18-103329-PCCITY OF
Y Federal Way
Centered on Opportunity
September 14, 2018
Mike Davis
River Rock Homes, LLC
19655 1"Avenue South, Suite 204
Normandy Park, WA 98166
mike@rockrivernw. com
Re: File #18-103329-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Steel Lake Crest Subdivision, 30642 281h Avenue South, Federal Way
Dear Mr. Davis:
FILE
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held August 30, 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, Public Works Department, and representatives from Lakehaven Water and Sewer District and
South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant
information handouts are enclosed with this letter. Please be advised, this letter does not represent all
applicable codes. In preparing your formal application, please refer to the complete FWRC and other
relevant codes for all additional requirements that may apply to your project.
The key contact for your project is me, Becky Chapin, becky.chapin@cityoffederalway.com, 253-835-
2641. 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
Proposed 26-lot subdivision of 4 existing single family lots totaling 6.72 acres. Three houses proposed to
remain through a Boundary Line Adjustment.
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. The major issues section is only provided as a means to highlight critical requirements or issues.
Please be sure to read the comments made by all departments in the following section of this letter.
Mr. Davis
September 14, 2018
Page 2
• Planning Division
1. The subject property currently has Preliminary Plat approval for a 28-lot subdivision valid until
April 9, 2020.
2. A new Preliminary Plat application is required for proposed substantial changes to the plat layout.
• Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency
permit with application fee of $4,790.00 is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required for each residential
dwelling unit assessed at building permit issuance.
3. Frontage Improvements (FWRC 19.135.040) — Construct street improvements and dedicate
right-of-way (ROW) along the property frontage on 281h Ave S.
4. Internal road shall be a Type "W" street and shall serve no more than 25 lots or 250 daily traffic.
5. 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. This
requirement may be modified or waived by the Public Works Director if connections cannot be
made for reasons outlined in the FWRC.
6. Intersection Sight Distance — Submit intersection sight distance analysis consistent with
AASHTO at the proposed new street connection to 281h Ave S.
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
Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com
1. Zoning Designation and Density — The site is zoned Single Family Residential (RS 7.2) and has a
comprehensive plan designation of high density single-family. Lots in the RS 7.2 zone must be a
minimum lot size of 7,200 square feet. Property set aside in tracts or vehicular access easements
cannot count towards the minimum lot area per FWRC 19.05.120 "lot area."
2. Review Process — The subject property currently has Preliminary Plat approval for a 28-lot
subdivision (File #07-103897-SU) approved by the City on April 7, 2009. After subsequent
extensions, the plat is valid until April 9, 2020.
As proposed, substantial changes to the approved preliminary plat requires submittal of a new
preliminary plat application. The subdivision of ten or more lots requires review and decision on the
preliminary plat application by the city's Hearing Examiner following a public hearing. In summary,
following application, the City will review the application for completeness and technical comments.
The first procedural decision point is the State Environmental Policy Act (SEPA) review and
determination. Following conclusion of the SEPA review, City staff will present the staff report and
recommendation on the preliminary plat to the Hearing Examiner, who then makes the final decision
on the preliminary plat application. The Hearing Examiner's written decision on the preliminary plat
is based on the applicant satisfying criteria pursuant to FWRC 18.35.170(3). The decision of the
Hearing Examiner may be appealed pursuant to FWRC 18.35.210.
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After the final decision on the preliminary plat, engineering plans must be submitted and reviewed by
the City Public Works Department. Following review and approval of engineering plans, construction
of plat infrastructure may begin. Substantial completion of plat improvements is required prior to
final plat review and decision by the City Council.
The final plat fee, in effect at the time of the final plat application, and items identified in FWRC
18.40.020, are required to process the final plat. The City allows bonding of only minor
improvements such as sidewalks, street lighting, landscaping, or similar improvements. Within 30
days of a complete final plat application, City Council will take action on the plat and upon approval
the applicant must record the plat with the King County Recorder's Office.
For an itemized list of required information to be included in the preliminary plat submittal, please
refer to the enclosed preliminary plat submittal checklist.
Boundary Line Adjustment — The applicant proposes to keep the existing three houses on reduced
sized parcels then subdivide the remaining lot, which would require a Boundary Line Adjustment
(BLA). BLA applications are reviewed for conformity with FWRC Title 18 `Subdivisions', FWRC
18.10 `Boundary Line Adjustments', and FWRC 18.55 `Design Criteria'. A boundary line adjustment
is subject to an administrative review conducted by city staff with a final decision made by the
Director of Community Development. See comment #8 below for comments regarding setbacks.
State Environmental Policy Act (SEPA) — The proposed subdivision is not categorically exempt
from environmental review pursuant to Washington Administrative Code (WAC) 197-11-800 and is
subject to a threshold determination. The City issued a Mitigated Environmental Determination of
Nonsignificance (MDNS) for the 29-lot preliminary plat on October 4, 2008. This determination was
based on review of information in the project file, including the environmental checklist and staff
evaluation of the environmental checklist for Steel Lake Crest Preliminary Plat, resulting in the
conclusion that the proposal would not result in probable significant adverse impacts on the
environment. Depending on the extent of the changes in the proposed development, they City may
issue a new determination or an addendum to the previous SEPA determinations. A completed
environmental checklist must be submitted with the preliminary plat application for review and
consideration.
4. Public Notice — The preliminary plat (and SEPA, if required) review require notices of application
and public hearing. The applicant will be responsible for supplying a map and list of all properties
within 300 feet of the subject property. Three sets of stamped mailing envelopes for each property
owner with the department's return address must accompany the map and list. The city's GIS
Department provides this service for a nominal fee. Please see the enclosed bulletin for further
information. The applicant will also be required to post City supplied notice boards at the appropriate
times and pay the notice board fee.
Environmentally Critical Areas — The site naturally slopes from the southwest corner to the
northeast corner. There is an approximate drop of 70 feet across the site, with an average slope of
9.3%. There are a few small areas where the average slope exceeds 40%. The majority of these steep
slopes are near the existing houses that have slopes up to 40%. As such, the site contains Geologically
Hazardous Area (GHA) and is subject to review under FWRC Chapter 19.145, Environmentally
Critical Areas.
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Pursuant to FWRC 19.145.220, if the applicant proposes to develop or conduct land surface
modifications within 50 feet of the critical area, the applicant must submit a geotechnical report to the
City's satisfaction. As part of the preliminary plat application submittal a geotechnical report,
prepared by a geotechnical engineer or engineering geologist licensed in the state, is required to be
submitted. The geotechnical report may be reviewed by the city's third party consultant at the
applicant's expense per FWRC 19.145.080(3).
Shoreline Management — A small portion of the northwest corner of the subject site is mapped
within 200 feet from Steel Lake, which is regulated as a shoreline of the state under FWRC Chapter
15.05. Development projects within 200 ft. of a shoreline of the state are required to apply for a
Shoreline Substantial Development Permit, in addition to the underlying permit action. However,
with the previous Steel Lake Crest preliminary plat, the applicant submitted a request to the Director
of Community Development in 2007 for an exemption from the substantial development process
stating that the potential impacts to the shoreline were very minimal as only the half street frontage
improvements being required by the City and located at the northwest corner of the parcel was within
200 ft. of the shoreline. Of that area, 289 sq. ft., over half of the area would be paved dedicated right-
of-way and most of the remaining area would be a landscaping buffer. The exemption was granted as
requested on May 10, 2007.
As part of the preliminary plat submittal, a written description of the work proposed within the 200-
foot shoreline jurisdiction is required. The city will determine if the existing exemption is valid or if a
new shoreline exemption or substantial development permit is needed.
7. Fees —As development fees change annually, please contact the Permit Center at 253-835-2607 or
permitcenter@cityoffederalway.com for an updated fee list prior to submitting your applications.
Additional utility fees, school impact fees, concurrency, and engineering plan review fees apply.
8. Setbacks — Existing and future residences must conform to the following structural setback
requirements of FWRC 19.200.010, "Detached Dwelling Units": front yard - twenty feet; side yard -
five feet; and rear yard - five feet. Side yard setback from a corner lot for that portion of the lot not
adjacent to the primary vehicular access is ten feet. Depict these typical building setback requirements
on the proposed plat.
Meeting follow-up: As long as you are not making the houses more nonconforming, existing
nonconformances, such as the front yard setback can remain under the BLA review. You would need
to meet setbacks for any relocated property lines, such as the side and rear. If you skip the BLA
process, then all existing structures must meet required setbacks when submitting the preliminary plat
drawing.
Single -Family Residential Regulations
a. Maximum height of structures — 30 ft. above average building elevation.
b. Maximum lot coverage — 60 percent.
c. Required parking spaces — two per dwelling unit.
d. Driveway and/or parking pad in a required front yard may not exceed 20 feet in width (except as
specified in FWRC 19.130.240(1)(b)) and may not be closer than five feet to any side property
line (unless shared access).
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10. Landscape Buffers — Pursuant to FWRC 18.60.030, preliminary plats adjacent to a city designated
arterial (28"' Ave S & Military Rd S) must provide a 10-foot-wide Type III landscape strip along the
arterial street. The landscape tract is required to shield new residences from the arterial street and will
be equally owned and maintained by the homeowners' association; up to 2% can be credited to the
open space buffer requirements.
Perimeter fencing in subdivisions shall be located on the interior side of landscape strips planted
along arterial streets. Type III landscape consists of a mixture of evergreen and deciduous trees
interspersed with large shrubs and groundcover.
11. Open Space — All residential subdivisions are required to provide open space in the amount of 15
percent of the gross land area of the subdivision site per FWRC 18.55.060(2). A minimum 10 percent
of the open space is required to be usable open space; i.e. appropriate for active recreation areas.
Additionally, any onsite open space must be set aside in a tract and owned in common undivided
interest by all property owners within the subdivision.
All or some of the open space requirements may be satisfied by a fee -in -lieu payment at the discretion
of the Parks Director after consideration of the city's overall park plan, quality, location, and service
area of the open space that would otherwise be provided with the project. The fee in lieu of open
space is calculated on 15 percent of the most recent assessed land value of the property. If the fee -in -
lieu option is chosen, a written request to the Parks Director is required. A copy of this request is a
required component of the short/preliminary plat application. The open space fee -in -lieu shall be paid
prior to recording the plat.
12. Clearing and Grading — The preliminary plat is subject to the provisions of FWRC 19.120,
"Clearing, Grading, and Vegetation and Tree Retention." It is recommended that FWRC 19.120 be
reviewed carefully in reference to the proposed plat. A clearing and grading plan that meets FWRC
19.120.020 and FWRC 19.120.040 must be submitted with the formal plat application, if clearing and
grading work is proposed.
Any retaining walls and rockeries can be a maximum of six feet in height and must comply with
standards in FWRC 19.120.120. Preliminary designs for retaining walls shall be submitted with the
preliminary plat application, and include cross sections, and visual depictions of retaining walls.
13. Tree Retention/Replacement — The plat will be subject to tree density requirements of FWRC
19.120.130(1); note that 25 tree units per acre are required for single-family zoned sites. A tree unit is
a value assigned to existing trees retained on the property or replacement trees. The larger the tree, the
greater value it is assigned. Required tree density can be composed of retained trees and replacement
plantings per FWRC 19.120.130. The tree and vegetation plan must clearly show where the tree units
are to be located. The formal application must indicate what trees are to be removed.
In the case of the 6.72-acre site, approximately 168 tree units are required. Tree unit credits are in
Table 2 of FWRC 19.120.130(2). Per FWRC 19.120.130(3), the total number of tree units required to
be provided is calculated by multiplying gross site acreage, minus any proposed public or private
streets.
14. Forest Practices Permit — The City has assumed jurisdiction over the review and approval of Class
IV -General Forest Practices permits. A forest practices application form must be completed if more
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than 5,000 board feet of merchantable timber is harvested from the subject property. This is
approximately equal to one log truck of timber. The City will review the proposed Class W-General
Forest Practices in conjunction with the Preliminary Plat application. Please include details of such
activity in the environmental checklist as the Class IV permit is not exempt from SEPA review.
15. Design Criteria and Improvements — Preliminary Plats are subject to the subdivision design and
improvements criteria set forth in FWRC Chapters 18.55 and 18.60. It is the responsibility of the
applicant to identify how the proposed subdivision meets applicable design and improvements criteria
and is therefore entitled to the land division.
16. Noise — The subject site abuts the Interstate-5 right-of-way. Currently, this portion of the Interstate
does not contain any noise walls or other noise attenuation measures. To identify the potential
environmental impact of freeway noise on proposed single-family residential development, the
applicant shall provide with the formal preliminary plat application a noise study that documents
noise freeway levels and identifies appropriate measures to mitigate adverse noise impacts on the
future development.
17. School Access Analysis — A school access analysis is required to be submitted to the City with the
preliminary plat application, to assure that safe walking routes to schools or bus stops are provided as
required by RCW 58.17. If there are not safe and adequate walking routes available, walking route
improvements may be required as part of the plat review process. Contact Jennifer Wojciechowski at
253-945-2071 for information about the school access analysis requirements.
18. School Impact Fees — School impact fees are due at the time of issuance of a building permit for new
dwelling units. This fee amount is subject to change as determined annually by the Federal Way
School District. Please check with the Permit Center, as mentioned above, for up-to-date fees.
19. Approval Duration — Preliminary plat approval expires five years from the date of approval, per
FWRC 18.35.220. Engineering plans must be approved, improvements constructed, and the plat must
be recorded within the five-year time period. Pursuant to FWRC 18.05.090, no less than 60 days prior
to the lapse of approval, the applicant may request a two-year time extension for the plat approval.
20. Recording — Following substantial completion of subdivision improvements and City Council review
of the final plat, the applicant is responsible for recording the plat with the King County Recorder's
Office. Prior to recording the plat, all surveying and monumentation must be complete. In addition,
all other required improvements must be substantially completed as determined by the departments of
Community Development and Public Works.
PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION
Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Water Design Manual (KCSWDM). This project meets the requirements for a Full Drainage
Review. At the time of preliminary plat submittal, a preliminary Technical Information Report (TIR),
addressing the relevance of the project to the nine core and five special requirements of the
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KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary
TIR. The City has V = 100', five-foot contour planimetric maps in GIS format that may be used for
basin analysis.
2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. In addition to flow control facilities, Best
Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies
within an Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet
the treatment criteria of the Enhanced Basic Water Quality Menu.
3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
4. Detention and water quality treatment facilities for subdivisions are required to be above ground (i.e.
an open pond), within a separate storm drainage tract, and dedicated to the City for future
maintenance. Detention and water quality facilities may be within the same tract. Underground
facilities are allowed only with approval from the City of Federal Way Stormwater Management
Division.
Show the proposed location and dimensions of the detention and water quality facilities on
the preliminary plans.
6. 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
h ://www.ec .wa. ovl ro -amslwlstormwater/construction/index.litml or by calling 360-407-
6048.
Right -of -Way Improvements
See the Traffic Division comments from Sarady Long, Sr. Transportation Planning 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 19.135.280 requires that driveways serving residential uses may not be located closer than 25
feet to any street intersection. Lots and intersections within new subdivisions or short plats must be
designed to meet this standard.
5. If utility extensions requiring open cuts within public right-of-way are proposed, half -width or full -
width overlay requirements will apply. The extent of overlay requirements will be determined by the
City of Federal Way Public Works Department based on the plans.
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Building (or EN) Permit Issues
l . Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the City. Engineering review fees are $2,503.00 for the first 12 hours of
review, and $139.00 per hour for additional review time. A final TIR shall be prepared for the project
and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal
of a professional engineer registered/licensed in the State of Washington.
2. In addition to engineering approval, projects that will be filling or grading in the area of the future
building pads are required to obtain a separate grading permit from the Building Department.
3. If walls are proposed within the future right-of-way or within the storm tract, third -party review may
be required at the developer's expense.
4. 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
http://www.oiiyoffederalway.com/index.aspx?ni to assist the applicant's engineer in preparing
the plans and TIR.
Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the
improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30
percent of the original amount and held for a two-year maintenance period.
6. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-
year maintenance period, the remainder of the bond will be released. Maintenance for public roads
and subdivision drainage facilities then become the responsibility of the City. Maintenance for private
roads and drainage facilities, including short plats, remain the responsibility of the individual property
owners.
7. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
8. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall
be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans.
9. Provide cut and fill quantities on the clearing and grading plan.
10. Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2016 KCSWDM,
must be shown on the engineering plans.
11. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
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PUBLIC WORKS TRAFFIC DIVISION
Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
Based on the submitted materials for 29 Single Family Detached Housing, the Institute of
Transportation Engineers (ITE) Trip Generation - 10"' Edition, land use code 210 (Single Family
Detached Housing), the proposed project is estimated to generate approximately 29 new weekday PM
peak hour trips.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation
analysis and concurrency mitigation may be required if the proposed project creates an impact not
anticipated in the six -year Transportation Improvement Plan (TIP).
The estimated fee for the concurrency permit application is $4,790.00 (11 — 50 pm Trips). This fee is
an estimate and based on the materials submitted for the preapplication meeting. The concurrency
application fee must be paid in full at the time the concurrency permit application is submitted with
land use application. The fee may change based on the new weekday PM peak hour trips as identified
in the concurrency trip generation. The applicant has the option of having an independent traffic
engineer prepare the concurrency analysis consistent with City procedures; however, the fee remains
the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for 29 new single family lots, the estimated traffic impact fee is
S103,773. The total amount of the impact fees will be assessed and collected from the applicant when the
building permit is issued, using the fee schedule then in effect. The applicant may request, at any time
prior to building issuance to defer the payment of the impact fee to final building inspection. If this option
is selected, a covenants prepared by the city to enforce payment of the deferred fees will be recorded at
the applicant's expense on each lot. Please, refer to defer payment of impact fee code for process.
Street Frontage Improvements (FWRC 19.135)
1. The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive 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:
281h Ave S is a principal collector planned as a Type "K" street, consisting of a 44' street
with curb and gutter, 6' planter with street trees, 8' sidewalks and street lights in a 78'
right-of-way (ROW). Assuming a symmetrical cross section, half street improvements and
9' right-of-way dedication are required as measured from the street centerline.
■ Internal road shall be a Type "W" street consisting of a 28' street with curb and gutter, 4'
planter strip with street trees, 5' sidewalks and street lights in a 52' right-of-way (ROW)
and shall be designed to meet all applicable standards. Traffic calming devices such as
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speed humps, chicanes, etc. should be incorporated in the residential street design. Please
note, a second access will be required should the number of lots accessing onto 281, Ave S
exceed 25 lots or 250 daily traffic.
2. The applicant may be required to dedicate additional ROW to accommodate turn lane improvements
if identified in the transportation impact analysis and/or property corner radius. It appears that a Two -
Way Left Turn Lane (TWLTL) may be required at the access point as a sight distance mitigation
measure.
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). These modification requests have a nominal
review fee currently at $278 plus recording fee.
Access Management (FWRC 19.135)
1. Access management standards are based on roadway safety and capacity requirements. FWRC
19.135.280 provides access standards for streets based on planned roadway cross -sections. Please
note that access classifications are per Drawing 3-IA in the Public Works Development Standards.
2. The proposed single access onto 28"' Ave S will be able to accommodate 25 lots or up to 250 daily
traffic. A second access will be required if the number of lots accessing onto 28"' Ave S exceed 25
lots or 250 daily traffic.
3. Verify sight distance for proposed lot 21 through 26 at site access onto internal road.
4. Driveways serving a single family dwelling unit abutting two streets should be at least 25 feet from
the beginning of the street radius.
5. Submit an intersection sight distance analysis for the design vehicle used at the plat access
driveway/intersection with 28t" Avenue S. The analysis shall be conducted in accordance to the latest
AASHTO guidelines. The analysis must bear the seal of a licensed engineer in the state of
Washington. The sight distance triangle shall be depicted on the plan set.
6. Please provide photo documentation within the appendix of the sight distance analysis. A minimum
of one photo looking to the left and one looking to the right will show the location of the viewer in
accordance to AASHTO guidelines. The Site Plan with plan and profile sheets should also be
incorporated into the report to provide the site distance documentation. Indicate if there are any street
trees, landscaping requirements, or any other objects existing or proposed to be within the sight
distance triangle. State if the sight distance requirements are met or not and provide any traffic safety
mitigation measures.
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, an east/west connection between 28"' Ave S
and Military Road S is required. However, due to the presence of existing surrounding developments
including limited access for SR 5/Military Road S bridge, it appears only pedestrian connection is
feasible. Therefore, the applicant may submit a request to the Public Works Director to modify or
waive this requirement.
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8. No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet (FWRC
18.55.010).
9. Traffic calming devices such as speed humps, traffic circles, chicanes, etc. should be incorporated in
the residential street design to control speed and any potential cut -through traffic.
COMMUNITY DEVELOPMENT — BUILDING DIVISION
Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com
No Building Department comments at this time. Building permits will be required when the lots are
determined buildable.
The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan review and further comments are possible at time of building
permit plan review.
LAKEHAVEN 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.
• Fire Flow at no less than 20 psi available within the existing water distribution system is over 1,000
GPM for two (2) hours or more. This flow figure represents Lakehaven's adopted minimum level of
service goals for residential areas regarding performance of the existing water distribution system
under high demand conditions. If more precise available fire flow figures are required or desired,
Applicant can request Lakehaven perform a system hydraulic model analysis (separate from, or
concurrent with, an application for Availability). 2018 cost for a system hydraulic model analysis is
$220.00.
■ If a BLA is proposed, Lakehaven would have no comments on this application/project, as no existing
and/or future Lakehaven water/sewer system facilities would be be required, desired, or affected by just a
BLA for these properties. If any water utility conflicts are encountered, applicant should promptly
contact Lakehaven for additional information.
■ The site has three (3) existing water service connections: SvcNo 8894 (0921049183), SvcNo. 8895
(0921049182) & SvcNo 8896 (0921049096).
■ For a proposed subdivision, a Lakehaven Developer Extension (DE) Agreement will be required to
construct new water distribution system facilities for the proposed development. Additional detail and/or
design requirements can be obtained from Lakehaven by completing & submitting a separate application
to Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement. Lakehaven encourages
18-103329-00-PC Doc ID:78122
Mr. Davis
September 14, 2018
Page 12
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.
■ 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'
• 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 subdivision 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.
o Water Service/Meter Installation, 1" preliminary size, per lot: $531.16 drop -in meter fee. Actual
size TBD by Lakehaven based on UPC plumbing fixture count.
o Capital Facilities Charge(s)-Water: $4,018.39 per Equivalent Residential Unit (ERU). 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 4.00 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 necessary for the proposed development, including extend -to -far -edge (SW) 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 site does not have any existing sewer service connections.
• A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the
sanitary sewer system, in accordance with standards defined in Lakehaven's current `Fees and Charges
Resolution'. Minimum pipe slope for gravity sewer service connections is 2%.
• 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�
18-103329-00-PC Doc ID:78122
W
Mr. Davis
September 14, 2018
Page 13
Based on the subdivision 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, per lot: $303.52 fee.
o Capital Facilities Charge(s)-Water: $3,803.76 per Equivalent Residential Unit (ERU).
General
0 All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
(!=://www.lakeliaven.org/204/Development-Enginceiring).
• All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE
Chris Cahan, 253-946-7243, Chris Cahan@southkingfire.org
Water Supply
Fire Flow
A Certificate of Water Availability shall be requested from the water district and provided at the time of
building permit application.
Fire Hydrants
This project will require 2 additional fire hydrants in approved locations.
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:/fsotithkingfire.orpiDocum entCenter/HomeNiew/24
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
Access to homes on lots 12 and 18 may be substandard depending on placement of building on lot and width
of the driveway.
*Determination of requirements for residential fire sprinklers, if any, are made at the time of building
permit application.
18-103329-00-PC Doc ID:78122
Mr. Davis
September 14, 2018
Page 14
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWRC 19.40.070 (4).
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards me, the key project contact,
Rebecca Chapin, at 253-835-2641, becky.chapin@cityoffederalway.com. We look forward to working
with you.
Sincerely,
Becky Cha n
Senior Planner
enc: Master Land Use Application
Preliminary Plat handout
Boundary Line Adjustment handout
SEPA checklist
Forest Practice Application
Mailing Label handout
Concurrency Application
Lakehaven Map
c: Lou Larsen, Pacific Engineering Design, LLC, llarsen@paceng.com
Ann Dower, Senior Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Chris Cahan, South King Fire & Rescue, via email
Brian Asbury, Lakehaven Water & Sewer District, via email
18-103329-00-PC Doc ID:78122
_11;k
CITY OF
Federal 1►lilay
August 30, 2018
9:00 a.m.
Pre -application Conference Sign in Sheet
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
Project Name: Steel Lake Crest
Address: 30642 28th Avenue South
File Number: 18-103329-00-PC
City Hall
Hvlebos Room
NAME
DEPARTMENT / DIVISION
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Address Candidates
Parcels
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Federal Way Zoning Boundary
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City Limits
SEPA Planned Action Area Boundary
Subdivisions
King County Zoning Boundary
Federal Way Stream Classification Points
Lakes
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8/15/2018
Shoreline Designations - Federal Way
❑ Streets
Map
Shoreline Designations - King County
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http://cfwgisweblaspnet_client/ESRIlWebADF/PrintTaskLayoutTemplatesldefault.htm 2/2
AECEIVED
Pre -Application Narrative JUL 2 7 2018
For gym' FED
Steel Lake Crest �rr��.°�F o , NT
30642 — 28' Avenue S — Federal Way, WA 98003
(Parcels # 092104-9182, 9183, 9096 & 9161)
Applicant:
Rock River Homes, LLC
19655 - lst Avenue S., Suite 204
Normandy Park, WA 98166
Contact: Mike Davis rukA,",
206-948-9997
mike(cr�,rockrivernw.com
Engineer: '
Pacific Engineering Design, LLC
15445 53rd Avenue S, Suite 100
Seattle, WA 98188
Contact: Lou Larsen
206-431-7970
llarsen@paceng.com
This application is a new proposal to develop the parcels previously submitted and reviewed by
the City of Federal Way under permit # 15-105805-00-AD. That proposal was originally
submitted as a 29-lot plat on 6.72 acres. The project was granted preliminary approval on April
9, 2009. A 2-year extension was requested by the previous applicant (Steel Lake Plat Group) and
granted by the City of Federal Way on January 26, 2016. That extension expired on April 9,
2018. _ @pry61► 282C7 - )-IuS30�3 AD
This application is intended to use as much as the previous layout / design as possible, with the
only main difference being this applicant's desire to keep the three existing homes along 28th
Avenue S. intact and on their own reduced parcels. Based on the attached conceptual lot layout,
that would result in a reduction of total lots from 29 lots to approximately 27 lots (26 Single -
Family Lots / 1 Stormwater Tract) for the 6.72-acre site.
Based on preliminary research of Federal Way Municipal Code, the zoning is still RS 7.2 High -
Density, Single -Family Residential (7,200 square foot minimum lot size) and would still require
that interior roadways provide a minimum 52-foot right-of-way based on Average Daily Trips
generated by the proposed plat (assuming an ADT value of between 100-250). Per the attached
conceptual lot layout, proposed lots under this application would range in size from 7,200 square
feet to approximately 18,130 square feet.
General utility infrastructure, frontage improvements, right-of-way dedications are anticipated to
be otherwise, similar to the previous application. Water and sewer extensions (under Developer
Extension Agreements) will be required as before, through Lakehaven Water & Sewer District.
Storm drainage will be similar to what was previously proposed. Storm runoff will be collected
via catch -basins / area drains and routed to the Stormwater Tract shown on the conceptual lot
layout. Facilities there will consist of either a pond, tank or vault for detention along with
facilities to provide water quality treatment. Discharge will be to the existing storm drainage
system in Military Road to the east of the site.
Proposed landscaping is anticipated to be consistent with single-family residential neighborhoods
under current city guidelines. No perimeter buffers are proposed beyond landscaping and
building setback requirements.
Questions / Topics we'd like to discuss at the pre -Up: '�nq(.O 7
1. The existing house on the northerly most parcel (parcel #092104_91-8-�appears to be
approximately 9-10 feet off the existing right-of-way. With an anticipated 9-foot
dedication along 28th Avenue, can the city foresee a way to save this existing house as it
exists today? 114 0
2. Since there are 4 existing tax lots, we are anticipating that the existing houses could stay
on their existing reduced -size parcels via a BLA process.
3. Under the BLA process, would these reduced -size parcels be subject to the 9-foot
dedication?
4. A concurrency application requirement was mentioned in the January 26, 2016 extension
letter. Will need to discuss this item during the pre-app.
5. Review storm water requirements for the project (vesting under which manual).
6. Projected timeframes for preliminary plat approval, construction drawing approval.
7. Current Fee Schedule
8. Traffic, Parks, School Impact fees?
9. Current Tree regulations (Arborist Report required?) %Y
11
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P Jiilti .7 -. - .a^k .7AXW iJ� r • _
CITY OF
Y. Federal Way
Centered on Opportunity
August 2, 2018
Mike Davis
River Rock Homes, LLC
19655 1" Avenue South, Suite 204
Normandy Park, WA 98166
mike@rockrivernw.com
RE: File #18-103329-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
Steel Lake Crest, 30642 281h Avenue South, Federal Way
Dear Mr. Davis:
FiLE
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee (DRC) and a meeting
with the project applicant has been scheduled as follows:
9:00 a.m. — Thursday, August 30, 2018
Hylebos Conference Room
Federal Way City Hall, 2❑d Floor
33325 81h Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at becky.chapin@cityoffederalway.com, or 253-835-2641.
Sincerely,
Becky Ch in
Asoat nner
c: Lou Larsen, Pacific Engineering Design, LLC, Ilarsen@paceng.com
Doc, I.D. 78117
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE:
TO:
FROM:
FOR DRCMTG. ON.•
FILE NUMBER(s):
RELATED FILE NOS.:
PROJECT NAME:
PROJECT ADDRESS
ZONING DISTRICT. -
August 2, 2018
Cole Elliott, Development Services Manager
Scott Sproul, Building Official
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
Becky Chapin, Senior Planner
August 16, 2018 - Internal
August 30, 2018, 9:00am - with applicant**
**Note I skipped a week between the internal and w/applicant meetings
since I will be out the week of Aug. 20`h.
18-103329-00-PC
None
Steel Lake Crest Subdivision
30642 28`h Ave South
RS 7.2
PROJECT DESCRIPTION. Proposed 29 lot subdivision from 3 existing lots totaling
LAND USE PERMITS; Preliminary Plat and SEPA
PROJECT CONTACT.•
MATERMLS SUBMITTED:
Rock River Homes
Attn: Mike Davis
mike@rockrivernw.com
Pacific Engineering Design, LLC
Attn: Lou Larsen
llarsen@paceng.com
• Master Land Use Application
• Project Narrative
■ Conceptual Lot Layout
CITY OF
Federal Way
JUL 2 7 2018
COC'ry OF FE SpAL Why
EVSLOPMF�_
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 8`h Avenue South
Federal Way, WA 98003-6325
253-835-2667;Fax 253-835-2609.
www.cityoffederalwny.com
APPLICATION NO(S) 1 �J tT � v t — L- v - TCDate
Project Name Steel Lake Crest
Property Address/Location 30642 2 8 th Ave. S
Parcel Number(s) 0 9 210 4- 918 2, 9183, 9 0 9 6 & 9161
Project Description
PY MA.W. PRINT
See attached Pre -Application Narrative
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
_ Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
X Preapplication Conference
_ Process I (Director's Approval)
Process H (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
X Subdivision
Variance: Commercial/Residential
Required Information
R57 .2 Zoning Designation
RS 7.2 Comprehensive Plan Designation
$1, 2 6 0, 0 0 0 Value of Existing Improvements
$15 , 6 5 0, 0 0 0 Value of Proposed Improvements
International Building Code (IBC):
Residential Occupancy Type
Construction Type
Applicant
Name: Rock River Homes LLC Attn: Mike Davis
Address:19655 1st Ave. S Ste 204
City/State: Normandy Park, WA
Zip: 98166
Phone:206-948-9997
Fax:
Email: mike@rockrivernw.com
Signature:
Agent (if different than AppfcaAt)
Name: Pacific Engineering Design,
Address: PO Box 24060
City/State: Federal Way, WA
Zip: 98093-1060
Phone:206-431-7970
Fax:
Email: llarsen@paceng.corn
Signature:
Owner
Name: please see attached list
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
LLC Attn: Lou Larsen
Bulletin #003 - January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application
. 1 .
Property Owners
0921049161- Michael and Gloria Trinidad
30646 28TH AVE S
FEDERAL WAY WA 98003
0921049183- Michael M Trinidad
30646 28TH AVE S
FEDERAL WAY WA 98063
0921049182- Verlin J & Linda J Elder
PO BOX 3991
FEDERAL WAY WA 98063
0921049096- Allan Woida
30614 28TH AVE S
FEDERAL WAY WA 98003
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