00-102431CITY OFf,C"-
May 23, 2000
\ wl" I
Mr. Mike Griffin
103 54`h Avenue East
Tacoma, WA 98424
Dear Mr. Griffin:
33530 1 ST WAY SOUTH
(253) 661-4000
FEDERAL WAY, WA 98003-6210
Re: 00-102431-00-PC, GRIFFIN SHORT PLAT PREAPPLICATION CONFERENCE
2245 and 2241333d Street, Federal Way, WA
This letter provides follows up to the May 18, 2000, preapplication conference with the Federal Way
Development Review Committee for the purpose of preliminary review and discussion of your proposal
to divide one 26,867 square foot lot into four residential lots. A multifamily residence is located on the
northern portion of the site. A stream is located approximately 125 feet west of the subject site.
Department and agency requirements are summarized below or are enclosed with this letter. Staff contact
is listed with each summary.
LAND USE DIVISION, Deb Barker, 661-4103
1. Short Plat Process - Pursuant to Federal Way City Code (FWCC) Division 5, Short subdivision
plats, short plat applications are administratively processed through the Department of Community
Development Services under FWCC Section 20-83 et al. The administrative review process requires
that the Director of Community Development Services issue a decision on the short subdivision
request. Public notice of the complete short plat proposal is required per FWCC Section 20-90, and a
14-day public comment period is provided. However, no public hearing will be required. Short plat
filing fees are $1,553.00, less the $310.00 preapplication fee. A master land use application, short
plat handout, and code sections are enclosed.
SEPA - The short plat is exempt from environmental review unless there are environmentally
sensitive areas on or near the subject site.
2. Lot Size - The zoning for the subject site is Residential Multi -Family (RM-2400). This is a
multifamily zoning classification, which permits both single and multiple family dwelling units. For
single-family dwelling units, the minimum lot size is 5,000 square feet per FWCC Section 22- 666
(enclosed). Minimum lot size for multiple family dwelling units is 2,400 square feet of lot area per
dwelling unit, with a minimum lot size of 7,200 square feet per FWCC Section 22-667 (enclosed).
Public right-of-way or ingress/egress easements may not be included in the lot area calculations. The
short plat document must depict the existing units located on each lot, along with the size of the
proposed lots on the face of the short plat.
Griffin Short Plat Preapplication
May 23, 2000
Page 2
Selbacks - Existing and future residences must conform to the following structural setback
requirements of FWCC Section 22-667: front yard - 20 feet; side yard - 5 feet; and rear yard - 5 feet.
The short plat must depict these typical building setback requirements. Lot coverage for residential
uses is limited to 70 percent and includes all impervious surfaces such as driveways, walkways,
patios, and roof overhangs.
4. Open Space - Short plats must comply with the applicable regulations set forth in the Subdivision
Ordinance, FWCC Chapter 20 (enclosed). Pursuant to FWCC Section 20-155, on -site open space in
the amount of 15 percent of the gross land area of the short plat site must be established, or a
payment equal to 15 percent of the assessed land value be made. If established on -site, the open
space must be accessible to all lots, and must be established as a separate tract. The preapplication
drawing does not depict how the open space obligation will be met.
5. Common Recreation Open Area — Per note #2 of FWCC Section 22-667, if the property is built with
multi -family dwelling units, the subject property must contain at least 400 square feet of common
recreational open space usable for many activities. At least 10 percent of the area must be
established with children's play equipment. If the short plat open space is provided on -site, it can be
combined with the common recreation open area. The proposed location for the common recreation
open area must be shown on the face of the short plat. A common recreation open area is not
required for single-family dwelling units.
Buffers — Pursuant to FWCC Section 20-178, vegetative buffers are required between subdivisions
and arterial streets. The short plat must provide a ten -foot wide type III buffer on the east side of the
subject site between the short plat and Interstate-5. Type III landscaping consists of trees, tall shrubs,
and groundcover. The buffer is to be established in a separate tract to be maintained by the
homeowners association, and must be shown on the face of the plat.
In addition, projects in multiple family zoning districts require type III landscaping 20 feet in width
along all public rights of ways and ingress/egress easements, and type III landscaping 10 feet in
width along other property lines per FWCC Section 22-1566(c). Any common parking areas must
provide interior parking lot landscaping at the rate of 15 square feet per parking stall per FWCC
Section 22-1567(b)(1)(b). These landscape areas must be shown on the face of the plat. Interior
parking lot landscaping is not required for single-family dwelling units.
Landscape Plan - A landscape plan prepared by a licensed landscape architect must be provided
with the short plat application. The plan must identify existing significant trees, wooded areas,
meadows, rock outcroppings, and other landscape features, and must show open space, required
street trees, required buffers as noted above, and other ornamental plantings required by code. Any
trees and vegetation on the site meeting the definition of significant must be retained to the
maximum extent possible in accordance with the city's subdivision ordinance, FWCC Section 20-
179 (enclosed). Significant trees are defined as 12 inches in diameter, or 37 inches in circumference,
measured four and one-half feet above the ground; in good health; and not detrimental to the
community. Significant trees do not include red alder, cottonwood, poplar, or big leaf maples.
Significant trees shall be flagged and protection techniques for retained significant trees shall be
identified in areas proposed to be disturbed.
Griffin Short Plat Preapplication
May 23, 2000
Page 3
8. Community Design Guidelines — Please be advised that any dwelling multiple family dwelling units
constructed on the site will be subject to the requirements of the FWCC including, but not limited to,
"Community Design Guidelines," FWCC Article XIX, Sections 22-1638(a)(4) through (16). A copy
of the section is enclosed.
PUBLIC WORKS ENGINEERING DIVISION, Jim Femling, (253) 661-4196
Please refer to the enclosed May 17, 2000, engineering memorandum.
PUBLIC WORKS TRAFFIC DIVISION, Hazem El Assar, (253) 661-4139
Please refer to the enclosed May 18, 2000, traffic comments.
FEDERAL WAY FIRE DEPARTMENT, Greg Brozek, (253) 946-7241
Refer to the May 18, 2000, comments.
LAKEHAVEN UTILITY DISTRICT, Mary Young, (253) 946-5400
Please refer to the May 18, 2000, comments.
As we discussed, there are significant differences in development standards between single family and
multiple family uses of the site. In designing the short plat, you should carefully consider the intended
future use of each individual lot.
I have enclosed a copy of the attendance sheet from the preapplication meeting along with applicable
code references. Please be advised that the preapplication review is preliminary only and in no way takes
the place of the required technical review that will follow the submittal of a formal land use application.
If I can be of assistance, please contact me at (253) 661-4103. I look forward to working with you.
Sincerely,
Deb Barker
Associate Planner
Enc: Sign in Sheet FWCC Article XVII, Landscaping
Master Land Use Application FWCC Article XIX, Community Design Guidelines
Short Plat Handout Public Works Engineering Memo
FWCC Section 22-666, Detached Dwelling Unit Public Works Traffic Memo
FWCC Chapter 20, Subdivision Lakehaven Utility District Memo
FWCC Section 22-667, attached, Detached, Or Stacked Dwelling Unit
c: Jim Femling ,, Senior Engineering Plans Reviewer Greg Brozek, Federal Way Fire Department
Hazem El Assar, Assistant Traffic Engineer Mary Young, Lakehaven Utility District
L:\CSDC\DOCS\SAVE\54256975 DOC/L.ast printed May 23, 2000 1:14 PM
LAKEHAVEN UTILITY DISTRICT
31627 1st Avenue South ♦ P. O. Box 4249 ♦ Federal Way, WA 98063
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COMMITTEE
AGENDA OF: May 18, 2000
ATTN: Ms. Deb Barker
Associate Planner
SUBJECT: Agenda Item No. 1 - Griffin Short Plat
00-102431-00 (PRE)
COMMENTS:
Water:
If additional hydrants or other fire protection system are indicated, a developer extension agreement will be required.
If water main is not extended within 24th Avenue South, looping to the existing main to the south, private easements
will need to be established for water service lines to the southerly lots and those lots will be required to execute a
Temporary Water Service Agreement at time of connection.
STRuUTURE.
Sewer:
fS � .D SEPA¢A-r� wtEJEK Fog SEGci In
A developer extension agreement will be required to extend mainline sewer facilities to serve the site. It is
recommended that the Owner apply separately to the District for this process at the same time formal application is
submitted to the City of Federal Way to avoid delays in construction. Please allow 3 to 4 months for plan review and
approval. A joint use side sewer agreement and easement will also be required.
General:
The District's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential
equivalency for Multi -family use is calculated as 0.67 ERU per unit. The District's current Capital Facilities Charges
are $3,072/ERU for water and $2,720/ERU for sewer.
.00
T. ;m
Devel6pmerit Services Supervisor
Direct Line: (253) 946-5400 FAX: (253) 529-4081
E-mail: myoung@lakehaven.org
Date:
jCITYf G
335301 ST WAY SOUTH
DATE: May 17, 2000
TO: Deb Barker, Associate Planner
FROM: Jim Femling, Senior Engineering Plans Reviewer
SUB]EGT: 00-102431-00-PC L�4South 333'd St
MEMORANDUM
4edepartmentdesc» Department
After reviewing the materials submitted and a visit of the proposed site the following comments and findings
address issues that need to be resolved prior to developing the site:
LAND USE ISSUES
Stormwater
If the project creates 5000sf or more of new impervious surface than, surface water runoff control and
water quality treatment will be required per the 1998 King County Surface Water Design Manual
(KCSWDM). This project may meet the requirements for a small site drainage review, and may also
require Targeted Drainage Review. At the time of the site plan review submittal a narrative addressing
the relevance to the project of the 8 core and the 5 special requirements of the KCSWDM will be
required. A Level I downstream analysis shall also be provided. The city has available 1"=100', 5 foot
contour, planimetric maps that must be used for basin analysis. Contact Kevin Peterson, Engineering
Technician at 661-4126 for further details.The project lies within a level 1 flow control area, thus the
applicant must design the flow control facility to meet this performance criteria.
For site plan review submittal, a conceptual drainage facility should be shown on the plan to a size and
configuration approximating the needs of the site.
Please note that if the applicant proposes to discharge drainage into WSDOT's drainage system, the
applicant shall coordinate with WSDOT to review the project drainage report.
Traffic/R-O-W Improvements
1. See attached Traffic Division memorandum from Hazem El-Assar, Assistant Traffic Engineer, for traffic
related items.
BUILDING PERMIT ISSUES
Technical Information Report MR) will need to be prepared for the project and submitted with the
building permit application. The TTR will require the signature/seal of a Professional Engineer licensed
in the State of Washington.
2. The applicant will need to provide a geotech report that addresses design pavement thicknesses for the
roadways.
3. The applicant shall reimburse the City for the cost of all required regulatory, warning and street name
signs that are installed prior to acceptance by the City of all other require improvements.
4. Copies of Public Works' standard checklists have been included to assist the applicant's engineer in
preparing the plans and the T1R.
5. Bonding will be require for all improvements associated with the plat. The bond amount shall be 120%
of the estimated cost of the improvements. Upon completion of the installation and final approval by
the Public Works inspector, the bond value will be reduced to 30% of the original amount for the two
year maintenance period. An administrative fee deposit will need to accompany the bond to cover any
possible legal fees in the event the bond must be called.
6. The developer will be responsible for the maintenance of the storm drainage and street systems for the
two year maintenance period. During that time, the Public Works inspector will make periodic visits to
assure developer's compliance with maintenance requirements.
7. When topographic survey information is shown on submitted plans, as may be required, the vertical
datum block shall include the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S." on all sheets
where elevations are called out.
8. All drawings shall be drafted/plotted on 24" x 36" mylar sheets with permanent black ink. Site plans
shall be drawn at a scale of 1"= 20' or larger. Drawings submitted for plan review shall be printed on 24"
x 36" paper.
9. Provide cut and fill quancities on the grading plan.
10. The site plan submitted should show the location of any existing and proposed utilities in the areas
affected by construction.
L,1CsDcOOCSZSAVE149109764.DOC
CITY
335301 ST WAY SOUTH
DATE: May 18, 2000
TO: Deb Barker, Associate Planner
Jim Femling, Senior Engineering Plans Reviewer
FROM: Hazem El-Assar, Assistant Traffic Engineer
SUBJECT: GRIFFIN PROJECT (PRE) - (00-102431-00-PC)
2245 S 333RD ST
MEMORANDUM
Public Works Department
Based on my review of the submitted materials and a site visit, I have the following comments:
Traffic Impacts
The project is not expected to impact any intersections by 10 or more PM peak hour trips. Therefore, no
traffic impact analysis (TIA) is required.
Frontage Improvements
Per FWCC Sec. 22-1474, frontage improvements are required if the value of the proposed improvements
exceeds 25% of the value of all existing structures on the subject property. On S 333`d Street, improvements
shall conform to standard cross section R, which includes 20' pavement from centerline to curb, curb, gutter,
4' planter strip with trees, 6' sidewalk, 3' utility strip, and streetlights. To accommodate these improvements,
a 3' right-of-way dedication is required. On 2e Avenue S, improvements shall conform to standard cross
section W, which includes 28' pavement from curb to curb, curb, gutter, 4' planter strip with trees, S'
sidewalk, 3' utility strip, and streetlights on the west side of the street only. A temporary turnaround shall
also be provided at the south terminal of 2e Avenue S and stubbed -out: for future extension to the south. To
accommodate these improvements, a 40' right-of-way dedication is required along 24'h Avenue S.
Per FWCC Sec. 22-1477, the Public Works Director may modify, defer, or waive the above requirements
after consideration of a written request for specific reasons outlined under that code section.
Site Access and Circulation
Both S 333`d Street and 24'h Avenue S will provide sufficient access and circulation for the site.
CITY OF FEDERAL WAY COAUMNiTY DEVELOPMENT REVIEW CO E (CDRC)
Preapplication Conference Sign In Sheet
Griffin Short Plat Preapplication Conference
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TECHNICAL REVIEW
(RESIDENTIAL)
Agenda Date: May 18, 2000
Subject: Griffin Short Plat/00-102431 /Barker
To: Development Review Committee
From: Greg Brozek — Federal Way Fire Department
WATER SUPPLIES FOR FIRE PROTECTION
A Certificate of Water Availability shall be provided indicating the fire flow
available at the site.
Fire hydrants shall be spaced 700 ft. or less apart. Every building lot shall have a
fire hydrant within 350 ft. All measurements shall be made as vehicular travel
distance.
Fire hydrants shall be in service PRIOR to and during construction.
FIRE APPARATUS ACCESS ROADWAY
Fire apparatus access roadways shall be required for every building when any
portion of an exterior wall of the first story is located more than 150 ft. from fire
apparatus vehicle access.
Fire apparatus access roads:
1) Shall have an unobstructed width of not less than 20 feet and an
unobstructed vertical clearance of not less than 13 feet 6 inches.
2) Shall be designed and maintained to support the imposed load of a 25
ton fire apparatus and shall be provided with a surface so as to provide all-
weather driving capabilities.
3) Shall be not less than a 20 foot inside turning radius and not less than
a 40 foot outside turning radius.
4) With a dead-end in excess of 150 feet in length shall be provided with
a cul-de-sac or Fire Department approved alternative at the dead end.
All such cul-de-sacs shall be not less than 80 feet in diameter.
1
5) Gradient shall not exceed 15 percent.
6) Serving a single residential property which have a dead end in excess
of 150 feet in length shall be provided with a turn around approved by the
chief. [K.C.F.D.#39 Administrative Policy Guideline No. 10061
EXCEPTION: When buildings are completely protected with an approved
automatic fire sprinkler system, these provisions may be modified by the
chief.
Fire apparatus access road gates shall comply with K.C.F.D. #39 Administrative
Policy Guideline No. 1001 (copy attached).
AUTOMATIC FIRE SPRINKLER SYSTEMS
An automatic fire sprinkler system shall be installed in Group R, Division 3
occupancies:
1) When the occupancy exceeds 2,500 square feet (including attached
garages) without adequate fire flow.
2) Without approved fire department access.
3) When the occupancy exceeds 10,000 square feet.
4) When the building is classified as an over -water structure.
Comments: The minimum fire flow for one- and two-family dwellings shall be 1,000
aallons Der minute.
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 mean an
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 openin_q onto each roof level which conforms to the requirements of the
Uniform Building Code.
THESE COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE
PLANS REVIEWED.
2
Greg Brozek — Assistant Fire Marshal
31617 1 Avenue South
Federal Way, WA 98003
Phone 253-946-7241
Fax 253-529-7206
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DATE:
TO:
FROM:
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT
MEMORANDUM
April 25, 2000
Community Development Review Committee (CDRC) Members
Joan Hermle, Assistant Building Official
Mary Young, Lakehaven Utility District
Greg Brozek, Federal Way Fire Department
Trent Ward, Public Works Development Services Manager (2 sets)
Deb Barker, Associate Planner, 661-4103
PLEASE RESPOND BY: May 11, 2000 (internal), May 18, 2000 (w/applicant)
FILE NUMBER: 00-102431-00-PC
PROJECT NAME: Griffin Short Plat Preapplication
PROJECT ADDRESS: 2245 and 2241 South 333rd Street
PROJECT DESCRIPTION: Preapplication to subdivide one 26,867 square foot lot of a 1980
King County Short Plat into 4 new lots. Access off South 333' Street and via an existing 24-
foot wide easement on the eastern portion of the subject site. (I-5 is east of the subject site).
Existing duplex on proposed lots 3-A and 3-B. Stream west of site approximately 100 feet, no
intrusions proposed. Lots are proposed to be approximately 6,000 feet in size. Zoning is RM-
2400.
PROJECT CONTACT:
SEPA: TBD
Mike Griffin
103 54'h Avenue East
Tacoma, WA 98424
(253) 926-8119
NL'-)rER LAND USE APPLICATION
CIrYOF
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APPLICATION NO
3
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33530 First Way South, Federal Way, WA 98003
(253) 661-4000 — Fax (253) 661-4129
www.ci.federal-way.wa.us
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Property AddresslLocatio �• r - Parcel Number(s)
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Agent (If Different than Applicant)
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Owner
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Address: /Q 3, Sq_t� �
Address:
Address:
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Phone: (25'3) y�2 6 —$!!`%
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Fax: ( )
Fax: ( )
Email:
Email:
Email:
Signature:
Signature:
Signature:
Zoning Designation
Project Description
Uniform Building Code (UBC) Construction Type
Type of Permit Required:
Comp Plan Designation
(UBC) Occupancy Type
SEPA Checklist Notice Mailed Sign Board
(Refer to Development Submittal Requirements Handout)
Annexation R R
Binding Site Plan R R R
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 Only
Shoreline
Variance
Conditional Use
Short Subdivision
Subdivision
Variance
R R
R R
R* R
R R R
R Rx2 R
R R R
R R
R R
R R R
R R R
R R R
R* R R
R = Required * _ Op iorxr! by Cay
M&%TmA.FRm
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