 feet of the proposed driveway(s). Design Criteria (FWRC 18.55) All lots shall be accessed by a public street right-of-way (FWRC 18.55.020). In certain cases, lots may be accessed by an ingress/egress and utilities easement or alley subject to the requirements established in the City of Federal Way public works development standards. Misc. Safety related Comments Driveways serving a single-family dwelling unit abutting two streets should be at least 25 feet from the beginning of the street radius. BUILDING DIVISION Scott Sproul,_253-835-2633. scott.Sproul().ciiyoffederalway.com International Building Code (IBC), 2012 Washington State Amendments WAC 51-50 International Mechanical Code (IMC), 2012 Washington State Amendments WAC 51-52 Uniform Plumbing Code (UPC), 2012 Washington State Amendments WAC 51-56 & WAC 51-57 14-104313-00-PC Doc LD : 66660 Mr. Beyler Page 10 September 18, 2014 International Fire Code (IFC), 2012 Washington State Amendments WAC 51 -54 National Electric Code (NEC), 2012 Accessibility Code, ICC/ANSI A117.1 - 2009 International Residential Code, 2012 Washington State Amendments WAC 51-51 Washington State Energy Code, 2012 WAC 5 1 -11 Site -Specific Requirements: With each building permit application provide geo-technical report. The information provided is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at time of building permit plan review. LAKEHAVEN UTILITY DISTRICT Brian Asburv, 253-946-5407 BAsbury ,lakehaven.ortr Water ■ A Certificate of Water Availability (application form enclosed) 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 10 work days to issue for typical, 3 work days for accelerated, processing. ■ Existing water system hydraulic model information (FF#189) in this area indicates that Lakehaven's standard maximum allowable system velocity of 10 fds is exceeded at a fire flow rate greater than 4,900 gpm. Fire flow capacities greater than 4,900 gpm may be accommodated through water system improvements. ■ The site does not have any existing or previous water service connections. • A water service connection application (form enclosed) submitted separately to Lakehaven is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g., larger service, irrigation, abandonment of existing service(s), re -activation, etc.), in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. ■ Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/charges/deposits (2014 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. 14-304313-00-PC Doc I.D.: 66660 Mr. Beyler Page 11 September 18, 2014 o Water Service/Meter Installation Deposit, 1" size, each: $4;120.00. Sizing is preliminary only, actual individual service/meter sizing will be based on plumbing fixture counts. o Capital Facilities Charge(s)-Water: $3,492.00 per lot/ERU. No water system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property. o Charge -Payable -in -Lieu -of -Extension (CPILOE): $2,005.39. o Latecomer Charge: $N/A. o Service Agreement Charge(s): $N/A. o County Document Recording Fees: $N/A. o ROW Permit Fee (Agency): $510.00 per lot. o Other (describe): $None anticipated. Sewer ■ The site does not have any existing or previous sewer service connections. If Onsite Sewerage Systems (OSS) are desired/proposed, contact King County's Environmental Health Services(http://www_.kingcounN.p-ov/iiea.itliservices/health/elis/xvastewater.4apx, 206-296- 4932) as the jurisdictional OSS agency. If sewer service is desired or otherwise required, a Developer Extension Agreement will be required to construct new and/or abandon existing sanitary sewer 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 a Developer Extension Agreement (application form attached). The nearest existing sewer main is located at 3821 S 322nd St. 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. If sewer service is desired or otherwise required, a separate Lakehaven sewer service connection permit (application form enclosed) is required for each new 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 sewer service is desired or otherwise required, the associated Developer Extension Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven prior to activating any new sewer service connection(s). ■ If sewer service is desired or otherwise required, preliminary estimated Lakehaven sewer service connection charges (2014 schedule) will be as follows, based on the proposal submitted. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees & charges are typically reviewed & adjusted (if necessary) annually, but are subject to change without notice. o Sewer Service Connection Permit Fee, each lot: $130.00. o Capital Facilities Charge(s)-Sewer, per lot/ERU: $3,117.00. No 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. o Charge -Payable -in -Lieu -of -Extension (CPILOE): $N/A. 14-104313-00-PC Doc I.D.: 66660 Mr. Beyler Page 12 September 18, 2014 o Latecomer Charge: $N/A. o Service Agreement Charge(s): $130.00, each lot (IF grinder pump is required). o County Document Recording Fees: $80.00, each lot (IF grinder pump is required). o ROW Permit Fee (Agency): $N/A. o Other (describe): $None anticipated. General 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 In ham 253-946-7244 chris.inahasn southkingfire.or(F A Certificate of Water Availability shall be provided at the time of application indicating the fire flow available at the site. A hydraulic fire flow model shall be requested from the water district. 0 For single family residences, fire hydrants shall be 600 feet to all portions of the building as measured by an approved route around the exterior of the building. 0 Fire apparatus access roadways shall be required for every building when any portion of an exterior wall of the first story is located more than 150 ft. from fire apparatus vehicle access. • Fire apparatus access roads: 1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. 2) Shall be designed and maintained to support the imposed load of a 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 at the dead end. All such cul-de-sacs shall be not less than 80 feet in diameter. 5) Gradient shall not exceed 15 percent. • An automatic fire sprinkler system shall be installed in Group R, Division 3 occupancies: 1) Without adequate fire flow. 2) Without approved fire department access. 3) Without approved fire hydrants. 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). 14-104313-00-PC Doc I.D.: 66660 Mr. Beyler Page 13 September 18, 2014 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, Becky Chapin, 253-835-2641. We look forward to working with you. Sincerely, Becky Clap r Associate Planner ene: Master Land Use Application Short Subdivision Submittal Requirements Shoreline Substantial Development Permit SEPA Checklist Submittal Requirements for Process IV Mailing Labels Handout Lakehaven Handouts c: Nadia Maksimchuk, PO Box 1733, Auburn, WA 98071 Ann Dower, Senior Engineer Plans Reviewer Erik Preston, Senior Traffic Engineer Scott Sproul, Assistant Building Official Chris Ingham, South King Fire & Rescue Brian Asbury, Lakehaven Utility District 14-104313-00-PC ' Doc I.D,: 66660 CITY OF FEDERAL WAY DEVELOPMENT REVIEW COMMITTEE (DRC) Preapplication Conference Sign -In Sheet S 39`h Ave (Barcelo Homes) Short Plat 14-104313-00-PC, September 11, 2014 NAME WITH PHONE Beck i n a-n n Z53 835 9 6q nm Vic, 5co ,;y9f4j 5�u R V Sri �S3 Sao NAME WITH PHONE WEYERHAEUSER Co 32820 32ND AVE 98001 #152104-9178 A PORTION OF NE 1/4 OF SECTION 18, TOWNSHIP 21 N., RANGE 04 E, S 39TH AVE SHORT PLA PRELIMINARY SITE PLAN PARCEL # 152104-9022 Ij [ 1817 S 325TH 611' Mill 3$25 3 325TH 4T 930PI 3831 S3RS1'Ii 5T9Ml 3251139TH AVE 98001 ".-. 1 # 152104-92W � p 1521N-91+19 � �Y 152164AJ90 1 q 1521 -913•I / J LOT 1 / 39,886 SF ..... 39,886B86 SF h j R 'I , iFFER i. LOT 3 � � � � LL.I 39,885 SF/ l W ,$84 SF ' h Q Owilll o; T o b r 171- + + LOT 5 ": ++++++� 47,860 SF M + + + + ++++ 1,6T6:::::` SF +CZATEGOR 798' f / WETLAND r Y 3 1 PROPOSED BUILDING j BOUNDARY ~ I r SETBACK LINE (TYP) I 25' WETLAND I ' I BUFFER I + I LYI.E KREh1ER � I32629 39TH AVE 98001 I I.YLE KREhIER # 152104-9026 � ti #152104-9210 d fT I- tl V1t.lIYl I T I"Ilif i N.T.S f _ S 325TH STREET ....(60' ROW) ..... �-- ---..... -— Lrl.........:..: 395M_ __..--...__. ! DEATNISSI'NI)S'TROM f I I 3309 S TH ST 98001 152 I # 152104-9142 + + + + + + + + + + + + + + + ++++++++++++++ ++++++++++++++ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + 1� + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + ++++tORY 1 ++ + + + + + + + + + + + + + + + + + WETLAND + + CATEG + + + + + + + + + + + + + + + + + + BOUNDARY• + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + ++ + + +4+ + + + + + + + + + + + + + + + + + I + + + + + SCALE: 1" = 100' SITE INFO PARCEL NUMBER: 152104-9022 32605 39th AVENUE S FEDERAL WAY, WA 98001 260,053 SF (5.98 ACRES) THIS IS NOT A SURVEY. THE EXISTING CULTURAL AND TOPOGRAPHICAL DATA, SITE FEATURES, ELEVATIONS, AND PROPERTY BOUNDARIES SHOWN ON THESE DRAWINGS HAVE BEEN PREPARED BASED UPON INFORMATION FURNISHED BY THE OWNER, KING COUNTY RECORDS, AND OTHER PUBLIC GIS INFORMATION. WHILE THIS INFORMATION IS BELIEVED TO BE RELIABLE, BEYLER CONSULTING CANNOT ENSURE ACCURACY AND THUS IS NOT RESPONSIBLE FOR THE ACCURACY OF THAT INFORMATION OR FOR ANY ERRORS OR OMISSIONS WHICH MAY HAVE BEEN INCORPORATED INTO THESE DRAWINGS AS A RESULT. IT IS RECOMMENDED THAT A LICENSED SURVEYOR ALWAYS BE USED TO SET CORNERS, ESTABLISH LOT LINES AND DETERMINE ELEVATIONS. IT IS THE SOLE RESPONSIBILITY OF THE OWNER AND/OR HIRED CONTRACTORS TO VERIFY ALL INFORMATION PRIOR TO PLACEMENT OF STRUCTURES ON THE PROPERTY. WEYERHAEUSER CO 32820 32ND AVE 98001 #152104-9178 VICINITY MAP N.T.S f 39 I DENNIS �Ia US -FROM I 3809 S 325TH ST 98001 # 152104-9142 A PORTION OF NE 1/4 OF SECTION 18, TOWNSHIP 21 N., RANGE 04 E, M. S 39TH AVE SHORT PLAT PRELIMINARY SITE PLAN PARCEL # 152104-9022 S 325TH STREET (60' ROW) a r I I I I I I� jI I pJ \ C:ISIi� I I II rlI 6 0 .AlJ1i I IWAIA.LY CHANI".Y I Av 11WOKS, 48001 113831 gp8001 r 3251 d8001 rl �371i f2 #5104-208 #S�1W-9189 # 1521(�i012is.L+34 I I IF qll I -... 1 + + + W" - - r + + + + + + + + + + + + + + + + + + + + + + + + + + + + — I71'- —1 LOT LOT 1 + + + + + + + + + + + + + + 30,821 SF/ + + + + + + + + + + + + + + LOT 2 + + + + + + + + + + + + + + 33,738 SF + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + 6a' npt + + + + + + + + + + + + + + + + + + + + + + + + ,✓ 200' WETLAND BUFFER + LOT 3 + + + + + + + + + + +11 + 33,746 SF �n /LOT 4 + + + + + + + ++++ r 0.7$8SF+ + + + + + + + + + + + 1Z1 _ + +++++++ + + c + + + + + + + + + + + + + + + + + + + + + + + +V/7 + a +++++++++++++ + + + + + + + + + + + + 171' LOT 5 / + + + + + + + + + + + + + + + ... LOT 6 / 30,773 SF ' I e + + + + + + + + + + + + + + + + + + + + + + + + 33,759 SF 111/���� + + + + + + + + + + + + + + + + + + + + + + + + + + + + 164' b +++++++++++++++4CATEGORYI+ — a 4.+ + + + + + + + WETLAND + ++++ + + 5V \ + + + + + + + 4 BOUNDARY+ + + + LOT7 33,766 SF' --1 \ + + + + + + + + + + + + + + + ^ OT8 + + + + + + + + + + + + + + + + + + + ... + + + + + + + + +r + \ Y1,786 SF + + + + + + + + + + + + + + + 171' f + + + + + + + ... ... + + + + r ` r 798' S r r � MI77GATE ONSITE 1 PROPOSED ENHANCED / CATEGORY3 1 WETLAND BUFFER I WETLAND BOUNDARY 1 PROPOSED BUILDING �' I SETBACK LINE (TYP) LYLE KREb1Eli I ' LYLE KREb1ER J 32629 39TH AVE 98001 # 152104-9210 # 152104-9026 1 f 4jf y f7 N 100 50 0 100 SCALE: 1" = 100' SITE INFO PARCEL NUMBER: 152104-9022 SITE ADDRESS: 32605 39th AVENUE S FEDERAL WAY, WA 98001 SITE AREA: 260,053 SF (5.98 ACRES) ZONING: RS9.6 (1 UNIT19,600 SF) COMPREHENSIVE PLAN: SINGLE FAMILY, HIGH DENSITY SETBACKS FRONT: REAR: 5' 5' RECEIVE® SIDE INTERIOR: 5' SIDE STREET: 10, AUG 2 2 2014 OSS MIN LOT SIZE: 18,000 SF CITY OF FEDERAL WAY THIS IS NOT A SURVEY. THE EXISTING CULTURAL AND TOPOGRAPHICAL DATA, SITE FEATURES, ELEVATIONS, AND PROPERTY BOUNDARIES SHOWN ON THESE DRAWINGS HAVE BEEN PREPARED BASED UPON INFORMATION FURNISHED BY THE OWNER, KING COUNTY RECORDS, AND OTHER PUBLIC GIS INFORMATION. WHILE THIS INFORMATION IS BELIEVED TO BE RELIABLE, BEYLER CONSULTING CANNOT ENSURE ACCURACY AND THUS IS NOT RESPONSIBLE FOR THE ACCURACY OF THAT INFORMATION OR FOR ANY ERRORS OR OMISSIONS WHICH MAY HAVE BEEN INCORPORATED INTO THESE DRAWINGS AS A RESULT. IT IS RECOMMENDED THAT A LICENSED SURVEYOR ALWAYS BE USED TO SET CORNERS, ESTABLISH LOT LINES AND DETERMINE ELEVATIONS. IT IS THE SOLE RESPONSIBILITY OF THE OWNER AND/OR HIRED CONTRACTORS TO VERIFY ALL INFORMATION PRIOR TO PLACEMENT OF STRUCTURES ON THE PROPERTY. OWNERICLIENT. ENGINEER: BARCELO HOMES BEYLER CONSULTING NADIA MAKSIMCHUK 7602 BRIDGEPORT WAY, STE 3D PO BOX 1733 LAKEWOOD, WA 98499 AUBURN, WA 98071 TEL: 253-301-4157 TEL: 253-880-7873 'L.L W � W m cd JOB NUMBER 14-278 SHEET 1 OF 1 PSP3.0 • dap _ r l Way VV -y � I n • i � � Ip,r.M ede a -r- - S 321 "ST -- ; P64 c ti ANYop Op-1 r� r� ______T-------------"�4�--1 CP-1 * uReul �py5fp,fA}!GY CP-1* RS efi North ite Fishing Ices 11 CP-1* t iecn - tm leer if4 0 m 15o ]W 4m Fee! 1 Aere ��f 55 SN K �dT�'yg255T5S .� VSp� M �pIF� �� de.� IrsaY •-• ' � n IM- A H F 1'a it _ • = + x x p1 t��raw" l•..,5'SRgl1s$T A B�m��eeaa,,W�.rMtr' Y 0 BN Fidel ENArid'Y en B R U s�m. ass.s E Q Vie {1 5 y t " 1 v IL ova c„a 1jx • L� � r m,.x a �y ��re.r S , V, a71AN sr � „� prri �� 1 •ac r°.r 1 �R� wnisao' Rsso IN,.z.tm a. r.er RS9.6 L� `}• - • • lei ,. City of Federal Way N 33325 81h Ave 5 Federal Way, WA 98003 (253) 835-7000 vv ctyodederakraycnm RS9.6 R54� 'tul � 054,frd RSg6 .10' .Osgftil S925THST7Sg71Yt+1V741 Z.ny,gWf9' MOO I Igs ti� RS9r6 ,urfiiOkes ' :1 fAllenn��A� d ��ti �� .. hk�b�lwcdButrsls ReaidmMl Zones: Rn4h,tlrl, I UrWA •1^i3TllPL , _ II• Reeldeno-al,4 UnibfAwe xrsaeu�au�+r� • • �r R,9 Residential, 8 UniWAae RI Resdentiel-12 Vrw6 . ^.sa 1YLV.re,eA la lfn b 4N ♦tnMrod 2+Irrntl�se,e 4-In Residential. 4a Ut Aere 6padal NW.-. > �Pi Pl�rr-[tnNolt oEg" ME°i �.,.";°N s m = RS9.6 1 s3zenl ar__,— 5328m %7 ... �n,ra�,�,sseca F.a.relvnr -.msra - Biom car ew�.v aea City of Federal Way - "q nev�iawe�mnp,.m Regional Zoning Atlas c..w xm m.e.�.ror-i•,.,e c'a.�.� MapQuarter601 Laken Detail Series- Xi�;zl Way Map 6B I Lakellavm Pk MA 1rvEA--RFWis�uwr o�i si NW 152144 sum NWrluarteror Ktog MaP T28 m nr�wv w`,�-'�.w..-.`-"�':e<v-� Upw. w,&"-MNgwrs.✓xArm 71 OF Of Z_ tR City of Federal Way Wetland Inventory Field Form Wetland Number ' r '- � �— 2 �1 1 /4 Seci/TwrYRng L� W Location (address/cross-streets) 1 ,,A Team Members 1117M Date Feld Check: '` I Base Map #: +11Yindshield Acsl Site Access/ Site Not Accessed FIELD DATA Cowardin Class Dominant So❑ % total W L SS �ilEn - . Notable Wildlife Features &4 Snags:#'s 26" z12" 2:24" Heights: inlet present: Y N; width flow: Y N / Outletpresent: Y N; width flow: Y N None Observed one O Water Sources/N) S'e ors stream culvert: (diam) Ls�htet flip floodplain seeps Human Disturbances: ^v� d rr „ta,7 'Tc TVs S' Buffer Conditions: fsm-k/Tf - f �"54 i© �s• °iR° S. OFFICE DATA NRCS Soil Unit: b. WL Rating - — Approximate Size: to r "A xP.- A �o r lal�' 500 tos 2,500 sq.ft a acre,:!-, 2 acre z2;500 s,/cre z2 acre,s 5 acre Z 1/z acre, s 1 acre z 5 acre jC, OM(MENT��1nDf BS ERIVAT❑IO/'NS c ' City of Federal Way Wetland Inventory Field Form Wetland Number 1 /4 Sect/Twn/Rng Location (address/cross-streets) /0rqL(A ArIce— QYeec'a5,:� c,;r S Team Members- ///;l Date Field Check:: /2trskp Base Map #:. 74 b' �4 SS � Windshield Acces�ReAccs/ Site Not Accessed FIELD DATA Cowardin Class Dominant Sm) % total W L 5 A,, IT �� /►'Il�Yfail �����1/l; �� vw 0C�} Notable Wildlife Features 6Qen a-)KIr Snags:#'s z6" Z 12" Z24" Heights: Inletpresento N; width ` flow N / Outletpresent:&N; width 3 ,-4"-"*'flo4 N None Observed None Observed Wnfor Sourcesp/N) �re culvert: (diam) sheet flow floodplain seeps Human Disturbances: ps, drn l a Ihones 1a a d" Ujq4a06Ck-S Buffer Conditions: m 1 �e� -�re5� p�, �� W. t4o' .//,E, 5 �o OFFICE DATA � hai.ts .hd- 'F/a9 6 , NRCS Soil Unit: Approximate Size. 500 tos 2,500 sq.ft z 2,500 sf, s 1/2 acre Z 1/2 acre, s 1 acre WL Rating z z 1 acre, s 2 acre � 2 acre, s 5 acre Z'5 a rca e MMMENTS/OBSERVATIONS , � - III Ids • . A�kCITY OF Federal August 25, 2014 Landon Beyler Beyler Consulting LLC 7602 Bridgeport Way W, Ste 3D Lakewood, WA 98499 FILE CITY HALL Way 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 wwww cityoffederalway. com RE: File #14-104313-00-PC; PREAPPLICATION CONFERENCE SCHEDULED Barcelo Homes Short Plat, *No Site Address* Federal Way Dear Mr. Beyler: 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: 10:00 a.m. — Thursday, September 11, 2014 Hylebos Conference Room Federal Way City Hall, 2nd Floor 33325 8th 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 becky.chapin@cityoffederalway.com, or 253-835-2641. Sincerely, Beck Associate Planner c: Email Landon Beyler, landon@beylerconsulting.com Doc. I.D. 66608 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: August 25, 2014 TO: Ann Dower, Development Services Rick Perez, Traffic Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: Becky Chapin FOR DRC MTG. ON: September 4, 2014- Internal September 11, 2014, 9:00am - with applicant FILE NUMBER(s): 14-104313-00-PC RELATED FILE NOS.: None PROJECT NAME: Barcelo Homes Short Plat PROJECT ADDRESS: *NO SITE ADDRESS* ZONING DISTRICT: RS 9.6 PROJECT DESCRIPTION: Proposal to short plat one lot into either 6 or 8 single family lots. LAND USE PERMITS: Preapplication Conference PROJECT CONTACT: Landon Beyler Beyler Consulting LLC 7602 Bridgeport Wy W, Ste 3D Lakewood, WA 98499 MATERIALS SUBMITTED: • Mater Land Use Application • Preliminary Short Plat Drawing RECEIVE® CITY OF Federal Way AUG 22, 20% CITY OF FEDERAL- WAY CDS MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 81' Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 www.cityoffederalw,,ty.com APPLICATION NO(S)J y r 1 3 —PC C Date Project Name S 39th Ave Short Plat ^AL2 �,0 ;~ S 10 Property Address/Location 32605 S 39th Avenue, Federal Way, WA 98001 Parcel Number(s) 152104-9022 Project Description Short plat existing 5.98 acre parent tract fronting S 39th Avenue PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination X 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 RS9.6 Zoning Designation SF, Hiqh Den Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): Occupancy Type Construction Type Applicant Name: Barcelo Homes, Nadia Maksimchuk Address: PO Box 1733 City/State: Auburn, WA Zip: 98071 Phone: 253.880.7873 f •� Fax: Email: Signature: Agent (if different than Applicant) Name: Address: City/State Zip: Phone: Fax: Email: Signature: Owner Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Landon Beyler, Beyler Consulting 7602 Bridgeport Way W., Ste 3D Lakewood, WA 98499 253.301.4157 253.336.3950 landon @ beylerconsulting.com WA Conference of Seventh-Da889999 32229 Weyerhaeuser Way S Federal Way S, WA 98001 Bulletin #003 — January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application