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16-100815CIT Federal Way CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor March 9, 2016 Mr. Alexey Ancheyev Urban Design 879 Rainier Avenue North, Suite A200 Renton, WA 98057 FILE Re: File #16-100815-00-PC; PREAPPLICATION CONFERENCE SUMMARY Oakwood Short Plat; Parcel #3322049145, Federal Way Dear Mr. Ancheyev: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held March 3, 2016. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the city's Planning and Building Divisions and Public Works Department, and representatives from Lakehaven Utility District and South King Fire & Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Senior Planner Stacey Welsh (stacev.we1shdcitVoffedecalway.com, or 253- 835-2634). 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 one lot into nine single family lots. 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. Mr. Alexey Ancheyev Page 2 of 11 March 9, 2016 • Planning Division 1. All residential sub.�ivisions are required to provide open space in the amount of 15 percent of the gross land area of the subdivision site per FWRC 18.55.060(2). All or some of the open space requirement may be satisfied by a fee -in -lieu payment at the discretion of the Parks Director. If open space is provided onsite, it shall be provided in its own tract. As with other tracts, an open space tract cannot count towards the minimum lot area of the lots. ■ Public Works Development Services Division 1. Surface water runoff control and water quality treatment will be required per the regulations in place at the time of a complete submittal. Currently, that is the 2009 King County Surface Water Design Manual (KCSWDN) and the City of Federal Way Addendum to the 2009 KCSWDM, but the 2016 KCSWDM is expected to be adopted in the very near future. • Public Works Traffic Division 1. A Transportation Concurrency permit is required per FWRC Chapter 19.90. 2. Street frontage improvements and right-of-way dedication are required along the internal road on 27th Place South per FWRC 19.135.040. 3. The current proposal needs to meet block perimeter requirements per FWRC 18.55.010. r Lakehaven Utility District 1. A Developer Extension (DE) Agreement will be required to construct new water distribution and sanitary sewer facilities for the proposed development. • South King Fire and Rescue 1. See the comments below regarding fire apparatus access roads and automatic fire sprinkler systems. 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 (Stacey Welsh, 253-835-2634, stacey.Ntelsh a cityoffederalway.com) Short Plat Process— Pursuant to FWRC 18.30.010, short plat applications are administratively processed through the Department of Community Development. The administrative review process requires that the Director of Community Development issue a decision on the short subdivision request and confirm conformance with FWRC 18.30.110(2). Public notice of the complete short plat proposal is required per FWRC 18.30.080, and a 15-day public comment period is provided. However, no public hearing will be required unless an appeal is filed. A master land use application and short plat handout are enclosed; relevant code sections are available at the city's website at wwx v.cityoffederalvpgy.corn. Pile # I 6-100813-00-11C Doc ID 72383 Mr. Alexey Ancheyev Page 3 of 11 March 9, 2016 2. State Environmental Policy Act (SEPA) —This short plat application is exempt from the requirements of SEPA review. 3. Land Use Review Timeframes — The Planning Division will notify the applicant of the application status within 28 days of submittal. If the application is determined complete, staff will issue a Letter of Complete Application. Review will stop any time the applicant has been requested by the city to correct plans, perform required studies, or provide additional information needed to issue a decision. The review period will begin within 14 days following submittal of requested items. Per FWRC 18.05.080(1), if an applicant fails to provide additional information to the city within 180 days of being notified by mail that such information is requested, the application shall be deemed null and void and the city shall have no duty to process, review, or issue any decision with respect to such an application. 4. Public Notice — Short plat applications require a public notice and a 15-day comment period. Within 14 days of issuing the Letter of Complete Application, a Notice of Application will be published in the Federal Way Mirror, posted on the subject property, and placed at the city's three designated notice boards. 5. .Fees —As development fees change annually, please contact the Permit Center at 253-835-2607, or permitcenter(24offederalwM�•som, for an updated fee list prior to submitting your application. Additional utility fees, school impact fees, concurrency, and engineering plan review fees apply. 6. Lot Si.Ze — The zoning for the subject site is Single -Family Residential (RS) 7.2.0. Minimum lot size for each lot is 7,200 square feet. As depicted, the proposed lots meet the minimum lot size requirement. Property set aside in tracts (access and/or open space) cannot count towards the minimum lot area per FWRC 19.05.120 "lot area" and FWRC 19.145.150.1. Also, all residential subdivisions are required to provide open space in the amount of 15 percent of the gross land area of the subdivision site per FWRC 18.55.060(2). If open space is provided onsite, it shall be provided in its own tract, see item #10, below. 7. Design Criteria — Short plats are subject to the subdivision design criteria of FWRC Chapter 18.55. 8. Setbacks — Future residences must conform to the following structural setback requirements of FWRC 19.200.010, "Detached Dwelling Units": front yard — 20 feet; side yard — 5 feet; and rear yard — 5 feet. 9. Miscellaneous Single -Family Residential Regulations — a. Maximum height of structures — 30 feet above average building elevation. b. Maximum lot coverage — 60 percent. c. Required parking spaces — two per dwelling unit. 10. Open Space — All residential subdivisions are required to provide open space in the amount of 15 percent of the gross land area of the subdivision site per FWRC 18.55.060(2). All or some of the open space requirement may be satisfied by a fee -in -lieu payment at the discretion of the Parks Director, after consideration of the city's overall park plan, quality, location, and service area of the open space that would otherwise be provided with the project. Open space fees shall be paid prior to recording the short plat. If the applicant chooses to provide onsite open space, it shall be provided in its own tract and include a combination of the following types: Pile # 1 G-10081 i-00-PC Doc ID 72383 Mr. Alexey Ancheyev Page 4of11 March 9, 2016 Open Space Category % of Gross Land Area Usable 10% minimum Conservation No maximum or minimum Buffer 2% maximum Constrained 2% maximum Per FWRC 18.55.060.5, "Open space shall be owned in common undivided interest by all property owners within the land division as members...." As with other tracts, an open space tract cannot count towards the minimum lot area of either lot. 11. Clearing Grading and Tree and Vegetation Retention — The short plat is subject to the provisions of FWRC 19.120, "Clearing, Grading, and Tree and Vegetation Retention." A clearing and grading plan that meets FWRC 19.120.020 and FWRC 19.120.040 must be submitted with the formal short plat application, as clearing and grading work is proposed. 12. Tree Density Requirements — The plat will be subject to tree density requirements of FWRC 19.120.130(1); note that 25 tree -units per acre are required for single-family zoned sites. A tree unit is a value assigned to existing trees retained on the property or replacement trees. The larger the tree, the greater value it is assigned. Required tree density can be composed of retained trees and replacement plantings per FWRC 19.120.130. The tree and vegetation plan must clearly show where the tree units are to be located. The formal application must indicate what trees are to be removed. In the case of the 2.16-acre site, approximately 54 tree units are required (25 x 2.16 = 54). Tree unit credits are in Table 2 of FWRC 19.120.130(2). Per FWRC 19.120.130(3), the total number of tree units required to be provided is calculated by multiplying gross site acreage, minus any proposed public or private streets. If an applicant cannot provide for the minimum tree units per acre on site, off -site mitigation, or fee -in - lieu payment to the city's urban forestry account, may be approved by the director. See FWRC 19.120.140 for off -site mitigation and fee -in -lieu payment requirements. 13. SchoollmpactFees — School impact fees (currently $2,899.00 plus an administrative fee of $144.95 per single-family home) are due at the time of building permit application for new dwelling units and are subject to the fee schedule in effect at that time. This fee amount is subject to change as determined annually by the Federal Way School District. 14. Approval Duration — Short plat preliminary approval expires five years from the date of approval. Engineering plans must be approved, improvements constructed, and the short plat must be recorded within the five-year time period. No less than 60 days prior to the lapse of approval, the applicant may request a two-year time extension for the short plat approval. 15. Recording — The city will record the short plat with the King County Division of Records and Elections subsequent to the Public Works Department approval of submitted as -built plans. Prior to recording the short plat, all surveying and monumentation must be complete. In addition, all other required improvements must be substantially completed as determined by the departments of Community Development and Public Works. Fk #16-100615-00-PC Doc 1D 72383 Mr. Alexey Ancheyev Page 5 of 11 March 9, 2016 PW DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732, ann. ower ci offederalwa ,.e m) Land Use Issues — Stormwater 1. Surface water runoff control and water quality treatment will be required per the regulations in place at the time of a complete submittal. Currently, that is the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009 KCSWDM, but the 2016 KCSWDM is expected to be adopted in the very near future. The following comments are based on the 2009 KCSWDM. 2. This project meets the requirements for a Full Drainage Review. At the time of short 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. 3. The project lies within a conservation flow control area; thus, the applicant must design the flow control facility to meet this performance criterion. In addition to flow control facilities, Best Management Practices (BMPs) are required as outlined in the KCSWDM. The project also lies within an Enhanced Basic Water Quality Area and shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. 4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 5. Detention and water quality facilities for short plats must be above ground (i.e. open pond). Underground facilities are allowed only with approval from the City of Federal Way Public Works Department. 6. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 7. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) construction stormwater permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at 360-407-6048, or w�x u:.ecy una goa /prod;rams /wqs tnrmwater/ constnietion /index.h tml. Right -of -Way Improvements 1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long for traffic related items. 2. Right-of-way dedication is required to be conveyed to the city through a statutory warranty deed. The dedicated area must have clear title prior to recording. 3. All stormwater treatment and detention requirements outlined above apply to any improvements within the public right-of-way. Pd, #16-100815-00-1'C Doc ID 72983 Mr. Alexey Ancheyev Page 6of11 March 9, 2016 4. FWRC 19.135.280 requires that driveways serving residential uses may not be located closer than 25 feet to any street intersection. Lots and intersections within new subdivisions or short plats must be designed to meet this standard. Engineering Permit Issues 1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the city. Engineering review fees are ,$730.00 for the first 8 hours of review, and ,$93.73 per hour for additional review time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 2. In addition to engineering approval, short plats and subdivisions are required to obtain a separate permit for grading. Details and fees may be obtained from the Building Division. 3. The Federal Way Public Works Development Standards Manual (standard detail drawings, standard notes, and engineering checklists) is available on the city's website to assist the applicant's engineer in preparing the plans and TIR: docs.cityoffeder ilway.com/kX,EBLINK/O/doc/596607/Electronic.aspx. 4. Bonding is required for all street improvements and temporary erosion and sediment control measures associated with the project. The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. 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 private roads and drainage facilities remain the responsibility of the individual property owners. 6. When topographic survey information is shown on the plans, the vertical datum block shall include the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are called out. 7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. 8. Provide cut and fill quantities on the clearing and grading plan. 9. Temporary Erosion and Sediment -control (TESC) measures, per Appendix D of the 2009 KCSWDM, just 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. FL # 16-100815-00-PC Doc ID 72383 Mr. Alexey Ancheyev Page 7 of 11 March 9, 2016 PW TRAFFIC DIv1SION (Sarady Long, 253 `835-2743, axad .lotr ci offederalvx,g r.com) Transportation Concurrency Analysis (FWRC 19.90) 1. A concurrency permit is required for this development project. The concurrency analysis will determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development project. Please note that supplemental transportation analysis and concurrency mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP). 2. Based on the submitted materials for nine single-family lots, the Institute of Transportation Engineers (ITE) Trip Generation - 8th Edition, land use code 210 (Single Family Detached Housing), the proposed project is estimated to generate approximately 12 new weekday PM peak hour trips. 3. The estimated fee for the concurrency permit application is $2,055.00 (11 - 50 trips). This fee is an estimate and based on the materials submitted during the preapplication conference. The concurrency fee must be paid in full at the time the concurrency permit application is submitted with the land use application. The fee may change based on the new weekday PM peak hour trips as identified in the concurrency trip generation. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with city procedures; however, the fee remains the same. Transportation Impact Fees (TIF) (FWRC 19.91) Based on the submitted materials for nine single-family lots, the estimated traffic impact fee is $34,468.03. The actual fee will be calculated and paid at the time of plat recording. The applicant may defer part or the entire impact fee payment amount to either building permit issuance or no later than closing of the sale of the single-family home. If this option is selected, covenants prepared by the city to enforce payment of the deferred fees will be recorded at the applicant's expense on each lot at the time of plat recording for residential land divisions. Street Frontage Improvements (FWRC 19.135) 1. Per FWRC 19.135.040, the applicant/owner will be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Appendix III -A in Chapter III of the Federal Way Comprehensive Plan (FWCP) and the Capital Improvement Program (CIP), shown as Table III-10. Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements. The applicant will be expected to construct improvements on the following streets to the city's planned roadway cross -sections: A The internal street (271h Place South) shall be Type a "W" local street, consisting of a 28-foot street with curb and gutter, 4-foot planter strips with street trees, 5-foot sidewalks, and street lights in a 52- foot right-of-way with a temporary turn around at the end of the street. 2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements (FWRC 19.135.070). Information about a right-of-way modification requests are available through the Public Works Development Services Division. Please note that these modification requests have a nominal review fee currently at $160. Pile # 16-10081 i-00-PC Doc ID 72383 Mr. Alexey Ancheyev Page 8 of 11 March 9, 2016 Design Criteria (FWRC 18.55) 1. Block perimeters shall be no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets (FWRC 18.55.010 and FWCP Policy TP4.2). 2. No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet (FWRC 18.55.010). To meet this requirement, the applicant shall provide a street stub -out with a temporary cul- de-sac turn around at the end of the street for future street extension. 3. Driveways that serve only single-family residential uses and zero lot line townhouse developments shall have a maximum driveway width of 20 feet for a two or more stall driveway (or 10 feet for each parking stall) and 10 feet for a one -stall driveway. 4. All lots shall be accessed by a public street right-of-way (FWRC 18.55.020). BUILDING DIVISION (Peter Lawrence, 253-835-2621, eter.lawrence ci offederalwa .cam) No comment. LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbij �y@lakehaven.org) Water Lakehaven issued a Water Certificate of Availability for this proposed development on December 15, 2015. The certificate is valid for one-year from the date of issuance. A Developer Extension (DE) Agreement will be required to construct new water distribution facilities for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by completing and submitting a separate application to Lakehaven for either a Developer Pre - Design Meeting or a DE Agreement (application forms enclosed). Lakehaven encourages owners/ developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. • The site does not have a previous or existing water service connection. • The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s). Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees, charges, and/or deposits (2016 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees, charges, and/or deposits and are due at the time of application for service. All Lakehaven fees, charges, and/or deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change without notice. Fk #16-100815-00-PC Doc ID 72383 Mr. Alexey Ancheyev Page 9 of 11 March 9, 2016 •. Water'Service/Meter Installation, 1" size: $320.00 each. Actual size TBD by Lakehaven based on UPC plumbing fixture count. ■ Capital Facilities Charge(s)-Water: $3,629,00 per Equivalent Residential Unit (ERU). Please contact Lakehaven for further detail. ■ Other (describe): None anticipated. Sewer • Lakehaven issued a Sewer Certificate of Availability for this proposed development on December 15, 2015. The certificate is valid for one-year from date of issuance. A Developer Extension Agreement will be required to construct new sanitary sewer facilities necessary for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by completing and submitting a separate application to Lakehaven for either a Developer Pre - Design Meeting or a Developer Extension Agreement (application forms enclosed). Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. • The site does not have a previous or existing sewer service connection. Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges, and/or deposits (2016 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees, charges, and/or deposits and are due at the time of application for service. All Lakehaven fees, charges, and/or deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change without notice. • Sewer Service Connection Permit Fee: $300.00 each. • Capital Facilities Charge(s)-Water: $1,154.16. Sewer system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 8.64 ERU. Please contact Lakehaven for further detail. • Other (describe): None anticipated. General • 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 (Vince Faranda, 253-946-7242, vince.farandaOsoutlild:igfire.org) • A Certificate of Water Availability shall be provided at the time of application indicating the fire flow available at the site. • 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. Pile # 1 G-100813-00-PC Uoc I D 72383 Mr. Alexey Ancheyev Page 10 of 11 March 9, 2016 ■ Fire apparatus access roads: o Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. o Shall be designed and maintained to support the imposed load of a 75,000 pound fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. o Shall be not less than a 32 foot inside turning radius and not less than a 40 foot outside turning radius. o 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. EXCEPTION: A modified turnaround such as a hammerhead can be approved when the buia7l gi.r protected with an approved automatic fire .sprinkler ystem. o Gradient shall not exceed 15 percent. + An automatic fire sprinkler system shall be installed for all occupancies: o Without adequate fire flow. o Without approved fire department access or turnaround (minimum 80-foot cul-de-sac). CLOSING This letter reflects the information provided at the preapplication conference and is intended to assist you in preparing plans and materials for formal application. We hope you found the comments useful to your project. We have made every effort to identify major issues to eliminate surprises during the city's review of the formal application. The completion of the preapplication process in the content of this letter does not vest any future project application. Comments in this letter are only valid for one year as per FWRC 19.40.070(4). This is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. Pile # 16-10081i-00-PC Doc ID 72383 Mr. Alexey Ancheyev Page 11 of 11 March 9, 2016 If you have questions about an individual comment, please contact the appropriate department/division representative noted above. Any general questions can be directed towards the key project contact, Stacey Welsh, 253-835-2634, or stacev.welsli citvoffederalwa y.com. We look forward to working with you. Sincerely, l ,� Stacey Welsh, AICP Senior Planner enc: Bulletin 003 `Master Land Use Application' Bulletin 010 `Short Subdivision Submittal Requirements' Lakehaven Utility Map & Handouts Peter Lawrence, Plans Examiner Ann Dower, Senior Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Vince Faranda, South King Fire & Rescue Brian Asbury, Lakehaven Utility District File # 1 G-100815-00-PC Doc ID 72383 CITY OF FEDERAL WAY DEVELOPMENT REVIEW COMMITTEE (DRC) Preapplication Conference Sign -In Sheet Oakwood Shor[ Plat 1'roject 16-1 OQS 15-00-I'C' March .�, ?11 I [ NAME /WITH PHONE �F{ liknl A SSv Rom( ��KEH�I V L 3 'o Gi�u �� -�� i� ��►� cis= uP Siva _ � v A ems, .' ; � .� � .�+ ;� "�'•� _ � �.�'� "p. � •� � ,�j�` " «��j r'y; .-SAC ._ �' � � �€�11d ,mot •�`� � �� r• �w , .�44,?- 46 V. III IL ok SZUM VIP IN � w�, �� f s � -t s:- r i Y• y i� i:w � fay . j • �� • r 1.16 ' _ ' � � \ •�� ,� � �� ' � r ' 44th • ' , Ff �" oo i U] 11pi ire LA IF 4 �sie ' i f [17 t 'toil . S�.., Pic rq S pp a: •.i a .#•a ehr '� K. CITY OF � Federal Way CITY, HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor February 16, 2016 Mr. Alexey Ancheyev Urban Design PILLZ 879 Rainier Avenue North, Suite A200 Renton, WA 98057 Re: File #16-100815-00-PC; PREAPPLICATION CONFERENCE SCHEDULED Oakwood Short Plat, Parcel #3322049145, Federal Way Dear Mr. Ancheyev: The Community Development Department is in receipt of your preapplication conference request. The application has been routed to members of the Development Review Committee and a meeting with the project applicant has been scheduled as follows: 10:00 a.m. — Thursday, March 3, 2016 Hylebos Conference Room Federal Way City Hall, 2nd Floor 33325 8th Avenue South Federal Way, WA 98003 We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend the meeting as this will be the only notice sent by the department. If you have any questions regarding the meeting, please contact me at stacey.wel-ah la.Cit offeder ways cCarrn or 253-835-2634. Sincerely, Stacey Welsh, AICP Senior Planner Do, LD. 72382 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: 2-16-16 TO: E.J. Walsh, Development Services Manager Peter Lawrence, Plans Examiner Brian Asbury, Lakehaven Utility District Vince Faranda, South King Fire & Rescue Tanya Nascimento, Federal Way School District Rick Perez, City Traffic Engineer FROM: Stacey Welsh, Planning FOR DRC MTG. ON: 2-25-16 - Internal 3-3-16, 10:00 - with applicant FILE NUMBER(s): 16-100815-00-PC RELATED FILE NOS.: None PROJECT NAME: OAKWOOD SHORT PLAT PROJECT ADDRESS: Parcel #3322049145 ZONING DISTRICT: RS 7.2 PROJECT DESCRIPTION: Proposed 9 lot short plat LAND USE PERMITS: Short Plat PROJECT CONTACT: URBAN DESIGN ALEXEY ANCHEYEV 879 RAINIER AVE N SUITE A200 RENTON, WA 98057 MATERIALS SUBMITTED: Master Land Use Application Short Plat conceptual drawing Certificates of Water & Sewer Availability 1 A�k RECEIVED CITY OF FEB 12 2016 Federal Wayc YOF FEDERAL WAY MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8'1, Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 [sf'icdcralwa�.cc>m APPLICATION NO(S) I v I O� (X� P� Date 7— 1. /6 Project Name Property Address/Location Parcel Number(s) Project DescriptionLr�7— PI.FACF. PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification t 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 �• Zoning Designation Comprehe"ive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): Occupancy Type Constriction Type Applicant UFXE,( t-fG�IF 7 ,1 /0 Name: � Address: S4_q ,�91nr t"� City/State: Zip: feOC-t _ Phone: &P6 - S'.? , ` Fax: Email: Y Signature: Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Address: City/State: Zip: t,4rV Phone: Fax: Email: Signature: Bulletin #003 — January 1, 201 1 Page 1 of I k:\Handouts\Master Land Use Application `CEIVE FES 12 2016 CITY OF FEDERAL � WAY even CDS U ITr nlsTRIC' WATER CERTIFICATE OF AVAILABILITY Lakehaven Utility District — Development Engineering Section 31623 — 1st Ave S * PO Box 4249 * Federal Way, WA 98063-4249 Telephone: 253-945-1581 * Email: cjenkinshouse@Lakehaven.org This certificate is intended to provide the applicant, land use agencies &/or public health departments with information necessary to evaluate development proposals. Lakehaven Utility District, at its sole discretion, reserves the right to delay, or deny, water service based upon capacity &/or supply limitations in Lakehaven's or Other Purveyor's system facilities. Proposed Land Use: ❑ Building Permit-SFR ❑ Building Permit-MFR ❑ Building Permit -Other ® Subdivision ® Short Subdivision ❑ Binding Site Plan ❑ Rezone ❑ Boundary Line Adjustment ❑ Other (specify/describe) Tax Parcel Number(s): 3322049145 Site Address: 286XX - 27 h PI S Federal Wa Lakehaven Grid: L-04 Ex. Bldg. Area to Remain: (L New Bldg. Area Proposed: UNKNOWN sf Applicant's Name: High Lane Properties LLP WATER SYSTEM I FOR ATION 1. ® Water service can be provided by service connection to an existing 6" diameter water main that is approximately 35+ - feet from the site. 2. ® If additionallonsite hydrant is require he fire -marshal, water service for the site will require an improvement to Lakehaven's water distribution system of: ® a. 700+ - feet of 8" diameter water main to reach the site (to replace existing 6" pipe in S 287th St & 27th PI S); and/or ® b. The construction of a water distribution system on the site; and/or ❑ c. A major portion of Lakehaven's comprehensive water system plan would need to be implemented and/or constructed; and/or ® d. Other (describe): Developer Extension A regiment reauired. 3. ® a. The existing water system is In conformance with Lakehaven's Comprehensive Water System Plan. ❑ b. The existing water system is not in conformance with Lakehaven's Comprehensive Water System Plan and an Amendment to this Plan will be required. This may cause a delay in issuance of land use approvals or permits. 4. 9 a. The subject property is within the corporate limits of Lakehaven Utility District, or has been granted Boundary Review Board approval for extension of water service outside of Lakehaven's water service area. ❑ b. Annexation or Boundary Review Board approval will be necessary to provide service. 5. Water service is subject to: ® a. Payment of connection charges (to be determined by Lakehaven); ® b. Proof or reservation of easement(s) as required by Lakehaven; ® c. Other: Water Service n tion a lira ions 1 r u b" o a lira conditionsin #2 abov . Comments/special conditions: The nearest fire hydrant is approximately 75+ - feet from the o ert(as shown on map on the back of this page). Fire Flow at no less than 20 psi available within the water distribution system is 1 0 gpm (approximate) for two (2) hours or more. This flow figure depicts the theoretical performance of the water distribution system under high demand conditions. Fire flow rates greater than this may be accommodated through water distribution system improvements, contact Lakehaven for additional information. 578 Pressure Zone Property Elevations (GIs): High 450+/-, Low 445+/- Est. Pressures (psi): Min. 52, Max. 63 I hereby certify that the above water system information is true. This certification shall be valid for one (1) year from the date of signature. Name: BRIAN ASBURY Title: DEVELOPMENT-EP4GINEERING!5UPERVISOR Signature: Date: a(� High Lane Properties wtr 3322049145.docx (9/21/15) Page 1 of ) 32204-9144 j 7466900200 3322049167 3322049047 73 200080 7466900140 2713 26721 7 Q320008 28415 = 28418 28415 S 294711-m - 7466900130 03200100 7466900210 2804 28423 28426 3 22049086 3 320013 2319 7466900120 7466900220 ` ! 7303200110 73 3200142807 28437 28434 73032001 2$25 0 61 11 2536 30320022032002Q 7466900110 7466900230 730320023 2810 73 28441 28444 2806 7 2822 1 / 2816 629 00010 7466900240 f 30320024 20 5 746690010D 28450 2802 28449 7466900350 7466900360 6 28601 28600 1 Zuufuo 7486900250 2821 7466900090 28460 28461 1 Hydrant 30320025 7 03200210 6 00 110 74f28605 40 7466908 2805 30320025 2815 253 } 286Q 2809 7465900260 55290 120 28604 ' 7466900080 0 28601 7 30 7466900380 3322Q49131 28617 to 28618 28620 3322049214 746690027D -j 28618 6290001 07466900070 28612 CL 28606 ?SS09 74669003210 -t 1 28625 N 7456900390 8 290001 0 ev 28624 3999p00100 99900009 ?8fi12 7466900060 7466900280 28621 28624 29617 28620 7466900310 28637 7466900400 3999000110 L 5 15 28632 28629 "� G 060 746690Q050 28618 a 28636 28627 { 46590029 7466900300 399900 070 28630 2614 7466900410 3999000120 2863 28640 2BB37 2900016 7466900040 624 - 2VTif� 28704 28635 b r 399960005 3999000130 87Q0 111 7466900420 28703CL 5529000 70 7466611 2825 287 PL 28630 746690003D 7466900430 2611 28701 2621 3999000140 399 OOOQ20 746690045p 12 399900 03 5529000 80 746690DO2n 28708 322049035 3999p00150 C 2 8 28636 28711 2614 28719 ja 332 204920 5290 232204913 2814 286 2 7466900010 748690D460 2522 3999p00160 999DO 010 28720 26719 2805 287 4 33220 35 20491 3 9" "ACU $ • A 2 0 s g w IDryCr ' ID" Cr p^ ~` iDICT I � 0421049181 283920Q000 Te"OODDOD 4 --- -NOTE: Laeehaven utility {District Certificate i of Water Availability neither warrants nor guarantees the accuraoy of any Facility irtormattan Parcel33�2tk49'145 '.. prwfded. Facility 1x4ttuns and 23a 190 C ►^r9.�'r LiFD,lRt� cmclittans are su6jeat to field Verification. Feet 12114/2015 BIA [ll High Lane Properties wtr 3322049145.docx (9/21/15) Page 2 of 2 TILrTY nisi Lakehaven Utility District - Development Engineering Section 31623 - 1st Ave S * PO Box 4249 * Federal Way, WA 98063-4249 Telephone: 253-945-1581 # Email: cjenkinshouse@Lakehaven.org This certificate is intended to provide the applicant, land use agencies &/or public health departments with information necessary to evaluate development proposals. Lakehaven Utility District, at its sole discretion, reserves the right to delay, or deny, sewer service based upon capacity &/or supply limitations in Lakehaven's or Other Purveyor's system facilities. Proposed Land Use: ❑ Building Permit-SFR ® Subdivision ❑ Rezone ❑ Other (specify/describe; Tax Parcel Number(s): 3322049145 Ex. Bldg. Area to Remain: N/A Applicant's Name: High Lane Properties LLP SEWER SYSTEM INFORMATION ❑ Building Permit-MFR ❑ Building Permit -Other ® Short Subdivision ❑ Binding Site Plan ❑ Boundary Line Adjustment Site Address: 256XX - 27 h PI Federal Wa Lakehaven Grid: L-04 New Bldg. Area Proposed: U OWN s 1. ® Sewer service can be provided by service connection to an existing S" diameter sewer main that is on the site and the sewer system has the capacity to serve the proposed land use. 2. ® If existingonsi a sewer in is re uir d o he relocated due to ite develo ment nfi i I ou , sewer service for the site will require an improvement to Lakehaven's sanitary sewer system of: ❑ a. feet of " diameter sewer main or trunk to reach the site; and/or ❑ b. The construction of a sanitary sewer collection system on the site; and/or ❑ c. A major portion of Lakehaven's comprehensive wastewater system plan would need to be implemented and/or constructed; and/or ® d. Other (describe): ❑eveloner ExtenLIon Ag0=MP_nt required, to relocate existing nit wer M. ai . 3. ® a. The existing sewer system is in conformance with Lakehaven's Comprehensive Wastewater System Plan. ❑ b. The existing sewer system is not in conformance with Lakehaven's Comprehensive Wastewater System Plan and an Amendment to this Plan will be required. This may cause a delay in issuance of land use approvals or permits. 4. ® a. The proposed site land use is within the corporate limits of Lakehaven Utility District, or has been granted Boundary Review Board approval for extension of sewer service outside of Lakehaven's sewer service area. ❑ b. Annexation or Boundary Review Board approval will be necessary to provide service. S. Sewer service is subject to: ® a. Payment of connection charges (to be determined by Lakehaven); ® b. Proof or reservation of easement(s) as required by Lakehaven; ® c. Other: Sewer Service Connection Permits lot required,ub as licabl nditions in #2 a Comments/special conditions: I hereby certify that the above sewer system information is true. This certification shall be valid for one (1) year from the date of signature. Name: BRIAN ASBURY Title: DE ELOP ENI ENGINE-ERIN UPERVI OR Signature: Date: High Lane Properties swr 3322049145.docx (4/6/15) Pagge,1 of 2 v High Lane Properties swr 3322049145.docx (4/6/15) Page 2 of 2 CITY OF � I Estimate of Development Traffic Impact Fees 2016 Federal Way Scroll down and complete the steps outlined below: Please fill in the required information in the yellow highlighted boxes. STEP #11: General Information Enter Inrormation Project Name File Number Street Address City, State Zip Oakwood Short Plat 16-100815-00-PC Federal Way, WA 1 Parcel Number (s) 332204-9145 Traffic Impact Fee Estimated By SL Is this project locate within the City Center Zone? If "YES", please use City Center Impact Fee sheet. STEP #2: Land Use Type Select the proposed Land Use Type(s) from the drop down memu below. Enter the proposed number of units for the Project Proposed Land Use Type (s) Unit of Measure 1) 1. Single Family (Detached) dwelling 2) '"NONE-- N/A 3) "'NONE** N/A 4) "NONE** N/A Number of Impact Fee Rate per Preliminary Impact Unit(s) Unit of Measure Fee Amount 3,718.23 $ 33,464.10 $ 33,464.10 STEP #3 - Credit/Change in Use (If Applicable) This step applies to development proposal to change existing building or dwelling use. Provide any impact fee previouly paid for the land use category of the prior use IMPACT FEE AMOUNT PAID FOR (Do not include administration fees). PRIOR USE For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the prior use. If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the current impact fee rate in affect for the prior use. Fill out the lines below of the prior use. Proposed Land Use Type (s) Unit of Number of Measure Unit(s) Impact Fee Rate per Preliminary Impact Unit of Measure Fee Amount 1) **NONE** N/A $ 2) 1 **NONE** N/A $ - 3) 6. Hospital sf/GFA $ 3.84 STEP #4: Total Impact Fee Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees. (8036) - Traffic Impact Fee (Before adjustment) $ 33,464.10 Credit/Adjustment including Change of Use $ - (8036-1) Administrative Fee (3%) $ 1,003.92 TOTAL TRAFFIC IMPACT FEE PAYMENT ESTIMATE $ 34,468.03 Timing of Traffic Impact Fee (TIF) Payment For residential land divisions, fees shall be calculated and paid at the time of plat recording. For un-platted single-family residential lots, commercial and multi -family developments, fees shall be calculated based on the impact fee schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance. For residential land divisions and un-platted single-family residential lots, the transportation impact fee may be deferred, but shall be paid no later than the closing of sale of each individual house. Covenants prepared by the city to enforce payment of the deferred fees shall be recorded at the applicant's expense on each lot at the time of plat recording for residential land divisions and prior to building permit issuance for un-platted single-family residential lots. The fee shall be calculated based on the impact fee schedule in effect on the date of payment of the impact fee. w 446 FIRE HAMMERHEAJE1'X 35.0' STORM DEDICATED D-'=/ T/ L— — 50.0' 750 SF 1 14 1 V I -)I DRAY r BSBL BSBL J m � 50.0' NEW S E R 7500 SF o`�: DRIV W/ BSBL BSBL ti a �-- .'D R I V WA 50.0' � ` OT NEW S E R 75 0 SF 17 w m M m m BSBL / BSBL W J Q m j m 50.0' / Z' I I L- NEW DER Q J00 SF DRIVEWA BSBL 5.0BSBL �DRIV WA 50.0' OT 4.0' 0N E W S E R \ 7500 SF -J � \ U) m I m \................ M 5.0' b5bL - 20.0' 49.5' I— 12.1' I- 150.0' LEGEND U MONUMENT AS DESCRIBED ® SET REBAR AND CAP, LS 19635 0 FOUND SURVEY MARKER AS DESCRIBED ❑ GM GAS METER ❑ PM POWER METER )a, POWER POLE ❑T TELEPHONE RISER ❑C CABLE BOX IN CATCH BASIN I V Q IRRIGATION VALVE Da WATER VALVE FIRE HYDRANT 0 SANITARY MH ❑W WATER METER ROCKERY 0 5.0' 5. n 3 .0' L - N PROPOSEED LOT SIZES (APPROX. LOT 1—X: 7,500 SQ. FT. 9 500 SI- J m cn M BSBL BSBL J m V) m S RLO `fi 500 SF \I EW SER ' 0 500 SF -I BSBL l 150.0' CITY USE 444 285.0' CONTACTS ILL] PROPERTY OWNER: HIGHLAND PROPERTIES i LLI URBAN DESIGN GROUP: ALEXEY ANCHEYEV ANSTEY ENGINEERING: BEN ANSTEY SITE ADDRESS N/A PN332?049145 < j FEDERAL W--, W, ,o OWNER ( CON I ACT) HIGHLAND OPE 'IES / 204-7945-132ND ST SURREY, B.C. CANADA. / TEL. 604-857-=4707 SITE INFORMATION 442 PARCEL: 3322049145 PRESENT USE: VACANT LOT LAND (SQ. FT.): 94,089 ACRES: 2.16 ZONING: RS 7.2 QUARTER -SE =rION—TOWNSHIP 'RANGE E 330 FT OF N 528, F T OF SW 1 /4 OF SE 1 /4 LESS N 243z FT THOF LESS C/M RGTS a UTILITY PROVIDERS WATER PROVIDER: PUBLIC SEWER PROVIDER: PUBLIC ROAD ACCESS PRIVATE PROPOSED LOT SIZES (APPROX.)- LOT 1: 28,116 SQ. FT. c LOT 2: 34,297 SQ. FT. _- I-T E PLAN SCALE 20'--0„---_---- 0 10 20 M (206) 838-8250 ALEXEY@URBANDESIGNS.US (206) 303-7639 SITE PLAN SCALE: 1°=20'_OII M PREVI OU S COVERAGE LOT 1—� '1 36.85% FIR TREE MAPLE TREE PINE URBAN DESIGN GROUP hereby reserves it's common law copyright and other property rights in these plans, ideas and designs. These ideas, designs and Plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they t, be assigned to any third party, without first obtcining the express written permission from URBAN DESIGN GROUP. Written dimensions on these shall have precedence over scale dimensions. Contractors shall verify and be responsible for all dimensions and conditions of the job and URBAN DESIGN GROUP must be notified in writting of any variation from the dimensions, conditions and specifications construction shown by these drawings. All shall be in accordance with the standard building code. (SBCCI) on state and local codes. COPYRIGHT(C) 2010 URBAN DESIGN, INC. a a J Q W 0 W LL ON -11 �J N :3 0 UJ Q w 0 � U U �Ch 0 Q � IL r` L O a00 C0 Q� 0 � z � (' O z �- w O z O CV C7 'rnn ED Q �w W v o Ln 00 z � w r-) >00 Q z ElfLLJ o 4 - CN 00 RECEIVE® DRAWN BY: A VA DATE ISSUED: 02/20/1 FEB 12 2016 MODIFIED BY: AVA CM OF FEDERAL WAY ENGINEER: ANTTEY cDs REVISION 0 REVISION 0 Project No.: 16112 SHEET -- C)