06-103954CITY OF
A. Federal
September 18, 2006
Mr. Larry Jaffy
Stonegate Homes
1995 178 b Avenue NE
Bellevue, WA 98008
CITY HALL
33325 8th Avenue South
y Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederaiway.com
Re: File #06-103954-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Redondo Highlands, Lots 7; 8, 99 & 10; No Site Address, Federal Way
Dear Mr.. Jaffy:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held September 7, 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 Andrew Bauer (253-835-2647, andrew.bauer@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
Proposed development of four existing single-family lots containing geologically hazardous areas. Zoning
is Single -Family Residential (RS 9.6). The average lot size of the four lots is-15,801 square feet. A building
application has already been submitted for lot 7, and review is currently on -hold by the city because of the
steep slopes and the proposed height exceeds the maximum allowable single-family building height.
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 #06-103954-00-PC Doc ID 37636
Mr. Larry Jaffy
Page 2
September 18, 2006
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Planning Division
Geotechnical Report — Five copies of the geotechnical report must be submitted to the city. The
report will be reviewed, at the applicant's expense, by the city's geotechnical consultant. A
scope of work and cost estimate will be provided from the consultant and forwarded to the
applicant for approval to commence further consultation. See additional discussion below.
2. Building Heights — Required building height has not been met on the existing lot 7 proposal.
Building elevations and heights must be submitted with your application for the remaining lots.
See the enclosed handout and additional discussion below for more information on building
heights, average building elevations, and requirements for an application for a variance.
Public Works Development Services Division
1. A targeted drainage review is required and will need to be prepared for your sites by a registered
civil engineer, licensed in the state of Washington. The drainage review is being triggered due to
the presence of steep slopes on your site (greater than 45 percent) and the proposal to construct a
drainage pipe that is 12" in diameter. See additional discussion below. -
2. Given the location and documented erosion problems in the immediate area, the probability of
requiring some form of on -site detention is high. Therefore, on -site detention should be addressed
in your geotechnical report in the event that it is required.
South King Fire and Rescue
1. Automatic Fire Sprinkler System — An automatic fire sprinkler system is required for each home.
This requirement is pursuant to the "life safety/rescue access" requirement. Please see additional
discussion below.
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 DMSION (Andrew Bauer, 253-835-2647, andrew.bauer@cityoffederalway.com)
Review Process — As proposed, your application will be reviewed under an Administrative Decision.
The application will be reviewed administratively by the city for concurrency with FWCC Section
22-1286(b), in which it must demonstrate the feasibility of developing the four lots with geologically
hazardous areas.
File 406-103954-00-PC Doc ID 37636
Mr. Larry Jaffy
Page 3
September 18, 2006
Geologically hazardous areas are defined in FWCC Section 22-1 as areas which, because of their
susceptibility to erosion, land -sliding, seismic, or other geological events, are not suited to siting
commercial, residential, or industrial development consistent with public health or safety concerns.
Geologically hazardous areas include the following areas:
a)
Erosion hazard areas
b)
Landslide hazard areas
c)
Seismic hazard areas
d)
Steep slope hazard areas
Refer to the enclosed handout on geologically hazardous areas and FWCC Section 22-1 (enclosed)
for the full definition and additional discussion on the matter.
2. State Environmental Policy Act (SEPA) — The proposal is subject to review under SEPA due to the
presence of geologically hazardous areas. As such, a SEPA checklist must be submitted to the city
for environmental review. The SEPA checklist will be reviewed in conjunction with the
Administrative Decision, in which a final environmental determination and Director's Approval will
be issued for the proposal.
Bear in mind that the SEPA checklist, and site plans, must address all four lots, including any
proposed retaining walls, utilities, and any other development activities. Items not included in the
SEPA checklist will not be permitted, and as a result will have to go under a separate SEPA and
geotechnical review to gain approval.
3. Fees — The total cost for your application will be $898.50 ($55 Administrative Decision, plus
$843.50 SEPA checklist). Additional fees ($1,063.50, Process IV) will apply if a height variance for
lot 7 is submitted. See additional discussion under item #7.
4. Public Notice — With the SEPA application, provide one set of stamped, addressed envelopes for all
property owners within 300 feet of the subject site. Include the City of Federal Way return address
on all envelopes. For our records, provide a list of the owners within 300 feet of the subject site and
a corresponding parcel map showing the 300=foot radius from the subject site. Refer to the enclosed
mailing label handout. Two additional sets will be required if a variance for lot 7 is applied for. See
additional discussion under item #7.
5. Geotechnical Report — A geotechnical report prepared by Callagan and Associates was submitted to
the city with the application for lot 7, received June 9, 2006. The report addresses the development
of all four lots. Please submit five additional copies of the geotechnical report with your application.
In addition, the geotechnical report will be reviewed by the city's geotechnical consultant, Landau
Associates, at the applicant's expense. A scope of work. and cost estimate will be provided by the
city's consultant and must be approved by the applicant prior to any further review by Landau
commencing.
File #06-103954-00-PC
Doc ID 37636
Mr. Larry Jaffy
Page 4
September 18, 2006
6, Building Height — Please submit building elevations and heights. Preliminary review of the site
indicates that the height of the proposed structure on lot 7 exceeds maximum allowable heights.
Pursuant to FWCC Section 22-631, the height of structures may not exceed 30 feet above the
average building elevation (ABE).
In accordance with FWCC Section 22-1, ABE means a reference datum from which building height
is measured. ABE is the average of the highest and lowest existing or proposed elevations,
whichever is lowest, taken at the base of the exterior walls of the structure-, provided, that ABE shall
not be greater than five feet above the lowest existing or proposed elevation.
Furthermore, the height of structure is defined in FWCC Section 22-1, meaning the vertical distance
above the ABE measured to the highest point of a flat roof or to the deck line of a mansard roof, or
to the mid -point between eave and ridge of the highest principal roof of a gable, hip, gambrel, or
similar sloped roof. For single-family residential structures where the total area of dormers exceeds
35 percent of the total area of the underlying sloped roof, height will be measured to the ridge of the
highest principal gable.
For more clarification please see the enclosed height measurement handout and diagram. See also
the additional discussion below in regards to applying for a height variance for lot 7.
7. Height Variance — During the preapplication meeting, interest was expressed in applying for a
variance for the height of the proposed single-family house on lot 7. Per FWCC Chapter 22, Article
II, Division 8, the city will process the request for a variance through a Use Process IV, in which
Hearing Examiner approval is required.
The city will only grant a variance if all the criteria in FWCC Section 22-198 are met. The criteria
are outlined in the variance handout, along with other submittal requirements (enclosed). The
current fee for a Process IV variance application is $1,063.50. This fee will be in addition to the
SEPA arid administrative review, as stated above.
Review of the variance application will occur concurrently with the administrative and SEPA review
for your proposal. Pursuant to FWCC Section 22-445, the Hearing Examiner will endeavor to issue
his decision on the Process IV project permit approval within 120 days of the issuance of the letter
of completeness. The 120-day clock is stopped during any period in which the applicant has been
requested by the city to correct plans, perform studies, or provide additional information.
Please note that public notice is also required for a variance. With your variance application, submit
two additional separate sets of addressed, stamped envelopes of persons within 300 feet of the
subject property. These envelopes will be in addition to the ones required for the environmental
checklist review. Including SEPA review, a total of three sets of envelopes will be required with
your applications. Again, please refer to the enclosed mailing label handout.
In your variance submittal to the city, you should address the unique lot configuration of lot 7 in
comparison to the other three lots proposed for development. It should be clear that lot 7 is different
from the other three lots, and therefore will require a height variance because of its topography and
configuration of the lot lines. You will also need to explain how the variance is not the result of
actions of the property owner.
File N06-103954-00-PC Doc 1D 37636
Mr. Larry Jaffy
Page 5
September 18, 2006
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION
(Will Appleton, 253-835-2730, will.apnleton it cityoffederalwaL.co�u)
A targeted drainage review is required and will need to be prepared for your sites by a registered
civil engineer, licensed in the state of Washington. The drainage review is being triggered due to the
presence of extremely steep slopes on your site (greater than 45 percent) and the proposal to
construct a drainage pipe that is 12 inches in diameter. The City of Federal Way used the 1998 King
County Surface Water Design Manual. At a minimum, the following item must be addressed in your
review:
A downstream assessment and evaluation of impacts caused by constructing the
proposed drainage pipe..This includes, but is not limited to, a.conveyance capacity
analysis and an assessment of existing and potential erosion problems.
2. Given the location and documented erosion problems in the immediate area, the probability of
requiring some form of on -site detention is high. Therefore, on -site detention should be addressed in
your geotechnical report in the event that it is required.
Please clarify if there is an easement over the existing 18-inch storm drain that is shown on lot 10. If
an easement exists, a 10-foot setback from the edge of the easement is required for all structures.
BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.s rout ftityoffederalway.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 5 1 -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).
File#06-103954-00-PC Doc ID 37636
Mr. Larry Jaffy
Page 6
September 18, 2006
Fire Protection: see South King Fire and Rescue comments
Wind/Seismic: Basic wind speed 85 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 www.cityoffederalway.com.)
Submit two sets of drawings and specifications. Specifications shall include: x Soils report
x Structural calculations _ Energy calculations x 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).
Submit x 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 three to six weeks of submittal date. Re -check of plans
will occur in one to three weeks after resubmittal.
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.
File #06-103954-00-PC
Doc 1D 37636
Mr. Larry Jaffy
Page 7
September 18, 2006
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
Provide a current geotechnical report with each single-family resident application.
The information provided 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, basburynlakehaven.org)
1. Water & Sewer — A water meter application and a side sewer permit is required for each separate
meter/service for any new connection to the water distribution.or sanitary sewer system, or
modification to any existing connection (e.g., larger water service connection, abandonment of
existing service[s], etc.), in accordance with standards defined in Lakehaven's current "Fees and
Charges Resolution.
2. General — 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.
• Currently, system capacity is available for this property from system capacity
charges previously assessed under the original developer extension for Redondo
Highlands 5 for one ERU per lot for sewer only.
All comments herein are valid for one year and are based on the proposals) submitted and Lakehaven's
current regulations and policies. Any change to either the development proposal(s) or L.akehaven's
regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, chrisin ham .southkin fire.or )
Water Supplies for Fire Protection
■ Existing hydrants are available for these homes.
■ A Certificate of Water Availability shall be provided indicating the fire flow available at the site.
■ The minimum fire flow for one- and two-family dwellings which do not exceed 3,600 square feet
shall be 1,000 gallons per minute.
File i106-103954-00-PC Doc ID 37636
Mr. Larry Jaffy
Page 8
September 18, 2006
2. Fire Apparatus Access Roadway
■ No parking is permitted on the public right of way. No parking signs shall be installed on the
road and the cul-de-sac.
■ Fire apparatus access roads:
a) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical
clearance of not less than 13 feet 6 inches.
b) 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.
c) Shall be not less than a 20-foot inside turning radius and not less than a 40-foot outside
turning radius.
d) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac not less
than 80 feet in diameter.
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler
system, these provisions may be modified by the chief.
3. Automatic Fire Sprinkler Systems
01 An automatic fire sprinkler system shall be installed for each residence.
If the slope of a building lot does not allow the building(s) on the site to comply with the "life
safety/rescue access" requirement, the building(s) shall be provided with an approved automatic fire
sprinkler system. Life safety/rescue access shall meanan unobstructed access to all floor levels and
each roof level of a building on not less than 20 percent of the building perimeter by utilizing a 35-foot
ladder. An alternate method would be at least one stairway enclosure with exit doorways from each
floor level and with a door opening onto each roof level which conforms to the requirements of the
International Building Code.
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 Section 22-1657.
File#06-103954-00-PC Doc ID 37636
Mr. Larry Jaffy
Page 9
September 18, 2006
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWCC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact,
Planning Technician Andrew Bauer, at 253-835-2647, or andrew.bauer@cityoffederalway.com. We look
forward to working with you.
Sincerely,
44--- `y�
Andrew Bauer
Planning Technician
enc: Master Land Use Application
Geologically Hazardous Areas Handout
Height Measurement
Mailing Label Handout
Variance Handout
SEPA Checklist
FWCC Section 22-1 Definition of "Geologically Hazardous Areas"
FWCC Chapter 22.1 Article XIV, Division 4, "Geologically Sensitive Areas"
�omxrcr�rs'fY'an7-5aei-t�l�a .
c: Scott Sproul, Plans Examiner
Kari Cimmer, Lead Development Specialist
Will Appleton, Development Services
Chris Ingham, South King County Fire & Rescue
Brian Asbury, Lakehaven Utility District
File #06-103954-00-PC Doc ID 37636
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: August 14, 2006
TO: Will Appleton, Development Services Manager
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire and Rescue
Kari Cimmer, Lead Development Specialist
FROM: Deb Barker
FOR DRC MTG. ON: August 24, 2006 - Internal
August 31, 2006, 10:00 - with applicant
FILE NUMBER(s): 06-103954-00-PC
RELATED FILE NOS.: 06-102865-00-SF K
PROJECT NAME: REDONDO HIGHLANDS � LOTS 7,8,9 &10
PROJECT ADDRESS: XXX South 297th Street
ZONING DISTRICT: RS 9.6
PROJECT DESCRIPTION: Four proposed single family sites with geo hazardous
areas
PROJECT CONTACT:
STONEGATE HOMES
LARRY JAFFY
1995 178th Ave NE
Bellevue, WA 98008
(206) 779-6227
MATERIALS SUBMITTED: Conceptual drawing
41k RECEIVEC) MASTER LAi,*TD USE APPLICATION
A U G n 9 2006 DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
V 33325 8'b Avenue South
CITY OF CITY OF PO Box 9718
Federal Wa ERAL WAY Federal Way WA 98063-9718
y BUlLD1NGKEPT, 253-835-2607; Fax 253-835-2609
www.cityo_ ffederalway.rom
APPLICATION NO(s) Q� _ %Cap j ��� - j�� Date 42
Project Name RLkevbL L1141W_�VIV,6_g T- S % 1 / C�
Property Address/Location
Parcel Numbers) 7� S� (�7 7 Z.�3 F ra y f®G q 7Z653j010C
Project Description / C d ,� 5
PLEASE PRfN1'
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
►9 ► Zoning Designation
5a16, 1A Comprehensive Plan Designation
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
_Occupancy Type
Construction Type
Applicant
Name: Z Jr21Z-r J;4/`F J
A
Address. jq � g� N
q S — 17a �
City/State:
Zip: 900Z�45
Phone: (-;;? 7 ;7,9— z-r C �G L-
Fax- 76 -- /fv 7
Email: iT,rF� �L/,Ie�T�7fl��• cL�r
Signature;
Agent (if different than
Name:
Address:
City/State-
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name:. 04,9�' cT/T rlo/741�
Address: 1q,7 - l �A �__ 1UF_
City/State: 8151Lc ✓ve �fBi9
zip: � � % C� �L
PhonP_; a- � %�
Fax:
Email:�r9I�-¢=af.�/�r
Signature:
Bulletin #003 —August 18, 2004
Page 1 of 1
k:\Handoutsuvlaster Land Use Application
NAME
1.
CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE
Preapplication Conference Sign In Sheet
ProjectName: f� JOAJC f f q5
Address: Nw S,vS
File # 06 — /0:5 1 —
Date: �'7'�240,c�
REPRESENTING
TELEPHONE NUMBER
2.f�vl'tir�C�
3. AV1,`4`I 7 FF
I
-Z46 - 7-79 --
& Z-7 7
lm
5.
B
`rn.mv/
7. C #r2�s 1i611,1-lgeo
8. &�N A513URY
_
10.
11.
12.
11
f /Z AF�7-
{-AKetqvoo 0774.
Pla,mm
FfA
�00 - 906 - a3SSr
2-3
as3 - 74-
25 3- g 3 5- 2(oq l
M
Redondo Highlands PiMolication 06--103954-PC
■ 4 lot development of lots 7-10 in existing Redondo Highlands Division 5
■ Site is zoned RS 9.6
■ All 4 lots constrained by steep slopes — 70-foot vertical relief & slopes greater than 40%
■ Lot 7 SF building permit already under review
o Geotech report submitted covering all 4 lots
■ As proposed, review will be under an "administrative decision" in conjunction w/SEPA
o An administrative decision will be made under FWCC 22-1286(b)
o Demonstrate no other alternatives exist for development, AND feasibility of
constructing on steep slopes w/o increasing slide/erosion hazards
■ Geologically Hazardous Areas will trigger SEPA
o Require SEPA checklist to be filled out encompassing all 4 lots
o Must address ALL development activity (utilities, retaining walls, landscaping,
etc.) AND shown on site plans
o Otherwise it will not be approved under the administrative decision/taken into
account in the environmental determination
Copies of the geotech study will have to be resubmitted with the formal application
o Will have to be peer -reviewed by the city's geotech consultants, at the expense of
the applicants
o Scope of work & cost estimate will be forwarded to applicant
o Applicant approval needed prior to review moving forward
Due to slopes, height requirements may be difficult to meet
o Submit building elevations demonstrating heights with formal app. submittal
o No higher than 30ft. above average building elevation (ABE)
o Calculated using the definition outlined in city code (handout)
■ All of today's items in addition to 6/27/2006 letter from Kari Cimmer, outlining
requirements for lot 7 application
o (soils report, etc.)
CITY OF
A. Federal
August 17, 2006
Larry Jaffy
Stonegate Homes
1995 178`h Avenue NE
Bellevue, WA 98008
CITY HALL
�� 33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www. cityoffederalway. com
RE: File #06-103954-00-PC; PREAPPLICATION MEETING NOTICE — REVISED DATE
Redondo Highlands Lots 7, 8, 9, & 10 Preapplication, Federal Way
Dear Mr. Jaffy:
Based on your request, the meeting date for the above -referenced proposal has been changed. A meeting
with the project applicant and Committee is rescheduled as follows:
Thursday, September 7, 2006 -- 9:00 a.m.
Hylebos Conference Room
City Hall, 2nd Floor
33325 8`h Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Let me know if you will have more than five people attending the
preapplication meeting so we can make arrangements for a larger room. This is the only notice sent out,
so please coordinate directly with anyone else you would like to attend the meeting. Please call me at
253-835-2642 if you have any questions.
Sincerely,
Re" W_' R 01- ,, "_ Wad- 21
Deb Barker
Senior Planner
c: Kari Cinimer, Lead Development Specialist
Will Appleton, Development Services
Maryanne Zukowski, Senior Traffic Engineer
Scott Sproul, Assistant Building Official
Chris Ingham, South King Fire
Brian Asbury, Lakehaven Utility District
06-103954 Doc I.D. 37689
Ll
CITY of CITY HALL FILE
`33325 8th Avenue South
Federal Way Mailing Address: PO Box 9718
98
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
August 14, 2006
Larry Jaffy
Stonegate Homes
1995 178`h Avenue NE
Bellevue, WA 98008
RE: File #06-103954-00-PC; PREAPPLICATION MEETING NOTICE
Redondo Highlands Lots 7, 8,9 &10 Preapplication, Federal Way
Dear Mr. Jaffy:
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. A
meeting with the project applicant and Committee has been scheduled as follows:
Thursday, August 31, 2006 -- 10:00 a.m.
Hylebos Conference Room
City Hall, 2nd Floor
33325 8th Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Let me know if you will have more than five people attending the
preapplication meeting so we can make arrangements for a larger room. This is the only notice sent out,
so please coordinate directly with anyone else you would like to attend the meeting. Please call me at
253-835-2642 if you have any questions.
Sincerely,
Deb Barker
Senior Planner
06-103954 Doc I.D. 37635
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
AUG 0 9 2006 33325 8t' Avenue South
CITY OF CITY OF FEDERAL Wqy PO Box 9718
9718
Federal Way BUILDING DEPT, Federal Way WA 98835-2609
253-835-2607;Fax 253-835-2609
www.cltyoffederalway.com
V
APPLICATION NO(s) — %6 Z-e_ 0 O - h Date t�
Project Name j-� �d , ILi�i41�1��� ��% 7-S g,
Property Address/Location S Z9' 7`!l7./9� �-
Parcel Number(s) J 7-0 5-3 MCD `7 2 , 7-0 5� 10 0 SD, 72- e) 5 3 f0c) 2n .716 5
Project Description Y :5 = � t'Y/� ZV A6 /Y,.4f S
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
5/iJ&Vr1,1*Z
Zoning Designation
�nf i�. Comprehensive Plan Designation
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
Applicant
Name: L. aA-' y tr Fr I
Address: 19 q 5 - 17t:3. - �04- IVIF-
City/State: l0&a Z-- V L3� A■
Zip: j
Phone: ( 7,9 - g� 0 Z,�-
Fax: [-3f c,]f376-- Jffo -7
Email: T j-*FF +�C' oT/�Jrg�I • c�r�
Signature:
Agent (if different than
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name:
Address: / 99s'- l �� / `/ AIF-
CitylState:
Zip: 9Aor r Gl
Phone:[ 7 %
Fax: C3e,t 96
Email: ■i�c'fir' z-7e 0,, yJ��
Signature:_ n -
Bulletin #003 — August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application
con M Ncn \ -o / Qo n N l .o y c v �), .c
Qj r ry M p� o LO �p It1 r C
to
r N
- -- -_ AA-T-AV 0 NZ
O W hY I iV r
� O N I G-
ry r R! M O V N N O C
O „� N O tq Cp�i Lh r n t
7 M
�aGNZ q j p �
� r n
� Q
O. O Q1 v �
N n Q1 N eTi O m G
00 ;
O
fy O h, O
v
o _ q
r �.a o r
G IMif N CZ N M N
N [!J
cm
m CD V1] O
O 1�1 Yp a✓ r lf) SIN O
cO0
p
O M
�.N
C7) O p N
cri o N MS 11
p
O �
M
W
M r N [N+a n LL'i N
r N
M p ms
AV 0 4c
O1
W
N
N �^ O
L[J •M pi " p___ C
N • N N N 1 N N M V
Mp_N
O cl) 4 N
.�.�—
O
O � O
cD ca
eOy. o Onl y �_ O O O G
--o m I o
CJ CO r/�'
_
M C _
N� MS AVHJ
O O ■ i G 4 r
0 0o - o
- o NI s r
N
r
�y
1