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07-105992N cixv OF Federal December 5, 2007 Mr. David Litowitz Landmark Homes, Inc. PO Box 26116 Federal Way, WA 98093-3116 CITY HALL 33325 8th Avenue South y Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederal wa y. com Re: File #07-105992-00-PC, PREAPPLICATION CONFERENCE SUMMARY Norpoint Heights, SW 353rd Street, Federal Way Dear Mr. Litowitz: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held November 21, 2007. 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 City Code (FWCC) 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 FWCC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Janet Shull (253-835-2644, or janet.shull@cityoffederalway.com). For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION The proposal is to subdivide a 3.08 acre site into approximately 16 single-family lots (one lot with an existing residence and 15 new lots). The existing zoning is Single Family Residential RS 7.2 and RS 5.0. Seven lots are proposed for the area zoned RS 7.2 and nine lots are proposed within the area zoned RS 5.0. The subject site is located just north of the King County/Pierce County boundary, west of 25`„ Avenue SW, and south of SW 352'd Street, File N07-105992-00-PC Doe ID 43062 Mr. David Litowitz Page 2 December 5, 2007 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. Planning Division 1. There is an existing 50 to 100-foot wide Bonneville transmission line easement running north - south through the subject site that may pose limitations on the development of the area within the easement. The conceptual subdivision layout currently shows this easement would cross 7-8 of the proposed lots and a portion of the proposed new right-of-way (SW 353`d Street). The applicant must provide copy of the easement for review with the development application. 2. The applicant must identify how they propose to comply with the open space requirements of FWCC 20-156. No on -site open space area is identified on the conceptual subdivision plan. 0 Public Works Development Services Division 1. Coordinate with the City of Tacoma on detention and water quality requirements, as the site discharges into Tacoma's storm water system. • Public Works Traffic Division 1. A concurrency analysis is required in order to assess project impacts and determine traffic and safety mitigation measures. 2. Please contact the City of Tacoma for street frontage improvements and right-of-way dedication along Norpoint Way NE. The current proposal needs to meet access management standards. Please contact the City of Tacoma. 4. The current proposal needs to meet block perimeter requirements. 5. Please contact the City of Tacoma for sight distance analysis for this proposal. 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. File #07-105992-00-PC Doc 1D 43062 Mr. David Litowitz Page 3 December 5, 2007 PLANNING DIVISION (Janet Shull, 253-835-2644, janet.shull@cityoffederalway.com) 1. Zoning, Use and Review Process — The site is zoned Single -Family Residential (RS)-7.2 (one unit/ 7,200 square feet.) and RS-5.0 (one unit/5,000 square feet). Proposed lot sizes must meet or exceed the minimum lot size of the respective zone. In cases where a lot is proposed in a location where it would have dual zoning, the minimum lot size must meet or exceed the larger minimum lot size requirement (in this case, a minimum of 7,200 square feet per lot). A subdivision requires review of and recommendation on the preliminary plat application by the City of Federal Way Hearing Examiner. The hearing examiner makes a written recommendation based on criteria listed under FWCC 20-126.Once the hearing examiner's review is complete, his recommendation is presented to the City Council Land Use/Transportation Committee (LUTC) at a public meeting. The LUTC makes a recommendation on the application to the City Council, who then makes the final determination on the preliminary plat, based on the criteria listed under FWCC 20-127. A preliminary plat checklist and master land use application are enclosed along with applicable code sections from the subdivision code.' The 2007 preliminary plat application fee is $7,065.50, plus $72.50 per acre! The application must be prepared in accordance with the submittal requirements listed in the subdivision code and the enclosed information bulletin. Separate fees are required for Public Works engineering review and inspection. Optional BLA Review Process — The applicant may wish to proceed with a boundary line adjustment (BLA) application prior to proceeding with the preliminary plat. The BLA review and approval is conducted via an administrative process. A BLA application is enclosed. The 2007 BLA application fee is $1289.00.z 3. State Environmental Policy Act (SEPA) — The proposed subdivision will be subject to SEPA review. As such, an environmental checklist must be submitted and reviewed prior to the City issuing an environmental threshold determination. Public notice of the environmental determination is also issued, which includes 14-day comment and 14-day appeal periods. A SEPA checklist is enclosed. The 2007 SEPA checklist application fee is $869.50? 4. Public Notice — With the application, provide three sets of stamped, addressed envelopes for property owners within 300 feet of the subject site. Include the City of Federal Way return address on all envelopes 3 For our records, provide lists of the owners within 300 feet of the subject site and provide a corresponding parcel map showing the 300-foot radius from the subject site. Reference the City of Federal Way's "Mailing Labels" handout. 5. Open Space Requirements — Pursuant to FWCC 20-156(b), a subdivision must provide open space in the amount of 15 percent of the gross land area of the subdivision site. On -site open space must include a minimum of 10 percent usable area and must comply with the open space types and 'Pursuant to FWCC 22.31(1)(k), preliminary plat applications are exempt from RCW 36.70B4O60 through 36.70B.090, and 36.70B.110 through 36.70B.130. The City elects to provide a letter of complete application and public notice of application and decision notwithstanding this decision. 2 Fees will increase on January 1, 2008. 3 City of Federal Way, Department of Community Development Services, PO Box 9718, Federal Way, WA 98063-9718 Doc ID 43062 File #07-105992-00-PC Mr. David Litowitz Page 4 December 5, 2007 quantities specifically described in FWCC 22-156(a) through (c). A fee -in -lieu payment may be made to satisfy open space requirements at the discretion of the City's PARCS Director after consideration of the City's overall park plan, quality, location, and service area of the open space that would otherwise be provided within the project. The fee -in -lieu of open space shall be calculated on 15 percent of the market value of the property at time of final plat. Usable open space design or fee options, along with provisions for access, improvements, ownership, and maintenance, will be reviewed in conjunction with review of the preliminary plat. 6. Significant Frees, Vegetation, and Grading — All existing significant trees and natural vegetation must be retained on the site to be subdivided, except that which will be removed for improvements or grading as shown on approved engineering plans. Clearing and grading of individual future lots is not permitted during construction of the plat infrastructure, except in locations to be determined by the City that present extreme topography or other unusual conditions. A preliminary clearing and grading plan shall be submitted as part of preliminary plat application (FWCC 20-179). It is the applicant's responsibility to demonstrate that the grading limits are the minimum necessary to accommodate infrastructure improvements. Also, note that trees defined as significant by the FWCC shall be identified and retained or replaced at the rate of at least 25 percent of the significant trees on the site. Removal of significant trees that are located within areas to be developed for rights -of -way or other plat utilities are exempt from the 25 percent retention calculation. The application must include an inventory of significant trees presently on the site, and plat design shall accommodate existing significant trees to the maximum extent possible. A landscape plan prepared by a licensed landscape architect, and consistent with FWCC 20-186, must be submitted with the preliminary plat application. The plan shall identify the following: significant trees to be removed and retained; street trees along the internal plat streets; and landscaping around all sides of the proposed detention pond (FWCC 20-178). 7. Lot Design — Street and access easement improvements must meet the requirements contained within FWCC 20-176 to 20-187- Included within these requirements are provisions for landscaping, utilities, and storm drainage. The minimum lot frontage is established at 30 feet unless shared access easement provided.4 8. Setback —Front yard setback is 20 feet. Rear yard setback is five feet. Side yard setback for a corner lot for that portion of the lot not adjacent to the primary vehicular access is 10 feet. Otherwise, side yard setbacks are five feet. Flag lots are proposed in the conceptual subdivision layout. Per FWCC 22-1, under the definition of property line, there is a graphic that illustrates how yards and setback requirements are established for flag lots. 9. Height — The maximum allowable height in both the RS 7.2 and RS 5.0 zones is 30 feet above average building elevation. 10. Lot Coverage — Maximum lot coverage is 60 percent in both the RS 7.2 and RS 5.0 zones. However, a vehicular access easement, private tract, or that portion of a private driveway located within the 4 This provides for a 20-foot wide driveway with five-foot wide side yard setbacks. Pile N07-105992-00-PC Doc ID 43062 Mr. David Litowitz Page 5 December 5, 2007 "flag pole" or "access panhandle" part of a lot will not be used or considered in determining compliance with the maximum lot coverage requirements. 11. Drainage — Drainage facilities, including above ground conveyance ditches, must be established in formal tracts and shall not be part of an easement associated with a parcel. Any formal storm drainage tracts shall be screened from adjoining lots and right of way with vegetation to be maintained by the homeowners association. 12. Arterial Street Landscape Buffer — Pursuant to FWCC 20-178, a subdivision must provide a 10-foot- wide Type III landscape buffer along arterial streets. Since Norpoint Way NE is an arterial street classification, this buffer requirement must be implemented along the length of Norpoint Way NE. The landscape strip shall be provided in a separate tract to be owned and maintained by the homeowners' association. Type III landscaping is a mixture of evergreen and deciduous trees, large shrubs, and grouridcover, spaced to provide a visual buffer creating a partial visual separation as described in FWCC 22-1565(c). 13. School Mitigation Fees —Payment of a school impact mitigation fee is required for each single- family residence at the time of issuance of individual residential building permits. The current single-family residential mitigation fee is $3,069.00. The school mitigation fee is reviewed annually by the Federal Way School District and City Council. 14. Walking Areas —A copy of the application packet has been forwarded to the Federal Way School District for review of school pedestrian access and circulation. A memo from the school district will be forwarded to you upon receipt. A school access analysis is required in conjunction with the preliminary plat application. 15. Final Plat — The City currently requires a $2,666.50 application fee for final plat. The final plat fee in effect at time of final plat application is required to process the final plat. Substantial completion of the plat infrastructure must occur prior to submittal and processing of the final plat. The City allows bonding of only minor improvements identified in FWCC 20-135 in order to process the final plat. FWCC 20-136 requires City Council review of the final plat. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com) Land Use Issues — Stormwater Surface water runoff control and water quality treatment will be required per the 1998 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 1998 KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of preliminary plat submittal, a preliminary Technical Information Report (TIR) addressing the relevance of the project to the eight core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. The City has 1" = 100', five-foot contour planimetric maps that may be used for basin analysis. Doc ID 43062 File 407-105992-00-PC Mr. David Litowitz Page 6 December 5, 2007 2. The project lies within a Level 1 flow control area, thus the applicant must design the flow control facility to meet this performance criteria. The project also lies within a Basic Water Quality Area. Water quality treatment shall be designed to meet the treatment criteria of the Basic Water Quality Menu. However, since the site discharges into the City of Tacoma, a higher level of flow control and/or water quality treatment may be required. Coordinate with the City of Tacoma on the level of detention and water quality treatment required. The physical design of those facilities shall be per the requirements of the KCSWDM. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 4. Detention and water quality treatment facilities for subdivisions are required to be above ground (i.e. an open pond), within a separate storm drainage tract, and dedicated to the City for future maintenance. Detention and water quality facilities may be within the same tract. Underground facilities are allowed only with approval from the City of Federal Way Stormwater Management Division. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 6. if more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology by calling 360-407-6437, or at www.ep3t.wa.gov/-Droomns/sea/pac/index.hW. Right -of -Way Improvements See the Traffic Division comments from Traffic Engineer Soma Chattopadhyay for traffic related items. 2. All stormwater treatment and detention requirements outlined above will be applied to new impervious area within the public right-of-way. Engineering (EN) Issues 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 $753.00 for the first 12 hours of review and $63 per hour for additional review time (these fees will increase on January 1, 2008). A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 2. In addition to engineering approval, short plats and subdivisions are required to obtain a separate permit for grading. Details and fees may be obtained from the Federal Way Building Division. The Federal Way Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at www.cityoffederalway.com, to assist the applicant's engineer in preparing the plans and TIR. File 407-105992-00-PC Doc ]D 43062 Mr. David Litowitz Page 7 December 5, 2007 4. The applicant shall provide a geotechnical report that addresses design pavement thickness for the roadways. 5. Bonding is required for all improvements 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. 6. 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. 7. 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. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black ink. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. 9. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per Appendix D, 1998 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 (Soma Chattopadhyay, 253-835-2745, soma.chattopadhyay@cityoffederalway.com) Transportation Impact Analysis Based on the Institute of Transportation Engineers Trip Generation 7a' Edition, land use code 210 (Single - Family Detached Housing), the project is expected to generate approximately 20 new weekday evening peak hour trips for the 16 lots development. Therefore, a concurrency analysis is required and the application fee is $1,448 for this proposal. The applicant would be expected to contribute pro-rata shares towards Transportation Improvement Plan (TIP) projects impacted by one or more peak hour trips. Mitigation improvements necessary beyond those identified in the TIP to meet the City's adopted level - of -service standard are required to be provided by the applicant to meet concurrency requirements of the Growth Management Act. File 407-105992-00-PC Doc ID 43062 Mr. David Litowitz Page 8 December 5, 2007 Street Frontage Improvements Adjacent City of Tacoma Coordination — Norpoint Way NE is in the City of Tacoma and therefore, the applicant shall make contact with the City of Tacoma for any planned projects within this area. Provide documentation of the coordination and any frontage improvement, and/or right-of-way dedication requirements from the City of Tacoma. 2. Per drawing 34A in the Public Works Development Standards, internal streets (SW 353`d Street) shall be Type "W" streets, consisting of 32-foot streets with curb and gutter, four -foot planter strips with street trees, five-foot sidewalks, and streetlights in a 52-foot right-of-way. Full street improvements are required. 3. Staff supports the northern part street of cul-de-sac on SW 353`d Street of the subject property as a Type "Y" streets, consisting of 24-foot streets with curb and gutter, five-foot sidewalks, and streetlights in a 38-foot access and utility easement. Access and Traffic Circulation 1. Project is in the City of Tacoma jurisdiction. Please contact the City of Tacoma regarding access management standards. 2. FWCC 20-151(d) and Federal Way Comprehensive Plan (FWCP) Policy TP21 require block perimeters no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets. Therefore, an east/west pedestrian connection along the north side of the property would be required. Pedestrian connections should be 12-foot paved surface in a 20-foot right-of-way as Tract X. Other Comments 1. An intersection sight distance analysis may be required, depending on access location with Norpoint Way NE. Please contact the City of Tacoma. The analysis shall bear the seal of an engineer licensed in the State of Washington. The sight distance triangle shall be depicted on the plan set. 2. Please provide photo documentation within the report of the sight distance analysis. The photo must show the location of the sight distance standard, as well as the location of the viewer. If a photo cannot be provided, plan sheets with plan and profile within the report can also provide the site distance documentation. If this method is used, state if the sight distance requirements are met or not on those documents and provide this information within the appendix of the report. 3. A temporary turnaround is required at SW 353`d Street. 4. Please utilize roadway cross-section "Z" for a cul-de-sac terminus dimensions (53-foot radius), or as approved by South King Fire and Rescue. 5. Please note that the maximum allowable grade for city streets/access driveways is 15 percent, or as approved by South King Fire and Rescue. File k07-105992-00-PC Doc ID 43062 Mr. David Litowitz Page 9 December 5, 2007 BUILDING DmsioN (Scott Sproul, 253-835-2633, scoff.sproul@cityoffederalway.com) No comments LAKEHAVEN UTILITY DISTRICT (Brian Asbury, basbury@lakehaven.org) Water A developer extension agreement will be required to construct new and/or abandon existing mainline water distribution facilities for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by submitting a separate application to Lakehaven for either a pre -design meeting or a developer extension agreement (application copies enclosed). Lakehaven encourages the owner to apply for either of these processes early in the pre -design/ planning phase to avoid delays in overall project development. NOTE: The preliminary alignment of new water main shown on the plans submitted for the preapplication meeting would be a generally acceptable, although not the most preferred, alignment/routing option. + A separate water service connection application is required for each new service connection to the water distribution system, following completion of any required mainline construction, in accordance with standards defined in Lakehaven's current "Fees and Charges Resolution." ■ The associated developer extension agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new service connection(s). Sewer A developer extension agreement will be required to construct new and/or abandon existing sanitary sewer facilities necessary for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by submitting a separate application to Lakehaven for either a pre - design meeting or a developer extension agreement (application copies enclosed). Lakehaven encourages the owner to apply for either of these processes early in the pre-design/planning phase to avoid delays in overall project development. Note: Lakehaven records do not indicate any extension of the eight -inch diameter sewer main south from the southerly manhole on APN 252103-9047; however, we do show a 30-foot wide easement extending along the eastern boundary of that tax parcel south to the county line. + A separate sewer service connection permit is required for each new connection to the sanitary sewer system, or any modification to an existing sewer service connection, following completion of any required mainline construction, in accordance with standards defined in Lakehaven's current "Fees and Charges Resolution." Minimum slope for gravity sewer service connections is two percent. • The associated developer extension agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new service connection(s). Doc ID 43062 File #07-105992-00-PC Mr. David Litowitz Page 10 December 5, 2007 General • Charges -payable -in -lieu -of -extension, and/or latecomer and/or earlycomer charges, may be assessable against the property for facilities either previously constructed, or to be constructed, that provide direct benefit to the property. Please contact Lakehaven for further detail by obtaining submitting a separate application for a pre -design meeting or a developer extension agreement (application copies enclosed). • Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for single-family use is calculated as 1.0 ERU per unit. Lakehaven's 2007 Capital Facilities Charges are $3,196/ERU for water and $2,768/ERU for sewer. Lakehaven's 2008 Capital Facilities Charges will be $3,000/ERU for each water and sewer ($6,000/ERU for both). ■ All comments herein are valid for one year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.org) Water Supplies for Fire Protection A Certificate of Water Availability shall be provided at the time of application indicating the fire flow available at the site. A hydraulic fire flow model shall be requested from the water district. Fire hydrants shall be spaced 600 feet or less apart. Every building lot shall have a fire hydrant within 300 feet. All measurements shall be made as vehicular travel distance. Fire hydrants. shall be in service PRIOR to and during construction. 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 feet 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. 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. Gradient shall not exceed 15 percent. File k07-105992-00-PC Doc ID 43062 Mr. David Litowitz Page 11 December 5, 2007 EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system, these provisions may be modified by the chief. 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 FWCC 22-1657. 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 FWCC 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, Janet Shull, at 253-835-2644. We look forward to working with you. Sincerely, Shull, -A1CP r Planner enc: Preliminary Plat Application Preliminary Plat Submittal Requirements BLA Information and Checklist SEPA Checklist Mailing Labels Handout Lakehaven Utility District Facility Map Lakehaven Utility District, Developer Pre -Design Application Lakehaven Utility District, Developer Extension Agreement Application c: Kevin Peterson, Engineering Plans Reviewer Soma Chattopadhyay, Traffic Engineer Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue File 407-105992-00-PC - Doc ID 43062 Norpoint Heights (07-105992-00-PQ Norpoint Heights (07-105992-00-PC) © 2006. Lakehaven Utility Districtneither warrants nor guarantees the accuracy ofany facility information shown. Facilitylocations and conditions are su4ect to field verification. Page 1ofI http://columbia/ lion/map.aspx 11/13/2007 CITY of FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRC) Preapplication Conference Sign In Sheet Norpoint Heights Subdivision Preapplication Conference Name 1. &g6z"- fiL✓jivs 6. 7. 00z,k ,,) lilt-gvr-`{ & Tuts /�P�uEra�1 9. 10. 07-105992-PC November 21, 2007 With Zl6*0&h4,7'e et ffl toibmw gamo ?UgLj(, s f,,-6 lcL- QQ,, ks 4�cm 00,�P-lw'k ta�,, " , k1r) 2 . [cam Tel Telephone Number ZP 03�-- 0114 L s3 F2-2-6114 C,qs3-( 5': Fp-& //3 24g-3 —4114 Z.r -s4-o7 ZS-3 83f'27?d 2.53, 1?3S. Z'43 Z3— CITY OF �. Federal November 6, 2007 CITY HALL 33325 8th Avenue South Way Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederal wa y. com Mr. David Litowitz Landmark Homes, Inc. PO Box 26116 Federal Way, WA 98093-3116 Re: Permit #07-105992-00-PC; NOTICE OF PREAPPLICATION MEETING Norpoint Heights; SW 353'd Street, Federal Way Dear Mr. Litowitz: The above -referenced proposal has been assigned to me as project planner. At this time, the application has been routed to the members of the Development Review Committee. A meeting with the project applicant and Committee has been scheduled as follows: 9:00 a.m., Wednesday, November 21, 2007 Hylebos Conference Room City Hall, 2nd Floor 33325 8 h Avenue South Federal Way, WA 98003 We look forward to meeting with you. Let me know if you will have more than five people attending the preapplication meeting so we can make arrangements for a larger room. This is the only notice sent out, so please coordinate directly with anyone else you would like to attend the meeting. Please contact me at 253-835-2644, or janet.shull@cityoffederalway.com, if you have any questions. Sincerely, &JanetShull, AICP r Planner Doc I D. 42991 ArcIMS Viewer Page 1 of 2 46 0* 50r;ws � 5t1�415 02$7d L+824 !!! I I I ST 2Q'103 9&13 E 47110 0M 48110 04CA 10 09OOSMO WM3j �45 fl9iZD 5R7�15•MQ I5 490 ��J1 5t15 094 �.,b25W� Q35d] ; a, sw 35IST PL R87.2 1If 502M 1010 4s 0490 N j I I I f 2s71M W26 2521W $Qd8 i \ FtS S.O Oltq, �e�ed wei 9S • u:.U'r jq? 1992-M eM b'I't. I •I I ''I7':r�''?Zl:ii -l+s:'r? f �.!ti VF1i3b0 —.. —SW 352MO ST- rrgs,� r rseri 1 i E Ev 01.�7 4 •l!70."..r-4 ti-4� IAf l hs. 50 7: 10 • � - - W �7bS5D8f5(? ,n ry11 � f _" 1 i I I 1 252 : L''i :tip) it ' RM2400 http://maps.eityoffederalway.com/website/newzoning/MapFrame.htm 11/6/2007 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: November 1, 2007 TO: Will Appleton, Development Services Manager (2 sets) Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, Federal Way Fire Department FROM: Janet Shull FOR DRC MTG. ON: November 15, 2007 - Internal November,, 2007 (MONDAY), 9:00 AM -- with applicant 9A FILE NUMBER(s): RELATED FILE NOS.: PROJECT NAME: PROJECT ADDRESS: ZONING DISTRICT: 07-105992-00-PC None NORPOINT HEIGHTS SW 353RD ST RS 7.2 and RS 5.0 PROJECT DESCRIPTION: Proposal to subdivide (2) existing parcels into 16 single family residential lots. LAND USE PERMITS: Preliminary Plat, SEPA PROJECT CONTACT: LANDMARK HOMES INC DAVID LITOWITZ PO BOX 26116 2539276116 (Work) MATERIALS SUBMITTED: Preliminary Plat conceptual drawing, 1-page project description summary CITY of Federal Way MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South PO Box 9718 Federal Way WA 98063-9718 ,011Y OF FEDERAL WAY 253-835-2607; Fax 253-835-2609 BUILDING DEPT. www.citLoffederalyvay.com APPLICATION NO(S) r 1� 0 v r 96A — Pe-, Date Project Name Norpoint Heights Subdivision Property Address/Location Part of Project has the address of 35210 27th Ave. SW Parcel Numbers) 2521039048 and 2521039026 116_ Project Description Subdivide 3.08 acres into �15 single residential lots. There are two existing lots which are part of this project. One lot has an existing house and the other is vacant. '.W Ab Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone LandLSurface Modification Lot Line Elimination 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-7.2 and 5.0 zoning Designation Single FamilyComprehensive Plan Designation High Use Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): Residential Occupancy Type Construction Type Applicant Name: Landmark Homes, Inc. - David Litowitz Address: P.O. Box 26116 City/State: Federal Way, WA zip: 98093-3116 Phone: 253-927-6116 Fax: 253-927-4652 Email: djllandmark@comcast.net Signature: Agent (if different than Applicant) Name: ESM Consulting Engineers - Stuart Scheuerman Address: 33915 1 st Way South City/state: Federal Way, WA. Zip: 98003 Phone: 253-838-6 Fax: 253- 8-71 4 Email: Stu s h r an@esmcivil.com SiLma Owner Dabdd-Aowitz at Name: Landmark Homes Address: POBox 26116 city/state: Federal Way, WA zip: 98093-3116 Phone: 253-927-6116 Fax: 253-927-4652 Email:dj I land mark@comca Signature{ 1 David Stark Bulletin #603 — August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application Pre -Application Meeting Proiect Description - Project name is Norpoint Heights Subdivision Owner Is Landmark Homes Inc. Engineer is ESM, Inc. P.O. Box 26116 33915 1 st Way South, Ste 200 Federal Way, WA 98093 Federal Way, WA 98003 Contact Person David Litowitz Stuart Scheuerman 253-927-6116 253-838-6113 Project: The proposed project is to subdivide approximately 3.08 acres (+/-) of R-5 and R-7.2 zoned properly into 15 single-family lots. There are two existing tax parcels which will be part of this project, one has an existing resident and the other is vacant There is an existing power line and easement though the middle of the site. There does not appear to be any sensitive areas on or around this site. Access to this site will be from Norpoint Way in Tacoma Address: The project site does not have an address, but the properly to the north , which the east half will be part of this project has an address of 35210 27th Ave. SW, in Section 24, Township 21 North, Range 3 East, WM. Parcel Numbers: 2521039048 and 2521039026 E)dsting Zoning: Residential, R-5.0 and Residential, R-7.2 Project Area: APPROXIMATELY 3.08 acres or about 134,000 s.f. Site Develo ment Information: US Department of Agriculture, King County Solis Survey: The soils on the site are classified as Alderwood gravelly sandy loam Series,. The hydrologic soil group classification for this type of soil is "C". Stormwater Facilities: The anticipated stormwater facilities include a conventional conveyance system, one combined water quality wetpond and detention pond with a standard overflow. No by-pass system is anticipated. The discharge will be into the City of Tacoma storm conveyance system. Core Requirements — Preliminary Review: 1.) Discharge at the Natural Location Should be possible. 2.) Of -Site Analysis Review will need to include the City of Tacoma and their conveyance system. 3.) Runoff Control One detention / wetpond, minimal off -site flows. 4.) Conveyance System. Standard System to one detention/wetpond, no bypass system. 5.) Erosion / Sedimentation Control Plan Standard Plans 6.) Maintenance and Operation Standard Requirements 7.) Bonds and Liability Standard Requirements Estimated Impervious Areas Total Site Area 134,000 s.f. 3.08 acres New public road impervious area 15,500 s.f. 0.36 acres New lot impervious area 15 x 4,000 sf 60,000 s.f. 1.38 acres Total approximate impervious area 75,500 s.f. 1.74 acres or about 56% of site. Review of other Resources Critical Drainage Area Map Lower Puget Sound Drainage Basin. Flood plain/ floodway (FEMA) Maps The site is located outside a flood plain area per FEMA maps. Sensitive Areas Folio No sensitive areas are mapped on the site. Wetland Inventory Maps No wetland areas are mapped on this site. Drainage Basin Maps Lower Puget Sound Basin Use Single Family Detached Housing Period Weekday Evening Street Peak Code 210 :Parameter Dwelling Units Quantity 15.000 Studies 302 Outliers 0 :Lower Data Range 0.000 Upper Data Range 2950.000 %Entering 63 Rate 1.01 Std Dev 1.05 Equation Type Log Coefficient A 0.900 Constant C 0.53 R^2 0.91 Data Close to Rate? y Data Close to Equation? y Closest Data Point E Trips by Rate 15.15 0.00 0.00 Trips by Equation 19.44 0.00 0.00 Within Data Range? YES NO NO N>2? YES NO NO N>19? YES NO NO Outliers<5%? YES NA NA y-intercept 1.70 NA NA Near 0? NO NA NA Std Dev/Rate>1.10? NO NA NA R'2>0.75? YES NO NO RECOMMENDATION EQUATION STUDY STUDY Trips 19.44 0.00 0.00 Weight by Rate 0.96 0.00 0.00 Weight by Equation 1 0.91 0.00 0.00 RESULTS RATE �EQUATIOIJ AVEI Weighted Average 15.15 19.44 17, Entering Trips 9.54 12.25 10, Exiting Trips 5.61 7.19 6. Pass -By% 0.00o 0.00o 0.( Total New Trips 15.15 19.44 17. 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HONG RETAIL CENTER - FEDERAL WAY TRAFFIC IMPACT ANALYSIS FIGURE 4 ltsprint In Color only EXISTING PM PEAK HOUR TRAFFIC VOLUMES s E L u u i m 3 � (U I u A-) L +, a o L S a i In S X o, i h 0 0 o �- 0 i CD M CD Lo v � o � o W (U �CD -1 0 I M W Z a v c c iE a A PORTION OF SEC. 24, TWN. 21 N., RGN. 3 E., W.M. EXISTING CONDITIONS \ I i i 1'' SW T EXIST 00 ING WA Q� y ! / --- TER LINE I I EJ N P TER LINE +, P WA �1 �O 0'�D .I i i I ; sr I } _._ _ `. I _ i.._-.----- - ---- \ ISTING PRESSURE SEWER DER, y � LIN _ 1 li I EXISTINS PRESSURE. SEWER'LINE .• _ ,\ " I \\,\ A • I �/� m i / t , ' 39 S F LiOT 7 EXISTING SEWER N j, 7J440 S.F. PUMP STATION Ld z \. • Q- J i CONNECT WATER LINE I � I i., I } L r S.F. - _ ----- - - j xLD l W I __ - i I� �'•� t I ' coO \. I 7� 0 4 F. LOT 9 1 1 _\•� \ '\\,\ I ,200 S.F. ZONING=RS 72 ZONING RS 5.0 I i I \ \ \ STORMWATER LOT I LOT 2 IT 3 FACILITIES 5,390 S.F. 5,100 S.F. 70 S.F. o -� I i � � \ \ 11,200 S.F. 5' I I EXTEND EXISTING SEWEK\LINE � .\ • I ' \ \ \ i I 2 \ rc LOT 11 •\ O 5,650 S.F. 20 \\ \ ! I 1 o LOT 15 L0 4 LOT 13 I�\ 7,260 S.F. 5. S.. 7,390 S.F. \ \ + \ .t j •I• + LOT 12 7,110 S.F. I I I 1 EXISTING WATER 'LINE - NEW SEWER LINE \ \ I _ ...__.- \ I C N CT WATER LINE + I ' PROPOSED CONDITIONS i I I WATER I LINE n, 1 1 + � I ; VICINITY MAP APPROX. SCALE 1 =2 Miles SITE STATISTICS DEVELOPER/OWNER: LANDMARK HOMES INC. P.O. BOX 26116 FEDERAL WAY, WA. 98093-3116 (253) 927-6116 ENGINEER/SURVEYOR: ESM CONSULTING ENGINEERS, L.L.C. 33915 1st WAY SOUTH SUITE 200 FEDERAL WAY, WA 98003 (253) 838-6113 TOTAL SITE AREA: APPROX. 3.08 ACRES TOTAL NUMBER OF LOTS: 15 EXISTING ZONING: RS 5.0 AND RS 7.2 PROPOSED ZONING: RS 5.0 AND RS 7.2 PROPOSED USE: SINGLE FAMILY RESIDENTIAL COMPREHENSIVE PLAN DESIGNATION: SINGLE FAMILY — HIGH DENSITY SEWERAGE SYSTEM: LAKEHAVEN UTILITY DISTRICT WATER: LAKEHAVEN UTILITY DISTRICT SCHOOL DISTRICT: FEDERAL WAY SCHOOL DISTRICT FIRE DISTRICT: KING COUNTY FIRE DISTRICT 39 TELEPHONE: U.S. WEST POWER: PUGET POWER NOTES: 1. THERE ARE NO SENSITIVE AREAS ON OR WITHIN 200' OF THIS SITE. 2. THERE ARE NO STEEP SLOPES ON THE SITE. PROPERTY PROPERTY R/W CL R W LINE LINE 26' 26' 5' 1' 9' 9' 5' 14' 14' S' 'SIDEWALK SIDEWALK 4' LANDSCAPE STRIP I 4' LANDSCAPE STRIPy9 2.0% 2.0% I P� 2:1 MAX:' (TYP.) 4" THICK CEMENT CONC. SIDEWALK (TYP) CONC. CURB & GUTTER TYPE A (TYP.) 71 1' (TYP.) 2:1 MAX. (TYP.) 2" COMP. DEPTH CLASS 'B' ASPHALT CONCRETE 1 1/2" MIN. COMP. DEPTH CRUSHED SURFACING TOP COURSE 5" MIN. COMP. DEPTH CRUSHED SURFACING BASE COURSE GRAVEL BASE CLASS 'B' MAY BE REQUIRED DEPENDING ON SOIL CONDITIONS S.W. 353rd ST. TYPE "W" ROADWAY TYPICAL STREET SECTION NOT TO SCALE PROPERTY LINE ' I. 5 2" COMP. DEPTH CLASS 'B' ASPHALT CONCRETE 1 1/2" MIN. COMP. DEPTH CRUSHED SURFACING TOP COURSE 5" MIN. COMP. DEPTH CRUSHED SURFACING BASE COURSE GRAVEL BASE CLASS 'B' MAY BE REQUIRED DEPENDING ON SOIL CONDITIONS JOINT USE DRIVEWAY NOT TO SCALE RECEIVED CITY CP FEDERAL WHEY BUILDING DEPT. REVISIONS NO. DESCRIPTION/DATE BY i Ihmo 3 v u U ti J rn u tiiN n a p `sv �a �aj � a 3 d LIJ J J W d u N W wliz �a w Z maw d d J J 0 0 — Lu #O o E c� :3 0) ° o Z coQ 01d >� s� J a1 O u N� v c0 d i Z -i r y U oU M� CD LA N � 3 iN 3 o°i y 3 �0 m3 W Ll 4 Ua- Z O > (10 ■ O ® i U F- ) :D v / O w �g Z O O v , m Q � � J Z W Q U _I z z 0 ® U Q J Q W 0 C) W ILL LL z 0 O U JOB NO.: 1453-002-007 DWG. NAME: DESIGNED BY: SLS DRAWN BY: SLS CHECKED BY: DATE: 10-29-07 DATE OF PRINT: OF 1 SHEETS