16-105669-PCCITY OF
t Federal Way
January 17, 2017
Kerri O'Connor
ESM Consulting Engineering LLC
33400 8"' Avenue South, Suite 205
Federal Way, WA 98003
kerri.ncomro�• rs►►�ciril.cn►rr
FILE,
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway. com
Jim Ferrell, Mayor
Re: File #16-105669-00-PC, PREAPPLiCATION CONFERENCE SUMMARY
David Carpenter Subdivision, 32734 391h Avenue South, Federal Way
Dear Ms. O'Connor:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held January 5, 2017. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Water and Sewer District
and South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant
information handouts are enclosed with this letter. Please be advised, this letter does not represent all
applicable codes. In preparing your fonnal application, please refer to the complete FWRC and other
relevant codes for all additional requirements that may apply to your project.
The key contact for your project is Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com.
For specific technical questions about your project, please contact the appropriate DRC representative as
listed below. Otherwise, any general questions about the preapplication and permitting process can be
referred to your key contact.
PROJECT DESCRIPTION
Proposal to subdivide one (1) lot into eight (8) single family lots, one (1) open space tract, and one (1)
stormwater tract, for a total of 10 divisions of land.
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.
Ms. O'Conner
January 17.2017
Page 2
• Planning Division
The division of land into ten lots and/or tracts is considered a preliminary plat and requires a
different approval process than a short plat.
Public Works Development Services Division
See comments regarding potential utility undergrounding requirements, below.
* Public Works Traffic Division
l . Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency
permit with application fee of $1,620.00 is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required and assessed at
building permit for each unit.
3. Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on S 328°i Street and 39"' Avenue S.
4. Access Management (FWRC 19.135.260) — The development shall meet access management
standards.
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 RS-9.6 and has a comprehensive plan
designation of high density single-family. Lots in the RS 9.6 zone must be a minimum lot size of
9,600 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 — As submitted, eight single family lots, one open space tract; and one stormwater
tract is considered ten divisions of land. A subdivision of ten or more lots and/or tracts requires
review and decision on the preliminary plat application by the city's Hearing Examiner following a
public hearing. 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. A preliminary plat informational bulletin and Master
Land Use application are enclosed. The application must be prepared in accordance with the submittal
requirements listed in the enclosed preliminary plat handout.
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 bondin,- of only minor
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January 17.2017
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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
city staff will record the plat with the King County Recorder's Office.
Meeting follow-up — The subdivision into three lots would require the short subdivision review
process. Short subdivision review is administratively processed through the Community Development
Department. The department will issue a complete application letter or request for additional
information within 28 days of receiving the short subdivision application. A notice of application with
an accompanied two -week comment period is required prior to preliminary approval. Preliminary
approval is granted by the city's Director of Community Development. A two -week appeal period
follows the Director's decision. Prior to construction of short plat improvements, engineering
approval must be granted by the Public Works Department. Following substantial completion of
required improvements and compliance with any applicable conditions of approval, the short plat may
be recorded.
For an itemized 1 ist of required information to be included in the short plat submittal, please refer to
the enclosed short plat handout.
3. State Environmental Policy Act (SEPA) — Subdivision applications and associated permits for less
than 20 residential dwelling units are exempt from state environmental review pursuant to FWRC
14.15.030, categorical exemptions, flexible thresholds. No environmental checklist would be required
for either proposal.
4. Public Notice — Pursuant to FWRC 18.35 the preliminary plat 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. Two sets of stamped mailing envelopes for each property
owner with the department's return address must accompany the map and list. The city's GIS
Department provides this service for a nominal fee (less the postage and envelopes). Please see the
enclosed bulletin for further information. The applicant will also be required to post City supplied
notice boards at the appropriate times and pay the notice board fee.
For a short subdivision, the city will prepare and post a notice board or boards on the subject
property. Copies of the Notice of Application (NOA) will also be posted at the city's designated
public notice areas and published in the Federal Way Mirror. There is no mailing requirements for
short plats, so no envelopes are needed.
Environmentally Critical Areas — The City's Critical Areas Map does not identify any wetlands,
fish and wildlife habitat resource areas, geologically hazardous areas, or critical aquifer recharge
areas. The City's map is for planning level purposes and not all critical areas within the city have
been identified. The department will require a critical areas report if evidence is found of an apparent
critical area located on the subject property or within proximity of the subject property during the
development application review process.
6. Fees — As development fees change annually, please contact the Permit Center at 253-835-2607 for
an updated fee list prior to submitting your applications. Additional utility fees, school impact fees,
concurrency, and engineering plan review fees apply.
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January 17, 2017
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7. 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.
Single -Family Residential Regulations
a. Maximum height of structures — 30 ft. above average building elevation.
b. Maximum lot coverage— 50 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).
9. 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. Open space fees -in -lieu shall be paid
prior to recording the plat.
The City is currently in the process of reviewing the open space requirement. The quantity of open
space and the fee -in -lieu assessment may change later this year. Please contact Leila Willoughby -
Oakes, Associate Planner, at Leila.Willoughby-Oakes@cityoffederalway.com or 253-835-2644, for
further information and/or to inquire on dates for Planning Commission review of any proposed
changes to the open space policy.
10. Clearing, Grading, and Vegetation and Tree Retention — Both a short and preliminary plat are
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.
11. Tree Density Requirements —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 2.73-acre site, approximately 69 tree units are required (25 x 2.73 = 68.25). Tree
unit credits are in Table 2 of FWRC 19.120.130(2). Per FWRC 19.120.130(3), the total number of
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tree units required to be provided is calculated by multiplying gross site acreage, minus any proposed
public or private streets.
12. 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 Tanya Nascimento at 253-
945-2071 for information about the school access analysis requirements.
The school access analysis requirement may also be applicable for the short subdivision. City staff is
currently looking into this.
13. Design Criteria and Improvements — Short Plats and 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.
14. School Impact Fees — School impact fees are due at the time of building permit application for new
dwelling units. This fee amount is subject to change as determined annually by the Federal Way
School District. Please check with the Permit Center, as mentioned above, for up-to-date fees.
15. Approval Duration — Short and preliminary plat approval expires five years from the date of
approval, per FWRC 18.30.260 and 18.35.220, respectively. 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.
16. Recording — The city will record the plat with the King County Division of Records and Elections.
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
Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com
Land Use Issues — Stormwater
I . Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface iVater Desig7 Manual (KCSWDM) and the City of Federal Way Addendum to the 2016
KCSWDM. This project meets the requirements for a Full Drainage Review (a lesser level of review
may apply, in the even the applicant chooses to submit for a short plat). At the time of preliminary
plat (or short plat) submittal, a preliminary Technical Information Report (TIR), addressing the
relevance of the project to the nine core and five special requirements of the KCSWDM will be
required. A Level I downstream analysis shall also be provided in the preliminary TIR. The City has
1" = 100', five-foot contour planimetric maps that may be used for basin analysis.
2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. in addition to flow control facilities, Best
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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 (full) 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.
5. Detention and water quality facilities for .short plats must also be above ground (i.e. open pond),
within a separate tract. However, short plat detention and water quality facilities will be owned and
maintained by all owners of the lots within the plat, and not by the City.
6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
7. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction storm water permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
http://wNvw.eev.Nva.gov/prograiris/wq/stot-n)\vater/.constrLICtiO]I/in.dex.litml or by calling 360-407-
6048.
Right -of -Way Improvements
1. 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 1 1.05.110 requires that overhead utility lines be relocated underground if three or more spans,
or over 500 feet, are affected by construction of street frontage improvements. This condition may
apply to the existing overhead utility poles on 39"' Ave S and S 328"' Street, depending on if those
poles conflict with the location of the future roadway improvements (roadway, sidewalks, curb and
gutter, etc.).
5. 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.
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Engineering (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 are $1,640.00 for the first 12 hours of
review, and $135.00 per hour for additional review time. A final TIR shall be prepared for the project
and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal
of a professional engineer registered/licensed in the state of Washington.
2. in addition to engineering approval, short plats and subdivisions are required to obtain a separate
permit for grading on the fixture building pad areas. 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.cityoffedei-�ilway.com/node/i 467 to assist the applicant's engineer in preparing the plans and
TI R.
4. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the
improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30
percent of the original amount and held for a two-year maintenance period.
The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-
year maintenance period, the remainder of the bond will be released. Maintenance for public roads
and subdivision drainage facilities then become the responsibility of the City. Maintenance for private
roads and drainage facilities, including short plats, remain the responsibility of the individual property
owners.
6. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall
be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans.
8. Provide cut and fill quantities on the clearing and grading plan.
9. Temporary Erosion and Sediment -control (TESL) 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.
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PUBLIC WORKS —TRAFFIC DIVISION
Sarady Long, 253-835-2743, saracly.long(u�cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for eight Detached Single Family Housing, the Institute of
Transportation Engineers (ITE) Trip Generation - 8"' Edition, land use code 210 (Single Family
Detached Housing), the proposed project is estimated to generate approximately 10 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 $1,620.00 (1 - 10 Trips). This fee is an
estimate and based on the materials submitted for the preapplication meeting. The concurrency
application fee must be paid in full at the time the concurrency permit application is submitted with
land use application. The fee may change based on the new weekday PM peak hour trips as identified
in the concurrency trip generation. The applicant has the option of having an independent traffic
engineer prepare the concurrency analysis consistent with City procedures, however, the fee remains
the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for eight single family lots, the estimated total traffic impact fee is
S27,940. The actual fee will be assessed and collected from the applicant when the building permit is
issued, using the fee schedule then in effect (FWRC 19.100.070 3(c)). At any time prior to building
permit issuance, the applicant may request to defer to final building inspection the payment of a
transportation impact fee for a single-family residential dwelling unit (FWRC 19.100.075). If this option
is selected, a covenants prepared by the city to enforce payment of the deferred fees will be recorded at
the applicant's expense. Refer to defer payment of impact fee code for process.
Street Frontage Improvements (FWRC 19.135)
I . The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map 111-4 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:
sk S 328"' St. is a Minor Collector planned as a Type "S" street, consisting of a 36-foot street
With curb and gutter, 4-foot planter strips with street trees, 5-foot sidewalks, and street
lights in a 60-foot right-of-way (ROW). Assuming a symmetrical cross section, half -street
improvements are required as measured from the street centerline.
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39"' Ave S, an internal road, shall be a Type "W" Local street, consisting of a 28-foot street
with curb and gutter, four -foot planter strips with street trees, five-foot sidewalks and street
lights in a 52-foot right-of-way (ROW). Assuming a symmetrical cross section, half -street
improvements are required as measured from the street centerline on 39"' Street and ft111
width for the internal street.
2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about right-of-way modification
requests is available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $290 ($270.00 plus $20 recording fee).
3. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes, taper rate shall be WS 2/60 or as directed by the Public Works Director.
Access Management (FWRC 19.135)
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. Driveways serving a single family dwelling unit abutting two streets should be at least 25 feet from
the beginning ofthe street radius.
COMMUNITY DEVELOPMENT —BUILDING DIVISION
Peter Lawrence, 253-835-2621, Peter.Lawrence@cityoffederalway.com
2015 International Residential Code w/ applicable State amendments
2015 UPC w/ applicable State amendments
2015 WSEC w/ applicable State amendments
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
A complete building permit application and residential checklist required. (Additional copies of
application and checklists may be obtained on our web site at wtv,�G.cilvoffedera.lway.coiit.)
Submit _3_ sets of drawings and specifications. Specifications shall include: _2 Soils report, _2—
Structural calculations, and 2_ Energy calculations, 2 Ventilation calculations. Note: A Washington
State Registered architects' stamp is required for additions/alterations (new or existing) of 4,000 gross
floor areas or greater unless specifically listed as an "exempt" structure per the Revised Code of
Washington (RCW).
Energy code compliance worksheets are required to be completed and included with your permit
application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
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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.
Some project 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.
Review Timing
The first comment letter can be expected within 6-8 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 party, 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:
Building permits required for SFR.
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 & SEWER DISTRICT
Brian Asbury, 253-946-5407, BAsbury@lakehaven.org
Water
• A Certificate of Water 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).
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Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work
days to issue for typical.
■ If an additional hydrant is required or if more than four (4) single-family residential lots will be
developed, a Lakehaven Developer Extension (DE) Agreement will be required to construct new
water distribution system facilities for the proposed development. Additional detail and/or design
requirements can be obtained from Lakehaven by completing & submitting a separate application to
Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement. Lakehaven encourages
owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and
sufficiently early in the pre-design/planning phase to avoid delays in overall project development.
• The site has one (1) existing residential water service connection (SvcNo 11466, 5/8"x3/4" 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; abandonment of existing service(s), etc.), in accordance with
standards defined in Lakehaven's current `Fees and Charges Resolution'. If a DE Agreement is
required, the project must be accepted by Lakehaven prior to activation of any new service
connection(s).
■ Protection of any existing water meters &/or service connections, or full abandonment by "removal"
If future service(s) will not be needed, will be required for any on -site building demolition. Please
contact Lakehaven for further information regarding this issue.
■ Based on the 8-lot proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2017 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 Meter installation Fee, 1" preliminary size: $310.00. Actual sizes TBD by Lakehaven
based on UPC plumbing fixture count.
o Capital Facilities Charge(s)-Water, per Equivalent Residential Units (ERU, lot): $3,476.00.
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 1.00 ERU.
Please contact Lakehaven for further detail.
o ROW Permit Fee (City of Federal Way): $700.00
Based on the 3-lot proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2017 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. Connection charges are
separate fi-om 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: $4,230.00 deposit. Actual size TBD by
Lakehaven based on UPC plumbing fixture count.
o Capital Facilities Charge(s)-Water, per Equivalent Residential Units (ERU, lot): $3,476.00.
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 1.00 ERU.
Please contact Lakehaven for further detail.
o ROW Permit Fee (City of Federal Way): $700.00.
10-10;669-00-PC Doc ID
Ms. O'Conner
January 17. 2017
Pace 12
Sewer
.• A Certificate of Sewer Availability issued separately by Lakehaven may be required to be submitted
with any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work
days to issue for typical.
• Based on the 8-lot proposal submitted, a Lakehaven Developer Extension (DE) Agreement will be
required to construct new sewer system facilities necessary for the proposed development. Additional
detail and/or design requirements can be obtained from Lakehaven by completing & submitting a
separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer
Extension Agreement. Lakehaven encourages owners/developers/applicants to apply for Lakehaven
processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid
zn
delays in overall project development.
• Based on the 3-lot proposal submitted, individual sewer service connections only would be required.
■ The site does not have any previous or existing sewer service connection(s).
• 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%. if a DE
Agreement is required, the project must be accepted by Lakehaven prior to activation of any new
service connection(s).
• Based on the 8-lot proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2017 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 Fee, each lot: $210.00.
o Capital Facilities Charge(s)-Sewer, per Equivalent Residential Units (ERU, lot): $3,325.00.
o Service Agreement Charge(s), per lot, if grinder pump(s) required: $140.00.
o County Document Recording Fee(s), per lot, if grinder pump(s) required: $80.00.
Based on the 3-lot proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2017 schedule) will be as follows. Actual connection charges will be
detennined upon submittal of service connection application(s) to Lakehaven. Connection charges are
separate frorn 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 Fee, each lot: $210.00.
o Capital Facilities Charge(s)-Sewer, per Equivalent Residential Units (ERU, lot): $3,325.00.
o ROW Permit Fee (City of Federal Way): $700.00.
o Service Agreement Charge(s), per lot, if grinder pump(s) required: $140.00.
o County Document Recording Fee(s), per lot, if grinder pump(s) required: $80.00.
I0-I05660-00-PC Doc ID
Ms. O'Conner
January 17. 2017
Page 13
General
• All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web page:
htt ://ww%v.Izkeliaveii.oj-&-04/Develo lneiit-Ejigijieet-iii).
• All comments herein are valid for one (1) year and are based oil 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
A Certificate of Water Availability shall be provided indicating the fire flow available at the site.
Fire Hydrants:
This project will require the installation of 1 fire hydrant; per International Fire Code 507.5.1, South King
Fire and Rescue Administrative Policy N 10.004, this hydrant needs to be within 350 feet from all building
lots fronting fire apparatus.
Fire hydrants shall be in service prior to and during the time of construction.
Fire Access Roads:
Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior
wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by
an approved route around the exterior of the building or facility.
Fire apparatus access roads:
1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of
not less than 13 feet 6 inches.
2) Shall be designed and maintained to support the imposed load of a 75,000 pound fire apparatus and
shall be provided with a surface so as to provide all-weather driving capabilities.
3) Shall be not less than a 32 foot inside turning radius and not less than a 40 foot outside turning
radius.
4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire
Department approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet in
diameter.
5) Gradient shall not exceed 12 percent.
Designated fire lanes may be required for emergency access. This may be done during the plans check or
prior to building final.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
Fire Sprinkler System:
A fire sprinkler system may be required for lots 3 and 5 due to fire department access
16-105669-00-PC Doc to
Ms. O'Conner
January 17. 2017
Paoe 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 the key project contact, Becky
Chapin, 253-835-2641. We look forward to working with you.
Sincerely,
Becky Chap
Associate Planner
enc: Master Land Use Application
Preliminary Plat Submittal Requirements
Short Plat Submittal Requirements
Mailing Labels Handout
'Free Unit Calculation Sheet
Lakehaven Handouts
co Kevin Peterson, Engineering Plans Reviewer
Sarady Long. Senior Transportation Planning Engineer
Brian Asbury. Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
I6-10>o69-00-11C Doc ID
A
Cl" OF
Federal Way
January 5, 2017
9:00 a.m.
Pre -application Conference Sign in Sheet
COMMUNITY DEVELOPMENT REVIEW COMIVIITTEE
Project Name: David Carpenter Subdivision
32734 39th Avenue South, Parcel # 152104-9032
File Number: 16-105669-00-PC
City Hall
Hylebos Room
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http://cfwgi sweblaspnet_cl i enVESR I/W ebAD F/Pri ntTaskLayoutTem pl atesldefault.htm 2/2
November 30, 2016
Ms. Stacey Welsh
Senior Planner
City of Federal Way
33325 8th Ave S
Federal Way, WA 98003
RE: Pre -Application Conference Submittal
David Carpenter Short Plat
Dear Stacey:
F.I.4.1\'5
Job No. 1933-001-016
RECEIVED
NOV 30 2016
CITY OF FEDERAL WAY
CDS
Please accept this cover letter and accompanying information as our submittal for a Pre -
Application conference with the City of Federal Way for a short plat of the David Carpenter
Property located at 32734 - 39th Ave S in the City of Federal Way.
The project includes King County tax parcel 152104-9032, which totals approximately
2.73 acres of Residential Single -Family 9.6 zoned property located to the northeast of
North Lake, and immediately north of the plat of North Lake Ridge, Division 2.
The following is a general project narrative that outlines the proposal as well as known
issues and constraints that are relevant to this project:
Zonina
The subject property is zoned RS-9.6 and contains two single-family homes. The project
proposes a short plat consisting of 8 lots for use as single family homes. The lots
proposed as part of this project will all meet the underlying zoning requirements,
including the minimum 9,600 SF required per the FWRC. There will be approximately
15% of the gross land area provided as open space along the eastern boundary of the
property and abutting the cul-de-sac turnaround. The open space will also provide the
necessary tree retention area.
ESM Federal Way
ESM Everett
Civil Engineering Land Planning
33400 8th Ave S, Ste 205
1010 SE Everett Mall Way, Ste 210
Land Surveying Landscape Architecture
Federal Way, WA 98003
Everett, WA 98208
253.838.6113tel
425.297.9900tel
3DLaser Scanning GIS
800.345.5694 toll free
800.345.5694 toll free
www.esmcivii.com
253.938.7104fax
425.297.9901 fax
Ms. Stacey Welsh
November 30, 2016
Page 2
Surrounding uses are as follows:
• North: Single Family Residential
■ South: Single Family Residential
■ East: Single Family Residential
• West: Single Family Residential
Existing Conditions
The site generally slopes slightly downward from the Northeast corner to the Southwest
corner with the majority of the site being relatively flat. The property also contains a
single-family home, a modular home, an outbuilding, a large grassy yard and mature
trees.
Utilities
Sanitary sewer and water mains extend along the property within S 328th Street. It
appears that there is adequate depth in the existing sewer lines to serve this property.
Water is also available via a main located within 39th Ave S. It is anticipated that these
existing water and sewer facilities will provide adequate capacity for any future
development proposed onsite.
Roadways
A 52'-wide road right-of-way has been proposed to provide access to the development
from 39th Ave S. This roadway will end in a full sized cul-de-sac to allow emergency
turnaround access. The road will be approximately 325 feet in length with full street
improvements including 4 foot planting strips and 5 foot sidewalks along each side. We
also recognize that frontage improvements will be required along the property frontage
on both perimeter streets. We anticipate this will include a slight area of pavement
widening, curb, gutter, sidewalk and landscape strip.
Critical Areas
Based on City maps and public GIS information, there do not appear to be any critical
areas located on, or immediately adjacent to the site.
PgkApplication Conference Submittal
The following items are included in this submittal:
• Conceptual Site Plan Drawing (7 copies);
• Project Narrative (this letter);
Pre -Application Form; and
• Submittal fee of $480.50
Ms. Stacey Welsh
November 30, 2016
Page 3
We understand that these materials constitute a complete submittal and ask that the City
schedule Pre -Application Conference at your next available date. Please contact me
upon your receipt and review of this information to confirm the date and time.
Thank you for your attention to this project and we look forward to working with the City.
Very truly yours,
ESM CONSULTING ENGINEERS, L.L.C.
KERRI O'CONNOR
Assistant Planner/GIS Analyst
Cc: David Carpenter (w/enc)
Enc: As Noted
Ilesm8lengr esm-jobs11933100110161documentlletter-001.doc
CITY OF
ti. Federal Way
December 1, 2016
Kerri O'Connor
ESM Consulting Engineers, LLC
33400 8"' Avenue, Suite 205
Federal Way, WA 98003
kerri. oconnor@esmcivil. can
RE: File #16-105669-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
Carpenter Subdivision, 32734 391h Avenue South, Federal Way
Dear Ms. O'Connor:
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 Revieiv Connniltee and a meeting with the
project applicant has been scheduled as follows:
9:00 a.m. — Thursday, January 5, 2017
Hylebos Conference Room
Federal Way City Hall, 2" d Floor
33325 8`" 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.chap in@cityoffedera Iway. corn, or 253-835-2641.
Sincerely,
Becky Cl
ypin
Associate Planner
Doc I D 7>O45
DATE:
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
December 1, 2016
TO: Cole Elliott, Development Services Manager
Rick Perez, City Traffic Engineer
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Utility District
South King Fire & Rescue
FROM: Becky Chapin, Associate Planner
FOR DRC MTG. ON: December 29, 2016 - internal
January 5, 2017, 9:00am - with applicant
FILE NUMBER(s): 16-105669-00-PC
RELATED FILE NOS.: None
PROJECT NAME: Carpenter Subdivision
PROJECT ADDRESS: 32734 39t' Avenue South
ZONING DISTRICT.- RS 9.6
PROJECTDESCRIPTION: Proposal to subdivide one (1) lot into eight (8) lots and (2) tracts. As proposed,
this would be 10 divisions of land and considered a preliminary plat.
LAND USE PERMITS.
PROJECT CONTACT:
MATERIALS SUBMITTED:
Preapplication Conference
Kerri O'Connor
ESM Consulting Engineers, LLC
33400 8t'AVE S Suite 205
Federal Way, WA 98003
■ Master Land Use Application
• Project Narrative
0 Preliminary Plat Drawing
4k
CITY OF
Federal Way
APPLICATION NO(S)
Project Name
RECEIVED
NOV 30 2016
CgTY OF FEDERAL QUAY
CDS
David Carpenter Short Plat
Property Address/Location
Parcel Number(s)
MASTER LAND USE APPLICATION
32734 - 39th Ave S, Federal Way, WA 98003
152104-9032
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 8`' Avenue South
Federal Way, WA 98003-6325
253-835-2607; Fax 253-835-2609
ww w. ci tvoffederal way. corn
� 1 �Date 13,011
Project Description This project is for the 8 lot short plat of KC parcel 152104-9032. It will include a full residential roadway ending
in a cul-du-sac. The development will be serviced by a stormwater detention pond in the north west corner of
the Dropertv.
PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
X Preapplication Conference
Process I (Director's Approval)
Process H (Site Plan Review)
Process lII (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
RS-9.6 Zoning Designation
Single Family Comprehensive Plan Designation
$93,000 Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
Applicant
Name: David Carpenter
Address: 3012 145th Ave. court east
City/State: Sumner/ WA
Zip: 98390
Phone: 206-498-4245
Fax:
Email: david.loyaityG7a ' gtnf.co1�T`�
Signature:
Agent (if different than X piicant)
Name: ESM Consulting Engineers - Kerri O'Connor
Address:33400 - 8th Ave South
City/State: Federal Way/ WA
Zip: 98003
Phone: 253-838-6113
Fax:
Email: kerri.oconnor@esmcivil.com
Signature: Kz&c-Xcv��
Owner
Name: David Carpenter
Address: 3012 145th Ave. court east
City/state: Sumner/ WA
Zip: 98390
Phone: 2064984245
Fax:
Email: david.loyalty@g m
Signature: f
Bulletin #003 — January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application
50 25 0 5 0 Ft
I Davi'd Car*enter
W*
Date: 11/9/2016
User: Kerri O'Connor