18-102386CITY OF
A�k Federal Way
Centered on Opporfuiiit y
July 13, 2018
Dien Le
Skyline Properties Inc.
1851 Central PI S, Suite 116
Kent, WA 98031
dien@comcast.net
Re: File #18-102386-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Upland Federal Way, 2200 SW 3201h Street, Federal Way
Dear Mr. Le:
FILE
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www, cityoffederalway.. com
Jim Ferrell, Mayor
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held June 28, 2018. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Water & Sewer District
District and South King Fire & Rescue. Some sections of the Federal Way Revised Code (FWRC) and
relevant information handouts are enclosed with this letter. Please be advised, this letter does not
represent all applicable codes. In preparing your formal application, please refer to the complete FWRC
and other relevant codes for all additional requirements that may apply to your project.
The key contact for your project is me, Becky Chapin, becky.chapin@cityoffederalway.com, 253-835-
2641. For specific technical questions about your project, please contact the appropriate DRC
representative as listed below. Otherwise, any general questions about the preapplication and permitting
process can be referred to your key contact.
PROJECT DESCRIPTION
Proposal to subdivide two (2) parcels into 14 single family lots approx. 5,000 square feet per lot.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. The major issues section is only provided as a means to highlight critical requirements or issues.
Please be sure to read the entire department comments made in the next section of this letter.
Mr. Le
July 13, 2018
Page 2
• Planning Division
R All residential subdivisions are required to provide open space in the amount of 15 percent of the
gross land area of the subdivision site per FWRC 18.55.060(2). All or some of the open space
requirement may be satisfied by a fee -in -lieu payment.
Public Works Development Services Division
Flow control and water quality treatment is required as outlined in the 2016 King County Surface
Water Design Manual.
Public Works Traffic Division
• Transportation Concurrency Management (FWRC 19.90) — A transportation concurrency
permit with application fee of $1,620.00 is required for the proposed project.
• Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required for single-family
residential dwelling units.
• Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on SW 320"' Street and 2Is' Avenue
SW.
• Access Management (FWRC 19.135.260) — The development shall meet access management
standards.
■ Block Perimeter (FWRC 18.55.010 & FWRC 19.135.251) — The development shall meet block
perimeter requirements of 1,320 feet for non -motorized access, and 2,640 feet for streets.
■ Intersection Sight Distance — Submit intersection sight distance analysis consistent with
AASHTO guidance if access to SW 3201h St is desired.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
COMMUNITY DEVELOPMENT — PLANNING DIVISION
Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com
1. Zoning. Designation and Density —The site is zoned Single Family Residential (RS 5.0) and has a
comprehensive plan designation of high density single-family. Lots in the RS 5.0 zone must be a
minimum lot size of 5,000 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 — A subdivision of ten or more lots requires review and decision on the preliminary
plat application by the city's Hearing Examiner following a public hearing. In summary, following
application, the City will review the application for completeness and technical comments. The first
procedural decision point is the State Environmental Policy Act (SEPA) review and determination.
Following conclusion of the SEPA review, City staff will present the staff report and recommendation
on the preliminary plat to the Hearing Examiner, who then makes the final decision on the
preliminary plat application. The Hearing Examiner's written decision on the preliminary plat is
based on the applicant satisfying criteria pursuant to FWRC 18.35.170(3). The decision of the
Hearing Examiner may be appealed pursuant to FWRC 18.35.210.
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Mr. Le
July 13, 2018
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After the final decision on the preliminary plat, engineering plans must be submitted and reviewed by
the City Public Works Department. Following review and approval of engineering plans, construction
of plat infrastructure may begin. Substantial completion of plat improvements is required prior to
final plat review and decision by the City Council.
The final plat fee, in effect at the time of the final plat application, and items identified in FWRC
18.40.020, are required to process the final plat. The City allows bonding of only minor
improvements such as sidewalks, street lighting, landscaping, or similar improvements. Within 30
days of a complete final plat application, City Council will take action on the plat and upon approval
the applicant must record the plat with the King County Recorder's Office.
For an itemized list of required information to be included in the preliminary plat submittal, please
refer to the enclosed preliminary plat submittal checklist.
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 on the preliminary plat
application.
4. Public Notice — The preliminary plat and SEPA review require notices of application and public
hearing. The applicant will be responsible for supplying a map and list of all properties within 300
feet of the subject property. Three sets of stamped mailing envelopes for each property owner with
the department's return address must accompany the map and list. The city's GIS Department
provides this service for a nominal fee (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.
5. Environmentally Critical Areas — The City's Critical Areas Map does not identify any wetlands,
fish and wildlife habitat resource areas, or geologically hazardous 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.
A portion of the subject property is within a critical aquafer recharge area, ten-year capture zone.
6. Fees —As development fees change annually, please contact the Permit Center at 253-835-2607 for
an updated fee list prior to submitting your applications. Additional utility fees, school impact fees,
concurrency, and engineering plan review fees apply.
7. 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
Doc ID: 77834
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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. Landscape Suffers -- Pursuant to FWRC 18.60.030, preliminary plats adjacent to a city designated
arterial (21s` Ave SW & SW 320`i' St) must provide a 10-foot-wide Type IH landscape strip along the
arterial street. The landscape tract is required to shield new residences from the arterial street and will
be equally owned and maintained by the homeowners' association; up to 2% can be credited to the
open space buffer requirements.
Perimeter fencing in subdivisions shall be located on the interior side of landscape strips planted
along arterial streets. Type III landscape consists of a mixture of evergreen and deciduous trees
interspersed with large shrubs and groundcover.
10. 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.
11. Clearing and Grading — The preliminary plat is subject to the provisions of FWRC 19.120,
"Clearing, Grading, and Vegetation and Tree Retention." It is recommended that FWRC 19.120 be
reviewed carefully in reference to the proposed plat. A clearing and grading plan that meets FWRC
19.120.020 and FWRC 19.120.040 must be submitted with the formal plat application, if clearing and
grading work is proposed.
Any retaining walls and rockeries can be a maximum of six feet in height and must comply with
standards in FWRC 19.120.120. Preliminary designs for retaining walls shall be submitted with the
preliminary plat application, and include cross sections, and visual depictions of retaining walls.
12. Tree Retention/Replacement — The plat will be subject to tree density requirements of FWRC
19.120.130(1); note that 25 tree units per acre are required for single-family zoned sites. A tree unit is
a value assigned to existing trees retained on the property or replacement trees. The larger the tree, the
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July 13, 2018
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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-acre site, approximately 50 tree units are required. Tree unit credits are in Table 2
of FWRC 19.120.130(2). Per FWRC 19.120.130(3), the total number of tree units required to be
provided is calculated by multiplying gross site acreage, minus any proposed public or private streets.
13. Forest Practices Permit — The City has assumed jurisdiction over the review and approval of Class
IV -General Forest Practices permits. A forest practices application form must be completed if more
than 5,000 board feet of merchantable timber is harvested from the subject property. This is
approximately equal to one log truck of timber. The City will review the proposed Class IV -General
Forest Practices in conjunction with the Preliminary Plat application. Please include details of such
activity in the environmental checklist as the Class IV permit is not exempt from SEPA review.
14. Tacoma Smelter Plume — The subject property is located in the Tacoma Smelter Plume detect area
containing 20.1 ppm to 40.0 ppm arsenic and lead concentration. Please contact Eva Barber,
Technical Assistance Coordinator, Department of Ecology, at Eva.Barber@ecy.wa.gov or 360-407-
7094 regarding the Voluntary Soil Clean -Up Program. Additional information on the smelter plume
testing and cleanup requirements can be found at
http://www.ecy.wa.gov/programs/tcp/sites—brochure/tacoma smelter/2011/ts-hp.htm.
The City will require soil testing and soil cleanup (if applicable) as a component of the preliminary
plat and SEPA applications, review and site development. The applicant shall provide preliminary
soil testing data in compliance with Washington State Department of Ecology guidelines with the
preliminary plat application.
15. 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.
16. School Access Analysis — A school access analysis is required to be submitted to the City with the
preliminary plat application, to assure that safe walking routes to schools or bus stops are provided as
required by RCW 58.17. If there are not safe and adequate walking routes available, walking route
improvements may be required as part of the plat review process. Contact Jennifer Wojciechowski at
253-945-2071 for information about the school access analysis requirements.
17. School Impact Fees — School impact fees are due at the time of issuance of a building permit for new
dwelling units. This fee amount is subject to change as determined annually by the Federal Way
School District. Please check with the Permit Center, as mentioned above, for up-to-date fees.
18. Approval Duration — Short and preliminary plat approval expires five years from the date of
approval, per FWRC 18.35.220. Engineering plans must be approved, improvements constructed, and
the plat must be recorded within the five-year time period. Pursuant to FWRC 18.05.090, no less than
60 days prior to the lapse of approval, the applicant may request a two-year time extension for the plat
approval.
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19. Recording — Following substantial completion of subdivision improvements and City Council review
of the final plat, the applicant is responsible for recording the plat with the King County Recorder's
Office. Prior to recording the plat, all surveying and monumentation must be complete. In addition,
all other required improvements must be substantially completed as determined by the departments of
Community Development and Public Works.
PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION
Ann Dower, 253-835-2732, ann.dower@eityoffederalway.com
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2016
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
V = 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
Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies
within an Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet
the treatment criteria of the Enhanced Basic Water Quality Menu.
3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
4. Detention and water quality treatment facilities for subdivisions are required to be above ground (i.e.
an open pond), within a separate storm drainage tract, and dedicated to the City for future
maintenance. Detention and water quality facilities may be within the same tract. Underground
facilities are allowed only with approval from the City of Federal Way Stormwater Management
Division.
5. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
6. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction storm water permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
http:Ilwww.ecy.wa.goylpra rams lwglstormwaterlconstructionlnidex.html or by calling 360-407-
6048.
Right -of -Way Improvements
1. See the Traffic Division comments from Erik Preston, Senior Traffic Engineer, for traffic related
items.
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2. If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
4. FWRC 19.135.280 requires that driveways serving residential uses may not be located closer than 25
feet to any street intersection. Lots and intersections within new subdivisions or short plats must be
designed to meet this standard.
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 currently $2,503.00 for the first 12
hours of review, and $139.00 per hour for additional review time. A final TIR shall be prepared for
the project and submitted with the engineering plans. Both the TIR and the plans will require the
signature/seal of a professional engineer registered/licensed in the state of Washington.
2. In addition to engineering approval, short plats and subdivisions are required to obtain a separate
permit for grading. Details and fees may be obtained from the Building Department.
3. The Federal Way Public Works Development Standards Manual (including standard detail drawings,
standard notes, and engineering checklists) is available on the City's website at:
www,cityoffederalway.com/node/1467 to assist the applicant's engineer in preparing the plans and
TIR.
4. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the
improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30
percent of the original amount and held for a two-year maintenance period.
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.
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July 13, 2018
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8. Provide cut and fill quantities on the clearing and grading plan.
9. Temporary Erosion and Sediment -control (TESC) measures, per Appendix D of the 2009 KCSWDM,
must be shown on the engineering plans.
10, The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION
Erik Preston, PE, 253-835-2744, erik.preston@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for 14 single-family detached housing units, using the Institute of
Transportation Engineers (ITE) Trip Generation - 10"' Edition, land use code 210 (Single -Family
Detached Housing), the proposed project is estimated to generate approximately 14 new weekday PM
peak hour trips. Alternatively, the applicant may submit a site -specific trip generation study for the
proposed development.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation
analysis and concurrency mitigation may be required if the proposed project creates an impact not
anticipated in the six -year Transportation Improvement Plan (TIP).
The estimated fee for the concurrency permit application is $4.790.00. This fee is an estimate and
based on the materials submitted for the 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 any changes in the estimated weekday PM peak hour trips
as identified in the concurrency application. The applicant has the option of having an independent
traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee
remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for 14 single-family lots, the estimated total traffic impact fee is
$55,878. 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)
1. The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based
on the materials submitted, staff conducted a limited analysis to determine the required street
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July 13, 2018
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improvements. The applicant would be expected to construct improvements on the following streets
to the City's planned roadway cross -sections:
21s` Ave SW is a Principal Arterial planned as a Type "B" street, consisting of a 64-foot
street with curb and gutter, 6-foot planter strips with street trees with streetlights, and 8-foot
sidewalks, and utility strip in a 98-foot right-of-way (ROW). Assuming a symmetrical cross
section, 4-foot ROW dedication and half -street improvements are required as measured
from the street centerline. If the ROW is not symmetrical, additional ROW dedication may
be required.
■ SW 320t" St is a Minor Arterial planned as a Type "I" street, consisting of a 58-foot street
with curb and gutter, 6-foot planter strips with street trees and streetlights, and 8-foot
sidewalks, in a 92-foot right-of-way (ROW). Assuming a symmetrical cross section, 4-foot
ROW dedication and half -street improvements are required as measured from the street
centerline.
■ Internal street(s) 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).
■ Hammerhead turn-arounds are not permitted on public streets. An approved turnaround
such as a Type "Z" Cul-De-Sac Terminus Bulb, consisting of a 90-foot street with curb and
gutter, 26-foot center island (optional), 5-foot sidewalks, and street lights in a 106-foot
right-of-way (ROW) is required.
in Staff may be supportive of a ROW modification request to reduce the cul-de-sac diameter
if approved by South King Fire & Rescue.
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 currently have a nominal review fee of $278.
3. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes. The taper rate shall be WS2160 or as directed by the Public Works Director.
Access Management (FWRC 19.135)
1. Access management standards are based on roadway safety and capacity requirements. FWRC
19.135.280 provides access standards for streets based on planned roadway cross -sections. Please
note that access classifications are per Drawing 3-1A in the Public Works Development Standards.
2. Please show all neighboring driveways within 150 feet of the proposed driveway(s).
3. 21" Ave SW is classified as Access Class "2", which permits full access as close as 330 feet to any
other street intersection or driveway, whether on or off the subject property. The current proposal
does not meet access management standards and should be modified. Any access to 21" Ave SW
would be limited to right -in, right -out (RIRO).
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4. SW 320"' Street is Access Class "3", which permits full access as close as 150 feet to any other street
intersection or driveway, whether on or off the subject property. The applicant might consider looping
the internal street to connect to SW 320t" St as well.
5. Access may be further restricted if such access would interfere with the 95th percentile queue lengths
from any existing traffic control device or if sight distance is deficient.
6. The director may grant a modification administratively to reduce spacing standards by up to 20
percent of the tabular values with supporting documentation (FWRC 19.135.290). Please note that
these modification requests have a nominal review fee of $278. Once preliminary traffic queuing
analysis has been completed, the applicant's traffic engineer may submit a written request for access
modification if desired.
Design Criteria (FWRC 18.55)
1. Block perimeters shall be no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets
(FVIRC 18.5.5.010 and FWCP Policy TP4.2). Therefore, a north -south connection to SW 320" St
along the west side of the property (Type "AA" Non -Motorized Path) would be required. If an
internal Type W street connection to SW 320t" St were made, then a separate pedestrian path would
not be required.
2. All lots shall be accessed by a public street right-of-way (FWRC 18.55.020). In certain cases, lots
may be accessed by an ingress/egress and utilities easement or alley subject to the requirements
established in the City of Federal Way public works development standards. Residential lots should
not have access onto arterial streets.
3. Traffic calming devices such as speed humps, traffic circles, chicanes, etc. should be incorporated in
the residential street design to control speed and any potential cut -through traffic if an internal street
connection is made between 215t Ave SW and SW 320'h St.
Misc. Safety Related Comments
1. Driveways serving a single family dwelling unit abutting two streets should be at least 25 feet from
the beginning of the street radius.
2. The application should be forwarded to King County METRO and Pierce Transit for any transit
requirements.
LAKEHAVEN WATER AND SEWER DISTRICT
Brian Asbury, 253-946-5407, BAsbury@lakehaven.org
Water
A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with
any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to
issue for typical processing. 2018 cost for a Water Certificate of Availability is $60.00.
• Fire Flow at no less than 20 psi available within the water distribution system is a minimum of 1,000
GPM (approximate) for two (2) hours or more. This flow figure represents Lakehaven's adopted
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minimum level of service goals for residential areas regarding performance of the water distribution
system under high demand conditions. If more precise available fire flow figures are required or
desired, Applicant can request Lakehaven perform a system hydraulic model analysis (separate from, or
concurrent with, an application for Availability). 2018 cost for a system hydraulic model analysis is
$220.00.
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.
• Service pressure(s) greater than 80 psi indicated, Pressure Reducing Valve(s) indicated, contact local
building official for requirements &/or additional information.
• The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven, prior to activating any new domestic or irrigation water service connections.
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2018 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from
any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees,
charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change
without notice.
o Water Service/Meter Installation, 1" preliminary size: $531.16 (ea.). Actual size TBD by Lakehaven
based on UPC plumbing fixture count.
o Capital Facilities Charge(s)-Water, per Equivalent Residential Units (ERU): $4,018.39. 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.
Sewer
• A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with
any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to
issue for typical processing. 2018 cost for a Sewer Certificate of Availability is $60.00.
■ A Lakehaven Developer Extension (DE) Agreement will be required to construct new sanitary sewer
system facilities necessary for the proposed development, including extend-to-far-edge(s) in accordance
with long-standing Lakehaven policy. Additional detail and/or design requirements can be obtained from
Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -
Design Meeting or a Developer Extension Agreement. Lakehaven encourages
owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently
early in the pre-design/planning phase to avoid delays in overall project development. The attached PDF
map indicates sanitary sewer system facilities per Lakehaven's current Comprehensive Plan (site within
"PS 10" basin). It would be possible to extend sewer system facilities from other existing system
facilities either across 21st Ave SW on the existing apartment complex property ("Alder Brook" basin,
18-102386-00-PC Doc ID: 77834
Mr. Le
July 13, 2018
Page 12
would require acquisition of additional/new Lakehaven sewer easement) or from existing facilities NNW
of the site's NW corner on the north side of SW 320th St ("Younglove Creek" basin). Extension outside
of a site's
• The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven, prior to activating any new sewer service connections.
Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2018 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from
any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees,
charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change
without notice.
o Sewer Service Connection Permit: $303.52 (ea.).
o Capital Facilities Charge(s)-Sewer, per Equivalent Residential Units (ERU): $3m803.76.
General
• All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
(http://www.lakehaven.org/204/Development-Engineering).
• All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE
Chris Cahan, 253-946-7243, chris.cahan@southkingfire.org
Water Supply
Fire Hydrants
This project will require lfire hydrant in an approved* location.
*Hydrant(s) spacing along access roads shall be approved by Fire Marshal's Office
Fire hydrants shall be in service prior to and during the time of construction.
Emergency Access
Emergency access lacks an approved turn -around
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006
http://southkingfire.org/DocumentCenter/HomeNiew/24.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
Fire Sprinkler System
The need for fire sprinklers will be determined at the time of Building Permit application submittal.
18-102386-00-PC Doc ID: 77834
Mr. Le
July 13, 2018
Page 13
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,
4i
Becky Chapin
Associate Planner
enc: Master Land Use Application
Preliminary Plat Submittal Requirements
Forest Practice Application
Environmental Checklist
Mailing Labels Handout
Tree Unit Calculation
Lakehaven Handouts
c: Ann Dower, Senior Engineering Plans Reviewer
Erik Preston, Senior Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District, via email
Chris Cahan, South King Fire & Rescue, via email
18-102386-00-PC Doc ID: 77834
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CITY OF
Federal Way
June 28, 2018
9:00 a.m.
Pre -application Conference Sign in Sheet
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
Project Name: Upland Federal Way
Address: 2200 SW 3201h Street
File Number: 18-102386-00-PC
City Hall
lebos Room
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To City of Federal Way RECEIVED
Re: Upland Fed Way SFR land division Narrative JUN
012018
Crry OF D0�6� WRY
Currently the subject property are 2 vacant tax parcels 1321039091, and 1321039002 totalit�&!,C3 s- sq
feet or 2 acres. The buyer, Upland Group intends to subdivide the property into 14 parcels 5,000 sq feet
each, approximately. The single family homes will be approximately 2,000 square feet with 500 square
feet garage approximately. Impervious surface coverage should be much less than 60% of land area.
Water is available in front of the property on 215t ave SW. Sewer is a little more uncertain. Either it is
available across the street in the apt complex 1901 SW 320th St (which is to the east) or across the street
to the North.
In front of the properties will be a 8' strip which would be 5' walkway and 3' grass and some trees. The
street would be approximately 34 feet to accommodate 2 way road and street parking.
We hope the design submitted would meet the City of Federal Way's standards.
Sincerely
Dien Le
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CITY OF
. Federal Way
Centered on opportunity
June 5, 2018
Dien Le
Skyline Properties Inc.
1851 Central PI S, Suite 116
Kent, WA 98031
dien@comcast.net
RE: File #18-102386-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
Upland Federal Way, 2200 SW 3201h Street, Federal Way
Dear Mr. Le:
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway. com
Jim Ferrell, Mayor
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee (DRC) and a meeting
with the project applicant has been scheduled as follows:
9:00 a.m. — Thursday, June 28, 2018
Hylebos Conference Room
Federal Way City Hall, 2nd Floor
33325 8°i Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at Becky.chapin@cityoffederalway.com, or 253-835-2641.
Sincerely,
Bec"C
Chap ag/��
Associate Planner
Doc LD. 77833
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: June 5, 2018
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
FROM: Becky Chapin, Associate Planner
FOR DRC MTG. ON: June 21, 2018 - Internal
June 28, 2018, 9:00am - with applicant
FILE NUMBER(s): 18-102386-00-PC
RELATED FILE NOS.: None
PROJECT NAME: Upland Federal Way
PROJECT ADDRESS: 2200 SW 320TH ST
ZONING DISTRICT: RS 5.0
PROJECT DESCRIPTION: Proposal to subdivide (2) parcels into 14 lots
approximately 5,000 square feet per lot.
LAND USE PERMITS: Preliminary Subdivision
PROJECT CONTACT: Dien Le
1851 Central P1 S, #116
Kent, WA 98031
dien@comcast.net
MATERIALS SUBMITTED:
• Master Land Use Application
• Project Narrative
• Proposed Site Plan
• zone Change vicinity Map
■ Water & Sewer Availability
• Topo Map
■ Areal Map
41k
CITY
Federalo.
Way
APPLICATION NO(S)
Project Name
RECEIVED
JUN 01 2018
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT
Upland Fed Waysfr
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 81h Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
ranv w, c ityoffederal wgy.conl
Property Address/Location 2200 SW 320th St Federal Way, WA 98023
Parcel Numherkl 1321039091,1321039002
Project Description
Date 6-1-2018
subdivide 2 parcels into 14 lots 12 lots slighly more than 5,000 sq feet and 2 over.
houses to be built on each lot is approximately 2000 sq feet plus 500 sq feet for garage.
PLEASE PRINT
TE S ,S •� tN :'x� 12B
Type of Permit Required
Annexation
Binding Site -Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
ot Line Elimination
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
RS 5.0 Zoning Designation
Comprehensive Plan Designation
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
Applicant.
Upland Group, LLC
Name:
Address:
City/State:
Zip:
Phone:.
Fax:
Email:
Signature:
Agent (if different than Applicant)
Name:
Dien Le
Address:
1 j
City/State:
% z
'
Zip:
.98055
Phone:
425-65.2-6987
Fax:
Email:
diengeomcast.net .
Signature:
Owner
Name: -A TT� S
Address:
City/State-
Zip:
Phone:
Fax:
Email:
Signature:
IS .116
3ulletin #003 — January 1, 2011 Page I of 1 k:\Handouts\Master Land Use Application