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12-101341-PC
Fi7LE CITY OF Federal May 1, 2012 CITY HALL Way 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Brandon Smith Pacwest Engineering, LLC 10209 Bridgeport Way SW, Suite C-1 Lakewood, WA 98499 Re: File #12-101341-00-PC, PREAPPLICATION CONFERENCE SUMMARY Steel Lake Preliminary Plat, 1931 South 304`h Street, Federal Way Dear Mr. Smith: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held April 19, 2012. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions and Public Works Department, and representatives from Lakehaven Utility District and South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Matthew Herrera, 253-835-2638, matt.herrera@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 Residential land division of two lots comprised of 5.92 acres into 15 single-family lots, wetland preservation tract, stormwater treatment/control tract, and road improvements. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. These major issues only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section of this letter. Mr. Smith Page 2 May 1, 2012 Planning Division 1. Portions of lots 1 and 2 within RS 5.0 zoning designation must be at least 5,000 square feet. 2. Portions of lots within ingress/egress easement or dedicated for frontage are not included in minimum lot size calculation. 3. Road improvements to South 304`h Street that will result in impacts to the wetland (i.e., filling) will require Hearing Examiner approval of a mitigation plan. Public Works Development Services Division Surface water detention and treatment requirements as outlined in the 2009 King County Surface Water Design Manual and the City's addendum to this manual must be met. ■ Public Works Traffic Division 1. A Transportation Concurrency permit is required per FWRC Chapter 19.90. 2. A Transportation Impact Analysis (TIA) is required in order to assess other significant project impacts and determine traffic and safety mitigation measures not identified in the concurrency analysis per FWRC 19.135.050. This shall include intersection sight distance analysis per AASHTO at the new intersection of 20"' Avenue South and South 300' Street. 3. Street frontage improvements and right-of-way dedication are required along the property frontage on South 304`' Street per FWRC 19.135.040. 4. Payment of traffic impact fee prior to final plat recording. Building Division No structures are permitted over sewer easements. Lakehaven Utility District Ten -foot sewer easement divides subject property through lots 9 through 13 and the stormwater tract. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. PLANNING DIVISION (Matthew Herrera, 253-835-2638, matt.hrrera@cityoffederalway.com) Zoning Designation and Density — The site is zoned RS-5.0 (Single -Family High -Density Residential, one unit/ 5,000 square feet.) and RS-7.2 (one unit/7,200 square feet). The portion of lots within the RS 5.0 zoning designation must be at least 5,000 square feet. Ingress/egress easements are not included in the minimum lot size calculation. It appears proposed Lot 6 would be affected by this causing the lot size to fall below the minimum lot size. Additionally, frontage dedication along South 304t' Street would cause Lots 1 and 4 to fall below 5,000 square feet. 2. Review Process — A subdivision of ten or more lots requires review and recommendation on the preliminary plat application by the city's Hearing Examiner following a public hearing. The Hearing Examiner's written recommendation is based on the applicant satisfying criteria pursuant to FWRC 18.35.170(3). City staff will present the Hearing Examiner's recommendation to the City Council, 12-101341 Doe, LD. 60846 Mr. Smith Page 3 May 1, 2012 who then makes the final determination on the preliminary plat based on the criteria pursuant to FWRC 18.35.180. 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 informational bulletin. 3, 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. A completed environmental checklist must be submitted with the Master Land Use application. A thoroughly completed checklist that gives comprehensive answers to each item will expedite the review process. The public, government agencies, and tribes will be invited to comment on the checklist during a 14-day comment period. An environmental threshold determination made by the director must be rendered prior to public hearing. 4. Shoreline Master Program — The subject property is within 200 feet of the Ordinary High Water Mark of Steel Lake and therefore regulated under the city's Shoreline Master Program (SMP). The project is required to comply with Shoreline Residential development standards set forth in FWRC 15.05.080. Minimum setbacks from the lake for new building footprints will be landward of the stringline setback measured between the points on the primary structures having the greatest projection waterward on the subject property's two adjacent properties. It is likely that setbacks from the wetland will be greater than the shoreline setback. Pursuant to WAC 173-27-040, preliminary plats are not exempt from Shoreline Substantial Development Permits. This shoreline permit is -TYT ���� rev^iewed-under-tlre-provisie of-the-ei ' issued prior to the preliminary plat's public hearing. Please find the enclosed submittal checklist needed for permit review. Critical Areas — The city's critical area inventory shows the subject property impacted by three environmental constraints. Please find the appropriate studies and necessary permitting related to each feature as they are applicable to your proposed layout. a. Regulated Wetland— The city's inventory rates the wetland a Category I with a standard 200- foot setback. A prior delineation and classification report (which the city's consultant concurred) identified the onsite wetland as a Category II with 100-foot setback. As the prior report is more than five years old, the department will require an addendum to the report updating any changes to the wetland's boundary and/or category. The report will also need to identify the conditions that qualify the proposal for Process III buffer encroachment set forth in FWRC 19.175.040(5). The mitigation plan for the encroachment area will be reviewed by the city's third party wetland consultant. Project applicant will be responsible for all third party review costs. The Process III buffer encroachment decision must be issued prior to the preliminary plat public hearing. Please find the enclosed submittal checklist needed for permit review. Meeting follow-up — If required frontage improvements along South 304`h Street will result in filling the wetland along the northwestern portion of the property, Hearing Examiner approval of a mitigation plan that includes minimum mitigation ratios set forth in FWRC 19.175.030(5)(c) will be required. An itemized list of information that is needed within the report can be found in FWRC 19.175.030(5). 12-101341 Doc. LD. 60846 Mr. Smith Page 4 May 1, 2012 b. Stream - Redondo Creek is located along the western boundary (on and offsite) of the subject property. City staff has recently found natural downstream fish impediments and therefore reclassified the section on and near the subject property as Minor with a 50-foot setback. As the stream setback is within the wetland and buffer that is proposed to be enhanced and preserved, no permitting related to the stream is anticipated. Please be advised that any work along South 304`h Street impacting the stream such as culvert modifications or setback encroachment would likely require some sort of administrative permit and/or approval. C. Geologically Hazardous Area - The city's inventory identifies the subject property may contain erosion hazard soils, which are defined as geologically hazardous areas. The city regulates these areas and a corresponding 25-foot buffer pursuant to FWRC 19.160.010. Intrusion into such areas may be granted by the director if- (1) no reasonable alternative exists and (2) only if the development activity or land surface modification will not lead to or create any increased slide, seismic, or erosion hazard. If soils reports confirm the existence of a GHA, the applicant will be required to respond to the two referenced criteria and include in the soils report responses to items in FWRC 19.160.010(3)(a) through (c). 6. Public Notice - The preliminary plat, SEPA review, Shoreline Substantial Development Permit, and Process III Buffer encroachment/enhancement plan permit each require separate notices of application. The applicant will be responsible for supplying a map and list of all properties within 300 feet of the subject property. Five sets of stamped mailing envelopes for each property owner wit -the-department•'-ssreturni*lressmu�sv=eompany-the 'tp�sGlS-Hepartmen provides this service for a nominal fee (less the postage and envelopes). Please see the enclosed bulletin for further information. 7. Open Space - Subdivisions are required to provide open space in the amount of 15 percent of the gross land area of the subdivision site. On -site open space must include a minimum of 10 percent usable area, and must comply with the open space types and quantities specifically described in FWRC 18.55.060(1)(a) through (d). A fee -in -lieu payment may be made to satisfy all or a portion of open space requirements at the discretion of the City's 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 within the project. Usable open space design or fee options, along with provisions for access, improvements, ownership, and maintenance, will be reviewed in conjunction with review of the preliminary plat. Currently, subdivision applicants have the option of deferring fee -in -lieu obligations to end users via covenants recorded against each of the newly created lots. More information regarding fee -in -lieu deferment can be found in FWRC 19.100.070(1)(b). Tree Retention/Replacement - The city's tree standards require each development/redevelopment to maintain a tree unit density. The minimum tree density requirements for RS zones are 25 tree units per acre. The required density for the subject property will be determined by multiplying the gross site acreage, minus streets and critical areas, by 25. A tree retention plan detailing how the subject property will meet tree unit density requirements shall be submitted with the preliminary plat application. Items required to be included in the plan are itemized in FWRC 19.120.040(2)(a) through (e). The table below identifies tree unit values for retained and replacement trees. 12-101341 Doe. I.D. 60846 Mr. Smith Page 5 May 1, 2012 FWRC 19.120.130-2—Tree Unit Credits Retained Trees Tree Unit Credit Existing Tree V to 6" d.b.h. 1.0 Existing Tree > 6" to 12" d.b.h. 1.5 Existing Tree > 12" to 18" d.b.h. 2.0 Existing Tree > 18" to 24" d.b.h. 2.5 Existing Tree > 24" d.b.h. 3.0 Replacement Trees Replacement Tree - Small (Mature canopy area < 450 SF) .50 Replacement Tree - Medium (Mature canopy area 450 to 1,250 SF) 1.0 Replacement Tree - Large (Mature canopy area > 1,250 SF) 1.5 9. Clearing & Grading — A clearing and grading plan addressing items listed in FWRC 19.120.040(1)(a) through 0) is required. Prior to beginning clearing and grading activities, all wetland buffers and trees/vegetation that are to be preserved within and adjacent to the construction area shall be clearly marked and protected per guidelines prescribed within FWRC 19.120.160. 10. Approval Duration —Preliminary plat approval expires seven years from the date of approval., - � Engi. t- `a�'}provQ.�pro ent.5`-F.�--. e,t i'�9A-�$ -be-meer-red within the seven year time period. No less than 60 days prior to the lapse of approval, the applicant may request a two-year time extension pursuant to FWRC 18.05.090. 11. Final Plat — 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. Substantial completion of the plat infrastructure must occur prior to submittal and processing of 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 city staff will record the mylar with the King County Recorder's Office. 12. Miscellaneous Residential Regulations a) Maximum height of structures — 30 ft. above average building elevation. b) Maximum lot coverage — 60 percent. c) Required parking spaces — two per dwelling unit. d) Driveway and/or parking pad may not be closer than five feet to any side property line. Note — This could be an issue for lots less than 30 feet wide. Shared driveway easement overlaying the property line is one possible solution as it would be exempt from the setback requirement. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com) Land Use Issues — Stormwater Surface water runoff control and water quality treatment will be required per the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009 12-101341 Doc, I.D. 60846 Mr. Smith Page 6 May 1, 2012 KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use site plan preliminary plat submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the eight core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. The City has 1" = 100', five-foot contour planimetric maps that may be used for basin analysis. 2. The project lies within a Conservation flow control area, thus the applicant must design the flow control facility to meet this performance criteria. 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 If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at http://www.egy.wa. avl rn ramslseal aclindex.httnl, or by calling 360-407-6437. 7. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA) permit may be required. Information regarding this permit can be obtained from the Washington Department of Fish and Wildlife, at ft://www.wa.&ov/wdfw/hab/hpapage/htm or by calling the office of Regulator Assistance at 360-407-7037. Right -of -Way Improvements I. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic related items. 2. Right-of-way dedication for streets and storm water tracts shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior to recording. All stormwater treatment and detention requirements outlined above will be applied to new impervious area within the public right-of-way. 4. FWRC 19.135.280 requires that driveways serving residential uses may not be located closer than 25 feet to any street intersection. Lots and intersections within new subdivisions or short plats must be designed to meet this standard. 12-101341 Doc. LD. 60846 Mr. Smith Page 7 May 1, 2012 Building (or 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 $824.50 for the first 12 hours of review, and $68 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. Details and fees may be obtained from the Federal Way Building Department. The Federal Way Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at www.cilyof-ederalway.com to assist the applicant's engineer in preparing the plans and TIR. 4. Bonding is required for all street improvements, storm drainage, 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. All final approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black ink. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. 8. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per Appendix D, 2009 KCSWDM, must be shown on the engineering plans. 9. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. 12-101341 Doc- I.D. 60846 Mr. Smith Page 8 May 1, 2012 PUBLIC WORKS TRAFFIC DIVISION (Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com) Transportation Concurrency Analysis (FWRC 19.90) A Concurrency permit is required for this development project. A Concurrency information package is enclosed. The Concurrency analysis will determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development project. 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). 2. Based on the submitted materials for 15 single-family lots, the Institute of Transportation Engineers (ITE) Trip Generation - 81h Edition, land use code 210 (Single Family), the proposed project is estimated to generate approximately 19 new weekday PM peak hour trips. 3. The estimated fee for the Concurrency permit application is $1,584.50 (I1 - 50 Trips). This fee is an estimate and based on the materials submitted during 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 15 single-family lots, the estimated traffic impact fee is S48,080. The actual fee will be calculated and paid at the time of plat recording. The applicant may defer part or all of the impact fee payment amount to either building permit issuance; or to later than closing of the sale of the single-family home. If this option is selected, a covenant prepared by the city to enforce payment of the deferred fees will be recorded at the applicant's expense on each lot at the time of plat recording for residential land divisions. Transportation Impact Analysis (TIA) (FWRC 19.135) A limited site access study prepared by an engineer licensed in the state of Washington is required for this development project. The study shall include intersection sight distance analysis per AASHTO at the proposed driveway along South 304'h Street. Staff has some concerns that to improve sight distance at the primary access (2& Avenue South), engineering improvements may be required. 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-6 of the FWCP and Capital Improvement Program (CIP) shown as Table III-19 (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 the following streets to the City's planned roadway cross -sections: South 304`h Street is planned as a Type "M" street, consisting of a 36' street with curb and gutter, 6' planter strips with street trees, 8' sidewalks, and street lights in a 70' right-of-way (ROW). Assuming a symmetrical cross section, 5' ROW dedication and half street improvements are required as measured from the street centerline. 12-101341 Doc. LD. 60846 Mr. Smith Page 9 May 1, 2012 Internal roadway shall be a Type "W" Local street, consisting of a 28' street with curb and gutter, 4' planter strips with street trees, 5' sidewalks, and street lights in a 52' right-of-way (ROW). A 106-foot diameter cul-de-sac bulb is required at the end of the road. Internal roadway access to four or less lots shall be constructed to cross section Type "Y" with 24' paved road, 5' sidewalk on both sides, and 2'utility strip all within 38' tract. Staff would support a request to eliminate sidewalk on one side. 2. The owner may be required to dedicate additional right-of-way (ROW) to accommodate additional turn lane improvements if identified in the transportation analysis and/or property corner radius. 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. Please note that these modification requests have a nominal review fee currently at $67. 4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety purposes, taper rate shall be WSA2/60 or as directed by the Public Works Director. 5. Lot 4 and 5 shall not have direct access onto South 304"' Street. -�ca-mit-an--i}rter-seetinfrsight dis �t�e design-vehiele u ed-at-the-aeees driveway/intersection with South 304th Street. The analysis shall be conducted in accordance to the latest AASHTO guidelines (3.5 ft object height, 3.5 ft driver's eye height, 14.5 ft back from the edge of the traveled way for passenger vehicles). The analysis must bear the seal of a licensed engineer in the state of Washington. The sight distance triangle shall be depicted on the plan set. 7. 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. BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com) International Building Code (IBC), 2009 edition Washington State Amendments WAC 51-50* International Mechanical Code (IMC), 2009 edition Washington State Amendments WAC 51-52* Uniform Plumbing Code (UPC), 2009 edition Washington State Amendments WAC 51-56 & WAC 51-57* International Fire Code (IFC), 2009 Washington State Amendments* WAC 51 -54 12-101341 Doc I D. 60846 Mr. Smith Page 10 May 1, 2012 National Electric Code (NEC), 2009 edition Accessibility Code ICC/ANSI A117.1-2003 International Residential Code 2009 Washington State Amendments* WAC 51-51 Washington State Energy Code 2009 WAC 51-11* Washington State Ventilation and Indoor Air Quality Code 2006 WAC 51-13 *Current State Amendments are dated: 06/01/2010 ** As of January 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch circuits serving sleeping rooms in dwelling units (R-l's). Site -Specific Requirements ■ Structures shall not be built over water or sewer lines. Structures shall not be built over abandoned water or sewer lines. 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 LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.org) Major Issues Due to an existing sewer system trunk/mainline that essentially dissects the proposed development (east - west), the proposed layout of the development will need to be revised to avoid encroachment of these existing Lakehaven sewer system facilities & their associated 10-foot-wide easement (copies of related sewer easements enclosed). Water • A Certificate of Water Availability (application form enclosed) issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 10 work days to issue for typical, 3 work days for accelerated, processing. • A Developer Extension Agreement will be required to construct new and/or abandon existing water distribution 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 Developer Extension Agreement (application forms attached). Lakehaven continues to encourage owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, early in the pre-design/planning phase to avoid delays in overall project development. • The site has the following existing, active water service connections: • Domestic: 5/8"x3/4" residential service/meter (Parcel No. 0921049199, Service No. 12626) ■ Irrigation: none • Fire Protection: none 12-101341 Doc. I.D. 60946 Mr. Smith Page 11 May 1, 2012 • 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 service, irrigation, abandonment of existing service(s), etc.), in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Non -single-family properties require separate domestic, irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections. ■ Residential fire protection systems proposed to be connected to a residential domestic water service connection shall require installation of a private double check valve assembly (DCVA) directly adjacent to the service meter box. ■ Installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to the domestic service meter is required pursuant to WAC 246-290-490 & Lakehaven standards. As a high health cross -connection hazard, a reduced pressure backflow assembly is required. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZoepfl@,,Lakehaven.org, 253-946-5427) for additional information & BPA testing coordination. • The associated Developer Extension Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s). ■ Based on the proposal submitted, preliminary estimated Lakehaven water service connection charges (2012 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees & charges are typically reviewed & adjusted (if necessary) annually, but are subject to change without notice. ■ rr-SeieeAliletex I11 �stllatiett -$39 4FFper-1�E �Irteter dre • Capital Facilities Charge -Water: $3,097.00 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 2.00 ERU. Please contact Lakehaven for further detail. • Charge -Payable -in -Lieu -of -Extension (CPILOE): N/A • Latecomer Charge: N/A • Service Agreement Charge(s): N/A • County Document Recording Fees: N/A • ROW Permit Fee (Agency): N/A • Other (describe): N/A Sewer ■ A Developer Extension Agreement will be required to construct new and/or abandon existing sanitary sewer facilities necessary for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement (application forms enclosed). Lakehaven continues to encourage owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, early in the pre-design/planning phase to avoid delays in overall project development. See Major Issues comment above. ■ The site has one (1) existing, active sewer service connection (Parcel No. 0921049199, SSCP 21391). • A separate Lakehaven sewer service connection permit is required for each new connection to the sanitary sewer system or any modification (re -align, abandon, etc.) to an existing sewer service connection, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum slope for gravity sewer service connections is 2%. 12-101341 Doc, LD. 60846 Mr. Smith Page 12 May 1, 2012 + Capping of any existing sewer service connection at/near property line is typically required for any on -site full building demolition; a sewer service connection permit from Lakehaven is required for this. For partial building demolition, protection of any existing sewer service connection will be required. Please contact Lakehaven for further information regarding these issues. • The associated Developer Extension Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven prior to activating any new sewer service connection(s). • Based on the proposal submitted, preliminary estimated 2012 Lakehaven sewer service connection charges (2012 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees & charges are typically reviewed & adjusted (if necessary) annually, but are subject to change without notice. • Sewer Service Connection Permit Fee: $310.00 per lot. ■ Capital Facilities Charge -Sewer: N/A. Sewer system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 18.04 ERU. Plcasc contact Lakehaven for further detail. • Discharge Agreement Charge: N/A • Charge -Payable -in -Lieu -of -Extension (CPILOE): N/A • Latecomer Charge: N/A • Service Agreement Charge(s): N/A ■ County Document Recording Fees: N/A • ROW Permit Fee (Agency): N/A • Other{dese General All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, chris.ingham@southkingfre.org) Fire hydrants shall be spaced 600 ft. or less apart. Every building lot shall have a fire hydrant within 350 ft. All measurements shall be made as vehicular travel distance. One new fire hydrant is required. Fire hydrants shall be in service PRIOR to and during construction. 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. 12-101341 Doc. I.D. 60846 Mr. Smith Page 13 May 1, 2012 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, Matthew Herrera, 253-835-2638. We look forward to working with you. Sincere r - Matthew Herrera Associate Planner enc: Bulletin 001 Process III Checklist Bulletin 002 Mailing Labels Bulletin 37 Preliminary Plat Bulletin 50 Environmental Checklist Bulletin 51 Shoreline Substantial Development Permit Steel Lake Cottages Wetland Analysis c: Ann Dower, Senior Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Scott Sproul, Plans Examiner Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire and Rescue 12-101341 Doa I.D. 60846 h� jI WI + 'I s IIII 0 -- f SOt1 204THSMEEI ti. Q 5 ' G) � . s.wdsGn s,DISsaFT WSNNG WETLiN61S •tl 1'• Tx ' •- 1 I a '� A Uf WFWFyasvwuT ` 1 5.4155OFT ! 0 �P � �,'., ty51E SOIL I SOREDUCED ENIUNCFD BUFFER _ •- E5E99007 !.f 41 1 .d0. I � S 3� 1 7 G1� r 30, 7's 3.dS250FF • Ste,� \ rs 1..6.D6�sDFT rqE a` {s ►`"'.- E?% FT-4JSi SOF7 R f --�.. SC It17UGlOIAHYIIYDLY�FfR� ,. , -4 41. J gt f / iX15TAYGH'ERR1R4 /• 1 SOIIITkW 1HPIACE 5�-✓''�'' — % _ 1 1 N1 1\ WETIAND AND OPEN SPACE .1 k 305ACRES .� �RSEM1hF�Ti�, ! . �•r 1 \ 5 � t PAMEST ENGINEERING; LLC 10209 Bridgeport Way SW, Suite C-1 Lakewood, WA 98499 Phone (253) 830-5960 NO. DATE REVISION BY 1APVD Fax (253) 830-5999 STEEL LAKE PRELIMINARY PLAT IN THE NORTHWEST QUARTER OF SECTION 9, TOWNSHIP 21 NORTH, RANGE 4 EAST, -^ O _ WILLAMETTE MERIDIAN, KING COUNTY, WASHINGTON F VfRT1CAL DATUM: FEDERAL WAYBENCH lHARKN2172-34-1 SW OUADRANT OFINlERSECHONOFPACINC HIGHWAYAND �3 SOUIH304TH SMET E NE BASESOLTON TRAFFIC SIGNAL POLE 3 NGVD29ELEV.'4BL96 PER ORYCO SVW YDATEOJUNE2003 HORIZONTAL 1 ° = 50 0 50 100 SITE INFO: PERMRTING JURISDICTION:.......... FEDERAL WAY GROSS ACREAGE.. ...... ........... . 5.92 ACRES (257,870 SF) ZONING: ... . _ ....... ........... - ... .... RS 5.0 & RS 7.2 PARCEL NUMBERS.' .. ........ 0921049012, 0921049199 SITE ADDRESS: ................... 1931 SOUTH 304TH STREET FEDERAL WAY, WASHINGTON DENSRY.;............... ...........15 UNITS (16 MAX PER RS 5.0 & RS 7.2 ZONING CODE) SETBACKS:--- .......... FRONT- HOUSE=20' REAR: 5' SIDE: 5' NUMBER OFLOTS:..... 15 LOTS, 2 TRACTS i I APR 0. 20I2 LAKFHAVUY UTILITY DISTRICT STEEL LAKE PRE -PLAT PRELIMINARY LOT LAYOUT DESIGN M. RUETTGERS RECEIVED62012 MAR 2 6 012 SHEET DRAWN M. RUETTGERS DWG CHECI(ED B. SMRH Cl DATE PREPARED FOR: HAN KIM OPTION 1 iY OF FEDERAL WAY CDS APPROVED B. SMITH PROJECT I y a 1 OF 1 11-504 PP.DWG 11-504 Steel Lake Preliminary Plat (12-101 00-PC) Steel Lake Preliminary Plat (12-101341-00-PC) .�i N r � hd —g 12_ 12 .8 8 _ — s tl t 1 tt t S. y 42 E..' 10 0 r 7 8 as $ �o 4 co o M cc c19TH 10111111111 © 2006: Lakehaven Utility District neither warrants nor guarantees the accuracy of any facility information shown. Facility locations and conditions are subject to field verification. Page 1 of 1 �1irryir�� l http://columbia/lion/map.aspx 4/10/2012 Pre -application Conference Sign in Sheet City of Federal Way COMMUNITY DEVELOPMENT REVIEW COMMITTEE April 19, 2012 9:00 a.m. Project Name: Steel Lake PreliminarV Plat Address: 1931 South 3041h Street Federal Wav, WA File Number: 12-101341-PC City Hall Hylebos Room NAME DEPARTMENT / DIVISION TELEPHONE NUMBER 2. NO � � ���t 5�1����� �s � - � �,� 2.73. 3. r o�� r '• Li ��� �3S -Z 4. Z�3 - s3s r � 5/I low 6 7. Aall i . C dv► C e �.�- (—�� NrNG 73/ 2 f71) 2eS'3- 72.0 29 2-S' 3 S3S Z� �i3 i3 9. 10. �--ZS �A C_ I �r•L 110. 12. CITY OF ti. Federal Way March 30, 2012 Brandon Smith Pacwest Engineering, LLC 10209 Bridgeport Way SW, Suite C- I Lakewood, WA 98499 " m -I' L-' L' 2 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com RE: File #12-101341-00-PC; PREAPPLICATION CONFERENCE SCHEDULED Steel Lake Preliminary Plat, 1931 South 3041h Street, Federal Way Dear Mr. Smith: The Community and Economic Development Department is in receipt of your preapplication conference request. The application has been routed to members of the Development Review Committee and a meeting with the project applicant has been scheduled as follows: 9:00 a.m. — Thursday, April 19, 2012 Hylebos Conference Room Federal Way City Hall, 2❑d Floor 33325 8`h 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 out by the department. If you have any questions regarding the meeting, please contact me at matt.herrera@cityoffederalway.com, or 253-835-2638_ cerel 6w- Matthew Herrera Associate Planner C_ John Oh, KPR Hospitality Investment, 2200 6`h Avenue, Suite 520, Seattle, WA 98121 Doc 1 D 607�4 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: March 29, 2012 TO: Ann Dower, Development Services Rick Perez, Traffic Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: Matt Herrera, Planning FOR DRCMTG. ON. April 12- Internal April 19, 2012, 9:00am - with applicant FILE NUMBER(s): 12-101341-00-PC RELATED FILE NOS.: None PROJECT NAME: STEEL LAKE PRELIMINARY PLAT PROJECTADDRESS: 1931 S 304TH ST ZONING DISTRICT: RS 7.2 PROJECT DESCRIPTION: Proposal to divide (2) parcels into a 15 lot subdivision LAND USE PERMITS: Preapplication Conference PROJECT CONTACT: PACWEST ENGINEERING, LLC 10209 BRIDGEPORT WAY SW SuiteC-1 M4TERL4LS SUBMITTED: Preliminary Plat conceptual drawing Use Single Family Detached Housing Period Weekday Evening Street Peak Code 210 Parameter Dwelling Units antity 15.000 des F 302 tliers 0 Lower Data Range 0.000 Upper Data Range 2950.000 %Entering 63 ate 1.01 Std Dev 1.05 Equation Type Log Coefficient A 0.900 Constant C 0.53 R^2 0.91 Data Close to Rate? Y Data Close to Equation? Y Closest Data Point E Trips by Rate 15.15 0.00 0.00 0.00 Trips by Equation 19.44 0.00 0.00 0.00 Within Data Range? YES NO NO NO N>2? YES NO NO NO N>19? YES NO NO NO Outliers<5%? YES NA NA NA y-intercept 1.70 NA NA NA Near 0? NO NA NA NA Std Dev/Rate>1.10? NO NA NA NA R^2>0.75? YES NO NO NO RECOMMENDATION EQUATION STUDY STUDY STUDY Trips 19.44 0.00 0.00 0.00 Weight by Rate 0.96 0.00 0.00 0.00 Weight by Equation 0.91 0.00 0.00 0.00 IZESULTS RATE EQO m- AVERAGE Weighted Average 15.15 19..: 17.29 tntering Trips 9.54 12.25 10.90 Exiting Trips 5.61 7.19 6.40 Pass -By% 0.00$ 0.00* 0.00t 'Total New Trips 15.15 19.4A 17.29 Entering New Trips 9.54 1.2.251 10.90 ExitingNew Trips 5.61 7.19 6.40 zA Enter comments Enter Land Use Enter Time Period Enter ITE Land Use Code Enter Independent Variable Enter Quantity of Independent Variable Enter Number of Studies Enter Number of Outlying Data Points Enter the Lowest Data Point Enter the Highest Data Point Enter the Percentage of Trips Entering the Site Enter the Rate Enter the Standard Deviation of the Rate Enter Logarithmic, Linear, Inverse, Semi-logar: Enter the coefficient of the variable of the ec Enter the constant of the equation Enter the coefficient of variation. Enter Yes or No Enter Yes or No Enter Rate or Equation Enter Pass -By Rate CITY OFF Estimate of Development Traffic Impact Fees Federal Way Scroll down and complete the steps outlined below: Please fill in the required information in the yellow highlighted boxes. STEP #1: General Information Enter the following information Project Name Steel Lake Preliminary Plat File Number 12-101341-00-PC Street Address City, State Zip Parcel Number (s) 092104 9012 Traffic Impact Fee Estimated By Is this project locate within the City Center Zone? If "YES", please use City Center Impact Fee sheet. STEP #2: Land Use Type Select the proposed Land Use Type(s) from the dropdown memu below. Enter the proposed number of units for the Project Proposed Land Use Type (s) Unit of Measure 1) 1. Single Family (Detached) dwelling 2) *'NONE** N/A 3) **NONE** N/A 4) 1 **NONE** N/A Number of Impact Fee Rate per Preliminary Impact Unit(s) Unit of Measure Fee Amount 3,111.94 $ 46,679.10 $ 46,679.10 STEP #3 - Credit/Change in Use (If Applicable) This step applies to development proposal to change existing building or dwelling use. Provide any impact fee previouly paid for the land use category of the prior use IMPACT FEE AMOUNT PAID FOR (Do not include administration fees). PRIOR USE For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the prior use. If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the current impact fee rate in affect for the prior use. Fill out the lines below of the prior use. Number of Proposed Land Use Type (s) Unit of Measure Unit(s) 1) 1. Single Family (Detached) 2) '`'NONE"` 3) "NONE" dwelling $ N/A $ N/A $ Impact Fee Rate per Preliminary Impact Unit of Measure Fee Amount •-3r�44-94 $ STEP #4: Total Impact Fee Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees. Traffic Impact Fee (Before adjustment) $ 46,679.10 Credit/Adjustment including Change of Use 5 41_1� Administrative Fee (3%) $ 1;307 d7 i TOTAL TRAFFIC IMPACT FEE PAYMENT ESTIMATE $ 44+, ?+" 41, + Timing of Traffic Impact Fee (TIF) Payment For residential land divisions, fees shall be calculated and paid at the time of plat recording. For un-platted single- family residential lots, commercial and multi -family developments, fees shall be calculated based on the impact fee schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance. For residential land divisions and un-platted single-family residential lots, the transportation impact fee may be deferred, but shall be paid no later than the closing of sale of each individual house. Covenants prepared by the city to enforce payment of the deferred fees shall be recorded at the applicant's expense on each lot at the time of plat recording for residential land divisions and prior to building permit issuance for un-platted single- family residential lots. The fee shall be calculated based on the impact fee schedule in effect on the date of payment of the impact fee. ugo., 12556 SF I -_89_8fi-241., 9152sa.5s0.12 fir_ 36273 S SF,4t• y',S m Ptiti' 9112 r LOTS G 135.13 1 o q� .m auto- ( 4aY �v`a° 8133 SF•;ax - sa02 ....o. e - 9234 +' oKCSP ,� n a 4.24 FED WAY o n 075073 710 : r 30578# 189981C oh a LLA# 90-0010 p o S 11.61 91()6 9057 21.56 AC �•+� r.s.e 9012 0 2 12513 SPr % 0.23 v w.�1 7re3.51N 209.;0 sill 9146� 9245 26g+85.3 0 • _ 165 (CO RD #239) _ 3-30-31 S. 304TH. ST 630 (HORTON STEEL LAKE CO. RD. NO. 329, EST.'1888) '- 199.6 -. - - 131-1.04 - - N 89-59-13 E N 89-29-'�09 E 2692. 59 m RA ! 239 - HORTON TEEL LAKE CO. RD. - - 1i8.66 )o 1H1 179. sd sRV sz}a AIR. STEEL RD 6 23 r 70 9217# -' 157.1s 9106 ` � w 0.21 AC 6 r 9199 (102 5 321354 l}C10L• 7 iG 1 2 3 „ 001 0035 ` °^ 0030 1.96 AC °o 379 # 739474 F: 4.26 AC 0020 1.70 AC e 9012 9196 e — — —--•----- — 13 12 10 W as n 11 w v 9 lOB BB# a .. 9915 SF �� 10700 S 0 8 12500 SF g 9651 SF ,,: 9884 SF 0090 0080 eA �• 0130 0120 011, 0100 $ f ^rye $i. b PSa \ S. 305TH. PL. 255817 a R•zs ,` m V 88-34-% R=95 •;:tif �' Y VGL 86-26 7 ss.aa �y •+� 4 5 1.+ -o e� 7a.19 Va 49600 Se - 11628#.sle, 9604 SF196047SF 9609 SF �� a 6 J ra• 1.14 AC 0010 0020 9604 SF:. 11800 SF 0070 0050 x 0. -'�--•- - 8_ 9Bo w 0060 RECEIVE® MAR 2GN?,, MASTER LAND USE APPLICATION CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 81h Avenue South CITY OF CDS Federal Way, WA 98003-6325 Federal Way 253-83 ww ci( Fax 25ralwav2609 w w w.ci tvnf Federal way.cnm APPLICATION NO(S) ` 2 10 3 ` J 00 PC, Date Project Name SA-4QX- L►L L Property Address/Location 19-l1 S--*k-t -30 Strae.-� Parcel Number(s) _ b°I'LIOA 0VZ , 00a%0 4°1 ock _ Project Description 1s \ort vs\�w�ihav Q�a`t 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 Subdivision Variance: Commercial/Residential Required Information %S S. 0 A R,S. -*.2 Zoning Designation SF i%t,0x%sA omprehensive Plan Designation Gl Value of Existing Improvements lief da3Ceeaa%&k7alue of Proposed Improvements International Building Code (IBC): Sty , •�ww.tl r Occupancy Type Construction Type Applicant Name: KFf, V- OWVTA1.11y INVES-CIM� t_P Address: Z,2vo C , KwA I Sind S 20 City/State: 5v,*tk& I W ix Zip: 98 I-LI Phone: Fax: Email: 1nw»\U'*A0 �.o�a\ r-&-c-0S. Signature: 6yo-op v tf Q.l Se,WiY � AgeiVf different than Applicant) I_h.Jtv.aav I �urvcyvr Name: ?*LcWYst 1Nvm1 6u\ Address: W-aoaL ❑e*&+Ptt Wwy sw, SUVIrt C— t City/State: 1.o40Dock i W A Zip: Coate=% Phone: SINCO Fax: Email: �pSv�,�hQ�acwaS��.Coln Signature: Owner Sc,-L& as Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Bulletin #003 — January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application