18-101975-PCCITY OF
Federal Way
June 11, 2018
1F Ell LE
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
Eugene Han hansremanagement _,z mail.com
21021 76`h Ave West, #76
Edmonds, WA 98026
Re: File #18-101975-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Han Fast Food, 32108 391h Avenue South, Federal Way
Dear Mr. Han:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held May 23, 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. 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 demolish existing single family residence and commercial nursery and construct 3,770 sf fast
food restaurant and 2,135 sf coffee shop drive-thru. Divide property into 2 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. Han
June 11, 2018
Page 2
■ Planning Division
Use Process III and SEPA review required.
• Public Works Development Services Division
This project is subject to the requirements of the 2016 King County Surface Water Design Manual
and the City of Federal Way Addendum. This includes meeting Conservation Flow Control,
Enhanced Basic Water Quality Treatment and Best Management Practices requirements.
• Public Works Traffic Division
■ Transportation Concurrency Management (FWRC 19.90) — A transportation concurrency
pen -nit with application fee of $4,790.00 is required for the proposed project.
■ Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required for fast-food restaurants.
■ Transportation Impact Analysis (TIA) — A queuing study prepared by a licensed engineer in
Washington may be required.
• Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on S 320th Street, Military Rd S, and
39th Ave S.
• Access Management (FWRC 19.135.260) — The development shall meet access management
standards.
■ 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.
■ Intersection Sight Distance — Submit intersection sight distance analysis consistent with
AASHTO guidance.
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,
j im. harris@cityoffed eralway.com)
Zoning Designation and Use — The subject property is located in a Neighborhood Business (BN)
zoning district. The master land use application form submitted for the preapplication conference
identifies retail use; however, the site plan identifies two fast food restaurants with drive-thru lanes.
Therefore, the Development Review Committee is reviewing the proposal as fast food use. Fast food
is a permitted use in the BN zone per FWRC 19.215.020.
2. Land Use Application — Fast food use is permitted subject to the required Use Process II review.
However, as proposed, the development project will require a Use Process III application due to the
required environmental review explained in item #3 below. Use Process III is an administrative
review conducted by city staff with a final decision rendered by the Director of Community
Development.
State Environmental Policy Act (SEPA) Environmental Review — The proposed development
requires environmental review as the proposal exceeds the following State Environmental Policy Act
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(SEPA) flexible thresholds adopted by the city set forth in FWRC 14.15.030(1)(c) - Office,
commercial, recreational, service or storage buildings up to 12,000 square feet and up to 40 parking
spaces. In your environmental checklist, you will also need to address the building demolition. The
environmental review is conducted concurrently with the Use Process III application and a
completed environmental checklist will be required. An environmental threshold determination
made by the Director must be issued prior to the Process III land use decision.
4. Land Use Review Timeframes — The Planning Division will notify the applicant of application
status within 28 days of submittal. If the application is determined complete, staff will issue a Letter
of Complete Application. FWRC limits the administrative review to 120 days from the date of
complete application. However, the review timeframe is suspended at any time that additional
information is requested by the City. The applicant must submit requested information within a 180-
day timeframe, unless an extension is granted pursuant to FWRC 19.15.050(2).
5. Public Notification — Process III applications and SEPA determinations require public notice.
Within 14 days of issuing the Letter of Complete Application, a Notice of Application for the Use
Process III will be published in the Federal Way Mirror, posted on the subject property, placed at
the City's three designated notice boards, and mailed to all property owners located within 300 feet
of the site. The mailed notice is required for projects which are located 300 feet from property zoned
SE (suburban estates), RS (single-family residential) or RM (multifamily). Notice for the SEPA
determination will be given simultaneously. The applicant is required to submit two sets of stamped
mailing envelopes and a map showing the subject property and the 300-foot radius map for the
mailing. A mailing labels handout is enclosed, and identifies a City service offering to prepare the
required mailing labels.
6. Binding Site Plan — Division of any land for sale or lease which is classified for commercial,
business, office, or industrial development, or which is to be developed as a manufactured home
park shall be required to obtain an approved binding site plan (BSP) in accordance with FWRC
18.20.
A binding site plan shall be submitted according to the requirements for content and form for short
subdivisions per FWRC 18.20.020. Binding site plans are processed under the provisions of short
short subdivisions in FWRC 18.30.
Pursuant to FWRC 18.30.010, short plat (and binding site plan) applications are administratively
processed through the Department of Community Development. The administrative review process
requires that the Director of Community Development issue a decision on the binding site plan
request and confirm conformance with FWRC 18.30.110(2). Public notice of the complete binding
site plan proposal is required per FWRC 18.30.080, and a 15-day public comment period is
provided. However, no public hearing will be required unless an appeal is filed.
If the director issues an approval of the binding site plan, the approval typically includes and
requires construction of associated infrastructure improvements. As required by the city's Public
Works Department, all infrastructure improvements must be designed, reviewed, and constructed
prior to recording the binding site plan.
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Prior to construction of binding site plan, engineering approval must be granted by the Public Works
Department. Please see Development Services Manager Cole Elliott's comments below for specific
information regarding engineering requirements.
A master land use application and short plat handout are enclosed; relevant code sections can be
accessed at: www.codet)ul)lisliiiiig.coiii/WA/Federal.
7. Critical Areas —No critical areas or buffers are shown on the city's inventory in relation to this
property.
8. General Zoning Regulations — Use Zone Chart 19.215.020 provides regulations for fast food
restaurant uses in the BN zone. The following list is only a portion of the zoning regulations
governing the proposed use in the BN zone. The applicant should consult the referenced Use Zone
Chart prior to submitting a Master Land Use application.
a. Setbacks — 0-ft. front/(either north or east property line, 10-foot minimum along other frontage,
and 20-foot building setback per note 3, along south and west property lines adjacent to
residential zones.
b. Maximum Height — 35 ft. above Average Building Elevation (ABE), with limitation of
maximum height of 30 feet above ABE within 100 feet of residential zone, (30 foot max.
applies for much of the site).
c. Parking — 1 space for each 80 square feet of gross floor area for fast food. The conceptual site
plans are deficient and do not provide the required parking stall count.
d. Lot Coverage — No maximum lot coverage applies to the proposed use.
e. Hours of operation of these uses may be limited to reduce impacts to nearby residential uses,
per note 4.
f. Drive -through — Access to and from the drive -through facilities must be approved by the Public
Works Department. Drive -through facilities must be designed so that vehicles will not block
traffic in the street while in line and will not unreasonably interfere with on -site traffic flow.
[See also Community Design Guidelines related to drive -through facilities, in the next section.]
9. Community Design Guidelines — Review of the proposal under the city's design guidelines, FWRC
Chapter 19.115, is required for the project and will occur in conjunction with the Use Process
review. The principle applicable guidelines for the project are noted below. However, this does not
necessarily include all applicable guidelines, and project designers must consult the guidelines in
their entirety in preparing an application. The application must include a written narrative identifying
how the proposal complies with the applicable design guidelines, as detailed.
FWRC 19.115.010(2) CPTED — Implement Crime Prevention through Environmental Design
(CPTED) principals to reduce opportunities for criminal activities to occur. The city's Police
Department and Planning Division will evaluate the formal application and review for
compliance with CPTED principals. A completed CPTED checklist must be submitted with
your application.
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i. Natural Surveillance — Promote visibility of public spaces and areas.
ii. Access Control — Identify techniques that deter unauthorized access and/or inappropriate
access.
iii. Ownership — Reduce perception of areas as ownerless.
b. FWRC 19.115.050 Site Design — Refer to all sections of this chapter for site design standards.
Key sections include:
i. (1) General Criteria (b), (c), (d), (e), (f), and (g)
ii. (2) Surface Parking Lots (a), (b), (c) and (e)
iii. (4) Pedestrian Circulation and Public Spaces (a), (b), (c), (d), (e) and (f)
iv. (5) Landscaping
v. (6) Commercial service (a) and (b)
vi. (7) Miscellaneous (a) and (b)
1. (b) Drive-thru facilities, such as banks, cleaners, fast food, drug stores and
service stations, etc., shall comply with the following:
(i) Drive-thru windows and stacking lanes are not encouraged along facades
of buildings that face a right-of-way. If they are permitted in such a location,
then they shall be visually screened from such street by Type III landscaping
and/or architectural element, or combination thereof; provided, such
elements reflect the primary building and provide appropriate screening.
(ii) The stacking lane shall be physically separated from the parking lot,
sidewalk, and pedestrian areas by Type III landscaping and/or architectural
element, or combination thereof-, provided, such elements reflect the primary
building and provide appropriate separation. Painted lanes are not sufficient.
(iii) Drive-thru speakers shall not be audible off site.
(iv) A bypass/escape lane is recommended for all drive-thru facilities.
C. FWRC 19.115.060 Building Design — Key design requirements of this section apply to the project
as follows.
i. (1)(c) Materials and design features of fences and walls should reflect that of the primary
building(s) and shall also meet the applicable requirements of FWRC I9.I20.I20,
Rockeries and retaining walls.
ii. (2) Note: It appears that several facades are 60 feet or greater in length and will be visible
from either public rights -of -way and/or nearby residential uses, and therefore must
implement at least two of the four following options on each facade. Options intended to
break up the mass of large buildings include fagade modulation, landscaping, canopy or
arcade, and associated pedestrian plazas.
iii. (3) Building facades shall also include methods of articulation and accessory elements,
for example display windows, window openings with visible trim material, vertical
trellis, artwork, decorative masonry or metal patterns or grillwork, relief, material
variations, etc.
1. See provisions regarding articulation of blank walls.
d. FWRC 19.115.070 Building and Pedestrian Orientation — Design requirements of this section
apply to the project as follows: (1) (a-d).
e. FWRC 19.115.090(1) District Guidelines for BN— Key design requirements of this section
apply to the project (F)VRC 19.115.090(1)(a)-(f)).
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10. Signage — See FWRC 19.140 for specifics about sign requirements. Separate sign permits are
required.
11. Rockeries — See FWRC 19.120.120 for specifics about retaining wall requirements of height,
location, landscaping and material composition.
12. Landscaping — Landscape requirements are contained in FWRC Chapter 19.125 "Outdoors, Yards,
and Landscaping." Following are the key landscape requirements for the project.
(a) Per FWRC 19.125.060.5, for properties within the Neighborhood Business, BN zone:
1. Type I landscaping a minimum of 15 feet in width shall be provided along the perimeter of
property abutting a residential zoning district (west and south property lines).
2. Type III landscaping five feet in width shall be provided along all properties abutting public
rights -of -way and ingress/egress easements.
(b) Per FWRC 19.125.040.4, all trash enclosures shall be screened from abutting properties and/or
public rights -of -way by a 100 percent sight -obscuring fence or wall and appropriate landscape
screen.
(c) Per FWRC 19.125.040.22, building walls which are uninterrupted by window, door, or other
architectural feature(s) listed in Chapter 19.115 FWRC, Community Design Guidelines, FWRC
19.115.060(3)(b), that are 240 square feet or greater in area, and not located on a property line,
shall be screened by landscaping. Such planting shall include trees, shrubs and groundcover
appropriate for the area proposed.
(d) Per FWRC 19.125.070.2.a, required interior parking lot landscape areas shall be provided at the
following rate within paved areas: commercial developments shall provide the following:
twenty-two square feet per parking stall when 50 or more parking stalls are being provided.
13. Tree Density Requirements — A tree/vegetation retention plan shall be submitted with the Process
III application. The plan must be prepared by a registered landscape architect and may be
incorporated into the overall landscape plan.
The minimum tree density requirements for BN zones is 20 tree units per acre. A tree unit worksheet
must be completed and submitted with the Process III application. Generally, a tree unit is a value
placed on the size of a retained tree and a replaced tree (i.e., the larger the tree the higher the value).
Retained trees are valued higher at a range of 1 to 3 tree units depending on the diameter at breast
height (dbh). Replacement trees are valued between .50 and 1.5 depending on the mature canopy
area of the species.
Required perimeter landscaping and internal parking lot landscaping are counted toward meeting the
tree unit requirements. Replacement trees are assigned tree units from 0.5 to 1.5 depending on
species size. A matrix of the tree units is provided in FWRC 19.120.130-2.
14. Clearing & Grading — The applicant is required to provide a preliminary clearing and grading plan
as a component of Process III approval. Consult FWRC 19.120.040(1) for items that are required to
be included on the plan including the anticipated amounts of cut and fill. Any needed rockeries or
retaining walls must be limited to six feet in height as measured from finished grade at base of wall
to top of wall with a minimum three-foot landscaped setback at the base of each rockery or retaining
wall. Rockeries and retaining walls visible from a public right-of-way or adjacent property shall be
composed of rock, brick, or other textured/patterned wall styles.
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15. Parking Lot Design — Design criteria is based on the enclosed department handout. Typical 90-
degree design standards are 9'x18' stalls with 25.5' drive aisles. Up to 25 percent of the required
stalls may be designated compact at 8'xl5' with 25.5' drive aisles. Wheel stops shall be provided on
all stalls adjacent to pedestrian pathways.
16. Rooftop Mechanical Equipment — Per FWRC 19.110.070, heating ventilation and air conditioning,
mechanical equipment, and similar appurtenances that extend above the roofline must be surrounded
by a solid sight -obscuring screen that is integrated into the architecture of the building and obscures
the view of the appurtenances from adjacent streets and properties. Please provide screening details
on the elevation drawings.
17. Garbage and Recycling Enclosure — Per FWRC 19.125.150, the design of the enclosure area
should be consistent with the architectural design of the primary structures on the site. The enclosure
shall be screened from the abutting property by a 100 percent sight -obscuring fence or wall. Storage
areas shall not interfere with the primary use of the site. The enclosure area shall be located so that
collection of materials by trucks will not burden pedestrian or vehicular movement. The storage area
shall not be located in areas incompatible with noise, odor, and increased pedestrian and vehicle
traffic.
18. Time Limitations — The applicant must substantially complete construction for the development
activity and complete the applicable conditions listed in the decision within five years after the final
decision. Requests for time extensions may be granted by the Director of Community Development
if criteria set forth in FWRC 19.15.110 can be met.
19. Application Fees —Please contact the Permit Center at 253-835-2607 for updated fee schedules for
Use Process III application, SEPA checklist, concurrency, engineering review, and building permit.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Cole Elliott, PE, 253-835-2730,
cole.elliotW,ci offederalwa .corn )
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 manual.
This project meets the requirements for a Full Drainage Review. At the time of land use site plan
Binding Site Plan 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
Addendum can be found at the following website: www.ei!yoffederalway.com/node/1 467.
2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this perfonnance 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.
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3. In addition to the KCSWDM, our initial review suggests that FWRC Section 19.30.120,
"Nonconforming Water Quality Improvements" applies to this site. Specifically, the following items
are applicable:
Lb. Redevelopment which involves the construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 5,000 square feet of surface area or more;
l.c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
1.d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater
runoff from a drainage area of 5,000 square feet or more;
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces. Treatment options must be selected from the Enhanced
Basic Water Quality Menu provided in the KCSWDM.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
5. 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
facilities are allowed only with approval from the City of Federal Way Stormwater Management
Division.
6. Detention and water quality facilities for private commercial developments within the City Center
Core may be placed underground.
7. Detention and water quality facilities for private commercial developments outside the City Center
Core must be above ground (i.e. open pond). For short plats, the detention and water quality facilities
shall be within a separate tract, which will be owned and maintained by the owners of the platted
lots. Underground facilities are allowed only with approval from the City of Federal Way Public
Works Department.
8. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
9. 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
littp://www.ea.wa.gov/programs/wq/stormwater/`construction/index.html or by calling 360-407-
6048.
10. 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.
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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.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
4. FWRC 11.05.110 requires that overhead utility lines be relocated underground if over 500 feet, or
three spans are affected by a project. This condition will be applied to Military Road S.
EN 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 for binding site plans are $1,669 for
the first 12 hours of review. Additional review time is charged at $139 per hour. 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, short plats and subdivisions are required to obtain a separate
permit for grading. 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.cityoffederalwM.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.
5. 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.
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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.
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.
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, 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
(Erik, Preston, PE, 253-835-2744, erik.preston(a)cityoffederalwa'y.com)
Transportation Concurrency Analysis (FWRC 19.90)
Based on the submitted materials for 5,026 square feet of fast food restaurant and estimated credits
for existing uses, using the Institute of Transportation Engineers (ITE) Trip Generation - 10U'
Edition, land use code 210 (Single -Family Detached Housing), land use code 817 (Nursery (Garden
Center)) with a pass -by rate of 26%, and land use code 934 (Fast -Food Restaurant with Drive-Thru
Window) and a pass -by rate of 50%, the proposed project is estimated to generate approximately 22
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).
The estimated fee for the concurrency permit application is $4,790.00. This fee is an estimate and
based on the materials submitted for the pre -application 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 any changes in the estimated weekday PM peak hour trips
as identified in the concurrency application. 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 (T1F) (FWRC 19.91)
Based on the submitted materials for 5,026 square feet of proposed fast food restaurant and credits for
11,466 feet of existing nursery and one single-family residence, the estimated traffic impact fee is
$125,637.00. Please note, the actual impact fee will be calculated based on the fee schedule in effect at
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the time a completed building permit application is filed and paid prior to permit issuance (F)vVRC
19.100.070 3(a)).
Transportation Impact Analysis (TIA) (FWRC 19.135)
1. A drive-thru queuing study prepared by a licensed engineer in the State of Washington may be
required to assess internal drive-thru queuing and its effect on site access, depending on the site
layout chosen. Such a queuing study would be required for the northern restaurant in Scheme 9 if
King County permits a driveway on S 320th St.
2. An intersection sight distance evaluation and analysis for the proposed access driveway with S 320th
Street is required if a new driveway is permitted or approved by King County.
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 320th St is a Principal Arterial planned as a Type "A" street, consisting of an 86-foot
street with curb and gutter, 6-foot planter strips with street trees and street lights, 8-foot
sidewalks, and utility strips in a 120-foot right-of-way (ROW). Assuming a symmetrical
cross section, 10-foot ROW dedication and half -street improvements are required as
measured from the street centerline. Additional curbing or other improvements may be
required in the ROW to limit access as determined by King County access approval.
■ King County is the approving agency for the frontage improvements on S 320th St within
the existing ROW. The required frontage improvements must be coordinated with and
approved by King County.
■ Military Rd S is a Minor Arterial planned as a Type "K" street, consisting of a 44-foot
street with curb and gutter, 6-foot planter strips with street trees and street lights, 8-foot
sidewalks, and utility strips in a 78-foot right-of-way (ROW). Assuming a symmetrical
cross section, half -street improvements are required although no ROW dedication would be
required as measured from the street centerline.
• 39th Ave S is a Local Street planned as a Type "W" street, consisting of a 28-foot street
with curb and gutter, 4-foot planter strips with street trees, 5-foot sidewalks, and street
lights in utility strips in a 52-foot right-of-way (ROW). Assuming a symmetrical cross
section, half -street improvements are required although no ROW dedication would be
required as measured from the street centerline.
2. The applicant may be required to dedicate additional right-of-way (ROW) to accommodate a revised
property corner radius at the corner of Military Rd S / S 320th St.
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June 11, 2018
Page 12
3. 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 currently have a nominal review fee of $278.00.
4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes. The taper rate shall be WS2160 or as directed by the Public Works Director.
Access Management (TWRC 19.135)
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-IA in the Public Works Development Standards.
2. Please show all neighboring driveways within 150 feet of the proposed driveway(s).
Per FWRC 19.135.280, driveways must be located no closer than 150 feet to any street intersection
or to any other driveway, whether on or off the subject property. The city may further limit or
prohibit access to or from driveway onto arterial streets as deemed appropriate for safety.
4. Military Rd S is Access Class "4", which permits full access as close as 150 feet to any other street
intersection or driveway, whether on or off the subject property. Separation distances shall be
measured from centerline to centerline of roadways and driveways.
5. S 320th St is Access Class "1", which permits full access only at signalized intersections, left -turn
access as close as 330 feet, and right -in -right -out as close as 150 feet to any other street intersection
or driveway, whether on or off the subject property. Separation distances shall be measured from
centerline to centerline of roadways and driveways.
Access may be further restricted on Military Rd S (and possibly S 320th St by King County) if such
access would interfere with the 9501 percentile queue lengths from any existing traffic control device.
7. For driveways that serve uses other than single-family residential uses and zero lot line townhouse
developments, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet
for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order
to provide adequate width for vehicles that may be reasonably expected to use the driveway, as
determined by the Public Works Director.
8. King County is the approving agency for the proposed access on S 320th St, so the applicant must
make a request for access, ROW use permit, or similar request to the County and coordinate with the
County for approval. As such, the following requirements may or may not be required by King
County.
Submit an intersection sight distance analysis for the design vehicle used at the proposed access
driveway with S 320 Street. 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
18-101975-00-PC Doc ID:77712
Mr. Han
June 11, 2018
Page 13
engineer in the state of Washington. The sight distance triangle shall be depicted on the plan
set. The right -turn out is of particular concern.
Please provide photo documentation 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.
King County may also require traffic analysis of the signalized intersection of Military Rd S &
S 320th St with mitigation possible.
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). Therefore, a pedestrian connection between 39th Ave
S and either S 320 St or Military Rd S would be required through the property. The pedestrian
connection should be a Type "AA" Non -Motorized Path, consisting of a 12-foot sidewalk with 4-
foot planter strips in a 20-foot right-of-way (ROW). This requirement may be modified by the Public
Works Director if connections cannot be made for reasons outlined in the FWRC.
2. Staff may be supportive of a ROW modification request to reduce this cross-section or a proposal to
connect 39th Ave S to S 320th St and Military Rd S using on -site pedestrian connections.
3. A minimum driveway throat length of 40 feet is required as measured from the face of curb to the
first conflicting drive or parking aisle. Driveways accessing roadways with a speed limit greater than
35 mph, or commercial driveways with higher percentages of trucks or large vehicles may be
required to provide a 50-foot throat length.
Misc. Safety Related Comments
The City will monitor traffic conditions (queuing, collisions, etc.) on Military Rd S and shall reserve the
right to limit access to right -in and right -out or other access configuration at such time deemed necessary
by the Public Works Director.
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
probyfr wkyoffederalway.com)
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations for commercial or multi -unit residential housing include:
Space Required and Enclosure Basics
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation
18-101975-00-PC Doc ID:77712
Mr. Han
June 11, 2018
Page 14
is established by FWRC 19.125.150 (attached). Note that this typically makes up only about 1/3
of the combined space needed for solid waste and recycling containers combined.
• In general, per unit services costs are lower for larger containers emptied less frequently. Sites
that do not allow ample space for containers will tend to have higher service costs over the long
tern.
• Basic solid waste and recycling services can be accommodated within a single enclosure with
clear interior dimensions measuring 10' deep by 20' across. A two -door swing -open or roll -open
gate should span the front of the enclosure. When gate doors are opened, no structure or hardware
should remain above grade across the enclosure opening. Gate pins/holes are preferred for
holding gates in both closed and open positions to ease service access and maximize the life of
gate hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access
and/or additional waste types and containers.
• Plan for user access to interior waste and recycling storage areas/containers, and convenient
access to exterior containers screened by enclosure(s).
Vehicle and Service Access
Plan for unobstructed enclosure ingress and egress for service vehicles, preferably in -line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential
`blind spots' during entry and while backing.
Screening Specification for Enclosures
• Consider landscaping, setbacks and screening requirements, based on FWRC 19.125.040 (4) &
(5).
Large Scale Projects and On -Site Waste Compaction
■ Note that larger -scale commercial or multi -unit housing developments may see long-term savings
from the use of on -site waste compaction equipment. Planning elements for this equipment
includes larger enclosure dimensions, defined overhead clearances, power utility access, and
drainage management.
o For grocery stores, restaurants, or multi -family facilities, "Self -Contained" waste compactors
are preferred over "Stationary" or "Break Away" compactors. Compactors may need to be
covered and connected to the sanitary sewer, since compacted wet wastes can cause leakage
and surface water nuisances.
• Mixed -use developments may also benefit from on -site waste compaction equipment. Additional
mixed -use development considerations include:
o Designated chutes and/or internal facility maintenance areas or services for tenant use,
o Movement of wastes and recycling items from interior units to collection areas, and
o Enabling access by business tenants and/or residents to exterior waste and recycling
enclosure(s).
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: Dian Young, Route Manager, at 253-804-6815
(office) or 253-455-0355 (cell).
19-101975-00-PC Doc ID:77712
Mr. Han
June 11, 2018
Page 15
COMMUNITY DEVELOPMENT — BUILDING DIVISION (Peter Lawrence, 253-835-2621,
Peter.Lawrence(a,,citvoffederalway.com
+ Building Codes. The structure will be treated as a new building permit application and must meet all
current codes including:
• 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), 2017
+ Accessibility Code (ICC/ANSI A117.1), 2009
+ Washington State Energy Code, 2015 WAC 5 1 -11
+ Building Criteria. The following applies to the proposed structure:
■ Occupancy Classification: A-2 , B UNK
Type of Construction: V-B
+ Floor Area: 3,770/ 2135
• Number of Stories: one
+ Fire Protection: UNK
+ Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
• Building Permit Application Process. A completed building permit application and commercial
checklist are required. The commercial checklist will be filled out by staff and provided at the time
of Land Use Approval. Copies of application and checklist may be obtained on our web site at
www. cityoffedera lway.com .
Appointments are required for intake of new commercial building permit submittals. Please call or
email to schedule an intake appointment with the Permit Center staff at (253)835-2607 or
pennitcenter@cityoffederalw@;X.com.
18-101975-00-PC DocID:77712
Mr. Han
Tune 11, 2018
Page 16
Some projects may require a third party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs.
Please note, Land Use Approval is recommended prior to submitting the building permit application
to avoid delay in project review. If the project has not received Land Use Approval, it may be placed
on hold until Land Use review is completed.
Review Timing. Federal Way reviews plans on a first in, first out basis; however, there are some
small projects with inconsequential review requirements that may be reviewed out of order.
The first comment letter can be expected within 5-7 weeks of submittal date. Re -check of plans will
occur in one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written
response, what changes have been made from the original drawings. Plans for all involved
departments will be forwarded from the Community Development Department.
• 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 parry, should attend this meeting.
Meetings will occur at the Building Department and will be scheduled by the inspector of record for
the project.
Site -Specific Requirements.
■ Fire separation distance.
• Accessibility.
• Dedicated outdoor air system required.
• Electrical vehicle charging stations infrastructure.
• Demo permit required.
■ Roof top mechanical screening requires structural engineer's evaluation and design.
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.
18-101975-00-PC Doc ID:77712
Mr. Han
June 11, 2018
Page 17
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.
• Other nearby hydraulic model results indicate that Lakehaven's standard maximum allowable
system liquid velocity of 10 ft/s, at no less than 20 psi, is exceeded at a fire flow rate above a
minimum of 2,500 GPM. 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.
• If additional hydrant(s) required or indicated, a Lakehaven Developer Extension (DE) Agreement will
be required to construct new water distribution facilities necessary for the proposed development.
Additional detail and/or design requirements can be obtained from Lakehaven by completing &
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 site has one (1) existing water service connection (SN 25607, 1" meter).
• A water service connection application 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 meter/service, irrigation, abandonment of existing service(s), re -activation, etc.),
in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Each non -
single -family property requires separate domestic (per building, typically, some exceptions allowed),
irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection
(if required or installed) water service connections & meters.
• To satisfy premise isolation requirements, the installation & satisfactory testing of an approved
backflow prevention assembly (BPA) adjacent to each domestic, irrigation & fire -protection (if
applicable) service meter is required pursuant to WAC 246-290-490 & Lakehaven standards regarding
premise isolation. For domestic & irrigation, as low health cross -connection hazards, either a double
check valve assembly (DCVA) or a reduced pressure backflow assembly (RPBA) is required. For fire -
protection, a double check detector assembly (DCDA) or a reduced pressure detector assembly (RPDA)
is required for 3" & larger fire protection service connections; for 2" & smaller fire protection service
connections a separate full -flow meter with a DCVA or RPBA is typical. Contact Lakehaven's Cross -
Connection Control Program Manager (Chris Zoepfl, CZoepfle"kehaven.om, 253-946-5427) for
additional information on premise isolation/BPA installation & testing coordination.
• The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven, prior to activating any new domestic or irrigation water service
connection(s).
■ 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.
18-101975-00-PC Doc ID:77712
Mr. Han
June 11, 2018
Page 18
o Water Service/Meter Installation, new Domestic, 11/2" preliminary size (x2): $778.07 meter drop -in
charge (each). Actual size TBD by Lakehaven based on applicant's estimated maximum domestic
GPM usage rates.
o Water Service/Meter Installation, new Irrigation, 1" preliminary size: $531.85 meter drop -in
charge. Actual size TBD by Lakehaven based on applicant's estimated maxi num irrigation GPM
usage rates.
o Water Service/Meter Installation, Irrigation, convert existing 1" domestic meter to irrigation:
$0.00. Actual size TBD by Lakehaven based on applicant's estimated maximum irrigation GPM
usage rates.
o Capital Facilities Charge(s)-Water: $4,023.57 per Equivalent Residential Unit (ERU). Actual
amount due TBD by Lakehaven based on applicant's estimated annual total water usage rate.
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 for 3.34 ERU.
Please contact Lakehaven for further detail.
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 in Military Rd S necessary for the proposed development, including extend -to -far -edge
(SE) in accordance with long-standing Lakehaven policy. 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 connection(s).
• 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 Lakehaven fees,
charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to
change without notice.
o Sewer Service Connection Permit: $280.00 fee (per building).
o Capital Facilities Charge(s)-Sewer: $3,808.67 per ERU. Actual amount due TBD by Lakehaven
based on applicant's estimated annual domestic water usage rate.
o Latecomer Charge: $17,975.96 (expires 2/10/2020).
SOUTH KING FIRE AND RESCUE (Chris Cahan, 253-946-7243, chris.cahan@southkingfire.org)
Water Supply
Fire Flow
The required fire flow for this project is 1750 gallons per minute. A Certificate of Water Availability shall be
requested from the water district and provided at the time of building permit application.
18-101975-00-PC Doe M:77712
Mr. Han
June H, 2018
Page 19
Fire Hydrants:
This project will require the installation of 1 new fire hydrant in an approved* location.
*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
http:Hsoutlikin fg ire.or DocumentCenter/Home/View/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:litip://www.codgpublishing.com/WA/FederaIWa�
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
Fire Department Lock Box
A recessed fire department "Knox" brand key box shall be installed on the Fast Food Restaurant near the
front entrance. Location will be approved by the plan reviewer or Deputy Fire Marshal onsite.
Fire Sprinkler System
An NFPA 13 fire sprinkler system will be required in the Fast Food Restaurant if the occupant load exceeds
100.
Fire Alarm
A Fire Alarm System will be required in the Fast Food Restaurant.
City Code requires an automatic fire detection system in all buildings exceeding 3,000 square feet gross floor
area. If equipped, the fire alarm system is required to monitor the sprinkler system including water flow.
Provide full notification as required by NFPA 72. This fire detection system shall be monitored by an
approved central and/or remote station.
Fire Suppression System
An approved fire suppression system is required for all type 1 kitchen hoods.
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).
18-101975-00-PC Doc ID:77712
Mr. Han
June 11, 2018
Page 20
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, Jim
Harris, 253-835-2652. We look forward to working with you.
Sincerely,
m Harris
Planner
enc: Master Land Use Application
Process III Submittal Requirements
Binding Site Plan Handout
Mailing Label Handout
FWRC Chart 19.215.020
Tree Unit Worksheet & Recommended Tree List
Lakehaven Map
c: Cole Elliott, Public Works Development Services Manager
Erik Preston, Senior Traffic Engineer
Chris Cahan, SKFR, via email
Brian Asbury, Lakehaven Water and Sewer, via email
18-101975-00-PC Doc ID:77712
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Preapplication Conference Sign -In Sheet
18-101975 -PC, Han Retail - Fast Food Preapplication Conference
May 17
, 2018
NAME
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Jim [-Tanis
FW Planning
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Eugene Han
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Edmonds, WA 98026
Jim Harris
City of Federal Way
33325 8th Ave S
Federal Way WA 98003
May 14, 2018
Dear Mr Harris:
RESUBMITTED
MAY 14 2018
CITY OF FEDERAL wAY
COMMUNITY DEVELCOMEN7
Enclosed is a third version of our proposed site plan. We would like to make this our primary site
plan and the other two site plans that we've previously submitted as alternates.
Please let us know if you have any questions or would like to discuss any of these items. We look
forward to meeting with you and the committee on May 24th.
Regards,
Lit'-C- 4-
Eugene Han
RECEIVED
MAY 0 8 2018
CITY STATEMENT OF EXISTING AND PROPOSED USE
COMMUNITY DEVELOPMENT
The existing nursery and single family residence will be demolished.
A new 2135 sf coffee shop with drive-thru and new 3770 sf fast food restaurant are proposed.
Project will require a Short Plat to subdivide into two (2) lots.
See attached Site Plan - Scheme 5 for PreApp Conference discussion. We have a�so included Scheme
4B as an alternate for discussion.
DEVELOPER QUESTIONS FOR THE CITY OF FEDERAL WAY
Are proposed uses allowed by code? v�
® What is the Land Use Process for this development? " S
• What studies/documents are required with formal application?
• How long should the land use process take?
How long do the land use permits last? /
Are the proposed drive-thru layouts allowed? Any restrictions? .-T
® Are the proposed new access allowed? Full access on Military Road?
• How can we confirm the access point on S. 320th Street?
• Are there any property dedications required?
• Are any roadway improvements required?
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C) S,
CITY OF
Federal Way
Centered on Opportunity
May 10, 2018
F I E
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Pedro Deguzman pedro@terraformadesigngroup.com
Terraforma Design Group Inc.
5027 51" Ave SW
Seattle, WA 98136
RE: File #18-101975-00-PC; PREAPPLICATION CONFERENCE MEETING
Han Retail, 32108 391h Ave S , Federal Way
Dear Mr. Deguzman:
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, May 24, 2018 — 9:00 AM
Hylebos Conference Room
City Hall, Second Floor
33325 8 h 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,
aJ'Harris
Senior Planner
c: Eugene Han, hansremanagement@gmail.com
18-101975-00-PC Doe. LD. 77713
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: May 10, 2018
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
FROM: Jim Harris
FOR DRC MTG. ON: May 17, 2018
May 24, 2018, 9:00 AM - with applicant
............................ ...... --- .........
FILE NUMBER(s): 18-101975-00-PC
RELATED FILE NOS.: None
PROJECT NAME:
HAN RETAIL
PROJECT ADDRESS:
32108 39TH
AVE S
ZONING DISTRICT:
BN
PROJECT DESCRIPTION:
Proposal to
demolish
existing single family residence
and nursery
and construct 3,770 sf fast food
restaurant
and 2,135
sf coffee shop drive-thru.
Divide property
into
2 lots.
LAND USE PERMITS:
TBD
PROJECT CONTACT:
PEDRO DEGUZMAN
MATERIALS SUBMITTED: Preliminary Site Plan
Applicant questions sheet
4k
0TY Federalof
Way
RECEIVED
MAY 082018
CfTY OF FEDERAL WAY MASTER LAND USE APPLICATION
COMMUNfrY DEVELOPMENT DEPARTA'lENT OF CommuNiTV DEVELOPMENT
33325 8`h Avenue South
Federal Way, WA 98003-6325
253-835-2607-Fax 253-835-2609
►V %ylY.cltyo_ffc dCraIwU.coi31
APPLICATION NO(s) I v C/ 7_5 Date
Project Name Han Retail
Property Address/Location 32108 39th Avenue South, Federal Way, 98001
Parcel Number(s) 2368000040
Project Description Proposed 3770 sf Fast Food Restaurant and 2135 sf Coffee Shop with drive-thru on the existing
1.32 acre property. The existing nursery and single family home will be removed. The property will be
divided into two (2) lots. The existing Military Road driveway will be moved. A new 320th St. driveway proposed.
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)
V 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
BN - Neighborhood Business Zoning Designation
Commercial Comprehensive Plan Designation
$89,00 Value of Existing Improvements
$2,500,000 Value of Proposed Improvements
International Building Code (IBC):
A-2 Occupancy Type
VB Construction Type
Bulletin #003 — January 1, 2011
Applicant
Name:
Eugene Han
Address:
21021 76th Avenue West #6
City/State:
Edmonds, WA
Zip:
98026
Phone:
(206) 271-2562
Fax:
Email: hanSTemanagement@ 11.com
Signature:
Agent (if different than Applicant)
Name:
Pedro DeGuzman, PE - Terraforma Design Group, Inc.
Address:
5027 51st Avenue SW
City/State:
Seattle, WA
Zip:
98136
Phone:
(206) 923-0590
Fax:
Email:
pedro@terraformadesigngroup.com
Signature:
Owner
Name: Song Young
Address:C-
C.i Ly/51ate: ALt%3
Phone:n�—
Fax: —�—�
Email: ��Snv� ✓._��`` %���'��. C��
Signature:
Page IofI
k:Wandouts\Master Land Use Application
A�kCITY OF
Federal
Mr. George Cook, P.E.
Assistant Vice President
Quadrant Homes
PO Box 130
Bellevue, WA 98009
CITY HALL
Way 33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
December 17, 2007
Re: Federal Way File #07-106465-00-AD; NOTICE OF COMPLETE APPLICATION
Small Lot Detached Demonstration Project Selection -- South 320`b Street Small Lot Subdivision
31800 32°" Place SW, Federal Way
Dear Mr. Cook:
The Department of Community Development Services is in the process of reviewing information you
submitted on November 30, 2007, and December 5, 2007, for your proposal to be selected as a Small Lot
Single Family Demonstration Project. The specific proposal is to develop 117 single family lots on a
19.12 acre site zoned RM 2400. Pursuant to the requirements of the Federal Way City Code (FWCC), the
City has 28 days to determine whether an application is complete.
COMPLETE APPLICATION
Please consider this letter as a Letter of Completeness. Pursuant to the FWCC, the application is deemed
complete as of December 13, 2007, based on the submittal requirements for Small Lot Detached Single
Family Demonstration Project Selection (FW Bulletin #064). Per the procedures specified in FW Bulletin
#064, the Director of Community Development Services shall issue a written decision regarding whether
or not your proposal has been selected as a Small Lot Single Family Demonstration project no later than
60 days following this notice.
Please note, this notice of complete application only applies to the requirements associated with selection
criteria for a small lot single family demonstration project. If your project is selected to proceed with a
formal application, said application shall be reviewed for completeness per the applicable requirements
and separate notice provided.
If you have any questions on the project selection process, please contact me at 253-835-2644, or
janet.shull@cityoffederalway.com.
Sincerely,
I Janet Shull, AICP
Senior Planner
c: William Appleton, Development Services Manager Scott Sproul, Assistant Building Official
Kevin Peterson, Engineering Plans Reviewer Brian Asbury, Lakehaven Utility District
Rick Perez, Traffic Engineer Chris Ingham, South King Fire & Rescue
Doc I D. 43417
A�kCITY OF
Federal
January 22, 2008
Mr. George Cook
Quadrant Homes
PO Box 130
Bellevue, WA 98009
CITY HALL
W33325� 8th Avenue South
a Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
Re: Permit #07-106465-00-AD; CONDITIONAL APPROVAL
South 320'h Place Small Lot Development; 31800 32"d Place SW, Federal Way
Dear Mr. Cook:
The City of Federal Way is pleased to inform you that your proposed small -lot demonstration project on
South 320`h Street was conditionally selected to advance to the formal submittal phase for development as
a Small Lot Single Family demonstration project.
The proposed South 3201 Place small lot subdivision has been found to be generally consistent with the
small lot demonstration project selection criteria pursuant to Federal Way City Code (FWCC) 20-155.
The proposal is designed to provide a variety of housing design choices; provide attention to architectural
design and building.material selection; and provide for a pleasant streetscape design with incorporation of
alley -loaded garages and incorporation of front porches along the public street. We believe that with a .
few modifications to the submitted proposal, the South 320th Street Small Lot Demonstration Project will
be a welcome addition to the City's housing stock and serve as a good model for small lot subdivisions.
As you are aware, the purpose of the City's Small Lot Single Family Demonstration Project program is to
provide additional opportunities for homeownership and a greater variety of housing types in Federal
Way. In implementing this demonstration program, the City is looking for innovation in site design as
well as a high quality housing product. With these program goals in mind, the South 320`h Place small lot
single family housing proposal is hereby conditionally approved as a Small Lot Single Family
Demonstration Project, subject to the following conditions:
1) Minimum requirements for usable on -site open space pursuant to FWCC 20-156(c) must be
achieved and the formal application shall provide verification of open space quantity.
2) Pursuant to FWCC 20-156(b), the site plan shall be modified to re -locate the active open space
area PT-2 (tot lot) to a more centralized and easily accessible location (for example a location in
the vicinity of lots 31-35) which is more accessible and visible to the overall community.
3) Pursuant to FWCC 20-179(c), the site plan shall be modified to either eliminate the need for, or
minimize the aesthetic impact of, retaining walls terracing lots 12 through 28.Options to be
Permit #07-106465-00-AD Doc.1.D. 43565
Mr. George Cook
Page 2
January 22, 2008
considered may include, but not be limited to, incorporating house designs that relate to sloped
lots and/or increasing lot size in areas with steeper grade.
4) In order to achieve a sense of community throughout the project (small lot demonstration selection
criteria FWCC 20-155[c][3]), the house designs utilized for the project shall:
a) Incorporate front porches on all homes (e.g. series 1570 elevation A shows a stoop
not a porch).
b) Limit double garages to alley access locations only.
c) Incorporate a minimum level of trim detail including window trim, window grids,
and planter boxes (e.g. series 1470 elevation A is not acceptable for the
demonstration project).
5) Pursuant to FWCC 20457, "Pedestrian and Bicycle Access," the following pedestrian connections
shall be established:
• The pedestrian connection shown within the Olympic Pipeline easement shall be
connected to South 3206' Street for access to transit.
■ Provide for an additional pedestrian connection to the BPA easement (future trail) in
the vicinity of Lot 48.
In addition to the conditions above, staff is recommending that the following additional plat modifications
be considered in order to improve the overall site aesthetics and sense of community for the demonstration
project.
6) Modify the site plan to provide open space in the location of Lots 1 and 2 to contribute to sense of
community, provide a distinct entry treatment, and provide a pedestrian connection to open space
at east end of property.
7) Align the two alleys in vicinity of lots 64-67, 72, and 103-105 to provide direct pedestrian
connectivity.
8) Limit the paving width within the alley in the rear of lots 1-11 to the 16-foot minimum and plant
the remaining four feet with shrubs and groundcover to soften the edge transitioning to the storm
drainage and wetland area tracts.
9) In addition to item 8 above, consider additional site design elements to better incorporate the
storm drainage/wetland facility/buffer area portion of the site as an open space amenity accessible
to the residents. For example, incorporate some limited trail access within the buffer/open space
area and look to innovative design solutions to the design of the drainage facility to lessen the
aesthetic impact of pond walls and associated retaining walls.
With this approval, you may submit formal applications for subdivision and environmental review. Please
contact Senior Planner Janet Shull, AICP, at 253-835-2644 to discuss submittal requirements.
Permit #07-106465-00-AD Doc I.D. 43565
Mr. George Cook
Page 3
January 22, 2008
Please also find enclosed with this letter a copy of a table staff prepared in response to your request that
we evaluate and respond to your proposed project timeline. Please note that even under ideal conditions
(faster -than -typical staff review time and few if any resubmittal requirements, for example), Quadrant's
desired construction start date of May 12, 2008, can not be achieved. Again, contact Senior Planner Janet
Shull, AICP, with any questions with regard to the project review procedures and scheduling.
Thank you for your interest in small lot single family housing. If you have any questions, please contact
Senior Planner Janet Shull, AICP, at 253-835-2644, or 'anet.shull ci offederalwa .corn. We look
forward to working with you.
Sincerely,
Greg Fewins, Interim Director
Community Development Services Department
Eric: Review Process Timeline Comparison Table
c: Cary Roe, Public Works Director/Assistant City Manager
Ken Miller, Deputy Public Work Director
Janet Shull, Senior Planner
Margaret Clark, Senior Planner
Deb Barker, Senior Planner
Isaac Conlen, Senior Planner
William Appleton, Development Services Manager
Kevin Peterson, Engineering Plans Reviewer
Rick Perez, Traffic Engineer
Sarady Long, Traffic Analyst
Chris Ingham, South King Fire and Rescue
Brian Asbury, Lakehaven Utility District
Permit 407-106465-00-AD Doc 1.D 43565
Task
Quadrant
Target Date
Best Case Scenario
Target Date
Standard Target
Date
Notice of complete small lot application issued
(Application submitted November 30, 2007)
12/17/07
(actual issuance date
at 17 days)
12/28/07
(28 -day decision)
Derision by City on Slit -III Lot 1)elnonmratiott Project
1116?2008
111.C120.08
ii]
2I26120{]$ '
(60-day decision)
Submit Preliminary Plat
1/23/2008
1/23/2008
2/29/2008
DRC
2/7/2008
3/13/2008
Lettcr of ['oluplctcr]ess at1 I'relitriP of
`� 6
(16-day decision)
(25-clay rlecisw:l)
Issue NOA/Post Site
2/13/2008
4/2/2008
Submit E N Plans
2/15/2008
2/15/2008
2/15/2008
Issue SEPA
3/1/2008
4/19/2008
SEPA comment/Appeal period ends
3/31/2007
5/19/2008
Issue Public Notice for H.E. Hearing
4/2/2008
5/21/2008
H.E. Report due to H.E.
H. E. Decision Due
4/8/2008
4/30/2008
5/29/2008
6/19/2008
City Council L.U.T.C.
5/19/2008
7/7/2008
City Council 1e6sion
5. :.0- ....
&312008 —
if1512608'
E.N. Approval
5/8/2008
6/4/2008
7/16/2008
Start Construction
5/12/2008
6/9/2008
7/21/2008
Notes:
1: "Standard" Target Dates scenario should also be considered a "best case" scenario since it assumes that at
each milestone, the project is ready to move forward, not waiting for resubmittals or additional information at
any critical point in the review process.
2. Applicant did not provide target dates for SEPA decision, so may not have factored that process into their
timeline.
3. Both city target date scenarios would necessitate issuing SEPA decision on the heels of the NOA. This may
not allow adequate time for staff review and document preparation.
4. Applicant is proposing concurrent E.N. review and Preliminary Plat review.
5. Application for right-of-way vacation is not addressed in any of these timelines but if pursued will affect the
overall project timeline.
Permit #07-106465-00-AD Doc I D 43564
School Access Analysis
New development creates a need for analysis of student pedestrian safety. The Federal Way
School District would prefer an analysis of walking paths to schools and bus stops from new
subdivisions be prepared by the developer prior to final comments on impacts.
Generally a walking route should be planned to assure that school -age pedestrians from a
neighborhood:
■ Cross the fewest number of streets to reduce vehicle -pedestrian exposures.
■ Walk on sidewalks or paths where available.
■ Walk the shortest possible distance on streets without sidewalks or wide shoulders.
■ Walk on the left side of the road facing traffic on streets where practicable.
■ Avoid high speed, high volume roads and roads with high truck volume.
■ Make maximum use of protective techniques (traffic control devices, existing crossing
guards, and school patrols).
• Use easements with walkways through parks or other available areas where student safety
is maximized. Walkways and paths must be cleared of vegetation for maximum visibility.
The analysis of walking paths to schools and school bus stop locations from a
new subdivision should include the following information:
■ School location
■ Description of sidewalks, pedestrian paths and shoulders including:
➢ Condition and width of shoulder and sidewalks;
➢ Whether shoulders are paved, gravel or grass, or non-existent;
➢ Whether sidewalks and pathways are immediately adjacent to the traffic lanes or are
separated by a planting strip or other means from moving traffic; and
➢ The location of drainage or irrigation ditches.
■ Location of all crosswalks, including type of crossing protection offered.
■ Medians, pedestrian refuge islands and other pedestrian safety features.
■ Posted speed limits and warning signs, especially all 20 mph school speed limit zones.
■ All stop and yield signs.
■ Traffic signals, including presence of marked crosswalks and pedestrian signal indication.
Traffic signal timing and phasing for pedestrian crossing.
■ Major sight line obstructions as measured from the height of children.
■ Bicycle lanes or paths.
0 Other relevant pedestrian safety factors observed.
Page 1 of 2
Janet Shull - Re: South 320th Place
From:
Kevin Peterson
To:
Joey Bullock
Date:
1 /4/2008 9:37 AM
Subject:
Re: South 320th Place
CC:
Janet Shull
Joey,
Strictly speaking, the City does not have a clearing and grading permit. Not only that, the City
restricts mass clearing/grading on subdivisions. We only allow clearing and grading in those
areas necessary to construct the plat infrastructure. Bottom line, we do not permit
clearing/grading without some associated, approved permit (commercial, residential, multi-
family building permit and/or engineering approval, which is how we review/approve plats).
I'm not the expert on this. Janet Shull would probably be better prepared to outline the
procedure, but she's out today and I'm out Monday, and I wanted to get you a response, so
you may just want to verify this with her:
The only way we allow for mass clearing and grading of a plat is the applicant must request it
at the Hearing Examiner meeting (a written request to the City should be submitted at the
time of preliminary plat application, that way we are prepared ro address the issue at the
Hearing). Specific reasons should be included to support the request (i.e. amounts of cut and
fill and areas needed to be cleared and graded to construct just the plat infrastructure, etc.)
that show little or no benefit in not being allowed to mass clear and grade the site. Typically,
the Examiner will take it under advisement and City staff will either support or oppose the
request. However, the ultimate decision lies with the City council, so the applicant should be
prepared to address the issue at both the Land Use/Transportation Committee meeting and
the City council meeting.
You should also be prepared to address the amount of significant trees (FWCC Section 22-
1568) that will be removed, retained, and/or replaced, as a result of the mass clearing and
grading of the site.
Hope this helps answer your question. Let me know if you need anything else, and please
contact Janet to verify the procedure I laid out.
Kevin Peterson
City of Federal Way
Engineering Plans Reviewer
33325 8th Ave S
P.O. Box 9718
Federal Way, WA 98063-9718
Ph. (253) 835-2734
Fax (253) 835-2709
kevin.peterson@cityoffederalway.com
file://C:\Documents and Settings\default\Local Settings\Temp\XPgrpwise\477DFE59CHPO... 1/7/2008
Page 2 of 2
>>> Joey Bullock <joeyb@paceengrs.com> 1/3/2008 9:42 AM >>>
Kevin - I was looking for information on obtaining a Clearing and Grading permit online but not having much
luck. Do you know where I can find the city requirements and/or checklist for Clear and Grade?
thanks
Joey Bullock, Project Designer II
PACE Engineers, Inc.
1601 2nd Avenue, Suite 1000
Seattle, WA 98101.3511
p. 206.441.1855 1 f. 206-448-7167
paceengrs.com
Civil I Structural I Planning I Survey
file://C:\Documents and Settings\default\Local Settings\Temp\XPgrpwise\477DFE59CHPO... 1/7/2008
QUADRANT HOMES,
MORE HOUSE. LESS MONEY.
RECEIVED 6--)
COMMUNITY ®EVELOPMENT DEPA URT
14725 SE 36th Street, Suite #200
P.O. Box 130
Bellevue, WA 98009
December 28, 2007
Ms Margaret Clark, AICP
City of Federal Way
P.O. Box 9718
Federal Way, WA 98063-9718
Re: South 320"' Place
Dear Margaret:
.JAI 0 3 2000
Tel. 425.455.2900
Fax 425.646.8377
OuadrantHomes.com
Here is a copy of the BPA easement that traverses the South 320t' project site.
The easement contains right to BPA for removing "danger" trees outside of the easement
corridor. Please let me know if you have any questions.
SincerelJy-
George E. Cook, P.E.
adrant Homes
Q
I
r /;ITS Trsct No_
TRANSMISSION LINE EASEMENT
sew
T( The GRANTOR, herein so styled whether one or more, WAT,"HR J. Ax=S and uA LYS E.
`A husband and wife,
� t
n
for and in coaridera:ion of the sum of - 1W RIIN>R C - - - - - - - - - - - - - - - - - - - - -
--------------------------- - - - - -- -Dollars (f200.00 ).
in hand paid by the UNITED STATES OF AMEB1CA,reeeipt of which is hereby acltnowledged, hetety arpara, bargains,
sells and conveys to the UNITED STATES OF AMERICA and its assigns, a perpetual easement and right to enter
and erect, maintain, repair, rebuild, operate and patrol one or moreline(s) of electric power transmission struc-
tunes and appurtenant signal lines, including the right to erect such poles, transmission structures, wires, cables
and appurtenances as are necessary thereto, in, over, upon and across the following -described parcel of land in the
_ \ County of King in the State of Washington , to -wit:
That portion of Tract 18 of Midway Suburban Tracts in the
SitfJ,SWj of Section 10, Tova&ip 21 North, Rmice 4 &st, Willalaatta
Meridian, King County, Washington, which lies within a strip of
land 62.5 feet in width, Bring on the southerly side of, running
parallel with, and adjoining the Bonneville Porter Administration's
existing 200-foot right of way for the Covington -Tacoma transmission
lines Nos. 1 and 2, the location of said 200-foot right of way
being shown in an instrument recorded in Volume 2178 of Deeds,
page 26, Records of King County.
t
FILED
f� for Record at Request of
IIaIISeJLi.��' Y87-0268
F1LED F R EC D T THE ll tt Sv
REOUES ❑ : 1
WEYE 0. SE PANY rederal LN7-t _��;�_9e,
BOX
TAC M . W 9 77
87i05 01 000696 D
RECD F 6.00
EAJGI eff CRSHSL ****6. 00
THE GRANTOR, WEYERHAEUSER COMPANY, a Washington corporation,
for and In consideration of TEN AND NO/100 DOLLARS (s10.00) and
other good and valuable consideration In hand paid, grants to ICING
COUNTY FIRE DISTRICT #39, GRANTEE, the right to use, as a septic
tank dralnfield, the following described real property, situate In
the County of King, State of Washington:
See EXHIBIT A attached, Incorporated by reference herein.
IN WITNESS WHEREOF, said corporation has caused this
Instrument to be executed by Its proper officers and Its corporate
seal to be hereunto affixed this 27t11 day of ._�P1 1987.
WJGY'ERHAZUSER COMPANY
By:
Vice President
mz—
ilff mz
Attest:
313tant ecra y
STATE OF WASHINGTON,
ss. i
COUNTY OF KING
�o
On this 27th day of AP>cil 1987. before me personally
appeared Rnbcxt C. lane and Robert N. Mo ensen
. to me
known to be the Vice President and Assistant Secretary
respectively, of WEYERHAEUSER COMPANY, the corporation that
executed the within and foregoing Instrument, and acknowledged said
Instrument to be the free and voluntary act and deed of said
corporation, for the uses and purposes therein mentioned. and on'
oath stated that they were authorized to execute said Instrument
and that the seal affixed Is the corporate seal of said
corporation.
_ N WITNESS WHEREOF, I have hereunto set my hand and affixed my
offlcal seal
ay and year fir above 1 en.
NOTARY PUBLIC •
My appointment e I res: ri1 1 1989
VOLtir�r.q•
SPA an
R_ ,o-3-CT 34
l sac: Xo-
W /DTS 3•—a-36
TRANSMISSION LINE EASEME`:-1
The GRANTOR, herein so-.tylcd abctl:cr one or more,
IRIS MV-' KA-�, s ridor " ber
Aeparate estate,
for and in consideration of the sum of — 1rM "11-7 iUR=) 71l!'4TiY-Irm
fbllars ( S 525.00 ),
in hand paid by the UNITED STATES OF AMF:RICA,receipt of which is hereby acknowledged, hereby grants, bargains,
sells and conveys to the UNITED STATES OF. AMERICA and its assigns, a perpetual easement and right to enter
and erect, maintain, repair, rebuild, operate and patrol 1 Or MkOrE line(s) of electric power transmission.struc-
cures and appurtenant signal lines, including the right to erect such poles, transmission structures, wires, cables
and appurtenances as are necessary thereto, in, over, upon and across the following -described parcel of land in the
County of Ling
in the State of ift3bJM9t= , to -wit:
?hat n of Tr%CtQ 1, 2 and 3 of Iiidwap Suburb*n Tracts
in the SfF f SDetion 10, Tamahip 21 Borth, iiLrLp 4 Xast,
willanette meridian, Xing Cotmtyr lissbicgton, WUch lie■ v4+1"ss
A strip of land 62.5 feat in width lying on the soutbsrll side Of,
nonina parallel vi.Ch, and adjoining the uB*1—n Till* pam'v
Adadmi.straati.eu's existing Wo foot right of WK-Y for the Coritl;toa—
Taz trr�s�dasica 13ues MOB-
and 2, tha location of said. 200
foot right of v&Y is sham in 3nstrtaants rmcorded in volume 2178
of Deeda, Page 20; Volume 2165 of Deeds, page 6n ; Volume 2178
of Deeds, Page 29 and Volume 2178 of Doeds, Patio 32s records of
KIag C,oDmty, Washinstoo.
Preliminary Site Plan
_' .SOU- M 3201h STREET
QUADRANT HOMES MINA%
South _ 0TH T., Fede'-al Nay, 6VA Ocmbc 2, zone Ak m :.,:
Conceptual Landscape PlanWasarg.
1+0404- 4 bill r ' 6 �t
LOT
NUMBER
LOT
AREA
(sf)
MIN
FRONT
SETBACK
(it)
WN
REAR
5ET9ACK
(ft)
MN
SIDE
SETBACK
(fl)
1
2988
1 10
20
2-3
3315
1 10
20
5
4
1 2975
1 10
20
5
5-6
3145
10
20
$
7
3060
10
20
5
a
3145
10
1 20
5
9-10
_Nm
10
26
5
1t
3889
1D
20
5
12-17
2713
20
T5
5
18
2901
20
15
5
19
2972
20
15
5
20
2907
20
15
5
21
3456
20
15
5
22
2749
20
15
5
23
274s
20
15
5
24
2742
20
15
5
25
2739
10
15
5
26
2735
10
15
5
27
2732
20
15
5
25
2729
20
15
5
29
2729
20
s3
5
30
2722
20
15
5
31
2719
20
15
5
32
2715
20
15
5
33
2712
1 20
1 15
5
34
3695
20
15
5
35
7380
30L
15
5
36
3731
20
15
5
37
4392
20
15
5
38
2970
20
15
5
39
2972
20
15
5
40
um
20
f s
5
41
3057
20
15
5
42-46
2970 i
20
15
5
47
3032
20
15
5
46
5477'
2D
15
5
49
3459
YO
15
5
50
2894
20
75
5
52
2687
20
15
5
5J
2709
20
15
5
54
4029
20
15
5
55-59
2952
20
15
5
60
5030
2O
15
5
61
4882
20
15
5
62
3092
20
15
5
53
3102
20
15
5
84
3522
20
SS
5
tis
S197
20
15
5
66
3146
20
15
5
67
3087
20
15
5
58
W57
20
15
5
69
3192
26
15
5
70
3243
20
15
5
71
3295 1
20
15
5
72
3722
20
15
5
73
3948
10
20
5
74--77
2890
10 1
20
5
78
4177
fo
20
5
79
410s
TO
20
5
80
3332
10
28
5
82-85
2890
10
20
5
as
a055
10
20
5
67
4024
10
20
5
58
21590
10
20
5
89
2824
10
20
5
90
2956
10
20
5
91-93
2890
10
20
5
94
43T8
10
20
5
95 1
4296
10
20
5
96
2890
10
20
5
97
2844
10
20
5
98-101
2890
10
20
5
102
4070
10
20
5
103
3279 1
20 1
10
5
104-11E
2718
20 1
10
5
117
30t9
20
70
S
52' RIGHT OF WAY
1d
R�r �. �_
5- �-- I(— 10' 8'--y 5'
S 4.5" 'PARALLEL[4-S'- �S
I I PARKING
I
52' RIGHT-OF-WAY SECTION
PROPOSED FEDERAL WAY
STANDARDS
!ROW 52' 52'
!PAVEMENT 28' 28'
WIDTH
:SIDEWALK 5' 5'
'MOTH
!_ANDSCAPE 4 5' 4'
TRIP
IJT LITY
STRIP 2.5' 3'
r
PT-1
ACTIVE
OPEN SPACE
(36,746 SF)
I
-
52' -
61 ' I:
62
U
Q
��
---__-- f
34 '
-- 63
Ld
25'
Fr m
11NG R/W
65 if 66 167
T=
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- .I
34' PRIVATE STREET --I
0000
■
l -zo' pRrvrTe AU Er
5' !�—
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00
\\\ 37
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38 \, r
0\
- . I
♦
ALLEY SECTION
34' PRIVATE STREET SECTION
s41
\\ \\ \\ ,\ 1
0 25 50 100
42
,\\, \�
1 V Q�
1
HORIZ.
Scale
PROPOSED
FEDERAL WAY
STANDARDS
PROPOSED
FEDERAL WAY
STANDARDS
♦\ \ \
\ \ 43 `\ --_� .36
■ ,/
In Feet
zo'
za'
Row
34'
34'
\ \
\ \ \ \ ti
LEGEND
NT
16'
16'
PAVEMENT
WIDTH24'
24'
`, \\ 45 \\ \ \.
ASPHALT PAVEMENT
X
0
q
SIDEWALK
,WDTH
5,
5'
� \,
■ \
\, 46 \\ 1 t1 1
�•• r
SIDEWALKS
�� / DRIVEWAYS
ER
2'
2'
(LANDSCAPE
:STRIP
(ONE SIDE)
5'
(BOTH SIDES)
I
47 \ 1�
\ \�
,� \ - .��
LANDSCAPE STRIP
48
Ery-
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■
r-
f
35
ACTIVE OPEN
�� a a PROPERTY LINE
(OUTSIDE CITY LIMITS)
-
.r l�
1
SPACE
(10,431 SF)
— — RIGHT OF WAY LINE
—77
3 i 5 ' 57 50 ' 49
54 ' 4 i ' i 3I I I I I I I
1 I 1 I { � I �33 32 ; 31 i 30 + 29 28 27 iI 26 25 ` 24 23 i 22
I
55
56 7.
57
Do
. 7
59
60 \ i , ry } �, i 1 . I 94 _ I� 95 } I 11 �11
i -
*19 1 L
1 \
80 ;
I
;
93
1
E------- - �I
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78 l {
81
92
-
'
68
\
i 77
82
! 91
�.
F---------a
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---- -g--6
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I
176
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69
1!
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96
97
98
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101
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;108 i109 1 110 : 111 1 112 : 113 : 114 ; 115 : 1161 117 �
I I I I I I 1 I I I
TY OF FEDERAL WAY R/W j
SOUTH 320th STREET
R/W
I�-- ---_ — �J
— � — R/W — � � � 60 I
1601 211 AV,,,, Suite 1000
DESIGNED Seatlle, WA 98101
DRAWN p. 206 441 185511. 20&44&7167
D CHECKECNi! I Slruclum.I I Planning I Survey
51V REVISION DATE BY PD An E,4needK SendGD Vwy Daceenars-cam
— — — — — — — — — — — Z —
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QUADRANT HOMES
14725 SE 36TH STREET
BELLEVUE, WA 98009
I 10
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8
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r
Y
if
a
a
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4
0
t
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20 \\
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(112,630 SF)
CITY OF FEDERAL WAY
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I
2
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95
DATE
SOUTH 320TH PLACE JOB NUMBER
NOVEMBER
2007 05809
SCALE
SITE PLAN SHEET NME P058DRSP
1
"=50'
SHEET 1 OF`
!11■A■1:0±
FU 1 UKt
ROAD
FXTFNSTC
LOT
NUMBER
LOT
AREA
(s r)
MIN
FRONT
SETBACK
(H)
MIN
REAR
SETBACX
00
MIN
SIDE
$ETBACK
(ft)
0
5
2-3
3315
10
20
5
4
2975
10
20
5
5-•6
3145
Ili
5
7
3060
10
20
5
8
3145
10
20
5
9-10
3060
10
20
5
11
3689
10
20
5
12-17
2713
20
15
5
,8
2901
20
15
5
19
2972
20
15
5
20
2907
20
15
5
21
3455
20
15
5
22
7749
20
15
5
23
20
15
5
24
20
15
5
2s
10
15
5
26
10
,5
5
27
q271920
20
15
5
28
20
15
5
29
20
15
5
39
20
15
5
31
15
5
32
2715
20
15
5
33
2712
20
15
5
34
3695
20
15
5
35
7360
30
15
5
36
3731
2D
15
5
37
4392
20
15
5
38
2970
20
15
5
39
2972
20
15
5
40
3358
20
15
5
41
21057
1 20
15
5
42•-46
2970
20
15
5
47
3032
2.0
15
5
48
5477
20
15
5
49
3489
20
15
5
50
2694
20
15
5
52
2687
20
15
5
53
2709
20
15
5
54
4028
20
15
5
55-59
2952
20
15
5
60
5059
20
15
5
61
4882
20
15
5
62
3092
20
15
5
63
3102
20
15
3
64
3522
20
15
5
65
3197
20
15
5
66
3146
20
15
5
67
3047
2D
15
5
68
3357
20
1s
5
69
3192
2D
15
5
70
3243
20
15
5
71
3295
20
15
5
72
3722
20
15
5
73
394o
,0
20
5
74-77
2890
10
20
5
78
4177
10
20
5
79
41D5
10
20
5
80
3332
10
20
5
62-85
26"
10
20
5
86
4055
10
20
5
87
4024
10
20
5
B8
2890
10
20
5
89
2824
10
20
5
90
2956
10
20
5
41-93
2890
10
20
5
94
4318
10
20
5
95
4296
10
20
5
96
2890
10
20
5
97
2844
10
20
5
99-101
2890
10
20
5
102
4070
10
20
5
103
5279
20
,0
5
104-116
2718
20
10 1
5
117
3019 1
20 1
,0 I
5
- — —— Raw—�--
DESIGNED
DRAWN
CHECKED
I- 52' RIGHT OF WAY
ROr Q
5 s q�5 10 r
6J s
PARALLEL 4.5' 2.5
PARKING j
I II
52' RIGHT-OF-WAY SECTION
PROPOSED FEDERAL WAY
STANDARDS
ROW 52' 52' 6
PAVEMENT 28' 25' F
WIDTH V
WIDTHALK 5' S•
(LANDSCAPE 4.5' 4'
STRIP
[UTILITY 2 5' 3'
STRIP
I
W
Q
C
N
M
52'
f
_61A.
I 62
I L.LI
U - 34• +�
Q �
N
LL'
O X= 1
I I
- +
ISRNG R/W 1 6 i 7 r
20' PMVa4TE ALLEY--y
I ~g�4.�e� I
ALLEY SECTION
PROPOSED FEDERAL
STANDAF
20' 20'
16" 16'
34' PRIVATE STREET --� y ll
��♦•
I 5• LANDSCAPE �"
I I 37
12' 12'
I 10
\ 38 �\ �-
\ \ 39C' ^ \ .
34' PRIVATE STREET SECTION
fv
♦ • \ 41
\
\
FEDERAL WAY
�\ 711 42 \,
♦N \ �'\\ �\
\\ .
\
HORIZ. 0
25 50 100
Scale In Feet
PROPOSED
STANDARDS
• 48
36
ow
34'
34'
',`p \ \\\.�
, s.
LEGEND
\\ \ 4�i ^\\�'� 1
• �
..
D AVEMENT
24'
/�24'
�® \\ 45 \\ .'•�\jj, •
\
ASPHALT PAVEMENT
♦ \ 46 \
m� r
H^"• 0 0 1 pDTHALK SIDEWALKS / DRIVEWAYS
•-{CPiE SIDE) (BOTHSIDES)IF \I 47 \\ �I�\ J
\ 5�
JLDER 2' 2• IjANDSC-E 5' \ \ _ , . ��� T f,� r -^ J LANDSCAPE STRIP
TRIG \
T-2 PROPERTY LINE
\ ACTI E OPEN
35
• 1•
(a1 uVIT S A C E RIGHT OF WAY LINE
I (10. 1 SF)
i17� ___-r--.- rq a �s a T �T is r a
f5PGA f �`j 1 3 50 1 9 33 1 3 13i 30 29 28 27 26 25 24 23 22
sFl �\ \ `�J► + I I I I � I I j` f I I I I I I r 1 1 I I _s
56 \ Ll
_ t_
\ \ \ + -�- �- u-II_a_
\
57
58
59
21
20
-`6�0 94 --9-5 ---
7r I I II II II II II II I ! 11
LLLr--------- 12 13 14 15 16 1.7 18 19
.---______y1I --------
1
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78 - I 81 I �i 92 97 9 [
L_Bssf_(rm�-- L------- I ------ 1 I --� r-----_-
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68 I I I !I- - I I = 28 OPEN SPLrOFG
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76 I I 83 i li 90 I
-
2f99 II �II I IL769 - ------ - ------ -y--------
s 50._--
-
_
89 6
I !;
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88 101 it
LJ I I I 73 !. 86 ��.1 I ��� 87 I I 102_-_-----
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25 -
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103 1104 1105 1 D6 1107 1108 1109 1 110 1 111 I 1112 1113 1 114 1 11~51 1161 117
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R/W:
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r_ R/W
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— _ — — — — —-
SOUTH 320th STREET
r \ I
1601 2nd Avenue Suite 1
Seattle, WA90,0, QUADR
µ 206.441,18551 f. 2062a8.71 4725 S ISTH 5 EE1
Civil I Structural I Planning 1 Survey STMME, WA 98009
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05809
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0
LO
0
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0
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0
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IOAD
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27' FUTURE RIGHT-OF-WAY DEDICATION
8'
SIDEWALK
PRIVATE PROPERTY
NOT IN QUADRANT OWNERSHIP
6'
PLANTER
68' FUTURE RIGHT-OF-WAY
41' PROPOSED RIGHT-OF-WAY
30' EXIST. RIGHT OF WAY
f
10' FOR FUTURE
BIKE LANES �� 12' DRIVE LANE 12' DRIVE LANE
(5' EACH SIDE)
1
l
TYPICAL 32ND AVE. SOUTH SECTION
SCALE: 1 "= 5'
R FEDERAL WAY
TACOMA PIPELINE
EASEMENI
1 1
' 1
PLANTER~ SIDEWALK ~� 3
rNi�a
LOT
NUMBER
LOT
AREA
(ef)
MIN
FRONT
SETBACK
(it)
MIN
REAR
SETBACK
(it)
MIN
SIDE
'SETBACK
(ft)
2m
to
20
2-3
3315
10
20
5
4
Z975
10
20
5
5-6
3145
10
5
7
3060
11]
20
5
a
310
In
20
5
9-10
3050
10
20
5
11
3689
to
0
5
12-17
2713
20
-16'--
5
18
2901
20
15
5
19
2972
20
15
5
20
2907
20
15
5
2)
345a
20
15
5
22
2749
20
15
5
23
2745
20
15
5
24
2742
20
15
5
25
2739
10
15
s
26
2735
10
15
5
27
27SZ
20
15
5
28
2729
2D
15
5
29
2725
20
15
5
30
2722
20
15
5
31
2719
20
15
5
32
2715
20
1s
5
33
2712
20
15
5
34
3695
20
15
5
35
7360
30
15
5
36
3731
20
15
5
37
4392
20
15
5
36
2270
20
15
5
39
2972
1 10
15
5
40
3358
20
15
S
41
3057
20
15
5
42-46
2970
20
15
5
47
3032
20
15
5
48
5477
2D
15
5
49
3489
20
15
5
50
2694
20
M
5
52
2687
20
15
5
53
2709
20
15
5
54
4028
20
1 15
5
55-59
2952
20
15
5
60
ISM
20
15
5
61
4882
20
15
5
62
3092
20
15
5
63
3102
20
15
5
84
3522
20
15
5
55
3137
20
15
5
58
3146
20
15
5
67
3057
20
15
5
68
3357
20
15
5
69
3192
20
15
5
70
3243
20
1s
5
71
3295
20
15
5
72
3722
20
15
5
73
3948
10
20
5
74-77
2890
10
20
5
78
4177
10
20
5
79
4105
10
20
5
80
3332
10
20
5
82-85
2890
10
zo
5
86
4055
10
20
5
87
4024
10
20
5
8B
2890
10
20
5
89
2824
10
20
5
90
2956
10
20
5
91-93
289D
10
20
5
94
4318
10
20
5
95
4296
10
20
5
96
2890
10
20
5
97
284►
10
20
5
98-105
2890
10
20
s
102
4070
10
20
5
103
3279
20
10
5
104-116
2718 1
20
10
5
117 13019
1
20 t
10 1
5
52' RIGHT OF WAY
II-� II-- F Q 91
1 I I PARKING 15
52' RIGHT-OF-WAY SECTION
PROPOSED FEDERAL WAY
STANDARDS
ROW 52' 52' R
WIDE PAVEMENT 28' 28' N
SIDEWALK 5' 5'�
WIDTH N
'LANDSCAPE q 5' 4'
STRIP
'unuTY 2.5' 3'
STRIP
`W
TQ
V
1.:
N
(M
- --" — — RN_ — — 60
PT-1
ACTIVE
OPEN SPACE
(35,745 SF)
F_ L
�20' MVVEAL
I�8+11.411
ALLEY SECTION
PROPOSED
FEDERAL WAY
STANDARDS
20'
20'
16,
16,
0
0
2'
2'
(OUTSIDE CITY LIMITS)
� 34' PRIVATE STREET •■
5' I I`5' LANDSCAPES\ 11 37 I�
12' I 12' I j
I I 1 ■■ 38 \, ,
wr \\ 1■ 39
\ \ 40 , 1�
34' PRIVATE STREET SECTION r \ �� 41
-■ / \ ■ �� tl 25 50 100
1■ 4HORIZ.
PROPOSED FEDERAL WAY r\ ■ \ \ `• \ r� , Scale In Feet
STANDARDS • " ■ . 43 36
!ROW 34' 3■ . `" ■ -� I
\ \ \ LEGEND
4' ■ � ■ � � '� \ ,\
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60nY 9
SOUTH 320th STREET
16012M AveiIIw &ft IW
Sea18e, WA98101
g 206.441.18551 f. 206.448.7167
CNII I Structural I Planning I Survey
QUADRANT HOMES
14725 SE 36TH STREET
BELLEVUE, WA 98009
T _ _ _ 5Q
21
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96 `; I I 10
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OPEN SPACE
(112,530 SF)
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a
CITY OF FEDERAL WAY
FIRE DEPT.
0
R/W
SOUTH 320TH PLACE JOB NUMBER
N Iv!31ER 2007 05809
SCALE SITE PLAN SHEET NAME PD560
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(PAACM7E)
An Engineering Services Company
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: December 13, 2007
TO: Will Appleton, Development Services Manager
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire and Rescue
FROM: Janet Shul9,K'
Senior Planner
FOR DRC MTG. ON: December 13 - internal, Completeness
NOZ"E: This application is for Selection as a
Demonstration Project - this is not the formal
development application which will follow IF
this project is selected to proceed as a
demonstration project.
............................................
FILE NUMBER(s): 07-106465-00-AD
RELATED FILE NOS.: 07-105379-00-PC
PROJECT NAME: SOUTH 320TH PLACE SMALL LOT DEVELOPMENT
PROJECT ADDRESS: 31800 32ND PL SW
ZONING DISTRICT: RM 2400
PROJECT DESCRIPTION: Selection submittal for proposed subdivision of 19.2
acres into 104 small lot detached housing sites.
LAND USE PERMITS: Preliminary Plat, SEPA
PROJECT CONTACT: QUADRANT HOMES
GEORGE COOK
PO BOX 130
4254526553 (Work)
MATERIALS SUBMITTED: MLU application, list of parcel numbers, project
description, site plan, landscape plan, colored renderings, proposed
schedule, code compliance tables.
CITY OF
Federal Way
41k
RECEIVED
NOV s 0 2007
CITY OF FEDERAL
AY
BUILDING DEPT,
MASTER La1ND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8`h Avenue South
PO Box 9718
Federal Way WA 98063-9718
253-835-2607;Fax 253-835-2609
www.citvoffederalway.com
APPLICATIONNO(S) ^'O q6 5 ! Date���� 7
Project Name
Property Address/Location ;a a_R)0n 21,130 IPMCES �� r% 0 02fie-, V
Parcel Number(s) �fl Z
Project Description
PLh ASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conference
(� Process 1 (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
I9 9 Zoning Designation
Comprehensive Plan Designation
_$ n Value of Existing Improvements
e of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
Applicant
Name:p
Address:
City/State:
Zip:
Phone:�S
Email:
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
than
r_
i
7_17mpw .
Bulletin #003 — August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application
QUADRANT
. HOMES 14725 SE 36th Street, Suite #200
P.O. Box 130
MORE HOUSE. LESS MONEY. Bellevue, WA 98009
December 5, 2007
Ms Janet Shull
Senior Planner
City of Federal Way
33325 Bch Ave South
Federal Way, WA 98063
Re: South 320"' Place
o-7-- to(O4 &5 -Ab
Janet
Tel. 425.455.2900
Fax 425.646.8377
OuadrantHomes.com
Here are the house plan front elevation color renderings and front, side and rear
elevations from the set of Architectural plans for the homes that we are currently
proposing to offer for sale at our South 320th Place project. These are the elevations that
I indicated that we would add to our December 3`d Application for selection as the Small
Lot Demonstration Project on Friday of last week.
COs
There are seven sets of the colored elevation renderings and one set of
architectural elevations for each house plan offering. The colored rendering brochures
also contain the different floor plan offerings for each house plan.
If you have any questions about the different house plan offerings or associated
elevations please give me a call.
Sincerely,
rill
George . Cook, P.E.
uadrant Homes
425-452-6553
RECEIVED
DEC 0 5 2007
CITY OF FEDERAL WAY
BUILDING DEPT.
Q
OUADRANT HOMES
SMALL LOT DEMONSTRATION PROJECT
FEDERAL WAY
4 T�
` F R00 will
-- --•
f =emu, •.;� _ e '�
NOV 3 j0 2007
CITY OF FEDCRAL WAY
BUILDING DEPT,
DECEMBER 3, 2007
SOUTH 320TH PLACE
SMALL LOT DEMONSTRATION PROJECT
APPLICATION
December 3, 2007
Quadrant Homes is applying herein for selection as the Small Lot Demonstration Project
builder by the City of Federal Way. Our application for selection is contained in the
attached South 320th Place land use plan and bound application packet. Quadrant Homes
brings 38 years of homebuilding experience in the Puget Sound area, with 16 new
communities currently selling. We are also completing the three award -winning master
planned communities of Snoqualmie Ridge, Redmond Ridge and Northwest Landing.
We are confident that our wealth of experience in creating new residential communities
and depth of homebuilding experience will translate into a small lot residential
community that the City can look to with pride and can be offered within the price range
affordable to young families.
Quadrant Homes' Small Lot Demonstration Project application was prepared in
accordance with the City of Federal Way application submittal requirements for a "Small
Lot Detached Development" as outlined in Bulletin #064-October 3, 2007, The South
320th Place land use plan was prepared in accordance with the 2007 adopted
Comprehensive Plan and Zoning Code. The application has addressed most of the
comments contained in the City's November 5`h Pre -application Comment letter. Some
pre -application comment issues will be addressed in more detail in the South 3201h Place
preliminary plat application.
The South 320th Place site is located adjacent to and north of South 320th Street
approximately 't/4 mile east of Interstate 5. The site is bounded on the west by 32°d
Avenue South and on the east side by a Federal Way fire station. The fully signalized
intersection of Weyerhaeuser Way South and South 3201h Street lies south and adjacent to
the site and provides the main entrance to the site. South 320th Street is an arterial street
and provides quick access to I-5 and west to shopping and restaurants along the north and
south sides of South 320th Street west of I-5.
The South 320th Place community will consist of approximately 117 homes on 19.2 acres
containing a mix of homes with garages on the front side of the home (front -loaded
homes) and homes where the garage is located on an alley in back of the house (alley -
loaded homes). Lots sizes vary from 2,712 square feet to 7,360 square feet with an
average lot size of approximately 3,000 square feet. The City of Federal Way Zoning
Code, Chapter 22-667, allows a minimum lot size of 2,400 square feet. All lots in South
320th Place will exceed the minimum lot size allowed by the Federal Way Zoning Code
and will average about 3,000 square feet.
South 320`h Place is served by a combination of public roads meeting the requirements of
the Federal Way Public Works Standards and private roads meeting the requirements of
the Federal Way Small Lot Development Standards. The internal local access roads are
-
proposed as a Type W local access street with a modification to allow two 12-foot travel
lanes plus an 8-foot parking bay. A second entrance into the community is provided from
32"a Avenue South which is proposed to be constructed to an Arterial Road Standard
"O". The connection to 32" Avenue South will provide the second access required for
emergency vehicles. A planter strip is located on both sides of all public roads that serve
the site. Street trees located within the planter strip will create an attractive appearance to
the neighborhood. In addition to the publicly owned local access roads, the site includes
two private road tracts, three alley tracts and one private street that provide access to
homes not accessed by public roads. These Small Lot Development access roads will be
owned and maintained by the South 320th Place Homeowners Association.
The main entrance to the site will feature alley load homes on both sides of the main
entrance street. Garages will be located on the back side of these homes. The absence of
driveways will provide an attractive entrance with a traditional streetscape. The
streetscape for the main entrance is shown in the attached architectural rendering under
the tab "Plans". The front elevations of the homes shown in the rendering display a
number of architectural features such as window grids, shutters and window boxes.
Some of these architectural features will be standard features on the South 320th Place
homes, while other features (such as the window boxes) can be selected by the home
buyer at the time of purchase and will be added to the cost of the home.
South 320`h Place has three open space tracts, two active recreation tracts and one storm
water detention pond tract. Open space Tract T-1 is located adjacent to and east of 32"d
Avenue South and contains a City of Tacoma water transmission line. This tract will
serve as a native growth and landscaped enhanced visual buffer and will be maintained
by the HOA in accordance with the City of Tacoma easement restrictions. Open space
Tract T-2, located along the north property line, is within the Bonneville Power
Administration ("BPA") easement area and will be left in an undeveloped condition and
will be maintained by the South 320th Place HOA in conformance with the terms and
restrictions of the BPA easement. Open space Tract T-3 contains an open space area and
two small wetlands and associated buffers. The wetland in this tract will be enhanced
during development of the South 3201h Place site. Tract PT-1 will be cleared of brush and
improved as shown on the attached landscaping park plans to create an open level play
area for active recreation use. It is unlikely that any significant physical structures will be
placed in this park tract in order to comply with the terms of the existing BPA easement.
Active park Tract PT-2 will be developed to include an array of active children's play
equipment. Tract ST-1 will contain a storm drainage detention facility required for the
South 320th Place site. The exact size and location of the storm drainage facilities will be
determined during the engineering phase of the project. Additional engineering analysis
will be required during development of the preliminary plat application to determine the
more precise details of the storm drainage system.
Water and sewer service will be provided by Lakehaven Sewer District. Power and
natural gas will be provided by PSE.
The South 3201h Place neighborhood has been designed with sensitivity to adjacent
properties A single wood PSE power pole will need to be relocated to enable the site
entrance to align with Weyerhaeuser Way. The north margin of South 320th Street will
be improved with the addition of an HOV lane, curb, gutter, sidewalk and planter area as
part of the plat construction of South 320th Place. A 10-foot wide area of Type III
landscaping comprising the north 10 feet of the South 320th Street Right of Way will be
constructed during development of the site. The 100-foot wide BPA easement area along
the north side of the site will provide a natural buffer to properties to the north. Tract T-3
will provide an approximately 130-foot wide buffer to the east. Tract T-3 will be
landscaped with the exception of the ST-1 storm water pond. The attached landscaping
plan shows the type of landscaping materials proposed for Tract T-3. Tract T-1 will
provide a 60-foot wide landscaped enhanced native grown vegetated buffer to the west.
Site construction is expected to be typical for a single family project.. The site slopes
gently to the north from South 320th. A small wetland borders the easterly portion of the
site and provides a buffer between the site and the adjoining fire station. The site is
currently covered with a mix of second growth evergreen and alder. Soils are typical for
a site in the Federal Way area.
The South 320th Place land use plan was configured to conform to existing utility
corridors. A Bonneville Power Administration power line corridor borders the site to the
north. A single alignment of towers containing one circuit of 320 KV power lines is
contained in the corridor. A 115 KV Puget Sound Energy line located on wood poles
borders the site to the south and provides power to an existing power substation lying
south of 320th Street and west of Weyerhaeuser Way. The PSE power poles also contain
a 12.5 KV circuit of local distribution power lines as well as telephone and cable TV
franchise utility lines. An Olympic Pipe Line Corporation main traverses the site from
north to south. The City of Tacoma operates a water transmission line within an
easement that parallels the south margin of the BPA easement including Tract T-1.
Quadrant Homes seeks to build an attractive and diverse community with values similar
to those of the City of Federal Way. It is our intent to build communities that are
compatible with neighboring properties and homes that are in scale with the lots on which
they are built. South 320th Place will have a mix of housing types that provides for
flexibility of family sizes and market conditions. All homes will be single-family, two-
story, detached dwellings.
The demonstration project will highlight the Cottage Collection (22 to 26 feet wide) with
homes ranging from approximately 1,000 to 1,800 square feet. We intend to offer up to
ten (10) different front -loaded garage homes with one -car garages and four (4) different
alley -loaded homes with one -car or two -car garage options. Other options in the floor
plans, such as guest rooms, additional baths or utility rooms, are intended to meet diverse
family needs and lifestyles.
Each lifestyle floor plan will have three (3) elevations. That is, for each plan the buyer
will have a choice of three front fagades which are designed to be pedestrian oriented and
provide visual interest. These elevations will vary in roof form, porch design and/or
fagade detailing. We have made every effort to create diversity in plans and elevations.
The success of our communities is based upon this program of offering the buyer choices
that result in varied roof and porch forms, different textures in the siding and exterior
elements, and a mixed color palette on siding, trim, and accents (doors and shutters). The
primary ground floor entries will be oriented toward the streets. Furthermore, fagades
will vary from one building to the next to further diversify the streetscape. We also
ensure variety in elevations and scale by not allowing the same home elevations to be
built on adjoining lots.
In addition to the Cottage Collection, the site plan proposes ten (10) home sites that will
allow for a limited number of larger homes. A limited offering of our Olympic (30-foot
wide) homes will provide additional diversity in the neighborhood. These homes will be
available with 2-car garage standard in approximately 1,500 to 3,000 square feet. Many
of the same options are available in these floor plans as well.
The South 320th Place Homeowners Association will be an essential and important part of
the Quadrant homeowner community. Quadrant Homes values the legacy we leave in a
community. For that reason, we ensure that each community we develop has a
capitalized, educated, functioning Homeowners Association at the time of transition to
homeowner control. The purpose of a Homeowners Association is to maintain the
common areas, ensuring a consistent look throughout the community, and enhance the
sense of community. It is intended to prevent neighbors from making changes to their
homes and using their property in ways that negatively impact property values.
To create that legacy, we use the following tools and techniques to help our HOAs run
well:
• Covenants, Conditions and Restrictions ("CC&Rs") include important use
restrictions (such as restrictions on RV and boat parking), and empower the Board
of Directors to enforce them, including the power to raise, spend and save money
for the benefit of the community over the long term.
• Rules and Covenant Enforcement Policy is in place before we open for sale. It
restates the use restrictions in a format people will read. Our property managers
make sure the Rules are enforced during developer control, establishing solid
traditions of compliance.
• The Property Improvement Handbook is a full -color, illustrated guide to what
changes to the exterior of the property are and are not acceptable. Quadrant
Homes uses an independent architect to manage the property improvement
committee process (others may use the term "Architectural Control Committee"
or "ACC") during development; to educate a Property Improvement Committee
of homeowners before transition; and to provide ongoing services after transition
if the Board wishes.
• Property Managers and other key vendors, such as landscape maintenance
contractors, are under contract to the HOA before the first home closes. Our goal
is for these vendors to provide outstanding service and continue to work for the
HOA before, during and after transition.
+ A Build -out Budget is established that includes vendor contracts, so income from
assessments ("dues") is sufficient to cover necessary services without the need to
steeply increase assessments after transition. In addition, we have a professional
reserve study performed before transition, and establish a reserve account. A
reserve study recommends the level of savings necessary to repair or replace all
common area amenities over a 20-year time horizon, and helps ensure financial
stability for the HOA.
• Websites are established for each HOA, where the CC&Rs, Rules and Covenant
Enforcement Policy, Property Improvement Applications, Handbook, and all
other important information are available to homeowners online. Other
homeowner education includes welcome packets, homeowner skills workshops
before transition, and board training afterwards.
The Quadrant Homes Small Lot Demonstration Project application is in compliance with
Federal Way City Code Section 20-155 and the Small Lot Detached Dwelling Unit Use.
See zoning code compliance chart in "Code" tab.
Quadrant Homes, if selected as the Small Lot Demonstration Project builder, would like
to entitle South 320t' Place in early 2008 and begin construction of the plat improvements
in the spring of 2008. Home construction and sales would then commence in early 2009.
The schedule is challenging and will require that the City proceed with parallel review of
the engineering construction plans before final approval of the preliminary plat. A more
detailed development schedule is included in the "Schedule" tab.
Quadrant Homes is a natural choice for the first Small Lot Demonstration Project in
Federal Way. We have over 35 years of land use development history with the City of
Federal Way beginning with our parent company's corporate headquarters and continuing
through the 15-year development of West Campus. Quadrant Homes has over 38 years
of homebuilding experience in the five county Puget Sound area. Quadrant Homes prides
itself on delivering compelling value to our homebuyers, many of whom are young
families and first time homebuyers. We have an extensive array of small lot home plans
that we have built and marketed in the Puget Sound area. These house plans have proven
their value to our buyers. The wide array of house plans that Quadrant can offer and the
range of options available to the buyer will create an attractive and varied streetscape
within South 320fl' Place. The streetscape views shown in the "Plan" tab illustrate how
these different house plans will appear from the street.
Quadrant Homes understands the goals and objectives of the City of Federal Way in
creating the Small Lot Development provision of the zoning code. Quadrant Homes is
ready to demonstrate to the City of Federal Way that small lot housing with compelling
value can be created in an attractive and sustainable community and still be accessible to
young families and first time homebuyers. We urge the City to select Quadrant Homes to
complete the first Small Lot Demonstration Project in the City of Federal Way.
South 320th Place
Description of Maps and Drawings
n South 320th Place Site Plan
The South 320th Place Site plan is a graphic layout of the lots, road, open
space tracts and location of the storm drainage detention pond. The local
access roads are intended to be public. Driveways are shown in light blue
shading. The proposed road sections are shown in the upper left hand area of
the drawing. A preliminary set of more detailed engineering drawings of the
project site is attached to the application booklet.
II) Alley Load Streetscape Drawing
This drawing is a 3-dimensional representation of the main entrance to South
320th Place. It is a view of what might be seen from the second story window
of lot 100 looking North East toward lots 7 through 11. The architectural
rendering of the homes on lots 7 through 11 are created by using actual
architectural plans for these Quadrant homes. All of the homes shown in this
architectural rendering will be available for purchase by South 320th Place
home buyers. The front elevation of the homes, display a number of
architectural features such as window grids, shutters and window boxes.
Some of these architectural features will be standard on the South 320th
homes, while other features (such as the window boxes) can be selected by the
home buyer at the time of purchase and will be added to the cost of the home.
III) Front Load Streetscape Drawing
This drawing is a 3-dimensional representation of the front load homes on lots
41 through 48 along the cul-de-sac local access street. It is a view of what
might be seen from the second story window of the home on lot 20 looking
westerly. The architectural rendering of the homes on lots 41 through 48 are
created by using actual architectural plans for these Quadrant homes. All of
the homes shown in this architectural rendering will be available for purchase
by South 320th Place home buyers. The front elevation of the homes, display
a number of architectural features such as window grids, shutters and window
boxes. Some of these architectural features will be standard on the South
320th homes, while other features (such as the window boxes) can be selected
by the home buyer at the time of purchase and will be added to the cost of the
home.
LOT
NUMBER
LOT
AREA
(Sf)
MIN
FRONT
SET BACK
(ft)
MIN
REAR
SETBACK
(N)
M N
SIDE
SETBACK
(f!)
66
10
20
2-3
3315
10
20
5
4
2975
10
20
15
5-6
3145
10
20
g
7
3060
10
Za
5
5
310
10
20
5
9-10
3060
10
20
5
11
36B9
10
20
5
12-17
2713
20
1
5
,6
29D,
20
15
5
19
2972
20
15
5
20
2907
20
15
5
21
3456
20
15
5
22
2749
20
15
5
23
2745
20
15
5
24
2742
20
15
5
25
2739
10
15
5
26
2735
10
15
5
27
2732
20
15
5
26
2729
20
15
5
29
2725
20
15
5
30
2722
20
15
5
31
12719
20
75
5
32
2715
20
TS
5
33
12712
20
15
5
1
52' RIGHT
I C. R FYI
5 5' 1 5 10' --�-17
5r RIGHT-OF-W1 D 25 5a ,a0
HORIZ.
Scale In Feet
PROPOSED
LEGEND
ROW 52'
ASPHALT PAVEMENT
PAVEMENT 28'
WIDTH r— -
SDEWALK I,.. _ _� SIDEWALKS /DRIVEWAYS
WIDTH 5
LANDSCAPE [Y =J LANDSCAPE STRIP
STRIP 4.5'
y (TPROPERTY LINE
STRIP
2 5'
— — RIGHT OF WAY LINE
C
N
Co
----- - - - - -- -s- --
r 1
— — — R/W
SOUTH 320TH PLACE JOB NUMBER
05809
f� (DESIGNED —f-
1c= (DRAWN SITE PLAN I SHEET NAME A05
SHEET 1 OF
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South 320th Place
Schedule to Start of Construction
November 30, 2007
Task
Quadrant Target
Completion Date
Apply for Small Lot Development Pre -application Conference
Se tember 28, 2007
Meet with City Pre -application Development Review Committee
October 18, 2007
Pre -application Letter issued by the City
November 5, 2007
Quadrant Homes Submits application for selection as a Small Lot Demonstration Project
November 30, 2008
Letter of Completeness Issued by the City of Federal Way
December 14, 2007
Decision by the City of Federal Way to Select Quadrant as the Small Lot Demonstration
January16, 2008
Submit Preliminary Plat application
January 23, 2008
Letter of Preliminary Plat Application Completeness issued by City of Federal Way
February 6, 2008
Submit Engineering Construction Plans for review
February 15, 2008
Preliminary Plat Public Hearing
April 1, 2008
Preliminary Plat approval by City Council
May 1, 2008
Engineering Plans approved
May 8, 2008
Start Construction
May 12, 2008
Federal Way Zoning Code Requirements
for Small Lot Detched Homes in RM 2400 Zone
September 27, 2007
Zoning Code Requirement
Federal Way Zoning Code
Requirements in Chpt 22-667
Attached, Detached, Staked
Dwelling units
South 320th Place
Lot Size
2400 Sq. Ft Min lot size
Smallest lot 2,712 sq. ft.
Approx. 3.000 s . ft. Ave lot size
1.7 Parking spaces per
dwelling unit
208 Parking Spaces Required
Approx. 240
Maximum Ridge Ht
30 feet
27 feet
Max. Lot Coverage
No maximum lot coverage
45% Typical
South 320th Place Open Space Requirements
December 3, 2007
Type of Open Space
Tract
Open Space
Tract
Open Space
Tract Area
% of Gross
Area
Required % of
Gross Area
Notes
Usable Open Space
PT-1 and PT-2
1.08 Ac
7.0%
10.0%
Open Space Tract T-1, T-2 and T-3
have been deducted from the usable
open space % contribution
calculation. Trail construction has
been proposed to meet the remaining
3% Usable and active Open Space
requirement
Buffer
T-1, T-2 and T-31
3.39 Ac
17.9%
2.0%
Total Percent of Gross Area
24.9%
15.0%
South 320tn Place
Description of Application Attachments
The following plans were prepared in support of the Quadrant Homes Application for
selection as the Small Lot Development project in Federal Way. The plans described
below are an attachment to the Small Lot Development application booklet and are
intended to meet some of the Small Lot Development application checklist requirements.
1) Site Plan Drawings Prepared by PACE Engineers, Inc
The attached site plan drawing, dated November 30, 2007 shows the lot
layout, building setbacks and lot grading as well as the site road and utility
layout. A single storm drainage facility has been proposed for the South 320tn
site. A Storm Drainage "Preliminary Technical Information Report" dated
November 29, 2007 has been prepared by PACE Engineering and submitted
to the City for review as a submittal separate from the South 320tn Place
application for Small Lot Demonstration Project.
Sheet 1 of the plan set shows existing site wetlands. A "Critical Areas
Report" for the South 32e site dated November 30, 2007 has been prepared
by Talasaea Consultants. The Critical Areas report has been submitted to the
City for review as a submittal separate from the South 320th Place application
for Small Lot Demonstration Project.
2) Landscape and Park Plan
A Landscape and Park Plan, dated November 30, 2007 is included in the Site
Plan Drawing set on sheets L1.0 and L1.2. The Landscape and Park Plan was
prepared by The Weisman Design Group.
South 32Oth Place
Parcel Numbers
Parcel No.
Parcel Area
551560-0005
2.41 ac
551560-0010
2.57 ac
551560-0015
2.57 ac
551560-0020
2.57 ac
551560-0026
1.29 ac
551560-0025
1.38 ac
551560-0030
2.75 ac
551560-0035
1.61 ac
551560-0091
0.72 ac
551560-0090
1.25 ac
Total Area
19.12 ac
RECEIVE®
NOV 3 0 2007
CITY OF FEDERAL WAY
BUILDING DEPT.
SOUTH 320TH PLACE SMALL LOT DEMONSTRATION PROJECT
RIGHT-OF-WAY IMPROVEMENT MODIFICATION REQUEST
CITY OF FEDERAL WAY
December 12, 2007
I) Description of Modification Request
This modification request is to allow an alternate lane and parking configuration
for City of Federal Way Development Standard Road Section "W". The
requested modification to Road Standard "W" is proposed for use as the primary
local access street be use in the Small Lot Demonstration Project of South 32&
Place currently before the City for review and selection as the first Small Lot
Demonstration project in the City of Federal Way. The request for modification
is being made pursuant to FWCC 22-1477.
II Requested Code Modification
This is a request to modify Local Access Road Section "W" which is contained in
the City of Federal Way Development Standards. The Development Standards
are an adopted part of the City Zoning Code, Chapter 22, Article XVI,
"Improvements".
II) Reason for requesting Modification
FWCC 22-1477 (1) "The improvement as required would not be harmonious with
existing street improvements, would not function property or safely and would not
be advantageous to the neighborhood or City as a whole "
The proposed modification is to allow two 10 foot travel lanes and one 8 foot
parking lane in lieu of one 12 foot travel land and two 8 foot parking lanes. The
proposed modification to road section "W" would create a modified road section
identical to the paved curb to curb road section of the City of Federal Way
Collector Road Section "S" but with only one 8 foot parking lane. Attachment A
shows the proposed modification to Road Section "W". Attachment "B" shows
Road Section "W" without modification and Attachment "C" shows Collector
Road Section "S". We believe that this road section would function better as a
two way local access road while providing more than the required parking spaces
for the South 3201h Place site plan. Since theyrinciple local access road provides
through traffic from South 320"' Street to 32' Ave South a two lane configuration
similar to Collector Road Section S would function more safely than a single 12
foot lane. Since approximately 90 % of the local access streets are single loaded,
only one side of the local access roads will have driveways, a single lane of
parking will provide more than the required paring spaces.
The South 3201h Place pre -application comment letter of November 5, 2007 RECEIVED
requires a Local Access Type "W" road section for the public roads of South
DEC 13 2007
CITY OF FEDERAL WAY
BUILDING DEFT,
52' RIGHT OF WAY
ROW �
5'
SIDEWALK - 10' DRIVE LANE �-10' IVE LANE $1 PARALLEL PARKING
r 2.5' 4.5'
LANDSCAPE
j
6" CURB & GUTTER
(TYP)
5'
SIDEWALK j
1
4. 5' 7 2. 5'
NDSCAP I
li
3' 5' 4' 8' �.--12' 8' 4' 5' 3L -i'
Util. N Parking Parking �2 N Util.
Strip o m m Strip
o
X
28'
52
MINIMUM SECTION
LOCAL
.25' CLASS B
.17' CSTC
.42' CSBC
1 LANE
+ PARKING
SECTION W
NOTES:
amw PUBLIC
LOCAL DWG. NO-
roduag "ft WORKS
3-2W
*ftiGdI11xJUT "C ,•
3S'�21
'8' 10' 10' 8' 4' 5' 3'
Util. arking Parking n a Util.
strip f u o f Strip
o o
is
3 6'
60'
MINIMUM SECTI❑N
MIN❑R COLLECTOR LOCAL
.25' CLASS B .25' CLASS B
.17' CSTC .17' CSTC
.50' CSBC .50' CSBC
2 LANES
+ PARKING
SECTION S
NOTES:
<%`\\ �(� PUBLIC I COLLECTOR DWG. N0.
ft
[ �U uvcsi�J ft WORKS I 3-2S