16-105485CITY OF
Federal Way
December 16, 2016
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
Brandon Loucks Emailed: brandon c�?r be lerconsultiin .com
Beyler Consulting LLC
7602 Bridgeport Way W
Lakewood, WA 98499
Re: File #16-105485-PC, PREAPPLICATION CONFERENCE SUMMARY
New Xu Short Plat (Addition of 2 Lots), 35704 20th Ave SW, Federal Way (252103-9029)
Dear Mr. Loucks:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held December 8, 2016. We hope that the information discussed at that
meeting was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Utility District and South
King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable
codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Associate Planner Leila Willoughby -Oakes, 253-835-2644,
lei la.willoughbv-oakes@.�iiyoffederalway.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
Proposal to divide one 0.52-acre parcel zoned RS 9.6 into two single family lots. The applicant proposes
to use the private road and stormwater tract approved under city file #14-105417-SU (Xu Short Plat).
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. Loucks
December 16, 2016
Page 2
Planning Division
• Xu Short Plat #2 is not proposed as a stand-alone development; therefore, please submit a new
short plat application combining the Xu Short Plat (14-105417-SU) with Xu Short Plat #2
currently proposed.
All residential subdivisions are required to provide open space in the amount of 15 percent of the
gross land area of the subdivision site (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.
• Public Works Traffic Division
■ A Transportation Concurrency permit is required per FWRC Chapter 19.90.
• Traffic Impact Fee (TIT) payment per FWRC 19.91.
+ Revise current proposal to meet access management standards (FWRC 19.135.280).
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 (Leila W-Oakes, 253-835-2644, Leila.Willot«hbv-Oakesno...citvoffederalway.com
I. Short Plat Process — Pursuant to FWRC 18.30.010, short plat applications are administratively
processed through the Community Development Department. The administrative review process
requires that the Community Development Director issue a decision on the short subdivision
application, confirming conformance with FWRC 18.30.110(2). After the permit center accepts an
application, planning division staff will conduct a completeness review, issuing a letter of
completeness or incompleteness requesting additional information within 28 days of receipt. All short
subdivision applications must at the minimum provide the information contained within City of
Federal Way Community Development Department Bulletin No. 010 `Short Subdivision submittal
Requirements' enclosed with this letter (FWRC 18.30.030).
The city's Subdivision code (Title 18) and Zoning and Development code (Title 19) can be accessed
from littp:l/www.codepublishing.com/WAlFederalWay.
Follow-up: The applicant proposes to subdivide one parcel into two lots. The subject proposal
adjoins the approved Xu Short Plat to the north (14-105417-SU, 15-105750-EN). The Xu Short Plat
received preliminary approval on October 5, 2015. Preapplication plans, received November 16,
2016 for Xu Short Plat #2, depict the two -lot proposal will use Xu Short Plat's private road to access
20"' Ave SW and `Tract A' for stormwater management. The current preapplication proposal will
not function independently of the Xu Short Plat. The applicant must submit a formal 7-lot, 2-tract
short plat application in order to proceed, combining both projects.
If you choose to combine the proposals, please submit a letter signed by the owner cancelling the Xu
Short Plat short plat and engineering approvals (14-105417-SU, 15-105750-EN) with the enclosed
project resubmittal form.
16-105485-00-PC Doc 1D: 74985
Mr. Loucks
December 16. 2016
Page 3
2. Public Notice — A short subdivision requires a notice of application. The applicant will be responsible
for supplying a map and list of all properties within 300 feet of the subject property. One set of
stamped mailing envelopes for each property owner with the department's return address must
accompany the map and list. The city's GIS Department provides this service for a nominal fee (less
the postage and envelopes). Please see the enclosed bulletin for further information.
Short plat proposals require public notice of a complete proposal per FWRC 18.30.080, and a 15-day
public comment period is provided. 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.
3. State Environmental Policy Act (SEPA) —Short plat applications are exempt from the requirements of
SEPA review per Washington Administrative Code (WAC) 197-11-800, Categorical Exemptions.
General Zoning (FWRC 19.200.010)
a. `Detached Dwelling Units' are a permitted use in the RS9.6 zoning district.
b. Maximum height of structures — 30 feet above average building elevation.
c. Maximum roof eave overhang within the required yard is 18 inches (1.5 feet).
d. Lot Size — The zoning for the subject site is RS-9.6. The minimum lot size in this zone is 9,600
square feet. As depicted, the proposed Lots 1-3 meet the minimum lot size requirement.
Submitted drawings do not clearly indicate the lot size; a rough conceptual drawing was prepared
by the applicant. The proposed access easements serving Lots 2 and 3, and required open space in
tracts, are not counted towards the minimum lot size.
e. Setbacks — Future residences must conform to the following structural setback requirements of
FWRC 19.200.010, "Detached Dwelling Units": front yard —twenty feet; side yard —five feet
(measured from the easement); and rear yard —five feet.
f. Driveway Standards (FWRC 19.130.240) — Residential driveways serving a two -car garage shall
not exceed 20 feet in width. A driveway serving a three -car garage may exceed 20 feet in width if
the subject property is at least 60 feet in width and the garage is located not more than 40 feet
from the front property line. Driveways may not be closer than five feet from any side property
line.
g. Parking — Two spaces per dwelling unit.
h. Lot Coverage — Maximum permitted lot coverage is 60 percent of the total lot area. For further
detail see FWRC 19.110.020 `Calculating lot coverage.'
5. Design Criteria — Short plats are subject to the subdivision design criteria of FWRC 18.55.020.
• Landscape Buffer Requirement — Please place the required landscape strip buffer abutting SW
365"' Street in a separate Tract from `Tract A' (storinwater facility) to be owned and maintained
by the Xu Short Plat homeowners' association (FWRC 18.60.030). The buffer will be credited to
the open space and requirements of FWRC 18.55.060 (refer to Item #6).
6. 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
I6-105485-00-PC Doc ID: 74985
Mr. Loucks
December 16, 2016
Page 4
the short plat. If the applicant chooses to provide onsite open space, it shall be provided in its own
tract and include a combination of the following types:
Open Space Category
% of Gross Land Area
Usable
10% minimum
Conservation
No maximum or
minimum
Buffer
2% maximum
Constrained
2% maximum
Per FWRC 18.55.060.6, "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 new lots.
Meeting Follow-up: Please provide a letter in your submission addressed to the Parks Director
requesting he/she considers a fee -in -lieu of open space for the new short plat. The addition of two
new lots requires a new short plat application.
7. Clearing, Grading, and Tree and Vegetation Retention — The short plat is subject to FWRC 19.120,
"Clearing, Grading, and Tree and Vegetation Retention." It is recommended that FWRC 19.120 be
reviewed carefully in reference to the proposed short plat. A clearing and grading plan complying
with FWRC 19.120.020 and FWRC 19.120.040 must be submitted with the formal short plat
application, if proposing clearing and grading work (see Bulletin 010).
Tree Density Requirements — The plat will be subject to minimum tree units per FWRC 19.120.130(1);
25 tree -units per acre are required for single-family zoning districts. In the case of the 0.52-acre site, it
appears that approximately 13 tree units are required (25 x 0.52 acres = 13 tree units), in addition to
those tree units required under file no. 14-10517-SU. Tree unit credits are in Table 2 of FWRC
19.120.130-2. The tree replacement and vegetation replacement plan must indicate which trees are to
be removed, areas of non -disturbance, tree critical root zones and tree protection measures for existing
trees/trees on abutting properties.
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. Per FWRC 19.120.130.3, the total number of tree units
required to be provided by a regulated activity shall be calculated by multiplying gross site acreage,
minus any proposed public or private streets and regulated critical areas (excluding buffers).
9. Approval Duration — Short plat preliminary approval expires five years from the date of
administrative approval. Engineering (as -built) plans must be approved, improvements constructed,
and the short plat must be recorded within the five-year time period.
10. 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
I6-105485-00-PC Doc ID: 74985
Mr. Loucks
December 16.2016
Page 5
required improvements must be substantially completed as determined by the departments of
Community Development and Public Works.
11. Fees — Development fees change annually. Please contact the Permit Center at 253-835-2607, or
permitcenter cr cityoffederalway.com.
• School Impact Fees —School impact fees are due at the time of building pen -nit application for
new dwelling units under FWRC 19.95.050(2). This fee amount is subject to change as
determined annually by the Federal Way School District.
PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION (Cole Elliott, 253-835-2730,
col e.elIiatt(@.citvoffe(leralway.com
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addenda n to the 2016
KCSWDM. This project meets the requirements for a Full Drainage Review.
At the time of land use site plan preliminary short plat submittal, a preliminary Technical Information
Report (TIR), addressing the relevance of the project to the nine core and five special requirements of the
KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary
TIR. The City has 1" = 100', five-foot contour planimetric maps that may be used for basin analysis.
1. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. In addition to flow control facilities, Best
Management Practices (BMP's) are required as outlined in the KCSWDM.
2. The project also lies within an Enhanced Basic Water Quality Area. Water Quality Treatment shall be
designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu.
3. Flow Control Best Management Practices for the individual single-family lots may be addressed
during the short plat review or may be deferred until the submittal of the building permit. Water
quality treatment will be required for the entire site, including new and existing pollution generating
impervious surfaces. Treatment options must be selected from the Enhanced Basic Water Quality
Menu provided in the KCSWDM.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
Detention and water quality facilities which propose to connect to the previous short plat must be
above ground (i.e. open pond). Underground facilities are allowed only with approval from the City
of Federal Way Public Works Department. Since this short plat proposes to connect to the Tract A of
Xu Short Plat One, it will require a complete re -submission of the TIR and engineering design of the
system.
16-105485-00-PC Doc ID: 74985
Mr. Loucks
December 16, 2016
Page 6
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 storm water permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
htt ://www_ec .wa.eoy/ ro rains/w/stormwater/constructior/index.html or by calling 360-407-6048.
PUBLIC WORKS TRAFFIC DIVISION
(Erik Preston, PE, 253-835-2744, erik. restun(&�ci offederatw ay.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for one (1) new single-family residential lot, the Institute of
Transportation Engineers (ITE) Trip Generation - 8"' Edition, land use code 210 (Single -Family
Detached Housing), the proposed project is estimated to generate approximately 1 new weekday PM
peak hour trip. Alternatively, the applicant may submit a site specific trip generation study for the
proposed development.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform
concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation
analysis and concurrency mitigation may be required if the proposed project creates an impact not
anticipated in the six -year Transportation Improvement Plan (TIP).
The estimated fee for the concurrency permit application is $822.00 (1 - 10 Trips). This fee is an
estimate and based on the materials submitted for the preapplication meeting. The estimated fee for
2017 is $1,620.,00 (1 - 10 Trips). The concurrency application fee must be paid in full at the time the
concurrency permit application is submitted with land use application. The fee may change based on
the new weekday PM peak hour trips as identified in the concurrency trip generation. The applicant
has the option of having an independent traffic engineer prepare the concurrency analysis consistent
with City procedures; however, the fee remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for 1 additional single family lot, the estimated traffic impact fee is
$3.829.78. The actual fee will be calculated and paid at the time of plat recording. The estimated fee for
2017 is $3,991,39. The applicant may defer part or all of the impact fee payment amount to either
building permit issuance; or to later than closing of the sale of the first single family home. If this option
is selected, a covenants prepared by the city to enforce payment of the deferred fees will be recorded at
the applicant's expense on each lot at the time of plat recording for residential land divisions.
Access Management (FWRC 19.135)
1. Access management standards are based on roadway safety and capacity requirements. FWRC
19.135.280 provides access standards for streets based on planned roadway cross -sections. Please
note that access classifications are per Drawing 3-1A in the Public Works Development Standards.
16-105485-00-PC Doc ID: 74985
Mr. Loucks
December 16, 2016
Page 7
2. Driveways that serve only residential use may not be located closer than 25 feet to any street
intersection. Separation distances shall be measured from centerline to centerline of roadways and
driveways. The spacing of the Xu Short Plat # 1 access driveway to the neighboring driveway to the
south appears to meet this requirement.
Design Criteria (FWRC 18.55)
1. All lots shall be accessed by a public street right-of-way (FWRC 18.55.020). In certain cases, lots
may be accessed by an ingress/egress and utilities easement or alley subject to the requirements
established in the City of Federal Way public works development standards. Residential lots should
not have access onto arterial streets.
2. Both of the proposed lots shall access the 25-foot-wide (20 feet paved) access easement along the
north property line(s) created as part of Xu Short Plat # 1 to access utilities and public ROW. As a
result, the existing access & utility easement over the Cole property (#252103-9052) shall be
abandoned and all rights and privileges revert to that property.
LAKEHAVEN WATER & SEWER DISTRICT (Brian Asbury, BAsburvYii)lakeh:iven.oi-g)
The site has an existing water service/meter. A new or additional water service and meter would
presumably be located either at or near existing meter or in northeast portion of SW 358th cul-de-sac;
either location is feasible. The applicant will obtain a private easement.
If access using the existing route in the 2014 Xu Short plat, the existing hydrant off or at the 5-lot site is
already greater than 400 feet from the site, for the added lots to the combined short plat it will be 480+/-
feet from the new eastern lots here in the new proposal.
Sewer service may be acquired using a second sewer service stub to the existing manhole northeast of the
site, or by connecting into the proposed new sewer main as shown in the existing short plat (to be
canceled and to be re -applied for including the two new lots).
SOUTH KING FIRE AND RESCUE (Chris.Cahan@southkingfire.org, 253-946-7243)
Please contact Chris Cahan listed above; applicant to provide certificate of water availability.
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
FWRC 19.40.070 (4).
16-105485-00-PC Doc 1D: 74985
Mr. Loucks
December 16, 2016
Page 8
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Leila
Willoughby -Oakes, 253-835-2644. We look forward to working with you.
Sincerely,
I�
eila Willoughby -Oakes
Associate Planner
enc: Short Plat Submittal Checklist
Master Land Use Application
Lakehaven Enclosures
Tree and Vegetation Requirements
Project Resubmittal Form
DWG. NO. 3-2DD - Private Driveway Serving 3 or 4 Lots (Max. 4 Units)
c: Cole Elliott, Development Services Manager
Kevin Peterson, Engineering Plans Reviewer
Chris Cahan, South King Fire
Brian Asbury, Lakehaven Water & Sewer
Erik Preston, Senior Traffic Engineer
Mayfair LLC, Email: shiaAv 166f?.hotmail.com (Owner)
Joe Parsons, Beyler Consulting; Email: ioenaft0crconsulting.com
16-105485-00-PC Doc ID: 74995
V
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: November 17, 2016
TO: Cole Elliott, Development Services Manager
Brian Asbury, Lakehaven Utility District
Vince Faranda, South King Fire & Rescue
Rick Perez, City Traffic Engineer
FROM: Leila Willoughby -Oakes, Planning Division
FOR DRC MTG. ON: December 1, 2016 -internal (1 meeting before this one)
December 8, 2016, 10:00 AM- with applicant
FILE NUMBER (s): 16-105485-00-PC
RELATED FILE NOS.: 14-102296-PC,14-105417-SU,15-105750-EN (adjacent short plat)
PROJECT NAME: XU SHORT PLAT #2
PROJECT ADDRESS: 35704 20TH AVE SW
ZONING DISTRICT: RS 9.6
PROJECT DESCRIPTION: Proposal to divide a single parcel (0.52 acres) into 2
single family lots, adjacent to active site
development approval of 5 lots short plat with three
tracts (one SWM, one private road tract and one
landscape buffer tract accounting for 2% of the
required open space). Access off of existing shared
easement. Applicant to provide fee -in -lieu of open
space.
PROJECT CONTACT:
Landon Loucks
Beyler Consulting
Lakewood, WA
Email: landon@beylerconsulting.com
PROJECT PROPONENT:
Sophia Shi
31704 53rd Ave SW
Federal Way, WA 98023
Email: shiwyl66@hotmail.com
MATERIALS SUBMITTED:
Short Plat Drawing
Application
Planning provided:
r,
Approved Xu Short Plat #1 MapD�7'.
U)XII.
S-T-R Map
o.
Fed401'::tt=P
eral Way
4ik
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 8`s Avenue South
Federal Way, WA 98003-6325
253-835-2607; Fax 253-835-2609
www.(:itvoflpgmlway.com
—S)U
APPLICATION NO(S)
l a u� �,5 P(:�wlJ� Date
Project Name Xu Short Plat #2
RECEIVE®
NOV 16 2016
CITY OF FEDERAL WAY
CDS
Property Address/Location 35704 20th Ave SW Federal Way, WA
ParcelNumber(s) 221039029
Project Description Division of a single tax parcel 0.52 ac) into two lots for future single-family
residential developments.
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination .
X Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Proj ect
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
RS9.6 Zoning Designation
SF High Comprehensive Plan Designation
Value of Existing Improvements
TBD Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
Applicant
Name:
Address: / 7 c f S 3�1r7( �-�P_• S VV
City/State:
Zip:
Phone:,C-
Fax; 66+i7 f` a a F
Email: .SA W11 J 4t
Signature:
Agent (if different than Applicant)
Name: Beyler Consulting
Address: 7602 Bridgeport Way W
City/State: Lakewood, WA
Zip: 98499
Phone: 253-301-4157
Fax: Landon@beylerconsulting.com
Email:
Signature:
Owner
Name:
Address: 3/jr� �►� �' Sw
City/State:c� % yPPigC
Zip: ! &-)
Phone: :1 S P - C6 �ikT
Fax:
Email: s.� KIGG w cxf m G (•
Signature:
Bulletin #003 —January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application
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Federal Way
November 17, 2016
Mr. Landon Beyler
Beyler Consulting LLC
7602 Bridgeport Way West
Lakewood, WA 98499
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Emailed:laiidon bevlercoiistiltinn.com
Re: File #16-102296-00-PC; PREAPPLICATION CONFERENCE
Xu Short Plat #2; 35704 20"' Avenue SW (Parcel No. 252103-9029), Federal Way
Dear Mr. Beyler:
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Developmenl Revieiv Committee and the ineeting has been
scheduled as follows:
10:00 a.m. — Thursday, December 8, 2016
Hylebos Conference Room
Federal Way City Hall, 2" d Floor
33325 8"' Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at lei la.vviIlou llibv-oakes-ct citvoffederalway.com or 253-835-
2644.
Sincerely,
ry �
Leila Willoughby -Oakes '
Associate Planner
I6-W455-00-PC Doc I D 74984
.YU
AFTER RECORDING MAIL TO:
Mayfair LLC, a Washington Limited Liability Co
Avenue Federal Way, WA 98023 I
201E1011001720
UFO NATIONAL T WD 74.00
PACE-001 QF 002
to/;1/20t6 19:50
ICING COUNTY, WF
E2827414
10/11/2016 15:50
KTNAX COUNTY, UAs4 633.00
SALE =260;000.00 PAGE-001 OF 001
Filed for Record at Request of: WFG National Title Company of Washington, LLC
Escrow Number: 16-63987
Statutory Warranty Deed
Granter(s): Vicki Veldman, a single woman
Grantee(s): Mayfair LLC, a Washington Limited Liability Company
Abbreviated Legal: PTN OF GOVT LOT 2, SEC 25, TWN 21N, RNG 3E, KING COUNTY
Additional legal(s) on page: 7- WFG NATL TITL.E'Q
Assessor's Tax Parcel Number(s): 2521039029 nrefrar nn 11„�Li R
THE GRANTOR Vicki Veldman, a single woman, for and in consideration of TEN DOLLARS
AND OTHER GOOD AND VALUABLE CONSIDERATION in hand paid, conveys and warrants to
Mayfair LLC, a Washington Limited Liability Company, the following described real estate,
situated in the County of King, State of Washington:
SEE ATTACHED EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF
GRANTOR ACKNOWLEDGES THAT TITLE TO THE PROPERTY IS MARKETABLE AT THE
TIME OF THIS CONVEYANCE. THE FOLLOWING SHALL NOT CAUSE THE TITLE TO BE
UNMARKETABLE: RIGHTS, RESERVATIONS, COVENANTS, CONDITIONS, AND
RESTRICTIONS, PRESENTLY OF RECORD AND GENERAL TO THE AREA; EASEMENTS
AND ENCROACHMENTS, NOT MATERIALLY AFFECTING THE VALUE OF OR UNDULY
INTERFERING WITH GRANTEE'S REASONABLE USE OF THE PROPERTY; AND RESERVED
OIL AND/OR MINING RIGHTS.
Da ed: Oct ber 6, q016
Vicki Veldman ,
STATE OF WA
SS.
County of e IMCC-, }
certify that I know or have satisfactory evidence that Vicki Veldmanist re the persons) who
appeared before me, and said person(s) acknowledged that hey signed this instrument
and acknowledged it to be his !their free and voluntary act
er or the uses and purposes
mentioned in the instrument.
Dated this I C) day of October, 2016
DAWN JONES PFAFF
Notary Public
State of Washington
Notes ub [c th to Q ASHINGTON My Appointment Expires Sep 11. 2019
Residing a
My appointment expires: If
r Iy
EXHIBIT "A"
LEGAL DESCRIPTION TO STATUTORY WARRANTY DEED
THE SOUTH 176 FEET OF THE NORTH 556 FEET OF THE EAST 125 FEET OF THAT
PORTION OF GOVERNMENT LOT 2, IN SECTION 25, TOWNSHIP 21 NORTH, RANGE 3
EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, LYING WEST OF THE
EAST 660.00 FEET.
TOGETHER WITH AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES OVER AND
ACROSS THE SOUTH 2O.00 FEET OF THE NORTH 400.00 FEET OF GOVERNMENT LOT 2,
IN SECTION 25, TOWNSHIP 21 NORTH, RANGE 3 EAST, WILLAMETTE MERIDIAN, IN KING
COUNTY, WASHINGTON;
EXCEPT THE EAST 785 FEET;
AND EXCEPT THE WEST 360 FEET;
SITUATE IN THE CITY OF FEDERAL WAY, COUNTY OF KING, STATE OF WASHINGTON.
CITY OF
Federal Way
December 8, 2016
10:00 a.m.
Pre -application Conference Sign in Sheet
COMMUNITY DEVELOPMENT REVEEw COADUTTEE City Hall
Mvlebos Room
-- --- Address: 35704 20"' Ave SW Federal WaU. WA Parcel: 252103-9429
File Number: 16-105485-PC
DEPARTI►+lENT / D MS I TELEPHONE NUMBER
NAME 253-835-2644
Leila Willoughby -Oakes,
PlanninglOoin' Leila Willou hby-
Associate Planner DevelopmentOakes ci offederalwa .corn
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Lakehaven
VjA'Qfj& s �R DI$TRWT
I
NOTE: Lakehaven Water. and Sewer Xu Short Plat #2
District neither warrants nor guarantees 16-105485-00-PC
the accuracy of any facility information 0 100 200
provided. Facility locations and conditions
are subject to field verification. Feet 12/1/2016 BIA
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VICINITY MAP
N.T. S
CALL 48 H RS
BEFORE YOU DIG
1-800-424-5555
CITY PUBLIC WORKS DEPARTMENT
PRECONSTRUCTON/INSPECTION
NOTIFICATION
253-835-2700
1. LOTS 4 AND 5 OF THE PROPOSED SHORT PLAT ARE TO
INSTALL AUTOMATIC FIRE SPRINKLER SYSTEMS,
4. E� f i SHALL BE REQUIRED TO PLAN" T MINIMUM
OF THE-h OLLOWING TREE UNITS PER L07 .-
LOT 1 (0.220 AC) 6 TREE UNITS
LOT 2 (0.220 AC) 6 TREE UNITS
LOT 3 (0.291 AC) 8 TREE UNITS
LOT 4 (0.314 AC) 8 TREE UNITS
LOT 5 (0,220 AC) 6 TREE UNITS
5, THE PORTION OF LANDSCAPING BUFFER STRIP LOCATED
OVER THE STORMWATER FACILITY TRACT 'A' SHALL BE
OWNED AND MAINTAINED BY THE��, WNERS OF THE XU
SHORT PLAT.��
6. APPROVALS ARE REQUIRED BY THE DIRECTOR OF
COMMUNITY DEVELOPMENT IN ORDER TO REMOVE C1x-
VEGETATION FROM THE LANDSCAPE STRIP IN TRACT 'A'.
7. THE PRIVATE ROAD AND UTILITY EASEMENT SHALL BE
THE RESPONSIBILITY, EQUALLY OWNED, AND
MAINTAINED BY THE OWNERS OF LOTS 4 AND 5 OF THE
XU SHORT PLAT.
8. THERE SHALL BE NO DIRECT VEHICULAR ACCESS TO LOT
3 FROM THE PRIVATE ACCESS ROAD WITHOUT PRIOR
WRITTEN APPROVAL FROM THE CITY OF FEDERAL WAY
PUBLIC WORKS DEPARTMENT.
9. FINAL MAILBOX LOCATIONS HAVE YET TO BE
DETERMINED AND/OR APPROVED BY THE FEDERAL WAY
POST MASTER. FINAL MAILBOX LOCATION APPROVAL
SHALL BE OBTAINED PRIOR TO CONSTRUCTION.
A PORTION OF THE NE 1/4 OF SECTION 25, TOWNSHIP 21 N,, RANGE 03 E. W.M.
Xu SHORT PLAT
ENGINEERING PLANSET
PARCEL NO. 2521039004
j
!
! I
MCCOY / SL:I- MITT THOMAS
21ST A'VENTUE SYV
1833 SW 355"TH I'L 1829 S��' 35:sT.'.H PL I IBIS Sty' 3sSTH I'I,
ASSOCIATES
s /� ZONING: RS .2 r
2010 S'l 3i6TH ST ZONING: RS7.2!<OI�IG: $Zb7.2
ZONING: RS7.2 # 926975-0320 / # 926975-0330 i # 926975-0340
# 252103-9010 I
`i.
..........
-- -.
EX CB- *,. -
TOP 405.83 10' TYPE III LANDSCAPE O
EX 12" IE 402.03 (OUT-W) BUFFER TO BE PLAN$p SW 356TH STREET -�- -
NEW 12" IE 402.03 (IN-E) . n . -
EX 12 IE 402.03 (IN-S) (PUBLIC ROW) . .
R11' RIGHT OF ` _ T 1
\ WAY DEDICATION.
REMOVE SOUTHERLY PIPE r 1
AND PLUG CATCH BASIN . .
\ J
------------
EX SEPTIC DRAINFIELD -� \ % ( 1 41'j__ -
TO BE ABANDONED AND REMOVED PER KING \�\\
COUNTY HEALTH DEPARTMENT STANDARDS-� 1
S!
FREEbL�At
2005 SN•N' 356TE]
ZONING: B
252103-902
at
BEGINNING 200 FEET SOUTH, 330 FEET EAST OF THE �,
NORTHWEST CORNER OF GOVERNMENT LOT NO. 2, THENCE /7''
SOUTH 180 FEET;
THENCE EAST 330 FEET;
THENCE NORTH 125 FEET;
THENCE WEST 165 FEET;
THENCE NORTH 55 FEET;
THENCE WEST 165 FEET TO POINT OF BEGINNING, EXCEPT
THE WEST 30 FEET FOR ROAD ALL LOCATED WITHIN THE
NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE
DARTER OF SECTION 25, TOWNSHIP 21 NORTH,
NORTHEAST Q
RANGE 3 EAST, W.M., IN KING COUNTY, WASHINGTON, AND
BEGINNING 30 FEET SOUTH, 330 FEET EAST OF THE
NORTHWEST CORNER OF GOVERNMENT LOT NO. 2; THENCE _
SOUTH 170 FEET;
THENCE EAST 165 FEET;
THENCE NORTH 170 FEET;
THENCE WEST 165 FEET TO POINT OF BEGINNING,
EXCEPT THE WEST 30 FEET OF ROAD, ALL LOCATED WITHIN
THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF
THE NORTHEAST QUARTER OF SECTION 25, TOWNSHIP 21
NORTH, RANGE 3 EAST, W.M., IN KING COUNTY,
WASHINGTON; AND
EXCEPT THAT PORTION THEREOF CONVEYED TO THE CITY OF
FEDERAL WAY BY DEED RECORDING NO. 9112061614
n TITLE INSURANCE
ROAD ENTRANCE
ILI
EX STRUCTURE
\ \ t N' 34-(TO BE REMOVED)
TRAC _ 4r \\\ 1 DETENTION POND
r
(SEE SHEET C8.0)
9,601.2 F j fnr�rrn
�;...T is
c . _ _
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1
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PROPOSED 1 TO 3
vv..,� --- - ---
o \.j � : _ _ r ' FOOT RETAINING
3 6 ` CNAINLINK WALL
x i I _FENCE EX STRUCTURES f
\ EX r�rcE AROUND POND
HYDRANT (TO BE REMOVED) #` �e�/!►l
C,6 7� l
LOT 1 PARRILLAIF
1901 SW 356TH $T
x \, L _ 9,601.20pSF „ ZONING: R59.6
NEW 2 " HDPE SEWER C
# 252103-9015
PRESSURE LINE r
SERVING LOTS 1-3 1 4
r Ln
\ : - - - _ Lam}_ _ J r
l
C.
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UILDING
\�\� SETBACK LINE \ s " 6
Q
v \ \\ f
1 / \ 7
LOT . • I 16
� x
BUILDING
9,601.20 SF-,! �\ t� , `' SETBACK -
,1 ti
I SEWER \ X
CALF STREET 1.5" \`-`' \ ' ' LINE (TYP)
\'\ PRESSURE LINE / \ I ! x
VD AND OVERLAY f `;\ I 15 v `
FREETNU%N
35621 20TH AIT SW
ZONING BiN
# 25210.3-9027
EX 2" SEWER
PRESSURE MAIN
\_ EE VALVE BOX (TYP) 14 -�
E \ \\,\ A','• 1•-.-.-_--1- 1 21 - 18 1
Ln
10, UTILITY / Zo �` F I 1
10 't EASEMENT 11 1 l i
I
NEAT SAW
CUT LINE 221
I E 'X I I LL - 2� LOT 4 (t I /
f SLOT 5
L, 31
124Iess 9, 8��5.00 SF
ROW \ ` I\ I SERVICE
60' 2d3WATER
9.a1 SF
I' TYP flS�SrY r a 125 l
i I• o I ( ) f 1,1 _r: 16 1 i n t t d r U/,C /
I \ 10' UTILITY j 1 Z S - I ROOF
} )� DRAIN I ��
1 •"1
xl I' R_ 32 (TYP)
\ EASEMENT �� I /
i \� J
'• � Inc.», ='c
T
27
�i? -�+
i
...:. _ _._. cam__
{ - -415'- -
PERVIOUS
I � I.�^ t i ' 21 ' SHARED ACCESS & UTILITY
ASPHALT
EASEMENT FOR LOTS 4 AND 5
i , o (4,836 SF)
I� (NOTE: THERE SHALL BE NO
DIRECT VEHICULAR ACCESS TO
i�..{- - - -j ` !�✓L�r�, r1k% LOT 3 FROM THE PRIVATE
I ! i ACCESS ROAD WITHOUT PRIOR 7�Ti77 / DELI MAN
f % 35704 20TIl ANT Sid•
` , + t I !i \. ( WRITTEN APPROVAL FROM THE COI E ZONING: RS9.6
I_ _ _ CITY OF FEDERAL WAY PUBLIC 35708 20TH AV, E SW
I
1 i I, o f ZOZ�IIQG: I2S9.6 # 252103-9029
WORKS DEPARTMENT)
# 252103- 052
V)
31
30
"Anrl,Txu�-E
3562918TH NVE SW
ZONING: RS9.6
# 306561-W30
C�
Ind `eSUb"6c �I 17 e
30 15 0 30 60
SCALE: 1" = 30'
SHEET C1.0
COVER SHEET/ SITE PLAN
SHEET C2.0
EXISTING SITE CONDITIONS
SHEET C3.0
SURVEY CONTROL MAP
SHEET C4. 0
T. E. S. C. PLAN
SHEET C5.0
T. E. S.C. NOTES & DETAILS
SHEET C6.0
STORMWATER & GRADING PLAN
SHEET C7.0
20TH AVE PLAN & PROFILE
SHEET C8.0
STORM POND PLAN & PROFILE
SHEET C9.0
PERVIOUS PAVEMENT NOTES & DETAILS
SHEET CI0.0
ROAD NOTES & DETAILS
SHEET C11.0
ROAD NOTES & DETAILS
SHEET C12.0
ROAD NOTES & DETAILS
SHEET C13.0
STORM NOTES & DETAILS
SHEET C14.0
STORM NOTES & DETAILS
SHEET C15.0
STORM NOTES & DETAILS
SHEET TR1.0
TREE RETENTION PLAN
SHEET L1.0
LANDSCAPE PLAN
SHEET L1.1
LANDSCAPE DETAILS
OFFSITE IMPROVEMENTS
SHARED ACCESS DRIVE APRON 455 SF (PGIS)
CONC SIDEWALK 1,429 SF
TOTAL 1,884 SF (0.043 AC)
ONSITE IMPROVEMENTS
SHARED ,ACCESS DRIVE (PERVIOUS) 4,836 SF (PGIS)
* CONC DRIVE/ WALK 2,500 SF (PGIS)
* * HOUSE FOOTPRINT 17,500 SF
TOTAL 24,836 SF (0.685 AC)
TOTAL PGIS 7,791 SF (0.179 AC)
* 500 SF HAS BEEN ASSUMED FOR DRIVEWAY/WALK SURFACE FOR EACH LOT
** 3,500 SF HAS BEEN ASSUMED FOR HOUSE FOOTPRINTS FOR EACH LOT
PARCEL NUMBER:
SITE ADDRESS:
SITE AREA (ASSESSOR):
SITE AREA (SURVEYED):
ROW DEDICATION:
NET AREA:
PERRY
35633 18TH A-VE SVV
ZONING. RS9.6
# 306561-0040
MIN LOT SIZE:
MAX BUILDING HEIGHT:
MAX COVERAGE:
SETBACKS:
FRONT.
STREET SIDE:
INTERIOR:
REAR:
SC HIJLT'L
FIRE ACCESS TURNAROUND
3563718TH AST SW
MIN. LANE WIDTH
77ZONING: RS9.6
MIN. RADII:
# 306561-0050
MIN EXTENSION:
r
�GGGG'GG%11L1
t.: s
OWNER / DEVELOPER:
NGu EN
MAYFAIR, LLC
35701 18TH AVE SW
ZONING: RS9.6
31704 53RD AVENUE SW
EX
SSMH # 306561-0060
FEDERAL WAY, WA 98023
TEL: 253-666-4985
35705 18TH AVE SW
ZONING: RS9.6
306561-0070
2521039004
1909 356TH STREET
FEDERAL WAY, WA
68,717 SF (1.578 AC)
66,279 SF (1.522 AC)
1,486 SF (0.034 AC)
64,793 SF (1,487 AC)
RS9.6 - SINGLE FAMILY,
HIGH DENSITY
9,600 SF
30'
60%
20'
10,
5'
5'
16' (2 LOTS)
32'
55' FROM CENTERLINE
ENGINEER / SURVEYOR:
BEYLER CONSULTING
7602 BRIDGEPORT WAY W, #3D
LAKEWOOD, WA 98499
TEL: 253-301-4157
NOTE: SHORT PLAT APPROVAL EXPIRES FIVE YEARS FROM THE
DATE OF PRELIMINARY APPROVAL (ENGINEERING PLAN
APPROVAL, IMPROVEMENTS CONSTRUCTED, AND RECORDING).
PERMIT N0. 15-105750-00-EN
DATE
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N.T. S
K
// I I I �
SW 356TH STREET__ _
(PUBLIC ROW) I -
I
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FREI;'tYAN
35621 20TH AVE. Sb
ZONI14G: BN
# 252103 90'27
-X —
A PORTION OF THE NE 1/4 OF SECTION 25, TOWNSHIP 21 N., RANGE 03 E., W.M.
XU SHORT PLAT #2
CONCEPTUAL SITE PLAN
PARCEL # 2521039029
LOT 2 I ...�
9,604 SF s r
07-1
t
i`'� LOT 3
fi 9,604 SF LOT 4
12,373 SF INCLUDING
I I ! I I
9,611 SF LOT 5 ACCESS EASEMENT I I 9,639 SF /12,874 SF INCLUDING
! ACCESS EASEMENT
11,591 SFINCLUDING
J�[
LDA
EMENT W/ 20' JACCESS EASEMENT
AS PER COFW DETAIL 24
WATER SERVICE FOR THE BENEFIT OF XU
THE BENEFIT OFXw TS 1 & 2SHORT PLAT#2 F`TY EASEMENT FOR�ENEFIT OF XUT PLATS 1 & 2I _ _ . _ . I _ I I e'
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EASEMENT I
I v f I( I( EXISTING INGRESS, fi j
.. I EGRESS, & UTILITY COIIE I —
..' I EASEMENT 35708 20TH AVESW
.......I ZONING: RS9.6 �
# 252103-90S2 % N
{ III N
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Lo
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I S87 0516E f� I TO BE REMOVED)
j 592.40' C)
b II a_ JACQUE
35716 20TH ANTE Sly' , LOT 1 I I LOT 2
ZONING: RS9.6 I 10,708 SF I 10,387 SF
# 252103-9054 5'
N
XU SHORT PLAT #2
PROJECT AREA
PARTI,O
1908 Ski 358TI''I CT
ZONPiG: RS9.6
# 306560-td3
30 15 0 30 60
SCALE: 1" = 30'
P � RRY
35633 18T H AVE Sw \
i ZONING: R89.6
# 3i36561-0040
s
I
". ci.Ii'i..Tz
X I ' 3563 r 18TH AVE SIN' j PARCEL NUMBER:
j 3,0NiNG1 RS9.6 SITE ADDRESS:
# 306561-0050 I
ISITE AREA (ASSI-SSOR):
ZONING:
MIN LOT SIZE:
MAX BUILDING HEIGHT:
�\ MAX COVERAGE:
NGL"5 rN
35701 18TI-I AVE SW , SETBACKS:
I ZONING RS9.6
# 3W561 /0t0 /
SEWER SERVICE FOR
THE BENEFIT OF XU
SHORT PLAT #2
BATES
35705 I8TIl AVESW
ZONING: RS9.6
# 306561-0070
....... __................ _
01:sEN1
\ 35727 18TIl AVE �S'4'a'
ZONING: R89.6
# 306561-0100
'i
BUILDING '.
SETBACK
LINE (TYP)
£t•IIIiESEI,I, }
35731 18TII AVE SW
ZONING; RS9.6
# 306561-0110
DUVA4_
3580318'FH AVE STi:
ZONING: RS9.6
# 306561-0120
2521039029
35704 20TH AVE SW
FEDERAL WAY, WA
22,760 SF (0.52 AC)
RS9.6 - SINGLE FAMILY,
HIGH DENSITY
9,600 SF
30'
60%
FRONT:
20'
STREET SIDE:
10,
INTERIOR:
5'
REAR:
5'
FIRE ACCESS TURNAROUND
MIN. LANE WIDTH
20' (4 LOTS)
MIN. RADII:
32'
MIN EXTENSION:
55' FROM CENTERLINE
THE SOUTH 176 FEET OF THE NORTH 556 FEET OF THE EAST
125 FEET OF THAT PORTION OF GOVERNMENT LOT 2, IN
SECTION 25, TOWNSHIP 21 NORTH, RANGE 3 EAST,
WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON,
LYING ON THE EAST 660.00 FEET.
TOGETHER WITH AN EASEMENT FOR INGRESS, EGRESS, AND
UTILITES OVER AND ACROSS THE SOUTH 20.00 FEET OF THE
NORTH 400.00 FEET OF GOVERNMENT LOT 2, IN SECTION 25,
TOWNSHIP 21 NORTH, RANGE 3 EAST, WILLAMETTE
MERIDIAN, IN KING COUNTY, WASHINGTON.
EXCEPT THE EAST 765 FEET.
AND EXCEPT THE WEST 360 FEET.
SITUATE IN THE CITY OF FEDERAL WAY, COUNTY OF KING,
STATE OF WASHINGTON.
OWNER / DEVELOPER:
MAYFAIR, LLC
31704 53RD AVENUE SW
FEDERAL WAY, WA 98023
TEL: 253-666-4985
ENGINEER / SURVEYOR:
BEYLER CONSULTING
7602 BRIDGEPORT WAY W, #3D
LAKEWOOD, WA 98499
TEL: 253-301-4157
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RECEIVED
NOV 16 2016
'OF
COS FEDERAL WAy
JOB NUMBER
16-370
SHEET 1 OF 1
spi. 0
615