16-104623CITY OF
-t Federal Way
October 26, 2016
LaLaine Wong
8318 State Route 302
Gig Harbor, WA 98329-8666
RE: File #16-104623-00-PC; PREAPPLICATION SUMMARY LETTER
LaLaine Wong Short Plat; 36710 6th Ave SW, Federal Way
Dear Ms. Wong:
terra S l .
V6 ALL
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 October 13, 2016. 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 Dave Van De Weghe, 253-835-2638,
david.vandeweghe@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 pennitting process can be referred to your key contact.
PROJECT DESCRIPTION
Proposal to subdivide one lot into four single-family homes.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Ms. Wong
October 26, 2016
Page 2
• Planning Division
1. 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).
2. Property set aside in tracts (access, stormwater and/or open space) cannot count towards the
minimum lot area per FWRC 19.05.120 "lot area".
3. It is unlikely the subject lot can be subdivided into four parcels and meet the 15,000 square -foot
minimum lot size once the access/stormwater tracts are subtracted from the site.
4. The eastern property line of lot #4 shown on the preliminary plat appears to conflict with the
location of a property pin.
• Public Works Development Services Division
1. 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. Detention and water quality
facilities may be within the same tract.
2. 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.
0 Public Works Traffic Division
1. A Transportation Concurrency permit is required per FWRC Chapter 19.90.
2. Traffic Impact Fee (TIF) payment per FWRC 19.91.
3. Construct street frontage improvements along the property frontage on 6"' Avenue SW (FWRC
19.135.040).
4. Revise current proposal to meet access management standards (FWRC 19.135.280).
Lakehaven Utility District
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.
■ South King Fire and Rescue
Lots 3 and 4 require fire sprinkler systems due to poor access.
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 (Dave Van De Weghe, 253-835-2638, david.vandeweghe@cityoffederalway.com)
1. Short Plat Process — Pursuant to FWRC 18.30.010, short plat applications are administratively
processed through the Department of Community Development. The administrative review process
requires that the Director of Community Development issue a decision on the short subdivision
request and confirm conformance with FWRC 18.30.110(2). Public notice of the complete short plat
proposal is required per FWRC 18.30.080, and a 15-day public comment period is provided.
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Ms. Wong
October 26, 2016
Page 3
However, no public hearing will be required unless an appeal is filed. A master land use application
and short plat handout are enclosed; relevant code sections are available at
www.codepublishing.com/WA/FederalWay/.
2. State Environmental Policy Act (SEPA) — This short plat application is exempt from the
requirements of SEPA review.
Land Use Review Tin7efrarnes — The Planning Division will notify the applicant of the application
status within 28 days of submittal. If the application is determined complete, staff will issue a Letter
of Complete Application. Review will stop any time the applicant has been requested by the city to
correct plans, perform required studies, or provide additional information needed to issue a decision.
The review period will begin within 14 days following submittal of requested items. Per FWRC
18.05.080(1), if an applicant fails to provide additional information to the city within 180 days of
being notified by mail that such information is requested, the application shall be deemed null and
void and the city shall have no duty to process, review, or issue. any decision with respect to such an
application.
4. Public Notice — Short plat applications require a public notice and a 15-day comment period. Within
14 days of issuing the Letter of Complete Application, a Notice of Application will be published in
the Federal Way Mirror, posted on the subject property, and placed at the city's,three designated
notice boards.
Fees — As development fees change annually, please contact the Permit Center at 253-835-2607, or
permiteenter@cityoffederalway.com, for an updated fee list prior to submitting your application.
Additional utility fees, school impact fees, concurrency, and engineering plan review fees apply.
Lot Size — The zoning for the subject site is Single -Family Residential (RS) 15.0. The minimum lot
size for each lot is 15,000 square feet. As depicted, the proposed lots meet the minimum lot size
requirement. However, there is inadequate acreage for four lots plus separate tracts for access and
stormwater detention. Property set aside in tracts (access and/or open space) cannot count towards
the minimum lot area per FWRC 19.05.120, "lot area" and FWRC 19.145.150.1. It appears no more
than three new lots can be created.
Also, 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). If open space is provided onsite,
it shall be provided in its own tract; see item #10 below.
7. Design Criteria — Short plats are subject to the subdivision design criteria of FWRC Chapter 18.55.
8. Setbacks — Future residences must conform to the following structural setback requirements of
FWRC 19.200.010, "Detached Dwelling Units": front yard — 20 feet; side yard — 5 feet; and rear
yard — 5 feet.
9. Miscellaneous Single -Family Residential Regulations —
a. Maximum height of structures — 30 feet above average building elevation.
b. Maximum lot coverage— 60 percent.
C. Required parking spaces — two per dwelling unit.
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October 26, 2016
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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). All or some of the
open space requirement 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. Open space fees shall be paid prior to
recording the short plat. If the applicant chooses to provide onsite open space, it shall be provided in
its own tract and include a combination of the following types:
Open Space Category
% of Gross Land Area
Usable
10 o milliniluil
colisell"ation
-N.7o nlaminum or
Iiiiniilillnl
Buffer
?Q o maxiiiiiii11
Constrained
2% 111allillilln
Per FWRC 18.55.060(5), "Open space shall be owned in common undivided interest by all property
owners within the land division as members...." As with other tracts, an open space tract cannot
count towards the minimum lot area of either lot.
11. Clearing, Grading, and Tree and Vegetation Retention — The short plat is subject to the provisions of
FWRC 19.120, "Clearing, Grading, and Tree and Vegetation Retention." A clearing and grading
plan that meets FWRC 19.120.020 and FWRC 19.120.040 must be submitted with the formal short
plat application, as clearing and grading work is proposed.
12. Tree Density Requirements — The plat will be subject to t-ee density requirements of FWRC
19.120.130(1); note that 25 tree -units per acre are required for single-family zoned sites. A tree unit
is a value assigned to existing trees retained on the property or replacement trees. The larger the tree,
the greater value it is assigned. Required tree density can be composed of retained trees and
replacement plantings per FWRC 19.120.130. The tree and vegetation plan must clearly show where
the tree units are to be located. The formal application must indicate what trees are to be removed.
Approximately 10 tree units are required per lot. 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. If an
applicant cannot provide for the minimum tree units per acre onsite, off -site mitigation, or a fee in -
lieu payment to the city's urban forestry account, may be approved by the director. See FWRC
19.120.140 for off -site mitigation and fee -in -lieu payment requirements.
13. Sewage Disposal — The applicant must provide documentation that each lot in the subdivision will
either connect to the sanitary sewer system or provide an onsite septic system. The city does not
have any code provision requiring connection to the sanitary sewer system. The continued use of the
existing septic system for one of the lots must be approved by the Public Health -Seattle & King
County. Provide a copy of their Subdivision Pre -Application Report. If onsite septic systems are
provided, prior to short plat recording, the applicant must obtain the Public Health -Seattle & King
County signature on the short plat document and provide a copy of their signed Application for Final
Subdivision.
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14. School Impact Fees —School impact fees (currently $2,899.00, plus an administrative fee of $144.95
per single-family home) are due at the time of the building permit application for new dwelling units
and are subject to the fee schedule in effect at that time. This fee amount is subject to change as
determined annually by the Federal Way School District.
15. Approval Duration —Short plat preliminary approval expires five years from the date of approval.
Engineering plans must be approved, improvements constructed, and the short plat must be recorded
within the five-year time period. No less than 60 days prior to the lapse of approval, the applicant
may request a two-year time extension for the short plat approval (FWRC 18.30.260).
16. Recording — The city will record the short plat with the King County Division of Records and
Elections subsequent to the Public Works Department approval of submitted as -built plans. Prior to
recording the short 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.
17. Lot Boundaries —The eastern property line of lot #4 on the preliminary plat appears to conflict with
the location of a property pin. Provide evidence your survey matches the legal description of the
parent parcel.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734,
kev in.peters on@city offederalway. com)
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Water Design Manual (KCSWDM). This project meets the requirements for a Full Drainage
Review. At the time of preliminary short plat submittal, a preliminary Technical Information Report
(TIR), addressing the relevance of the project to the nine core and five special requirements of the
KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the
preliminary TIR. The City has 1" = 100', five-foot contour planimetric maps in GIS format that may
be used for basin analysis.
2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. In addition to flow control facilities, Best
Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies
within Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet the
treatment criteria of the Enhanced Basic Water Quality Menu.
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 ate required to be above ground (i.e.
an open pond), within a separate storm drainage tract. Detention and water quality facilities may be
within the same tract.
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October 26. 2016
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5. Based on King County iMap information, it appears there may be a high point near the middle of the
property, dividing the site into 2 distinct threshold discharge areas, with one draining toward the east
(and no known conveyance system immediately downstream of the property) and the other draining
towards the west/southwest, discharging into a drainage ditch along the east margin of 0h Ave SW.
The engineer will need to keep this in mind when analyzing and designing storm water facilities.
6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
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://www.ecy.wa.gov/programs/wq/stormwater/construction/index.htm] or by calling 360-407-
6048.
Right -of -Way Improvements
See the Traffic Division comments from Erik Preston, Senior Traffic Engineer, for traffic related
items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
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.
Engineering (EN) Permit Issues
I. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must
be reviewed and approved by the City. Engineering review fees for short plats are $770.00 for the
first 8 hours of review, and $93.75 per hour for additional review time. A final TIR shall be prepared
for the project and submitted with the engineering plans. Both the TIR and the plans will require the
signature/seal of a professional engineer registered/licensed in the State of Washington.
2. In addition to engineering approval, projects that will be filling or grading in the area of the future
building pads are required to obtain a separate grading permit from the Building Department.
3. 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
hto://www.cityoffedera_l_w_ay.com/index.aspx?nid=171 to assist the applicant's engineer in preparing
the plans and TIR.
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October 26, 2016
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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.
Provide cut and fill quantities on the clearing and grading plan.
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.I)restonfr?citvoffederalwa �.com)
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for 3 new single-family residential lots, the Institute of
Transportation Engineers (ITE) Trip Generation - 8th Edition, land use code 210 (Single -Family
Residential), the proposed project is estimated to generate approximately 3 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).
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October 26, 2016
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The estimated fee for the concurrency pen -nit application is $822.00 (1 - 10 Trips). This fee is an
estimate and based on the materials submitted for the pre -application 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 3 new single family lots, the estimated traffic impact fee is
$9,615.90. 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 covenants 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.
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 on the following streets to the City's planned roadway cross -sections:
• 6t' Avenue SW is a Minor Collector planned as a Type "T" street, consisting of a 28-foot
street with 8-foot ditch, 5-foot sidewalks with street trees and streetlights at access points in
a 60-foot right-of-way (ROW). Assuming a symmetrical cross section, half -street
improvements are required as measured from the street centerline with no ROW dedication.
2. The applicant may make a written request to the Public Works Director to modify, defer, or waive
the required street improvements (FWRC 19.135.070). Information about right-of-way modification
requests is available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $160.00.
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 50 feet of the proposed driveway(s).
Driveways that serve only residential use may not be located closer than 25 feet to any street or
driveway intersection. Separation distances shall be measured from centerline to centerline of
roadways and driveways.
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Design Criteria (FWRC 18.55)
1. 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.
2. The 3-4 lot access proposal must be modified to show a 25-foot access easement (20 feet paved) per
Dwg. No. 3-2DD.
The design of the alternative fire apparatus turnaround should be modified to match Dwg. No. 3-46
or as otherwise requested by South King Fire.
BUILDING DIVISION (Peter Lawrence, 253-835-2621, Peter.Lawrenee ci offederalwa .com)
No comments.
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, BAsbury@lakehaven.org)
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 1-2 work days to issue for typical.
■ Hydraulic model results (FF # 127, water distribution system under high demand conditions) indicate
that Lakehaven's standard maximum allowable velocity of 10 ft/s is exceeded at a fire flow rate
above 3,400 gpm.
• The site has one (1) existing residential water service connection (SvcNo3437, 5/8"x3/4" meter).
This existing meter needs to be evaluated under UPC & Lakehaven standards, to determine if it's
adequate for the proposed use.
• For water use during site construction/development, the existing water service must be utilized for
this purpose. Please contact Lakehaven for further detail.
• A water service connection application (form enclosed) submitted separately to Lakehaven is
required for each new service connection to the water distribution system, or any modification to an
existing water service connection (e.g., larger meter/service, etc.), in accordance with standards
defined in Lakehaven's current `Fees and Charges Resolution'.
• Private water/utility easement will need to be reserved across the westerly lots for the benefit of the
easterly lots; all new meter locations will be out along the east margin of 6th Ave SW.
• Protection of any existing water meters &/or service connections, or full abandonment by "removal"
if future service(s) will not be needed, will be required for any on -site building demolition. Please
contact Lakehaven for further information regarding this issue.
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2016 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. Charges -Payable -in -
Lieu -of -Extension (CPILOE) are assessable against the property for water facilities previously
constructed that provide direct benefit to the property. CPILOE charges are due prior to & as a
condition of scheduling the Lakehaven DE Agreement preconstruction meeting. Connection -charges
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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.
Water Service/Meter Installation Fee, I" size preliminary estimate only: $4,230.00 (each
service/meter). Actual size TBD by Lakehaven based on UPC plumbing fixture count.
Capital Facilities Charge(s)-Water: $3,629.00 per Equivalent Residential Units (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 1.00 ERU.
Sewer
• Lakehaven issued a Certificate of Sewer Availability for the proposed project/property on 6/21/16;
Certificate is valid for one-year from date of issuance.
• If sewer service is required by the Health Department, or desired by the Developer, a Developer
Extension Agreement will be required to construct new sanitary sewer 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 (application forms attached). 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.
■ If sewer service is required by the Health Department or desired by the Developer, private
sewer/utility easement will need to be reserved across the westerly lots for the benefit of the easterly
lots.
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2016 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.
• Sewer Service Connection Permit Fee: $300.00 per lot.
• Capital Facilities Charge(s)-Sewer: $3,206.00 per ERU.
■ Service Agreement Charge(s)-Private Pump Station Agreement: $130.00 per lot.
• County Document Recording Fees- Private Pump Station Agreement: $80.00 per lot.
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 (Vince Faranda, 253-946-7242, Vince.Faranda@southkingfire.org)
Water Supplies:
A Certificate of Water Availability shall be provided at the time of application indicating the fire flow
available at the site.
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Fire Apparatus Access Roadway:
Fire apparatus access roadways shall be required for every building when any portion of an exterior wall of
the first story is located more than 150 ft. from fire apparatus vehicle access.
Fire apparatus access roads:
1. Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of
not less than 13 feet 6 inches.
2. Shall be designed and maintained to support the imposed load of a 25 ton fire apparatus and shall be
provided with a surface so as to provide all-weather driving capabilities.
3. Shall be not less than a 20 foot inside turning radius and not less than a 40 foot outside turning
radius.
4. With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac at the dead end.
All such cul-de-sacs shall be not less than 80 feet in diameter.
5. Gradient shall not exceed 15 percent.
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler
system, these provisions may be modified by the chief.
Fire Sprinkler Systems:
An automatic fire sprinkler system shall be installed in Group R, Division 3 occupancies:
1. Without approved fire department access.
2. Without adequate fire flow
NOTE: Lots 3 and 4 require fire sprinkler systems due to poor access.
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 fixture 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 fonnal 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,
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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, Dave
Van De Weghe, 253-835-2638, david.vandeweghe@cityoffederalway.com. We look forward to working
with you.
Sincerely,
Dave Van De Weghe
Senior Planner
enc: Lakehaven Utility Documents
Master Land Use Application, Bulletin #003
Short Subdivision Submittal Requirements, Bulletin #010
c: Kevin Peterson, Engineering Plans Reviewer
Erik Preston, Senior Traffic Engineer
Peter Lawrence, Plans Reviewer
Brian Asbury, Lakehaven Water & Sewer District
Vince Faranda, South King Fire & Rescue
16-104623 Dar, LD. 74773
-4k
CITY OF
Federal Way
APPLICATION NO(s)
Project Name
MASTER LAND USE APPLICATION
R. ECW6&7ftNT OF CommuNITY DEVELOPMENT SERVICES
COMV! I „T.TY & ECONOMIC 33325 8`hAvenue South
DEVELOPMENT DEPARTMENT Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
S E P 15 2016 www.citvoffederalway.coni
16P PC Date c0l (V (9
LaLaine Wong Short Plat
Property Address/Location 36710 - 6th Avenue SW, Federal Way, Wa
Parcel Number(s)
Project Description
Pi .F A CF. PRYNT
302104 9094
The property owner would like to subdivide her property into 4 parcels.
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 II (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 15.0 Zoning Designation
Comprehensive Plan Designation
$83,000 Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
Applicant
Name:
Ms. Lalaine Wong
Address:
8318 State Route 302 NW
City/State:
Zip:
Gig Harbor, WA 98329
Phone:
Fax:
alohabb@comcast.net
Email:
Signature:
Agent (if different than Applicant)
Name:
Address:
Dare Johnson / Aspen Land Surveying LLC
PO Box 124
City/State:
Vaughn, WA 98394
Zip:
253-303-0270
Phone:
253-303-0273
Fax:
Email:
danjohnson@aspenland.com
Signature:
Owner
Name:
Ms. Lalaine Wong
Address:
8318 State Route 302 NW
city/state:
Gig Harbor, WA 98329
Zip:
Phone:
Fax:
alohabb@comcast.net
Entail:
Signature:
Q�,�M��i a vv
Bulletin #003 — January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application
CITY OF FEDERAL WAY
DEVELOPMENT REVIEW COMMITTEE (DRC)
Preapplication Conference Sign -In Sheet
LaLaine Wong Short Plat
16-104623-00-PC
October 13, 2016
NAME
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CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: 9/23/2016
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Utility District
Vince Faranda, South King Fire & Rescue
Rick Perez, City Traffic Engineer
FROM: Dave Van De Weghe, Senior Planner
FOR DRC MTG. ON: 10/6/16 - Internal
10/13/16, 10 a.m. - with applicant
FILE NUMBER (s): 16-104623-00-PC
RELATED FILE NOS.: None
PROJECT NAME: LALAINE WONG SHORT PLAT
PROJECT ADDRESS: 36710 6TH AVE SW
ZONING DISTRICT: RS 15.0
PROJECT DESCRIPTION: Proposal to subdivide one parcel into four parcels
LAND USE PERMITS: Preapplication conference
PROJECT CONTACT: ASPEN LAND SURVEYING LLC
DAN JOHNSON
PO BOX 124
VAUGHN, WA 98394
MATERIALS SUBMITTED: Short Plat
FILE
CITY OF
:. Federal Inlay
September 22, 2016
LaLaine Wong
8318 State Route 302
Gig Harbor, WA 98329-8666
RE: File #16-104623-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
LaLaine Wong Short Plat, 36710 6tn Ave SW, Federal Way
Dear Ms. Wong:
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 and a meeting with the
project applicant has been scheduled as follows:
10:00 a.m. — Thursday, October 13, 2016
Hylebos Conference Room
Federal Way City Hall, 2nd Floor
33325 8"' Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at david.vandeweqlieQ.citvoffedes-alway.com, or 253-835-2638.
Sincerely,
Dave Van De Weghe
Senior Planner
c: Patrick Tart, Aspen Engineering, PO Box 124, Vaughn, WA 98394
Doc LD. 74745
DRA WING NO. 5136A
DRAWN BY PWT DATE: 7-12-16
NOTE.• THIS IS NOT A SURVEY
EXHIBIT MAP
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(253) 303-0270 FAX (253) 303-0273 NOTE: THIS IS NOT A SURVEY
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NOTE.• THIS IS NOT A SURVEY