98-102979-PCinteroffice
MEMORANDUM Federal Way Dep't of Public Works
Development Services Division
To: David Graves, Contract Planner, Madrona
From: Jim Femling, Engineering Plans Reviewer
Subject -Quadrant Condominium- Townhouse, PRE98-0073
South 320th Street & 32nd Drive South
Date: August 24, 1998
Material Submitted for review:
Conceptual Site Plan by W &H Pacific 8/6/98
Development review committee transmittal dated 8/8/98
Narrative statement dated 8/6/98
After reviewing the materials submitted and a visit to the proposed site the following comments
and findings address issues that need to be resolved prior to developing the site.
LAND USE ISSUES
Stormwater
1. Since the applicant is proposing to create more than 5,000 square feet of impervious
surfaces, then surface water runoff control and treatment will be required per the King
County Surface Water Design Manua! (KCSWDM), the City's amendments and through
the SEPA process, the Executive Proposed Basin Plan - Hylebos Creek and Lower Puget
Sound (Hylebos Basin Plan). The City has identified downstream conveyance, erosion and
habitat problems associated with stormwater runoff. As part of the land use application
and SEPA process, the applicant will need to provide analysis of those problems and
appropriate mitigation as approved by the City. The applicant may provide an
independent study and mitigation proposal or, as an option, the applicant may provide
mitigation as recommended in the Hylebos Basin. More specifically, the site is located
within the East Branch Hylebos Sub -Basin, (H-12),an area recommended for enhanced
stormwater infiltration and implementation of basinwide recommendation BW-2. Soil logs
will need to be provided to verify infiltration suitability. In the event that infiltration
cannot be achieved and runoff must be discharged off -site, the Basin Plan calls for the use
of a 7 day storm event (BW-2) in sizing on -site detention facilities (if required) instead of
the 24 hour event generally used in the KCSWDM. A 30% factor of safety is also required.
2. At the time of the site plan review submittal a narrative addressing the relevance to the project
of the 7 core and the 12 special requirements of the KCSWDM will be required. A Level I
downstream analysis shall also be provided, a portion of the project may drain toward the Mill
Creek Basin this will need to be verified. The city has available 1 "=100', 5 foot contour,
planimetric maps that cover a portion of the project. These maps must be used for basin
analysis. Contact Kevin Peterson, Engineering Technician at 661-4126 for further details. It
appears that the project will meet the threshold for a wetpond ( special requirement #5).
3. Water Quality must be brought into compliance with current standards per Federal Way City
Code sections 22-337, 22-1196, and ordinance 97-307. Storm water runoff from the site is to be
controlled through the use of facilities designed and constructed in accordance with the
requirements of the King County Surface Water Management Manual (KCSWM). These
facilities include, as a minimum, a biofiltration swale, oil -water separation and
retention/detention. In addition, any threshold met for special requirement #5 will be required.
The site plan prepared for the project should take into consideration the special requirements
for the facilities and depict their conceptual location.
R-O-W Improvements
4. See comments from the Traffic Division.
Traffic Impact Analysis
5. A traffic impact analysis (TIA) will need to be prepared by the applicant's traffic engineer.
Contact the Traffic Division for traffic scoping information. The TIA must be submitted as
supporting information to the SEPA checklist that is required for this project.
6. Refer to the Traffic Division memo for additional comments regarding traffic issues and street
improvements.
NPDES Permit
7. The applicant will need to apply for and obtain a National Pollutant Discharge Elimination
System (NPDES) permit from the Washington State Department of Ecology if site grading
will disturb 5 acres or more. Questions related to this matter should be directed to Mr. Glenn
Piertz, Environmental Engineer with the state at 407-6436.
BUILDING PERMIT ISSUES
1, Technical Information Report (TIR) will need to be prepared for the project and
submitted with the building permit application. The TIR will require the signature/seal of a
Professional Engineer licensed in the State of Washington.
2. The applicant will need to provide a geotech report that addresses design pavement thicknesses
for the roadways.
3. The applicant shall reimburse the City for the cost of all required regulatory, warning and
street name signs that are installed prior to acceptance by the City of all other require
improvements.
4. Copies of Public Works' standard checklists have been included to assist the applicant's
engineer in preparing the plans and the TIR.
5. Bonding will be require for all improvements associated with the project. The bond amount
shall be 120% of the estimated cost of the improvements. Upon completion of the installation
and final approval by the Public Works inspector, the bond value will be reduced to so% of the
original amount for the two year maintenance period. An administrative fee deposit will need
to accompany the bond to cover any possible legal fees in the event the bond must be called.
6. The developer will be responsible for the maintenance of the storm drainage and street systems
for the two year maintenance period. During that time, the Public Works inspector will make
periodic visits to assure developer's compliance with maintenance requirements.
7. When topographic survey information is shown on submitted plans, as may be required, the
vertical datum block shall include the phrase "DATUM: N.G.V.D. 29" or "DATUM:
K.C.A.S." on all sheets where elevations are called out.
S. All drawings shall be drafted/plotted on 24" x 36" mylar sheets with permanent black ink. Site
plans shall be drawn at a scale of 1"=20' or larger. Drawings submitted for plan review shall be
printed on 24" x S6" paper.
9. Provide cut and fill quantities on the grading plan.
10. The site plan submitted should show the location of any existing and proposed utilities in the
areas affected by construction.
K:\DEVREV\PREAPP\BASE.FRM
September 30, 1998
Peter Orser
Quadrant Corporation
P.O. Box 130
Bellevue, WA 98009
By facsimile: (425) 646-8363
RE: Quadrant Residential North Pre -Application, PRE984073
South 320th Street and 32nd Drive South
Proposed 82 Unit Single Family Detached Condominium Residential Community
Dear Mr. Orser:
Thank you for meeting with the City's Community Development Review Committee (CDRC) on
September 3, 1998, regarding your proposed single family detached condominium residential
community. As you know, the CDRC includes representatives from the Lakehaven Utility
District, Federal Way Fire Department, the City's Public Works Department, and Department of
Community Development Service's Planning and Building Division, and the Federal Way School
District. The sign -in sheet of those in attendance at the pre -application meeting is attached.
This letter summarizes the September 3, 1998, pre -application conference, at which time members
of the CDRC discussed development requirements as they might apply to the proposal for a
binding site plan for an approximately 82 unit single family detached condominium residential
community, with associated site and frontage improvements. Also discussed were potential
development issues including annexation timing, open space requirements, wetlands, landscaping,
and improvements. Where appropriate, applicable sections of the Federal Way City Code are
cited in this letter for your reference.
Please be aware that the items listed below do not include all regulations applicable to the subject
proposal. In preparing your application, all pertinent portions of the City's land use code must be
consulted. Also, this project will be subject to any new regulations and Code provisions enacted
prior to vesting of the various development applications.
Mr. Peter Orser
RE: PRE98-0073
September 30, 1998
Page 2
Please be aware that staff is prepared to meet with the project proponents to discuss the merits of
any potential modifications to the proposal upon request.
PLANNINQ DIVISLONN (Tim McHarg, Contract Associate Planner, 206-297-2106)
a. Annexation and Review Process
The project site is currently located outside the City of Federal Way in
unincorporated King County. The annexation of the subject property to the City
of Federal Way is proceeding. It is anticipated that annexation of the subject
property will occur in January, 1999.
Subject to the concurrence of King County, the review of the proposal will
proceed in the interim. However, no final land use decisions may be made by the
City of Federal Way on the proposal until the annexation is complete. A
environmental threshold determination under the State Environmental Policy Act
(SEPA) may be made by the City of Federal Way prior to annexation, provided
King County agrees to relinquish lead agency status.
Upon annexation and adoption of the appropriate Comprehensive Plan
Amendments, it is anticipated that the comprehensive plan designation of the
subject property will be Multi -Family Residential. It is anticipated that the zoning
designation of the subject property will be RM 3.6. This zoning designation
provides for multi -family residential use at a density of one unit per 3,600 square
feet of lot area, or approximately 12 units per acre.
However, it is anticipated that a Development Agreement for the proposal will
limit the density to approximately six (6) units per acre of the subject property,
based upon gross acreage.
Pursuant to FWCC Sec. 22-667 (enclosed), detached dwelling units are permitted
in the RM-3.6 zone subject to Process III project approval. However, please note
that SEPA and Binding Site Plan review will constitute Process III project
approval. Therefore, a separate Process III project approval is not required for the
proposal.
C. Required land Use Permits
(1) SEPA: Under the State Environmental Policy Act (SEPA), the
Director of Community Development Services issues a threshold
determination, which is appealable to the Hearing Examiner.
Mr. Peter Orser September 30, 1998
RE: PRE98-0073 Page 3
The applicant is also responsible to provide mailing envelopes and
lists of all property owners and occupants within three hundred (300) feet
of the project site to the City for SEPA noticing requirements. Procedures
for providing mailing envelopes are detailed in the enclosed handout.
The SEPA threshold determination and appeal period must be
completed prior to the issuance of the binding site plan decision.
Additional SEPA related comments are provided below.
(2) Binding Site Plan: Pursuant to FWCC Sec. 20-61, division of any
land to be developed as condominiums is required to obtain an approved
binding site plan (BSP).
Pursuant to FWCC Sec. 20-62(c), BSP's are processed under the
provisions for short subdivisions. For BSP submittal requirements, refer to
the BSP submittal requirements contained in FWCC, Chapter 20,
Subdivisions (enclosed). An informational handout, Short Subdivisions, is
also enclosed for your review.
The Director of Community Development Services issues the BSP
decision, which is appealable to the Hearing Examiner. The BSP decision
will follow the SEPA threshold determination and precede any construction
permits.
BSP review is subject to ESHB 1724 requirements pertaining to
public notice and review timeframe. Specifically, a Notice of Application
must be published, posted, and mailed to property owners within three
hundred (300) feet of the site. Accordingly, the applicant is required to
provide mailing envelopes and lists of all property owners and occupants
within three hundred (300) feet of the project site to the City for the BSP
Notice of Application. When combined with the SEPA noticing
requirements, discussed above, a total of two sets of mailing envelopes and
lists of all property owners and occupants within three hundred (300) feet
of the project site, prepared accordingly, must be submitted. Please refer
to the enclosed Procedures for Obtaining Mailing Envelopes for additional
information.
Land use decisions under ESHB 1724 must be issued within one
hundred twenty (120) days of the date of submittal of a complete
application. At periodic points throughout project review, the applicant
Mr. Peter Orser
RE: PRE98-0073
d.
September 30, 1998
Page 4
will receive written notice of the status of the one hundred twenty (120)
day review clock.
(3) Grading Permit: Clearing and grading to construct required BSP
improvements is allowed in the form of a grading permit, provided that
environmental and land use approval has been issued. Site preparation and
construction of required BSP improvements are limited only to those areas
being developed and shall be performed in a manner to minimize clearing of
existing natural vegetation and trees outside of required BSP
improvements. Grading permits are processed as a building permit, with
fees determined on a project -specific basis.
(4) Outside Agency Permits: It is the applicant's responsibility to
identify and obtain all required state, federal, or other agency permits, as
may be required.
Building Permits will be required for construction of individual lots
following final BSP approval. Please be advised that all required public
improvements must be constructed and accepted and the BSP recorded
prior to issuance of individual building permits for residential construction.
However, it is important to note that there are various methods to allow
construction of one or more "model" homes. Please do not hesitate to
contact me if you are interested in discussing options for constructing
"model" homes.
IMMILIMME it
Land use application fees are as follows:
SEPA Checklist:
$472.00
Binding Site Plan:
$2,623.00
Mr. Peter Orser
RE: PRE98-0073
September 30, 1998
Page 5
Grading permits are processed as a building permit, with fees determined on a
project -specific basis.
Please be aware that separate fees are required for Public Works engineering
review and inspection. Separate fees are also required for Fire District review and
inspection.
Points for Environmental Review
(1)
The SEPA Checklist must describe phased development actions and
explain how phased actions under the proposal, i.e., construction sequence,
will relate to any mitigation requirements, e.g., construction of any off -site
improvements.
(2)
Provisions related to environmentally sensitive areas are established in
FWCC Chapter 22, Article XIV, Environmentally Sensitive Areas. Several
wetlands are present on the subject property. All wetlands on or off site,
within 100 feet of the property must be identified, delineated, and surveyed
to determine the limits of the required setbacks in relation to the proposed
BSP and improvements.
A wetland report prepared by a qualified wetland specialist is required to
be submitted with the BSP application. The required information for the
wetland report is provided in the enclosed FWCC Chapter 22, Article MV.
Mr. Peter Orser
RE: PRE98-0073
f.
September 30, 1998
Page 6
Pursuant to FWCC Chapter 22, Article XIV, minor improvements, such as
footbridges, walkways, and benches, may be located in a wetland setback
area if determined by the Department Director to have minimal impacts to
wetland functions and values.
Consistent with the provisions of Chapter 22-1358(d), the location of other
improvements in a wetland setback area or displacement of wetlands
requires a Process IV approval, which includes a public hearing and a
decision by the Hearing Examiner.
(3)
The City's review of specialized studies related to environmentally sensitive
areas is provided to the applicant on a cost -recovery basis. Please note that
a Scope of Work and Cost Estimate will be provided to you for any
necessary review and must be paid before this review will begin.
The BSP must meet the requirements for Design Criteria contained within FWCC
Secs. 20-151 to 20-157. Additional requirements for open space design within the
BSP are provided below.
Street and access easement improvements must meet the requirements contained
Mr. Peter Orser
RE: PRE98-0073
Sepicinber 30, 1998
Page 7
within FWCC Secs. 20-176 to 20-187 (enclosed). Included within these
requirements are provisions for landscaping, utilities and storm drainage.
Please note that the City of Federal Way is in the process of adopting Residential
Design Guidelines. The BSP may be subject to the new guidelines, depending
upon the content and requirements of the guidelines, the date of adoption and
vesting of the BSP application. A draft copy of the guidelines have been included,
for your information.
9-
FWCC Sec. 20-155 requires that BSP's set aside fifteen percent (15%) of the site
for open space and recreation. This calculates to 118,788 square feet for the
791,921 square foot subject property. Per FWCC Sec. 20-155(c), a minimum of
ten percent (10%) of the gross land area, or 79,192 square feet, must meet the
definition of usable open space. Usable open space is defined under FWCC Sec.
20-155(a)(1) as, "areas which have appropriate topography, soils, drainage, and
size to be considered for development as active recreation areas."
Alternatively, a fee -in -lieu payment may be made to satisfy open space
requirements 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 by the proposal. The fee -in -lieu of open space shall
be calculated based upon fifteen percent (15%) of the most recent assessed value
of the property at the time of recording.
FWCC Sec. 22-667, Note 2, requires that four hundred (400) square feet of
common recreational open space per dwelling unit be provided for multifamily
dwelling units. For the proposed eighty two (82) unit condominium development,
this calculates to 32,800 square feet. At least ten percent (10%), or 3,280 square
feet, of this required common recreational open space must be developed and
maintained with children's play equipment. Please note that the provisions for
Mr. Peter Orser
RE: PRE98-0073
September 30, 1998
Page 8
fee -in -lieu payment are not applicable to the requirements for providing the
multi -family common recreational open space.
Please note that it is not necessary to provide the combined total of the BSP open
space or common recreational open space area. If appropriate, the common
recreational open space area may be located within the BSP open space set -aside,
but it does not replace BSP open space requirements. The greater amount of
either the BSP open space or common recreational open space area must be
provided in its entirety.
Therefore, to summarize these requirements, 118,788 square feet of open space
must be provided for the proposal. Of this total open space requirement, 79,192
square feet must meet the definition of usable open space. Of this usable open
space, 3,280 square feet must be developed and maintained with children's play
equipment.
h.
Landscaping
All natural vegetation should be retained on the proposal site except that which
will be removed for required BSP improvements as shown on approved
engineering plans. A preliminary clearing and grading plan shall be submitted as
part of the BSP submittal. Following recording of the BSP, clearing of individual
building areas will be permitted.
There are a number of trees on the site which may meet the definition of significant
tree per FWCC Sec. 22-1568(b) (enclosed). These trees will be regulated under
FWCC Sec. 1568(c). Where safe and feasible, the meandering of streets and or
sidewalks around significant trees is encouraged.
Per FWCC Sec. 20-186, a landscape plan prepared by a licensed landscape
architect must be provided with the BSP application. The landscape plan should
Mr. Peter Orser September 30, 1998
RE: PRE98-0073 Page 9
depict required vegetative buffers, open spaces, street trees, significant trees, and
other ornamental plantings required by FWCC Article XVII, Landscaping
(enclosed).
Buffer requirements for RM (Residential Multifamily) zoning districts are 20 feet
of Type III landscaping along the right-of-way and all ingress/egress easements
and 10 feet of Type III landscaping along all other property lines per FWCC Sec.
22-1566(c). However, it is important to note that under a BSP, perimeter
landscaping along internal lot lines is not required.
e.
Consistent with the provisions of FWCC Sec. 20-108, the requirements and
sequence for bonding and completion of improvements prior to recording BSP's
can be summarized as follows:
Prior to construction activity, the applicant must file a restoration bond, or
other suitable security as approved by the City Attorney, for temporary
erosion control and those facilities necessary to stabilize the site. The
amount of the security shall be determined by the Public Works Director.
The amount of the security for temporary erosion control and those
facilities necessary to stabilize the site shall not be less than 120% of
estimated cost of these improvements.
All surveying and monumentation must be complete prior to recording the
BSP. Additionally, as required by FWCC Sec. 20-108(a), all required
improvements must be substantially complete prior to recording the BSP.
It is anticipated that substantial completeness will include, at a minimum,
vehicular access easement improvements, stormwater improvements, and
landscaping of common open space and recreation areas. Please note that
the specific improvements that are required to achieve substantial
Mr. Peter Orser September 30, 1998
RE: PRE98-0073 Page 10
completeness prior to recording the BSP may change based upon the
review of the BSP application by the Community Development and Public
Works Departments.
In lieu of completing all required improvements prior to recording the BSP,
the applicant may file a performance bond, or other suitable security as
approved by the City Attorney, for the remaining uncompleted
improvements as provided by FWCC Sec. 20-108(b). The amount of the
security shall be determined by the Public Works Director. The amount of
the security for completion shall not be less than 120% of estimated cost of
actual construction and installation of the remaining uncompleted
improvements within six months of recording.
Prior to recording the BSP, the developer must enter into an agreement
with the City to complete all remaining uncompleted improvements within
six (6) months. If the remaining uncompleted improvements are not
completed within this time period, the City will have the option of calling
the performance bond or other security and completing the improvements.
Prior to accepting the constructed improvements, the developer must file a
maintenance bond, or other suitable security as approved by the City
Attorney, for the repair or replacement of any improvement, including
landscaping, which proves defective within two (2) years. The amount of
the security shall be determined by the Public Works Director. The amount
of the security for repair or replacement shall not be less than 30% of
estimated cost of all the improvements.
Please note that building permits will not be issued prior to recording the
BSP.
Mr. Peter Orser September 30, 1998
RE: PRE98-0073 Page 11
2. PUBLIC WORKS DEPARTMENT (Jim Femling, 253.661.4196; John Diaz,
253.661.4137)
Please refer to the enclosed comments from Jim Femling, Engineering Plans Reviewer.
Comments from John Diaz, Contract Traffic Engineer, will be forthcoming under a
separate cover.
3, LAKEHAVEN UTILITY DISTRICT (Mary Young, 253.946.5400)
Please refer to the enclosed comments from Mary Young, Development Services
Supervisor,
4. FEDERAL WAY FIRE DEPARTMENT (Greg Brozek, 253.946.7241)
Please refer to the enclosed comments from Greg Brozek, Assistant Fire Marshal.
5. FEDERAL WAY SCHOOL DISTRICT (Geri Walker, 253.945.2000)
Please refer to the enclosed comments from Geri Walker, MIS Specialist.
DEPARTMENT OF PUBLIC SAFETY (Lt. Paul Rubenstein, 253.661.4655)
Please refer to the enclosed comments from Lt. Tracy Grossnickle, Traffic Division, and
Officer Robert Schubert.
Pre -application comments are based on a preliminary review only, and should not be construed to
represent final comments on the proposal. As the proposal is redesigned, or as more detailed site
plan and environmental information is prepared, additional issues or concerns may be identified
which were not addressed at the meeting.
Additionally, any revisions to existing regulations prior to submittal of a formal land use
application may affect the proposal. As you know, a final detailed review of the proposed project
will follow application submittal.
We hope you found the pre -application process useful in identifying key requirements related to
the proposal.
If you have any questions, please contact me at 206.297.2106; Greg Fewins, Principal Planner, at
253.661.4108; or other staff persons as appropriate. I look forward to working with you and
making this a successful project.
Sincerely,
Mr. Peter Orser
RE: PRE98-0073
Tim McHarg
Contract Associate Planner
CC:
Steve Calhoon, WH Pacific
Encl:
Pre -Application Meeting Sign -In Sheet
Public Works Memorandum, dated August 24, 1998
Lakehaven Utility District Memorandum, dated September 3, 1998
Federal Way Fire Department Technical Review Memoranduz% dated September 3, 1998
Federal Way Public Schools Letter, dated August 20, 1998
Department of Public Safety Memoranda, dated August 12 and 18, 1998
Checklist for Development Application, Submittal Requirements Handout
Land Surface Modification Handout
Short Subdivision Handout
Procedures for Obtaining Mailing Labels Handout
FWCC, Chapter 20, Subdivisions
FWCC, Section 22-667, RM Use Zone Chart
FWCC, Section 22-1525, Local Rights -of -Way
FWCC, Chapter 22, Article XIV, Environmentally Sensitive Areas
FWCC, Chapter 22, Article XVII, Landscaping
DRAFT Residential Design Guidelines
September 30, 1998
Page 12
Lisa Read
From: Steve Calhoon[SMTP:SCalhoon@whpacific.com]
Sent: Monday, November 02, 1998 5:22 PM
To: 'Rick Perez'; 'Lisa Read'; John Jorgensen; Scott Sherrow
Subject: Weyerhaeuser Way Extension
Rick
We need clarification as to the definition and design standards for the
extension of Weyerhaeuser Way. According to my notes on September 29, 1998
we discussed the classification of Weyerhaeuser Way to be a Principal
. The design standards are to utilize the old section standards of 3 lanes
in a 70 R/W with a 46 feet pavement section, (subject to City Approval).
Furthermore you suggested using a 40 mph design standard and the application
of the friction standards from WashDOT. We are trying to clarify what the
centerline radius minimums with minimal (2%) superelevations. Please give
me a call (425-828-2827) ASAP, we appreciate your insight and direction.
Thanks Steve
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