06-105803CITY of
� Federal
December 12, 2006
Ms. Brenda Fodge
Stanton Development, LLC
PO Box 2307
Kirkland, WA 98083
CITY HALL
Wa 33325 8th Avenue South
Y Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
Re: File #06-105803-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Steel Lake Cottages, 20xx South 3041h Street, Federal Way
Dear Ms. Fodge:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held November 30, 2006. 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 Isaac Conlen (253-835-2643, or isaac.conlen@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
Applicant proposes a condominium style cottage housing development consisting of 10 cottages and six
Compact Single -Family (CSF) dwelling units, detached and attached garages, surface parking spaces, a
community building, internal roadway system, and central green spaces and pathways. The project site is
constrained by wetland and buffer, stream buffer, steep sloped portions, and Shoreline Master Program
(SMP) jurisdiction. This proposal is subject to the selection criteria of ordinance #06-533, and must
satisfy those criteria in order to proceed to formal application submittal.
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
File #06-105803-00-PC - Doc ID 38814
Ms. Brenda Fodge
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December 12, 2006
and do not include the majority of the comments provided. The major issues scction 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. City wetland maps show category I wetlands and associated 200-foot buffers on the west and
southeast portions of the site.
2. City critical areas maps show a major stream (Redondo Creek) just west of the subject property.
A-100-foot stream setback encroaches onto the western portion of the site.
3. City critical areas maps identify portions of the site that meet or may meet the definition of
geologically hazardous area.
4. The portion of the site within 200-feet of the Ordinary High Water Mark (OHWM) of Steel Lake
is within SMP jurisdiction. A shoreline substantial development pennit is required. Additionally,
certain setbacks and development regulations apply.
• Public Works Development Services Division
Detention and water quality facilities for private commercial developments outside the City
Cenfer Core must be above ground (i.e. open pond.). Underground facilities are allowed only
with approval from the City of Federal Way Stormwater Management Division.
Several items related to the lot status will need to be clarified prior to issuing any building
permits. The items are: potential lot line elimination, a boundary survey, and prescriptive
easements across the property. More detail about each is listed below.
• Public Works Traffic Division
1. A Concurrency Application is required for the weekday PM peak hour. The estimated fee for this
application is $1,448.00. The concurrency permit process will determine if any additional traffic
analysis and/or traffic mitigation fees apply to the project. Please see the enclosed concurrency
handout.
2. The FWCC requires street frontage improvements and right-of-way dedication along South 304"'
Street.
3. A limited site access study prepared by an engineer licensed in the state of Washington is
required. The study shall include sight distance analysis at the proposed driveway along South
300 Street. Four final copies of the analysis must be stamped and submitted to the City.
4. Current code requirements for internal roads are a major issue; please see those requirements in
the detailed comments.
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December 12, 2006
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 (Isaac Conlen, 253-835-2643, issac.conlen ci offederal►vay.com
Overall, the project appears to be very consistent with the intent of the Cottage Housing ordinance and
would appear to be a positive addition to the community. Critical areas and their buffers, however, seem
to place significant limitations on the site. The proposed site plan can not be approved without
modification to comply with the critical area provisions of FWCC Chapter 22, Article XIV.
Zoning Chart and Use Classification — The subject property is zoned RS 5.0. A Cottage Housing
Development (CHD) is a permitted use in the RS 5.0 zone.
Land Use Review Process — CHDs require a two-phase review process. Following the preapplication
meeting, the applicant will submit a selection phase submittal, including the items noted in the
enclosed CHD handout. This submittal is due by January 1, 2007. No fees are required with this
application.
The applicant, in conjunction with staff, will hold a community meeting to gather input from
neighbors. Input from this meeting may then be incorporated into the site plan and resubmitted. Staff
will evaluate the application on a competitive basis with any other CHD applications submitted by
the deadline. Up to two CHDs may be selected to continue to the second review phase.
If selected, this project will require approval of a Use Process IV application with State
Environmental Policy Act (SEPA) review. Because portions of the project are within SMP
jurisdiction, a shoreline substantial development permit is also required. Use Process IV is a quasi-
judicial review process with a decision issued by the city's hearing examiner following a public
hearing (see enclosed informational handout). The examiner will also issue a decision on the
substantial development permit.
SEPA — The proposal requires review under the State Environmental Policy Act (SEPA), pursuant to
the Washington Administrative Code (WAC) 197-11-800, "Categorical Exemptions," because there
are more than four units. Also, since a portion of your development would be within a critical area or
related buffer, it requires SEPA review. A SEPA checklist and handout are enclosed.
4. Land Use Review Fees — The following land use fees would be applicable at the time of the second
review phase:
Use Process IV:
Shoreline Substantial Development Permit:
SEPA:
Lot Line Elimination:
Third Party Environmental Review:
$3,510.00
$2,430 - $12,505 (depending on value of
improvements)
$843.50
$15 8.00
Cost recovery basis
Fees cited are as of December 2006. Fees are scheduled to increase by 3.8% at the start of the year.
File 406-105803-00-PC Doc ID 38814
Ms. Brenda Fodge
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December 12, 2006
Critical Areas — According to city maps, the site is constrained by geologically hazardous areas,
streams, and wetlands (see FWCC Chapter 22, Article XIV, "Critical Areas," enclosed). Provisions
of the above noted critical areas applicable to your proposed site plan are noted below.
a. Wetlands — City maps show category I wetlands along the west and southeast portions of the
site. Your analysis indicates category II wetlands on -site. The application should include a
wetland report prepared by a professional wetland scientist, which includes a wetland survey
and evaluation of the wetland category (FWCC 22-1356). Category I wetlands require a 200-
foot buffer and category II wetlands require a 100-foot buffer. The submitted site plan shows a
50-foot buffer with several minor intrusions closer than that and an even smaller buffer in the
area of the detached garage for units 12 and 13 (although the comment was made that the
shoreline in this area does not meet the definition of wetland area). Your wetland evaluation
will be critical in determining the buildable portion of the site. We will utilize the services of
our third party wetland consultant to help with review of this project, so this should be
accounted for in budgeting considerations. FWCC 22-1359 (enclosed for reference) contains
provisions to allow structures or improvements within regulated wetland buffers subject to
certain criteria. Note, the maximum reduction is 50 percent of the standard wetland buffer. If it
is determined that the wetland is in fact a category II, a 50-foot buffer is the absolute minimum
that can be approved, and then only if such reduction is clearly shown to be consistent with the
criteria of FWCC 22-1359.
b. Regulated Lakes — Steel Lake is a regulated lake pursuant to FWCC 22-1331 thru.1336.
Structures and other improvements may not be located within 25-feet of the Ordinary High
Water Mark (OHWM) of the lake. Minor intrusions such as paths and seating may be permitted
subject to certain criteria. Wetland buffers (see above) and shoreline setbacks (see below)
appear to impose larger setback requirements, which would supersede the 25-foot lake setback
requirement.
C. Streams —The site. plan shows Redondo Creek just off -site to the west. Redondo Creek is
considered a major stream with a 100-foot setback requirement, which is shown on the site
plan. Improvements are generally shown outside of the creek setback with the exception of a
small portion of the detention vault, a pathway, and the proposed community building.
Intrusions into the stream setback may be permitted if the applicant can clearly demonstrate the
provisions of FWCC 22-1312 have been met. Different standards apply for `minor intrusions,'
such as the pathway, and `other intrusions,' such as structures, driveways, etc.
d. Geologically Hazardous Areas _ City maps indicate that a portion of the site is considered an
erosion hazard area. Based on the topography depicted on the submitted site plan, it appears
that portions of the site may also meet the definition of landslide hazard area and/or steep slope
hazard as well (see enclosed definitions). A geotechnical report prepared by a qualified
professional will be required with formal Process IV submittal. This report should identify and
map portions of the site meeting the definitions for the various types of geologically hazardous
areas. Pursuant to FWCC 22-1286(b), development activities may not occur within 25 feet of a
geologically hazardous area unless no reasonable alternative exists, and then only if the
activities will not create increased slide or erosion hazards. Your geotechnical report will need
to demonstrate consistency with FWCC 22-1286(b).
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Ms. Brenda Fodge
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December 12, 2006
Subsection (g)(4) of the CHD article states that siting of dwelling units and open space in areas
exceeding 15 percent slope is not encouraged. The majority of the site is sloped at greater than
15 percent. The city's concern is related to the amount of grading and retaining wall
construction needed to make development of steeper sloped areas feasible. Tiered development
supported by retaining walls and rockeries is not desired. This issue should be addressed in
your selection phase submittal. A conceptual grading plan and for cross-section drawing may
be needed to evaluate this issue.
6. Shoreline Master Program Jurisdiction — Steel Lake is regulated under the city's SMP. Portions of
the site within 200 feet of the OHWM fall Under SMP jurisdiction. Additionally, any wetlands
associated with the water body are considered shorelines subject to the provisions of the SMP. This
would include the wetlands on the subject property. As noted above, a shoreline substantial
development permit is required. The subject property is in the Urban shoreline environment. The
provisions of FWCC 18-165 are applicable. Residential structures shall maintain a 50-foot setback
from the OHWM, or_a setback as established by the stringline method (FWCC 22-18-165[d][31), or
the minimum buffer required for any associated critical areas if greater than the shoreline setback.
The stringline method establishes a setback as measured along a line that connects the most
waterward point of structures on the lots on either side of the subject property. If the stringline
method of calculating setback results in a building setback of less than 30 :feet, the setback shall be
30 feet. Based on discussion at the preapplication meeting, it appears that either the stringline or the
30-foot default setback may be applicable (although further analysis of wetland/stream buffers is
necessary to make this determination). Please clearly identify the location of the OHWM on the site
plan. Structures on adjacent lots and their distance from OHWM must be depicted as well.
Residential accessory structures less than 150 feet and less than eight feet in height may be located
within the setback area.
7. CHD Requirements — Relevant CHD provisions from FWCC Chapter 22, Article XII are noted
below.
a. Calculation of Units — Up to twice the number of dwelling units permitted by the underlying
density may be permitted in a CHD. Calculation of permitted units is based on analysis of a
pro -forma site plan showing the number of traditional single-family dwelling units that could
be built on the site. With your selection phase submittal, please include a pro -forma site plan
depicting lots, internal streets, open space, and adequately sized stormwater facilities. The site
plan is intended to be conceptual, but must include adequate detail to confirm the feasibility of
the concept based on FWCC requirements. To develop 16 cottage/CSF units as proposed, the
pro -forma site plan must indicate that the site would yield at least eight single family units/lots.
Treatment of wetland buffers will be critical in evaluating the pro -forma site plan. Preferably,
the pro -forma plan will not require significant buffer reductions/intrusions. If the plan depends
upon wetland buffer reductions, we will need to discuss a method for analyzing the feasibility
of such reductions.
b. Two of the 16 total dwelling units must be affordable in order to achieve a maximum of 16
units as proposed. Affordable cottages shall be sold at a price which is affordable to a two
person (three -person for CSF units) family making 80 percent or less of King County median
income, as published in King County's Benchmark report or equivalent publication from the
Doc ID 38814
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December 12, 2006
U.S. Department of Housing and Urban Development (HUD). The most recently published
benchmark report (2004) indicates a sale price of $177,700 (for cottages). This dollar amount
has likely increased since that time. The sale price will be calculated at the time the units go on
the market.
Affordable units are intended to remain affordable for a period of 15 years. The developer will
be required to record a title covenant regarding initial sales price and affordability. The
developer/builder is responsible for marketing affordable units to families meeting eligibility
requirements (less than 80 percent of median income).
Affordable units must have a similar appearance and use similar exterior materials as market
rate units, and must be dispersed throughout the project rather than clustered in one area.
C. Compact Single Family Units — CSF units may not exceed 35 percent of total units. The site
plan indicates 6 of 16 units will be CSF, which satisfies the 35 percent standard.
d. Unit Size — Cottages are limited to 1,100 square feet and CSF units are limited to 1,300 square
feet.
e. ' Common Open Space — Five hundred square feet of common open space is required per unit.
The site plan indicates more than twice that is proposed. The conceptual -landscaping plan
shows quality planting throughout the site. Please also show any improvements within the
common open space if proposed.
Private Open Space — Four hundred square feet of private open space is required per unit. The
site plan indicates more than twice that is proposed. The detail shows attractive improvements
in these areas, including landscaping and short fencing.
g. Design Standards — Dwelling units are intended to have a roof pitch of 6:12 or steeper, although
dormers and other architectural features may be allowed with a pitch of not less than 4:12 (up to
35 percent of total roof area). The submitted elevations appear to satisfy this requirement. It
would be helpful to show roof pitches on the elevation drawings. If a plan has a lot of shallow
pitch features, we may need to see a roof plan that shows the pitch of the various components.
Subsection (h)(2) states that each unit abutting a public right-of-way shall have a front porch
and entry oriented to the right-of-way. Units 1 and 2 abut South 304`h Street and appear to have
front porches oriented in that direction. If the eventual design includes sidewalks along the
frontage of 304"', these units should incorporate walkways that connect the entries to the
sidewalk. It may be desirable to showcase these units as the entryway and most visible
component of the project from offsite. The two -car garage directly north of unit 2 appears to
partially screen that unit from view to some extent. You may want to consider reconfiguring
this portion of the site. Most of the units that abut the internal road appear to orient to the road
as well, which is desirable.
Subsection (h)(3) calls for units to have a porch and entry oriented towards the common open
space. Most appear to do so, although it is not clear that this is the case with units 2, 7, 10, 14,
and 15. Please address this issue in your selection phase submittal.
File #06-105803-00-PC Doc I D 38814
Ms. Brenda Fodge
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December 12, 2006
Most of the design standards address dwelling unit design. Issues such as roof pitch, porch size,
and calculation of square footage should be addressed with building permit submittal. Submittal
drawings should highlight these issues to benefit and expedite the plan review process.
h. Parking — Thirty parking stalls are required. The site plan indicates that 32 spaces are provided.
The site plan appears to be consistent with other parking provisions as well.
i. Setbacks, Height, Lot Coverage — The site plan appears to satisfy these requirements for the
most part. It does not appear that the units meet a 15-foot front yard setback from the internal
street. This setback dimension may be modified pursuant to the modification section of the
article. Also, the detached garages north of unit 2 and near units 12 and 16 do not meet the
separation requirement of six feet.
j. Selection Criteria — In addition to compliance with the above noted provisions and others of
Article XII, the applicant must demonstrate that the project satisfies the selection criteria of
ordinance 06-533. The selection criteria should be addressed in a cover memo or narrative
along with other significant code issues.
8. Community Building — A community building up to 2,000 square feet is permitted in a CHD. You
propose a community building on the foundation of a previously existing building in the southeast,
part of the site. This area of the site is heavily constrained due to wetland buffer and shoreline.
setback requirements (although it was stated that the wetland may not extend to this area). Based on.
the materials submitted for the preapplication meeting, it does not appear that the proposed building
meets setback and buffer requirements. The existing foundation does not `grandfather' this footprint,
so a structure in this location must comply with current code requirements.
9. Landscaping — The conceptual landscaping plan looks good. FWCC 22-1568 requires retention of 25
percent of significant trees (defined as a healthy tree 12 inches in diameter or 37 inches in
circumference measured at 4.5 feet above ground, excluding Poplar, Big Leaf Maple, Red Alder, and
Cottonwoods). A detailed tree survey will be required with your formal submittal if the project is
selected to move forward.
10. Condominiums — Prior to recording a condominium agreement, staff will need to review the
agreement to see that adequate provisions are made to address subsection (m) regarding maintenance
of common areas. Note, the city does not have code requirements regarding condominium
development, other than the requirements for maintenance as indicated above. The condominium
agreement will be recorded with King County.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Sean R. Wells, P.E., 253-835-2731,
se an.wells (4 city offe d er a lw a ),. eo m)
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 land use
Doc ID 38814
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Ms. Brenda Fodge
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December 12, 2006
site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of
the project to the eight core and five special requirements of the KCSWDM will be required. A
Level 1 downstream analysis shall also be provided in the preliminary TIR. The city has 1" = 100',
five-foot contour planimetric maps that may be used for basin analysis.
2. The project lies within a 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.
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 facilities for private commercial developments outside the City Center
Core must be above ground (i.e. open pond.). Underground facilities are allowed only with approval
from the City of Federal Way Stormwater Management Division.
5. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
6. If more than one acre will be disturbed during construction, a National Pollutant Discharge .:
Elimination System (NPDES) permit may be required. Information regarding this permit can be
obtained form the Washington State Department of Ecology at
www.ecy.wa.goy/pro,,ranxs/sea/ ac/index.html, or by calling 360-407-6437.
7. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA)
permit may be required. Information regarding this permit can be obtained from the Washington
Department of Fish and Wildlife at www.wa.g_qv/wdfw.`hah/_h1?gl)age/hhn, or by calling the office of
Regulator Assistance at 360-407-7037.
Land Use Issues — Property
1. There appears to be underlying parcels to this property. A Lot Line Elimination (LLE) approval may
be required.
2. There is a, "30' rd drawn from mosaic" shown on the King County Assessor Map across this
property site. The property deed has a restriction about an unrecorded easement for the road as
shown on the assessor's map. This might be a title -clouding issue and needs to be resolved.
3. The existing legal description defines the western property line as the, "...centerline of the existing
slough and drainage ditch." A land survey was conducted and recorded in 2001 (recording number
20010130900005, Vol. 143/Pg 012), which shows the, "thread of ditch not located," and "edge of
water on 1/23/01." The "edge of water" line differs significantly with the King County Assessor's
Map. This undetermined location could affect the property calculations significantly. A detailed land
survey may be required.
File #66-105803-00-PC Doc 1 D 38814
Ms. Brenda Fodge
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December 12, 2006
Right -of -Way Improvements
1. See the Traffic Division comments from Senior Traffic Engineer Maryanne Zukowski for traffic
related items.
2. Based on available records and the submitted materials, it appears that this proposal meets the 25
percent threshold criteria for requiring street frontage improvements as identified in FWCC 22-1473.
The applicant/owner may submit an MAI appraisal for the subject property, or King County
Assessor's records may be used. The Development Services Division will evaluate this data to
determine if the project actually meets the city's 25 percent threshold for requiring street frontage
improvements.
3. 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.
4. All stormwater treatment and detention requirements outlined above will be applied to new
impervious area within the public right-of-way.
5. FWCC 22-1543 requires that driveways serving residential uses may not be located closer than 25
feet to any street intersection. Lots and intersections within new subdivisions or short plats must be
designed to meet this standard.
Building (or El) Permit 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 $730.00 for the first 12 hours of
review and $61 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 signaturelseal of a
professional engineer registered/licensed in the State of Washington. Please note that these fees will
increase after January 1, 2007.
2. The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the city's website at www,ci . affederalwa .corn to
assist the applicant's engineer in preparing the plans and TIR.
3. The applicant shall provide a geotechnical report that addresses design pavement thickness for the
roadways.
4. 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.
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5. 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.
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.
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.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION (Maryanne Zukowski, PE, 253-835-2742,
nia anne.zuko►vski a cit •offederalway.com
Transportation Impact Analysis
The city has adopted new policies for traffic analysis and mitigation requirements effective January
1, 2007. A concurrency hand out explaining the new policies is attached.
2. A Concurrency Application is required for the weekday PM peak hour. The estimated fee for this
application is $1,448.00. The applicant would be expected to contribute pro-rata shares toward
Transportation Improvement Plan (TIP) projects impacted by one or more peak hour trips.
A limited site access study prepared by an engineer licensed in the state of Washington is required,
regardless of the timing of the application. The study shall include sight distance analysis at the
proposed driveway along South 304`h Street. Four final copies of the analysis must be stamped and
submitted to the city. Staff has expressed some concerns that to improve sight distance, engineering
improvements may be required.
Street Frontage Improvements
1) Per FWCC 22-1474, the applicant/owner would be expected to construct street improvements
consistent with the planned roadway cross -sections as shown in Map I1I-6 of the Fed&al Way
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Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as Table III-19.
Based on the materials submitted, staff conducted a limited analysis to determine the required street
improvements in meeting the FWCC. Based on the analysis and FWCC, the applicant would be
expected to construct improvements on the following streets to the city's planned roadway cross -
sections:
• South 3040' Street is planned as a Type "M" street, consisting of a 36-foot street with two 12-
foot lanes, two eight -foot sidewalks, two six-foot planter strips, and one 12-foot center lane in a
70-foot right-of-way. Assuming a symmetrical cross section, five-foot right-of-way dedication
and half street improvements are required and should be measured from the street centerline.
• Internal road way access to more than four lots shall be a Type "W" street consisting of a 28-
foot street with two five-foot sidewalks, two four -foot planter strips, in 52 feet of right-of-way.
• Internal roadway access to four or less lots shall be a Type "Y" steer consisting of a 24-foot
street with two five-foot sidewalks and utility strip.
■ A 106-foot diameter cul-de-sac is required; modification to this requirement may be made
through the South King Fire and Rescue.
2) Per FWCC 22-1477, the applicant may make a written request to the Public Works Director to modify,
defer, or waive the required street improvements. Information about a right-of-way modification
requests are available through the assigned planner. Such requests have a set review fee.
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robe cityofederaiway.coni
Solid Waste & Recycling Design'Considerations
Solid waste and recycling design considerations include:
Adequate space allocation for interior and exterior collection containers. The following exterior
trash enclosure parameters will accommodate most solid waste and recycling needs: clear interior
dimensions measuring 10 feet deep by 18 feet across, with a single two -door swinging gate
spanning across the front of the enclosure. When the gate is opened, no structure or hardware is
allowed above grade across the enclosure opening. Gate pins/holes are preferred in positions for
closed gates and holding gates open for service access.
• User access to interior waste and recycling storage areas/containers, and to exterior containers
screened by enclosure(s).
Unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings.
• Landscaping, setbacks and screening requirements (based on FWCC 22-1564[d] & [e]).
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Note that larger -scale commercial or multi -family developments may see long-term savings from
the use of on -site solid waste compaction equipment. This equipment may require larger
enclosures, defined overhead clearance, and consideration of power utility access and drainage
management.
Help with many design parameters related to service access is available via the city's contracted solid
waste services provider, Waste Management. Contact Senior Route Manager John Davis at 206.786.4530
(cell).
BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproulQa cltvoffederalway.com)
International Building Code (IBC), 2003 edition
Washington State Amendments WAC 51-40*
International Mechanical Code (IMC), 2003 edition
Washington State Amendments WAC 51-42*
Uniform Plumbing Code (UPC), 2003 edition
Washington State Amendments WAC 51-46 & WAC 51-47* .
International Fire Code (IFC) 2003
Washington State Amendments*
National Electric Code (NEC), 2005 edition
Accessibility Code ICC/ANSI Al 17.1-2003
Washington State Energy Code WAC 51-11*
Washington State Ventilation and Indoor Air Quality Code WAC 51-13*
*Current state amendments are dated. July 1, 2004.
** As of January 1, 2002, the state amendments now require arc -fault interrupters for 15-20 amp
branch circuits serving sleeping rooms in dwelling units (R-1's).
Wind/Seismic: Basic wind speed 8585 Mph, Exposure_, 25# Snow load, Seismic Zone D-1
A complete building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at w-wA,-cityoffederalway.com.)
Submit two sets of drawings and specifications. Specifications shall include: n/a -Soils report,
x Structural calculations, x Energy calculations, _ Ventilation calculations.
Note: A Washington State Registered architect's stamp is required for additions/alterations (new or
existing) of 4,000 gross floor area or greater, unless specifically listed as an "exempt" structure per the
Revised Code of Washington (RCW).
File P06-105803-00-PC Doc ID 38814
Ms. Brenda Fodge
Page 13
December 12, 2006
Submit n/a copies with King County Health Department approval stamp for all projects that include
food service facilities, septic systems, or other elements within the project that require health department
approval.
Energy code compliance worksheets are required to be completed and included with your permit
application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
Federal Way reviews plans on a first in first out basis; however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
Review Timing
The first comment letter can be expected within two to four weeks of submittal date. Re -check of plans
will occur in one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from Community Development Services.
Federal Way has an expedited review process. Information is available at our front counter.
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (planning, public works, electrical, fire) must sign off before the Building
Division can final the structure for occupancy. Building final must be approved prior to the, issuance of a
Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of Occupancies.
All construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, all subs, the general or representative, the architect or representative, the engineer or
representative, electrical contractor, and any other interested party, should attend this meeting. Meetings
will occur at the Building Division and will be scheduled by the inspector of record for the project.
Site -Specific Requirements
Building permit required for each structure. Since some of the garages are detached, they will require a
separate building permit.
Fire resistive requirements shall be per IRC 302.1
File N06-105803-00-PC Doc ID 38814
Ms. Brenda Fodge
Page 14
December 12, 2006
The information provided above is based on limited plans and information. The comments
provided are not intended to be a complete plan review and further comments are possible at time
of building permit plan review.
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbur lakehaven.or )
Water
A developer extension agreement will be required to extend and/or construct mainline water
distribution facilities to serve the site. Preliminary review comments provided by South King Fire &
Rescue indicate two new hydrants will be required onsite. Due to the lack of feasible opportunities to
create a `looped' water distribution system, a new main extending from South 304"' Street into the
property will be required to be 12-inch diameter pipe from the point of connection to the first
hydrant tee/lateral. Provisions for construction of 12-inch diameter pipe must be addressed in the
project's SEPA checklist, pursuant to SEPA requirements. To date, the owner/applicant has not
submitted either a Pre -Application, Pre -Design, or Developer Extension Agreement application to
Lakehaven (application copies enclosed). Lakehaven emphasizes that owner/applicant should apply
separately to Lakehaven for the one of the above processes early in the pre-design/planning phase, to
avoid delays in the overall development process. Further detail and/or design guidance and
requirements regarding water distribution and/or sanitary sewer facilities will be provided only after
the owner/applicant has submitted the appropriate application to Lakehaven.
Sewer
A side sewer permit will be required for each new connection to the sanitary sewer system, in
accordance with standards defined in Lakehaven's current `Fees and Charges Resolution.' Minimum
slope for gravity side/building sewers is two percent.
If area proximate to either the existing eight -inch AC sewer forcemain, or parallel eight -inch (AC?)
gravity main (both mains currently out -of -service) is proposed to be disturbed (i.e., building over top
of existing lines, etc.). The developer will be required to submit a written request to Lakehaven to
have Lakehaven remove and dispose of, in accordance with pollution control regulations, all out -of -
service AC sewer pipe on the property.
General
Charges -payable -in -lieu -of -extension, and/or latecomer and/or earlycomer charges maybe are
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 apd
submitting a separate application for a pre -design meeting or a developer extension agreement
(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
2006 Capital Facilities Charges are $3,196/ERU for water and $2,768/ERU for sewer.
File N06-105803-00-PC Doc ID 39814
Ms. Brenda Fodge
Page 15
December 12, 2006
Credit maybe available for this property from connection charges previously assessed for water
and/or for sewer. Please contact Lakehaven for further detail by obtaining submitting a separate
application for a pre -design meeting or a developer extension agreement (enclosed).
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, ehris.inaliaxt)�southkim fire.or
Water Supplies for Fire Protection
At least two on -site hydrants will be required. Fire hydrants shall be in service PRIOR to and during
construction.
A Certificate of Water Availability shall be provided at the time of formal application indicating the fire
flow available at the site.
Fire hydrants shall be- spaced 600 feet or less apart. Every building shall have a fire hydrant within 300 ft.
All measurements shall be made as vehicular travel distance.
Fire Apparatus Access Roadway
The access road shall be provided with a cul-de-sac.
If a cul-de-sac cannot be provided then all structures shall be protected with an approved automatic fire
sprinkler system. The tee turnaround will be required to be a minimum of 20 feet in width.
Designated fire lanes shall be required for emergency access.
Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of
construction.
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.
File N06-105803-00-PC Doc ID 38814
Ms. Brenda Fodge
Page 16
December 12, 2006
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.
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 preappheation 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, Isaac
Conlen, at 253-835-2643. We look forward to working with you.
Sincerel ,
Isaac Conlen
Acting Senior Planner
enc: Master Land Use Application Current Fee Schedule
Substantial Development Permit Application Materials Lakehaven Application Forms
Process IV Informational Handout FWCC Chapter 18, Article 3, Shorelines
SEPA Checklist and Handout FWCC Chapter 22-1, Definitions
CHD Handout FWCC Chapter 22, Article XIV, "Critical Areas"
Concurrency Handout FWCC Chapter 22, Article XVII, "Landscaping"
c: Sean Wells, Senior Engineering Plans Reviewer
Maryanne Zukowski, Senior Traffic Engineer
File 06-105803-00-PC Doc ID 38814
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RUSSELL
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11 PLAN
Architecture/Planning =4��—�
1932 First Avenue • Suite 1100 • Seattle, WA 98101
206.443.1181 • Fax 206.448.8908
CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE
SIGN -IN SHEET
PRE -APPLICATION MEETING
File No. 06-105803-PC
Steel Lake Cottages
November 30, 2006
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Federal
November 14, 2006
Ms. Brenda Fodge
Stanton Development, LLC
PO Box 2307
Kirkland, WA 98083
CITY HALL
33325 8th Avenue South
y Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
Re: File #06-105803-00-PC; NOTICE OF PREAPPLICATION CONFERENCE
Steel Lake Cottages; 20?? South 304`h Street, Federal Way
Dear Ms. Fodge:
The above -referenced proposal has been assigned to me as project planner. At this time, the
application and preliminary site plan have been routed to the members of the Development
Review Committee (DRQ. A conference with the project applicant and DRC has been scheduled
as follows:
Thursday, November 30, 2006 -- 9:00 a.m.
Hylebos Conference Room
City Hall, 2°" Floor
33325 Bch 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 conference 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 call me at 253-835-2643 if you have any questions.
Sincerel y) f�
Isaac Conlen
Acting Senior Planer
Doc. I.D. 38795
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: 11/9/06
TO: Will Appleton, Development Services Manager
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, Federal Way Fire Department
Geri Walker, Federal Way School District
FROM: Isaac Conlen
FOR DRC MTG. ON: 11/22/06 - Internal Completeness
11/30/06 - With applicant
FILE NUMBER(s): 06-105803-00-PC
RELATED FILE NOS.: None
PROJECT NAME: STEEL LAKE COTTAGES
PROJECT ADDRESS: XXXX S 304TH ST
ZONING DISTRICT: RS 5.0
PROJECT DESCRIPTION: Proposal for 16 cottage and/or compact single-family
homes and site development
LAND USE PERMITS: Use Process IV, SEPA (This application will go thru an
initial selection process. If selected to continue it
will then be processed via UP IV.)
PROJECT CONTACT: STANTON DEVELOPMENT, LLC
BRENDA FODGE
PO BOX 2307
4258275722 (Primary)
MATERIALS SUBMITTED: Site Plan, landscaping plan, elevation and floor plans
and design narrative
_OAS RECEIVED
mov 0 9 Z006
CITY ❑>_
SIT A
Federal Way BUIL[� NG DEP�
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 81h Avenue South
PO Box 9718
Federal Way WA 98063-9718
253-835-2607;Fax 253-835-2609
www.cityoffederalway.com
APPLICATION NO(S) 06 — �u `� ` W� Date i O
Project Name L e5
Property Address/Location
Parcel Number(s) CG
Project Description
PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface 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
0 Zoning Designation
iD—Comprehensive Plan Designation
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
wa
Applicant
Name: 5rurtcDeye l cvrrentlLLJC
Address: P0. - 21�'
City/State: Vkfy_[A r)4, UJA
Zip: ' SM
Phone: q_2-5. 2�25t , 61-r�
Email42 r�3' '51:G
Signature:7 , () AA
,. }
Agent (if different than
Name: c�irv, cis
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name: Sty r re a 5 U.�-eyXe
Address:
City/State:
Zip:
Phone:
Fax: f J
Email: 1 1
Signature: �L J _ r' A
cantGci-•.
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Page 1 of 1 lC: anaouisuviaMIUL i a„u �,—. Vk • ---•-
Bulletin #003 —August 18, 2004 g
Core Design, Inc.
CORE 14711 N. E. 2 9th Place, Suite 101
Bellevue, Washington 98007
DESIGN
r l V . 425.885.7877 Fax425.885.7963
EDwww.coredesigninc.com
November 8, 2006 ' iJ v 0 9 2006
Core No. 06100 tl7'f OF FEDEFAL WAY
MUM 6EPT,
City of Federal Way
Department of Community Development Services
33325 8 h Avenue South
Federal Way, Washington 98063
RE: STEEL LAKE COTTAGES — STRUCTURES
To Whom It May Concern:
The project site is located at approximately 1901 South 304th Street (Parcel No.
0921049012). The site is currently vacant, except for the foundation of a building that
has been on site for more than 45 years. Raedeke Associates, Inc. has reviewed aerial
photos back to 1961 to determine, approximately, when the building was erected. The
site was cleared in 1961 and the building was erected in 1965. The photos have been
included with this pre -application submittal. The current proposal is to construct a
community structure on the existing foundation. The building would be used by residents
for gatherings and meetings.
The remainder of the site is vacant and will be developed with 16 single family detached
cottages and detached garages. The site will also be developed with access roads and
guest parking areas. If you have any questions or need additional information, do not
hesitate contact me at (425) 885-7877.
Sincerely,
CORE DESIGN, INC.
Lafe B. Hermansen
Project Manager
Enclosure(s)
cc: Brenda Fodge, Stanton Properties
ENGINEERING • PLANNING • SURVEYING
STATEMENT OF DESIGN INTENT
The purpose of the Cottage and Compact Single Family Housing Ordinance is to
encourage the development of housing types that are responsive to changing
household demographics. We embraced this goal in designing the Steel Lake
Cottages, where residents will enjoy an alterative to the sprawling, automobile
dominated subdivisions found throughout the Puget Sound region. Here you will
find modestly scaled homes tucked into the landscape, organized around
neighborhood greens and linked together by a pedestrian friendly circulation
network.
Reduced front yard setbacks strengthen the connection between the public realm
and the private home. This proximity allows residents to have their eyes on the
street, enhancing safety and fostering social interaction between neighbors. Streets
lined with porches, entries and living spaces are not only visually more attractive but
also create an inviting sense of enclosure for the street environment.
Accessing garages from alleys and detaching garages continue the pattern of de-
emphasizing the automobile. When garages are positioned to minimize their visual
impact, the streetscape becomes more human in scale and shifts the focus to the
positive, social aspects of the homes.
Cottage housing communities also respond to other issues. The reduction of total
development area enables the preservation of natural features. This is especially
helpful on lots with difficult grading and large sensitive areas. Smaller homes mean
shorter streets and utility lines, smaller detention facilities and generally less
infrastructure. The resulting conservation of energy and resources is
environmentally responsible. Small homes are also socially responsible, giving
people with low and moderate mi comes choices not readily available in today's
housing market.
The home designs are based on a creative interpretation of traditional vernacular
styles. Exterior finisher will include lap, shingle, and board and batten siding,
traditional detailing and a palate of rich natural colors.
NOV 0 9 Z006
CITY OF FEDERAL WAY'
BUILDING DEPT.
Prepared by Hackworth Group
8 November 2006
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