05-103228CITY OF
� Federal
August 4, 2005
Mike Ruther
161 Roy Road SE
Pacific, WA 98047
CITY HALL
Way
33325 8th Avenue South • PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www. cityoffe dera l wa y. com
RE: Permit #05-103228-000-00-PC; RUTHER SHORT PLAT
Dear Mr. Ruther:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held July 28, 2005. 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 Federal
Way Fire Department. Some sections of the Federal Way City Code (FWCC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable
codes. In preparing your formal application, please refer to the complete FWCC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Isaac Conlen, 253-835-2643, isaac.conlen@cityoffederalway.com. For
specific technical questions about your project, please contact the appropriate DRC representative as
listed below. Otherwise, any general questions about the preapplication and permitting process can be
referred to your key contact.
PROJECT DESCRIPTION
The applicant proposes to short subdivide one 2.73-acre lot into four lots.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the nekt section of this letter.
Public Works Traffic Division
Frontage improvements & access requirements.
Mr. Rusher
August 4, 2005
Page 2
Public Works Development Services Division
Surface water runoff control and water quality treatment will be required per the 1998 King County
Surface Water Design Manual.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
PLANNING DIVISION (Isaac Conlen, 253-835-2634, isaac.conlen@cityoffederalway.com)
1. Short Plat Process — Pursuant to FWCC Chapter 20, Article 11, Division 5, "Short Subdivision
Plats," short plat applications are administratively processed through the Department of Community
Development Services under FWCC Section 20-81, et seq. The administrative review process
requires that the Director of Community Development 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. A master
land use application, short plat handout, and code sections are enclosed.
2. State Environmental Policy Act (SEPA) — Short plat applications are exempt from the requirements
of SEPA review.
Fees — The land use fees for a short plat application are as follows (additional utility fees, school
impact fees, and engineering plans review fees may apply):
Short Plat Filing Fee: $2,109.00
4. Lot Size —The zoning for the subject site is Residential Single Family, RS-9.6. Minimum lot size for
all lots is 9,600 square feet. As depicted, the proposed lots satisfy the minimum lot size
requirements.
You may wish to consider future development potential with regard to lot layout and vehicular
access. The existing lot is approximately 2.73 acres. As such the site has considerably more
development potential than the four lots proposed.
5. Design Criteria —Pursuant to FWCC Section 20-152, all lots should be of ample dimensions to
provide a regular -shaped building area that meets required setbacks; all lots should be designed to
provide access for emergency apparatus; and all lots should abut a public street right-of-way. The
lots as depicted appear to satisfy these criteria.
6. Setbacks and Lot Coverage — Existing and future residences must conform to the following
structural setback requirements of FWCC Section 22-631, "Detached Dwelling Units" (enclosed):
front yard, 20 feet; side yard, five feet; and rear yard, five feet. Depict these typical building setback
requirements on the proposed short plat. Lot coverage for residential uses is limited to 60 percent
and includes all impervious surfaces such as driveways, walkways, patios, and roof overhangs.
05-103228 Doe.1.D. 32532
Mr. Ruther
August 4, 2005
Page 3
7. Driveways — Driveways must meet a five-foot setback from side property lines within the 20-foot
front yard setback, unless part of a shared driveway.
8. Building Height —Single-family detached structures are allowed to a height of 30 feet.
9. Open Space — Based on recent state case law, the City has determined that the open -space
requirements of FWCC Section 20-155 do not apply to short plat applications. As such, no open
space is required for this application.
10. Significant Trees —The plat drawing must indicate any significant trees on the site. 25 percent of
significant trees must be retained, or if not possible to retain, replaced.
11. Mobile Home — The site plan shows a mobile home relocated to lot 1. Please see the enclosed
informational handout regarding manufactured homes. In order to relocate the manufactured home
on -site, it must be consistent with the requirements enumerated in the handout, including roof pitch,
siding; and date of construction.
We understand there may be a pending King County code enforcement case related to placement of
the mobile home on the site. Further investigation is needed to determine the status of this case and
the relevance, if any, to the proposed short plat. A resolution of this case may be a condition of short
plat approval.
12. Health Department Approval — If you do not plan to connect to sewer service, please provide
documentation from the King County Health Department of septic approval.
13. School Mitigation Fees —School mitigation fees (currently $3,011.50 per single-family home) are
due at time of building permit issuance. Fee amount is subject to change as determined by the
Federal Way School District.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Sean Wells, 253-835-2731,
sean.wells@cityoffederalway.com)
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 1998 King County
Surface Water Design Manual (KCSWDM), and the City of Federal Way Addendum to the 1998
KCSWDM. This project meets the requirements for a Targeted Drainage Review. The project lies
within a Level 1 flow control area, thus the applicant must design the flow control facility to meet
this performance criteria. The project also lies within a Basic Water Quality Area. Water Quality
Treatment shall be designed to meet the treatment criteria of the Basic Water Quality Menu.
2. At the time of land use site plan submittal, a preliminary Technical Information Report (TIR),
addressing the relevance of the project to the eight core and five special requirements of the
KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the
preliminary TIR. The City has 1" = 100', five-foot contour planimetric maps that may be used for
basin analysis.
05-103228 Doc. I D. 32532
Mr. Ruther
August 4, 2005
Page 4
3. This proposal meets the definition of "redevelopment" as set forth in FWCC Section 22-337.
Therefore, stormwater treatment must be provided for the entire site, including new and existing
pollution generating impervious surfaces. Treatment options must be selected from the Basic Water
Quality Menu provided in the KCSWDM, which includes bioswale, filter strip, linear sand filter,
basic wetpond, wetvault, stormwater wetland, or combined detention/ wetpond facility.
4. Soil logs will need to be provided to verify infiltration suitability, if proposed.
5. For subdivisions within the City of Federal Way, the detention and water quality treatment facility is
required to be an open pond within a separate storm drainage tract, dedicated to the City for future
maintenance. The water quality treatment system shall also be within a tract to be dedicated to the
City. Both detention and water quality facilities may be within the same tract. For private
commercial developments, the flow control and water quality facilities may be placed underground.
6. Show on the preliminary plans, with dimensions, the proposed location of the detention and water
quality facilities.
Right -of -Way Improvements
1. See the Traffic Division comments from Maryanne Zukowski, Senior Traffic Engineer for traffic
related items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
All stormwater treatment and detention requirements outlined above will be applied to new
impervious area within the public right-of-way.
4. Frontage improvement requirements apply to the parcel's entire street frontage, not just the portion
of the site that is being developed.
EN Approval Issues
1. The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at www.ciiyoffederaInLay.com to
assist the applicant's engineer in preparing the plans and TIR.
2. A final TIR shall be prepared for the project and submitted with the permit application. The final
TIR will require the signature/seal of a professional engineer registered/licensed in the State of
Washington.
3. The applicant shall provide a geotechnical report that addresses design pavement thickness for the
roadways.
4. 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 required improvements.
05-103228
Doc. I D 32532
Mr. Ruther
August 4, 2005
Page 5
5. Bonding is required for all improvements associated with the project. The bond amount shall be 120
percent of the estimated costs of the improvements. An administrative fee deposit will need to
accompany the bond to cover any possible legal fees in the event the bond must be called. Upon
completion of the installation of the improvements, and final approval of the Public Works Inspector,
the bond will be reduced to 30 percent of the original amount for a two-year maintenance period.
6. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities), and street systems for the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements.
7. When topographic survey information is shown on the 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 vertical elevations are called out.
8. All drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black
ink. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans
shall be drawn at a scale of 1" = 20', or larger. No architectural scales are permitted on engineering
plans.
9. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per
Appendix D, 1998 KCSWDM, must be shown on the building set plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION (Maryanne Zukowski, P.E., 253-835-2742,
maryanne.zukowski@cityoffederalway.com)
The Traffic Division has had the opportunity to review the above application and is providing the
following preliminary comments.
Per FWCC Section 22-1474, the applicant/owner would be expected to construct half -street
improvements consistent with the planned roadway cross -sections as shown in Map III-6 of the
FWCP and Capital Improvement Program (CIP) shown as Table III-19. Based on the materials
submitted, staff conducted a limited analysis to determine the required frontage improvements in
meeting Federal Way City Code (FWCC). Based on the analysis and FWCC, the applicant would be
expected to construct half -street improvements on the following streets:
a) South 328h Street is a planned Type "S" street, consisting of a 36-foot street with curb, gutter,
four -foot planter strip with trees, 58-foot sidewalk, and street lights in a 60 feet right-of-way.
The improvements shall be from street centerline. Assuming a symmetrical cross-section,
additional of right-of-way (ROW) will not be required. If an access is not proposed to South
328a' St, the applicant may request a right of way modification request, of which will be
supported by the Public Works Director. In addition the traffic division is requesting a
safety analysis for the sighting of the access points of one frontage vs. the other frontage.
05-103228 Doc. I.D. 32532
Mr. Ruther
August 4, 2005
Page 6
b) 39" Avenue South is a planned Type "S" street, consisting of a 36-foot street with curb, gutter,
four -foot planter strip with trees, 58-foot sidewalk, and street lights in a 60-foot right-of-way.
The improvements shall be from street centerline. Assuming a symmetrical cross-section,
additional right-of-way (ROW) will not be required.
c) Short Plat Access Road per FWCC shall be a Type "Y" street, consisting of 24-foot street with
curb and gutter, and five feet of sidewalks in 38 feet of right-of-way and cul-de-sac at the end.
2. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes, taper rate shall be based on WSDOT Design Manual; WS^2/60 or AASHTO as directed
by the Public Works Director.
ROW dedication shall be conveyed to the City through a Statutory Warranty Deed and must have
clear title prior to recording.
4. The applicant may make a written request to the Director of Public Works to modify, defer, or waive
the requirements improvements.
5. A cul-de-sac will be required at the end of the short plat access road. All cul-de-sac terminus shall be
106-foot diameter with 26-foot center island (optional as approved by the Public Works Director).
Please see enclosed drawing 3-2Z.
6. Per FWCC Section 20-151, no streets, or combination of streets, shall function as a cul-de-sac longer
than 600 feet.
7. Per FWCC Section 22-1543, only one driveway for each 330 feet of lot frontage is permitted.
Additionally, driveway must be located no closer than 150 feet to any street intersection or to any
other driveway, whether on or off the subject property.
Driveway serving a single family dwelling unit abutting two streets should be at least 25 feet from
the beginning of the street radius.
9. Please provide photo documentation of the sight distance analysis for the short plat access road. The
photo must show the location of the sight distance standard in the picture as well as the location of
the viewer. If a photo cannot be provided, plan sheets with plan and profile within the report can also
provide the site distance documentation. If this method is used, place the distance requirements as
met on those documents and provide this information within the appendix of the report.
BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com)
A building permit is required to relocate the existing mobile home.
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.org)
Water -Service connections can be obtained from existing main in 39`b Avenue South.
05-103228
Doc. I.D. 32532
Mr. Ruther
August 4, 2005
Page 7
Sever -If sewer service is desired or required (by Health Dept.), a developer extension agreement will be
required and developer will need to extend sewer from an existing main near South 322nd Street/37'b
Avenue South. Developer should contact Lakehaven early in the planning/pre-design stage of the project
to avoid delays.
General -Developer should contact Lakehaven early in the planning/pre-design stage of the project to
determine sewer extension requirements (if desired/necessary), and for additional details and service
application conditions, requirements, and costs.
FEDERAL WAY FmE DEPARTMENT (Greg Brozek, Fire Marshal, 253-946-7241)
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:
Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not
less than 13 feet 6 inches.
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.
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. (KCFD #39 Administrative Policy Guideline No.
1006)
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 KCFD #39 Administrative Policy Guideline No.
1001.
05-103228 Doc 1 D 32532
Mr. Ruther
August 4, 2005
Page 8
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.
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 gallons per
minute.
The turnaround portion of the hammerhead cannot be the driveways for the proposed houses.
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 opening onto each roof level, which conforms to the requirements of the
International Building Code.
THESE FIRE DEPARTMENT COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND
ONLY FOR THE PLANS REVIEWED.
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.
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.
05-103228 Doc. I.D.32532
Mr. Ruther
August 4, 2005
Page 9
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Isaac
Conlen, 253-835-2643. We look forward to working with you.
Sincerely,
Isaac Conlen
Associate Planner
enc: Master Land Use Application
Short Plat Checklist
Manufactured Home Handout
FWCC Chapter 20, Article II, Division 5 "Short Subdivision Plats"
FWCC 20-152
FWCC 22-631
Utility Location Drawing
Maryanne Zukowski, Senior Traffic Engineer
Sean Wells, Senior Engineering Plans Reviewer
Greg Brozek, Federal Way Fire Department
Brian Asbury, Lakehaven Utility District
05-103228 Doc. I.D. 32532
CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE
SIGN -IN SHEET
PRE -APPLICATION MEETING
File No. 05-103228-PC
Ruther Short Plat
July 28, 2005
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Isaac Conlen - Ruther Short Plat (05-40?"� OQ-PC) _ _ _ _ _ Page
From: 'Brian Asbury" <BAsbury@lakehaven.org>
To: "Isaac Conlen" <Isaac. Con len @cityoffederalway.com >
Date: 7/20/2005 4:36:24 PM
Subject: Ruther Short Plat (05-103228-00-PC)
Isaac,
WATER -Service connections can be obtain from existing main in 39th Ave
S.
SEWER -If sewer service is desired or required (by Health Dept.), a
developer extension agreement will be required and developer will need
to extend sewer from an existing main near S 322nd St./37th Ave. S.
Developer should contact Lakehaven early in the planning/pre-design
stage of the project to avoid delays.
GENERAL -Developer should contact Lakehaven early in the
planning/pre-design stage of the project to determine sewer extension
requirements (if desired/necessary), and for additional details and
service application conditions, requirements and costs.
<<05-103228-00-PC.doc>>
Let me know if you have any questions or need additional information.
Brian Asbury
Engineering Technician III
Lakehaven Utility District
http://www.lakehaven.org
FAX 253-529-4081
NOTE: Lakehaven Utility District neither warrants nor guarantees the
accuracy of information provided. Facility locations and conditions are
subject to field verification.
4CITY OF
s,. Federal
July 14, 2005
Mike Ruther
161 Roy Road SE
Pacific, WA 98047
17ILF
CITY HALL
33325 8th Avenue South • PO Box 9718
y Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
RE: Permit #05-103228-000-00-PC; RUTHER SHORT PLAT
Dear Mr. Ruther:
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 Development Review Committee has been scheduled as follows:
Thursday, July 28, 2005 -- 10:00 AM
Hylebos Conference Room
City Hall, Second Floor
33325 8t' Avenue South
Federal Way, WA
We look forward to meeting with you. As the applicant for the project, this notice has only been provided
to you. Please coordinate with your client regarding meeting time, etc. Let me know if you will have more
than four people attending the preapplication meeting so we can make arrangements for a larger room.
Please call me at 253-835-2643 if you have any questions.
Sincerely,
Isaac Conlen
Associate Planner
05-103228 Doc. LD- 32402
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: July 7, 2005
TO: Will Appleton, Development Services Manager
Scott Sproul, Assistant Building Official
Wes Hill, Lakehaven Utility District
Greg Brozek, Federal Way Fire Department
FROM: Isaac Conlen
FOR DRC MTG. ON: July 21, 2005 - Internal
July 28, 2005 10:00 - with applicant
FILE NUMBER(s): 05-103228-00-PC
RELATED FILE NOS.: None
PROJECT NAME: RUTHER SHORT PLAT
PROJECT ADDRESS: *NO SITE ADDRESS*
ZONING DISTRICT: RS9.6
PROJECT DESCRIPTION: Proposal to divide single lot into 4 single family
lots.
LAND USE PERMITS: Short Plat
PROJECT CONTACT:
MIKE RUTHER
161 ROY RD SE
2067189268 (Primary)
MATERIALS SUBMITTED: Short Plat drawing
CITY OF e
Federal Way
ASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 81h Avenue South
,JUL 0 5 Z005 PO Box9718
Federal Way WA 98063-9718
253-835-2607;Fax 253-835-2609
GITY OF FEDERAL WAY www,cityoffederalwaycom
BUILDING DEPT,
APPLICATION NO(S) O 5, l 0 3 Z Z C-, Date
-7-S_O,5-
Project Name I\ 0-FHF-R C HD T 2L A-T
Property Address/Location 2- z l Ave � D C" L L,) A" W A
Parcel Number(s) 15 21 O( 17016
Project Description PrSU + ,D ` rt0 `"i 10�S N � $ 61re E
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
X Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
45�. & Zoning Designation
S F Comprehensive Plan Designation
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
Applicant
Name: Al ke gu++ e
Address:
City/State:�-
p: ff+A;Z�- 't 9
tW
Phonei,- I Z � 1
Fax: (253) gG3_t[
Email: Apc_
Signature:
Agent (if different than Applicant)
Name: ALTA FA ;n eeP�: ) + C0/10 v')(i-"O )
Address: 310 N �P Co;.AA SJ�ie ZDO
City/State: Puyallup, WA
Zip: C?,%1Z 1
Phone:(Z-�;) 86LI - 000
Fax: (2S3) 80 - �90
Email: S P a 3 a i? GC ( OPA
Signature: ,
o one
Same a" gpflicahl
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature.
Bulletin #003 - August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application
3
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