Technical Review SignedCOMMUNITY DEVELOPMENT DEPARTMENT
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
November 19, 2020
William & Jenny Horner
35507 6th Avenue SW
Federal Way, WA 98023-8110
ecm705@yahoo.com
Re: File #20-103186-00-SU; TECHNICAL REVIEW
Horner Short Plat, 35507 6th Avenue SW, Federal Way
Dear William and Jenny Horner:
City of Federal Way staff has reviewed your August 21, 2020, submittal of documents related to the Horner
Short Plat application. City departments have provided the following comments that will need to be
addressed prior to preliminary approval of your application, or as otherwise noted. Questions regarding the
technical review comments should be addressed to the referenced staff representative.
COMMUNITY DEVELOPMENT – PLANNING DIVISION
Chaney Skadsen, 253-569-1772, chaney.skadsen@cityoffederalway.com
1. Short Plat Drawing – Please provide the following applicable items as identified in Bulletin #010, and
content requirements of Federal Way Revised Code (FWRC) 18.30.030 on the short plat document:
Add the city file number (20-103186-00-SU) in the space provided in the title block on all sheets
(specifically page 2 and 3).
Building setback lines should be revised as detailed in comment #2 below.
Include basis of bearings detailed in comment #3.
Include the comprehensive plan designation of lot (Single Family High Density).
Include the following information for Buildable Lands Calculations in tabular form on the face of the plat:
o Gross Plat Area – Acreage of the site to be platted prior to any dedications or set-asides.
o Critical Areas – Acreage precluded from development due to wetlands and buffers.
o Rights-of-Way – Acreage dedicated for public rights-of-way (both newly created streets and
expansions of existing streets); private access tracts or easements; and alleys.
o Public Purpose – Acreage of site to be used for retention/detention/drainage facilities; open space
and parks; or other on-site public facilities. Do not include public utility easements or landscaping.
o Net Plat Area – Gross plat area minus critical areas, right-of-way, and public purpose.
2. Required Yard Setbacks – Pursuant to FWRC 19.200.010, required yard setbacks for single-family dwelling
units are 20 feet front yard and 5 feet side and rear yards. A corner lot side yard for that portion of the lot
not adjacent to the primary vehicular access is 10 feet. Please indicate where the driveway/primary
William & Jenny Horner
Page 2 of 3
November 19, 2020
20-103186-00-SU Doc. I.D. 80952
vehicular access will be located on Lot 2, and the side yard not adjacent to the driveway should then be
10 feet. Revise the setbacks accordingly for all remaining lots on the short plat drawing to depict a five-
foot side and rear yard setback.
3. Basis of Bearing – Include a statement of equipment and procedures used; indicate perimeter boundary, lot,
and right-of-way lines with a notation of bearings or azimuth from the north, distances, and curve data;
as well as the location and description of all monuments, both found and set on the short plat map.
4. Tree Retention – Pursuant to FWRC 19.120.130(1), all single-family zoned sites are required to maintain at
least 25 tree-units per acre. The total number of tree units required to be provided is calculated by
multiplying the gross site acreage, minus any proposed public or private streets. In the case of the 1.08-acre
site, 27 tree units are required. This can be met via preserving onsite trees and/or planting new trees. A tree
unit is a credit assigned to existing and replacement trees based on their size and species, respectively.
Provide the tree unit calculation for the site and how the tree unit standards will be met. The tree/vegetation
retention plan should contain items (a) through (e), listed in FWRC 19.120.040(2).
5. School Access Analysis – Pursuant to FWRC 18.55.070, pedestrian and bicycle access should be provided
for established or planned safe school routes, bikeways, trails, transit stops, and general circulation.
Provide an analysis of access routes for schools serving this proposed short plat. Contact Jennifer
Thomas with Federal Way Public Schools at 253-945-2071, or jthomas@fwps.org, for information about
the school access analysis requirements and assignment information.
6. Open Space – Provide a statement explaining how open space shall be provided. 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).
It does not appear that the remaining open space will be provided on site. A fee-in-lieu payment may be
made to satisfy open space requirements at the discretion of the parks director. The fee in lieu of open space
shall be calculated on 15 percent (minus any landscape buffer credit) of the most recent assessed value of the
property, and paid prior to recording the short subdivision. A written request to Parks Director John Hutton
must be submitted if the open space shall be paid as a fee-in-lieu, pursuant to FWRC 18.55.060(2).
PUBLIC WORKS – DEVELOPMENT SERVICES
Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com
The following additions and corrections are necessary for preliminary plat approval:
7. The road as shown on the short plat map and civil plans does not meet the requirements outlined in the
right-of-way modification letter, which states:
A minimum 20-foot wide asphalt pavement travel way with an approved turn-around at the end of
the street.
City standard curb and gutter on the west side of the street only.
A four-foot wide planter strip with sod and street trees, west side only.
A five-foot wide concrete sidewalk, west side only.
Streetlighting, west side only.
William & Jenny Horner
Page 3 of 3
November 19, 2020
20-103186-00-SU Doc. I.D. 80952
Set aside the improved area and the unimproved future extension of 6th Avenue SW as a Tract X for
future dedication.
Improvements shall be designed by a civil engineer licensed in the State of Washington, and
constructed prior to recording of the short plat.
8. The primary issue is that the turn-around is not shown. Otherwise, the dimensions need to be provided
and a street section shown on the engineering plans to verify that a minimum of 20 feet of pavement,
four-foot planter strip, five-foot sidewalk, and streetlights are being provided. The Tract X must be
shown as a Tract X on the plat map, and the services of a licensed civil engineer will continue to be
necessary for the roadway and drainage design.
SOUTH KING FIRE AND RESCUE
Sean Nichols, 253-946-7242, sean.nichols@southkingfire.org
9. Due to the lack of an approved emergency turnaround for this property, all homes shall be equipped with
fire sprinklers.
CLOSING
Please make the following corrections and resubmit the short plat drawing accompanied by the completed
Resubmittal Information Form (enclosed), and a letter indicating how the above comments have been addressed.
Pursuant to FWRC 18.05.080, if an applicant fails to provide additional information to the city within 180 days
of being notified that such information is requested, the application shall be deemed null and void and the city
shall have no duty to process, review, or issue any decisions with respect to such an application.
If you have any questions regarding this letter, please contact me at chaney.skadsen@cityoffederalway.com.
COVID-19
In an effort to take proactive measures to protect the health and safety of the Federal Way community, the
Department of Community Development is implementing safety protocols and modifying our services. As a
result, our doors will remain closed for in-person business. Staff will be able to serve customers electronically
by email (permitcenter@cityoffederalway.com), by electronic submittal (Document Upload Link), or by
phone (253-835-2607). This practice is intended to help protect our citizens, customers, and staff from
potential exposure to the virus. We thank you for your understanding in this matter.
Sincerely,
Chaney Skadsen
Associate Planner
c: Greg Kirk, Plans Examiner
Ann Dower, Senior Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Sean Nichols, South King Fire & Rescue