23-101440-UP_Pre Application Summary Letter 22-105048-PC_03-21-23COMMUNITY DEVELOPMENT DEPARTMENT
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
January 5, 2023
DAVID AVENELL
INTRACORP HOMES
411 1ST AVE S SUITE 650
davenell@intracorphomes.com
Re:File #22-105048-00-PC, PREAPPLICATION CONFERENCE SUMMARY
1ST AVENUE S FW TOWNHOMES, 32818 1ST AVE S
Dear Mr. Avenell:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC) held December 23, 2022. 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, Public Works Department, and representatives from Lakehaven Water and Sewer 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 me, Natalie Kamieniecki, Associate Planner, 253-835-2638,
natalie.kamieniecki@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 former Bally's Fitness site for approximately 135 townhomes units with
associated garage parking for each unit, roadway, stormwater facilities, open space and landscaping
improvements.
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. The major issues section is only provided as a means to highlight critical requirements or issues.
Please be sure to read the comments made by all departments in the following section of this letter.
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Planning Division
1.Master Land Use Process III and SEPA required.
2.FWRC 13.30.030 (n) IFC 503.4 Obstruction of fire apparatus access roads. Fire apparatus access
roads shall not be obstructed in any manner, including the parking of vehicles. The minimum
widths and clearances established in Section 503.2.1 shall be maintained at all times. Individual
garbage and recycling receptacles for pick up cannot obstruct the fire lane in any manner and
cannot be permitted to be left in the fire lane for pick up.
Public Works Development Services Division
1.The applicant must apply for a Street Modification Request for the underground detention vault.
This administrative decision is made by the Public Works Director.
Public Works Traffic Division
1.Transportation Concurrency Management (FWRC 19.90) – Transportation concurrency
permit with an estimated application fee of $10,979 is required for the proposed project.
2.Traffic Impact Fees (FWRC 19.91) - Traffic impact fees are required and will be assessed and
paid prior to building permit issuance.
3.Frontage Improvements (FWRC 19.135.040) – Construct street frontage improvement and
dedicate right-of-way (ROW) along the property frontage on 1 Avenue S and S 328th Street.
4.Access Management (FWRC 19.135.260) – The development shall meet access management
standards.
5.Block Perimeter (FWRC 18.55.010 & FWRC 19.135.251) – The development shall meet block
perimeter requirements of 1,320 feet for non-motorized access, and 2,640 feet for streets. This
requirement may be modified by the Public Works Director if connections cannot be made for
reasons outlined in the FWRC.
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.
COMMUNITY DEVELOPMENT – PLANNING DIVISION
Natalie Kamieniecki, 253-835-2638, natalie.kamieniecki@cityoffederalway.com
1.Comprehensive Plan Map Amendment & Rezone – The property is zoned Multifamily Residential
(RM 1800) and is subject to associated Development Agreement Ordinance #22-938.
2.Zoning Designation and Use – The subject property is designated Multifamily Residential (RM-
1800). The proposed use of attached dwelling units is a permitted use in the RM zone subject to
regulations set forth in FWRC 19.205.010.
3.State Environmental Policy Act (SEPA) – Pursuant to FWRC 14.15.030(1), the project is subject
to environmental review under the State Environmental Policy Act (SEPA), as the proposal exceeds
the flexible thresholds. An environmental threshold determination made by the Director of
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Community Development must be issued, and the associated appeal period concluded, prior to
issuance of a land use decision. Public notice will be required as established in FWRC Title 14.
4.Land Use Application – FWRC 19.205.010 states that attached dwelling units in the RM zone are
subject to a Use Process II application, however, since the proposal also requires SEPA, per FWRC
19.60.010 the project instead requires a Use Process III, which is a review process conducted by city
staff with a final decision issued by the Community Development Director. The Process III decision
criteria are contained in FWRC 19.65.100(2).
5.Land Use Review Timeframes – The Planning Division will notify the applicant of the application
status within 28 days of submittal. If the application is determined complete, staff will issue a Letter
of Complete Application. The FWRC limits the administrative review to 120 days from the date of a
complete application. The 120-day review period will stop any time the applicant has been requested
by the city to correct plans, perform required studies, or provide additional information needed to
issue a decision. The review period will begin within 14 days following submittal of requested items.
Please be advised that any request for corrections and/or additional information must be provided
within 180 days of written notification, or the land use application will expire.
6.Public Notice – Process III applications require a public notice and comment period. 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, posted on the city website, and mailed to
property owners within 300 feet of the subject property.
7.Land Use Application Submittal Requirements – Please refer to the enclosed Bulletin #001, “Submittal
Requirements for Use Process III or IV,” to determine what materials must be submitted with the land use
application.
8.Effect of Use Process Decision – In accordance with FWRC 19.15.100(2), “Lapse of Approval -
Generally,” the applicant must substantially complete construction for the development activity, use
of land, or other actions approved; and complete the applicable conditions listed in the Use Process
decision within five years after the final decision of the city on the matter, or the decision becomes
void. Provisions for extension of time are contained within FWRC 19.15.110, “Lapse of Approval –
Time Extension.”
9.Key Development Regulations – The use zone chart of FWRC 19.205.010 (enclosed) provides
regulations for the proposed use. The applicant should consult the referenced use zone chart prior to
submitting a Master Land Use Application to verify all site components and proposed uses will
comply with city code. The following is only a portion of the zoning regulations governing the
proposed use in the RM zone:
Attached Dwelling Units (FWRC 19.205.010)
Requirements for lot size, density, yards, lot coverage, building height, parking, and open space are:
i.Minimum Lot Size – 7,200 square feet.
ii.Allowable Density – In RM 1.8 zones, 24 units per acre.
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a.Per Note #3: Each building shall consist of a minimum of two units and a maximum of
eight units in each grouping.
b.FWRC 19.110.040(1) pertains to regulations in the zoning code regarding the maximum
length of a structure’s façade, which are related to design guidelines, not units in a
structure.
iii.Front/Side/Rear Setback – 20'/5'/5'.
a.Per FWRC 19.05.160, “property line” means those lines enclosing the subject property
and those lines defining a recorded vehicular access easement or tract. The following are
categories of property lines:
(1)The front property line is any property line that is adjacent to a primary vehicular
access. If the subject property is adjacent to more than one primary vehicular access,
the applicant shall designate which of the adjacent property lines is the front property
line and the remainder of such adjacent property lines will be considered as either a
rear property line or side property line, based on the definition in this section, except
the property line adjacent to an arterial or primary collector shall not be designated as
a primary vehicular access.
(2)1st Avenue South is a minor arterial.
iv.Maximum Lot Coverage – None; buildable area will be determined by other site
development requirements.
v.Maximum Building Height – 35 feet above average building elevation (AABE).
vi.Parking – Two spaces per unit. Guest parking is subject to the Development agreement at a
rate of
vii.Open Space – Per Note #6: The subject property must contain at least 400 sq. ft. of open
space per dwelling unit. This includes a minimum of 200 sq. ft. of private open space for
each unit and the remainder as usable common open space. Private open space may include
yards, patios, and balconies. Type III landscaping 10 ft. in width shall be provided along all
arterial rights-of-way. Said landscaping shall be credited to the common open space
requirement. At least 10 percent of the public open space must be developed and maintained
with children’s play equipment, except for housing for the exclusive use of persons over 55
years of age, in which case the open space shall be developed with age-appropriate
equipment. If the subject property contains four or more units, this required public open
space must be in one or more pieces, each having both a length and width of at least 25 ft. In
addition, if the subject property contains 20 or more units, at least 50 percent of this required
open space must be in one or more pieces each having a length and width of at least 40 ft.
a.Landscaping types are described in FWRC 19.125.050. Type III landscaping does not
include paving, other landscape elements or private open space.
b.Private open spaces are not required to be individually fenced.
10.Landscaping – The land use application must include a preliminary landscape plan, prepared by a
landscape architect licensed in the state of Washington, a nursery professional certified pursuant to
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the Washington Certified Nursery Professional program, or a Washington State certified landscape
technician, in accordance with the landscape requirements contained in FWRC Chapter 19.125,
“Outdoors, Yards, and Landscaping.” Following are the key landscape requirements for the project:
(a)Perimeter Landscape Buffers – Type III perimeter landscape buffers a minimum of 20 feet in
width is required along all public rights-of-way and ingress/egress easements, and Type III
landscaping 10 feet in width shall be provided along all other perimeter lot lines per FWRC
19.125.060(3). Landscaping types are described in FWRC 19.125.050. An insufficient width of
landscaping is shown along 1st Ave S. on the submitted site plan.
(b)Interior Parking Lot Landscaping –Per FWRC 19.125.070, Type IV landscaping shall be
provided within surface parking areas of required interior lot landscaping. Landscape areas shall
be provided at the following rate within paved areas: residential developments with common
parking areas, including multifamily, shall provide landscape areas at a rate of 15 square feet per
parking stall. In addition, per FWRC 19.125.070(6), vehicular overhang into any landscaping area
shall not exceed two feet.
(c)Rockeries, Retaining Walls, and Fencing – Rockeries, retaining walls, and any proposed fencing
must be shown on the site, landscape, and civil plans. Per FWRC 19.120.120, the height of
rockeries and retaining walls associated with commercial development is limited to six feet.
Retaining walls and rockeries shall be set back a minimum of three feet from adjacent public
rights-of-way, and where retaining walls are terraced; there shall be a minimum five feet distance
between terraces to accommodate landscaping and its maintenance. Walls that are visible from
the public right-of-way or adjacent property shall be composed of brick, rock, or other
textured/patterned styles as approved by the planning and public works directors.
11.Tree Retention/Replacement Requirements – A tree and vegetation retention plan, as required
under FWRC 19.120.040(2), must be submitted with the Process III application. The tree and
vegetation retention/ replacement plan must be prepared by a certified arborist or certified landscape
architect. The standards require each development to maintain a minimum tree unit density. 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 by the required tree density (in tree units per acre) set forth in FWRC Table 19.120.130(1). The
result of the calculation will be the total number of tree units required for the activity. If the
calculation results in a fractional quantity, it shall be rounded up to the next higher whole number. As
required under FWRC 19.120.130(2), the minimum tree density in the RM zone is 30 tree units per
acre. 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. The formal landscape plan must detail information
about tree unit credits and replacement.
12.Forest Practices – A Forest Practices Class IV-General Application is required if more than 5,000
board feet of merchantable timber will be harvested from the property in conjunction with the
development activity. The city will review the proposed Class IV-General Forest Practices in
conjunction with SEPA review, and review of associated development permits or approvals.
13.Clearing & Grading – The applicant is required to obtain clearing and grading plan approval as a
component of the Process III approval. Consult FWRC 19.120.040(1) for items that are required to be
included in the plan, including the anticipated amounts of cut and fill. Clearing and grading plans are
reviewed and approved in conjunction with the land development permit associated with the proposed
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development. Approval and notice to proceed shall be required prior to commencing clearing and
grading activities on the site. Reference FWRC 19.120.060(2).
14.Critical Areas – The subject property is located within a five-year capture zone as designated by the
Lakehaven Water & Sewer District. Capture zones are designated as critical aquifer recharge areas in
the City of Federal Way. A Hazardous Materials Inventory Statement – Critical Aquifer Recharge and
Wellhead Protection Areas (enclosed) must be submitted with the formal application. The city will
review the Hazardous Materials Inventory Statement to determine whether hazardous materials will
be used, stored, transported, or disposed of in connection with the proposed activity.
15.Community Design Guidelines –Review of the proposal under the City’s design guidelines, Chapter
19.115 of the FWRC, is required for the project and will occur in conjunction with the use process
review. The principal applicable design guidelines for the project are noted below. However, this does
not necessarily include all applicable guidelines, and project designers must consult the guidelines in
their entirety in preparing an application. The application must include a written narrative identifying
how the proposal complies with the applicable design guidelines, as detailed.
a.FWRC 19.115.010(2), CPTED – Implement Crime Prevention through Environmental Design
(CPTED) principles to reduce opportunities for criminal activities. The City’s Police Department
and Planning Division will evaluate the formal application and review for compliance with
CPTED principles. A completed CPTED checklist must be submitted with your application.
i.Natural Surveillance – Promote visibility of public spaces and areas.
ii.Access Control – Identify techniques that deter unauthorized access and/or inappropriate
access.
iii.Ownership – Reduce perception of areas as ownerless.
b.FWRC 19.115.050, Site Design – Refer to all sections of this chapter for site design standards.
Key sections include:
i.(1) General Criteria (b)-(g)
ii.(4) Pedestrian circulation and public spaces (b), (c), (e)
iii.(5) Landscaping
iv.(6) Commercial Service (a)-(b)
v.(7) Miscellaneous (a)
c.FWRC 19.115.090(4)(c), District Guidelines – For attached dwelling units see subsection (1)(j),
(l)-(m), (o), and (r).
16.Lighting – FWRC 19.105.030 contains lighting regulations. The applicant shall select, place, and
direct light sources both directable and nondirectable so that glare produced by any light source, to
the maximum extent possible, does not extend to adjacent properties or to the right-of-way. A lighting
plan will be required with the land use submittal.
17.Mechanical Equipment – FWRC 19.110.070 requires vents, mechanical and elevator equipment,
and similar appurtenances that extend above the roofline to be architecturally screened from public
view, with a corresponding elevation detail provided with the formal application.
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FWRC 19.115.050(6)(b) states that site utilities, including transformers, fire standpipes, and
engineered retention ponds (except biofiltration swales), should not be the dominant element of the
front landscape area. When these must be located in a front yard, they shall be either undergrounded
or screened by walls and/or Type I landscaping, and shall not obstruct views of tenant common
spaces, public open spaces, monument signs, and/or driveways.
18.Garbage and Recycling Receptacles – FWRC 19.125.150 requires garbage and recycling
receptacles be provided for each project. The formal application must note the specific size and
location of the facility (if any) on the site plan. Include required screening and depict routes of travel
for service providers, including vertical clearance and turning radius. Per FWRC 13.30.030 (n) IFC
503.4 Obstruction of fire apparatus access roads. Fire apparatus access roads shall not be obstructed
in any manner, including the parking of vehicles. The minimum widths and clearances established in
Section 503.2.1 shall be maintained at all times.
19.Affordable Units – A minimum of five percent of new dwelling units must be considered affordable
as defined by FWRC 19.110.010. Affordable units are defined in FWRC 19.110.010(2) with
different standards for owner-occupied and for rental units. The formal application must reflect
the affordable housing requirement and provide details of how it will be accomplished. Note that prior
to issuance of a certificate of occupancy for any building, an agreement in a form approved by the city
requiring affordable dwelling units to remain as affordable housing for the life of the project must be
recorded with the King County Recorder’s Office by the applicant.
20.School Access Analysis – A school access analysis is required to be submitted to the City with the
Process III application. The analysis will be routed to Federal Way Public Schools to determine
whether off-site improvements are needed for safe walking routes, and/or to determine where a bus
stop should be located near the development. Contact Jen Thomas with Federal Way Public Schools at
253-945-2071 for information about the school access analysis requirements.
21.School Impact Fees – School impact fees are required for multi-family residential dwelling units per
FWRC 19.95. School impact fees are due at the time of building permit issuance for new dwelling
units and are subject to the fee schedule in effect at that time. This fee amount is subject to change as
determined annually by the Federal Way School District and City Council. Also see FWRC
19.95.070 regarding appeals and independent calculations.
22.Application Fees & Submittal – Ccontact the Permit Center at permitcenter@cityoffederalway.com,
or 253-835-2607, for updated fee schedule information for applications and permits.
PUBLIC WORKS – DEVELOPMENT SERVICES DIVISION
Samir Basmeh, 253-835-2746, Samir.basmeh@cityoffederalway.com
Land Use Issues – Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2021 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the manual. This
project meets the requirements for a Full Drainage Review. At the time of land use site plan 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
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also be provided in the preliminary TIR. The City Addendum can be found at the following website:
www.cityoffederalway.com/node/1467.
2. 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 (BMPs) are required as outlined in the KCSWDM. 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. In addition to the KCSWDM, our initial review suggests that FWRC Section 19.30.120,
“Nonconforming Water Quality Improvements” applies to this site. Specifically, the following item is
applicable: Redevelopment which involves the creation or addition of impervious surfaces having an area
of 5,000 square feet or more.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
5. Per City of Federal Way Development Standards, Chapter 4.1.1 Flow Control, detention and water
quality facilities for commercial development outside the City Center Core must be above ground (i.e.
open pond). Underground facilities are allowed only with approval from the Public Works Director. An
administrative decision request may be applied for.
6. 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
http://www.ecy.wa.gov/programs/wq/stormwater/construction/index.html or by calling 360-407- 6048.
7. Federal Way Revised Code Chapter 19.96 requires that a system development charge (SDC) be paid
prior to connection of private storm water infrastructure to the public drainage system. The current charge
for 2022 is $1035.00 per Equivalent Service Unit (ESU). This current charge may change in January
2023. One ESU is 3,200 square feet of impervious surface area.
8. If work is to be done below the ordinary high-water mark, a Hydraulic Project Approval (HPA) permit
may be required. Information regarding this permit can be obtained from the Washington Department of
Fish and Wildlife.
Land Use Issues – Solid Waste
1. Per Federal Way Revised Code 19.125.150: (7) Space and access requirements. The following
minimum space and access requirements for solid waste and recycling storage areas shall be incorporated
into the design of all buildings: (a) Except as provided in subsection (7)(a)(i) of this section, for all uses,
storage space for solid waste and recyclable materials containers shall be provided as shown in Table A
for all new structures and for existing structures to which two or more dwelling units are added.
(i) Residential uses proposed to be located on separate lots, for which each dwelling unit will be
billed individually for utilities, shall provide one storage area per dwelling unit that has minimum
dimensions of two feet by six feet.
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(ii) In addition to the requirement in subsection (7)(g) of this section, plans for stacked
multifamily dwelling units shall require designated interior solid waste accumulation or storage
areas on each level, including details on how solid waste is conveyed to shared storage space(s).
(iii) Residential development for which a homeowner’s association, or other single entity, exists
or will exist, as a sole source for utility billing, may meet the requirement in subsection (7)(a)(i)
of this section, or the requirement in Table A.
2. There has to be access for a garbage truck throughout the complex, and no dead ends, no backing up
long distances.
Right-of-Way Improvements
1. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning 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.
3. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
4. FWRC Section 11.05.110 requires that overhead utility lines be relocated underground if over 500 feet,
or three spans are affected by a project. 5. FWRC Section 19.135.280 requires that driveways serving
residential uses may not be located closer than 25 feet to any street intersection. Lots and intersections
within new subdivisions or short plats must be designed to meet this standard.
5. FWRC Section 19.135.280 requires that driveways serving residential uses may not be located closer
than 25 feet to any street intersection. Lots and intersections within new subdivisions or short plats must
be designed to meet this standard.
Engineering Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the City. A final TIR shall be prepared for the project and submitted with the
engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer
registered/licensed in the State of Washington.
2. In addition to engineering approval, projects that will be filling or grading in the area of the future
building pads are required to obtain a separate grading permit from the Building Department.
3. The Federal Way Public Works Development Standards Manual (including standard detail drawings,
standard notes, and engineering checklists) is available on the City’s website at
http://www.cityoffederalway.com/index.aspx?nid=171 to assist the applicant’s engineer in preparing the
plans and TIR.
4. Bonding is required for all street improvements and temporary erosion and sediment control measures
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
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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 and held for a two-year maintenance period.
5. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during 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. Upon satisfactory completion of the two-year
maintenance period, the remainder of the bond will be released. Maintenance for public roads and
subdivision drainage facilities then become the responsibility of the City. Maintenance for private roads
and drainage facilities, including short plats, remain the responsibility of the individual property owners.
6. When topographic survey information is shown on the plans, 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.
7. Provide cut and fill quantities on the clearing and grading plan.
8. Provide impervious data on stormwater drainage plan.
9. Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2021 KCSWDM,
must be shown on the engineering 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
Sarady Long, 253-835-2743, Sarady.long@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1.A concurrency permit is required for this development project, which is expected to generate 71 pm
trips per ITE LUC 220 (Multifamily Low-Rise). 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).
2.The estimated fee for the concurrency permit application is $10,979. The concurrency applicant 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
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)
Traffic impact fees will be assessed and collected from the applicant when the building permit is issued,
using the fee schedule then in effect. Based on the submitted material for multi-family, the estimate traffic
impact fee is $3,849.39 per unit. According to King County Records, development of the prior predates
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the City’s incorporation; therefore, in order to receive credit for the prior use, please submit proof of any
mitigation fees paid for the development of the prior use.
Street Frontage Improvements (FWRC 19.135)
1.The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross-sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan
(FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based
on the materials submitted, staff conducted a limited analysis to determine the required street
improvements. The applicant would be expected to construct improvements on the following streets
to the City’s planned roadway cross-sections:
1st Avenue S is a Minor Arterial planned as a Type “C” street, consisting of a 72-foot street
with a 16-foot raised median, bike lanes, curb and gutter, 6 foot planter with street trees, 8
foot sidewalks and street lights in a 106-foot right-of-way (ROW). Assuming a
symmetrical cross section, 11 feet of right-of-way dedication and half-street
improvements are required as measured from street centerline. Please note, the traffic
signal pole and/or cabinet may need to be relocated.
S 328 Street is a Minor Collector planned as a Type “R” street, consisting of a 40-foot
street with curb and gutter, 4-foot planter strips with street trees, 6-foot sidewalks, and
street lights in a 66-foot right-of-way (ROW). Assuming a symmetrical cross section,
three feet of ROW dedication and half street improvements are required as measured
from the street centerline along the entire property frontage.
2.The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about a right-of-way modification
requests are available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $1,472. Please note, a street modification decision for
the previous project may be applicable to this proposal as determine by the Development Services
Manager.
3.Tapers and transitions beyond the project frontage shall be WS^2/60 or as directed by the Public
Works Director.
4.Per FWRC 19.135.280, there may be only one driveway for each 330 feet of lot frontage. This
property appears to have the 660 feet minimum street frontage on S 328th Street to allow a second
access. However, the westerly driveway would be restricted to right-in and right-out. A raised island
would need to be install on S 328th St.
5.Please show all neighboring driveways within 150 feet of the proposed driveway(s). The director may
grant a modification administratively to reduce spacing standards by up to 20 percent of the tabular
values with supporting documentation (FWRC 19.135.290) if the driveway is less than 150’ from
other driveways. One preliminary traffic queuing analysis has been completed, the applicant’s traffic
engineer may submit a written request for access modification if desired. These modification requests
have a nominal review fee currently at $1,472.
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6.The city may further limit or prohibit access to or from driveway onto arterial streets as deemed
appropriate for safety and to ensure access will not interfere with the 95th percentile queues length
from any existing traffic control device.
7.Driveways width is 30 feet for a two-lane two-way driveway and 40 feet for a three-lane two-way
driveway (Dwg. No. 3-6A). Verify that the appropriate design vehicle can enter, maneuver, and leave
the site without encroaching onto opposing traffic lanes or mounting a curb. Driveway widths may be
increased in order to provide adequate width for vehicles that may be reasonably expected to use the
driveway, as determined by the Public Works Director.
8.Adequate throat length (Min. 50 feet desirable) should be provided at the driveways to avoid queuing
onto public streets. Throat length is measured from the face of curb (or edge of traveled way if no
curb exists) on the public street to the first conflicting drive aisle or parking movements that would
conflict with entering and exiting traffic.
9.Direct pedestrian access should be provided from the site to 1 Ave S. The pedestrian path/walkway
should be connected to the sidewalk on 1 Ave S and close to the intersection.
Design Criteria (FWRC 18.55)
10.Block perimeters shall be no longer than 1,320 feet for non-motorized trips, and 2,640 feet for streets
(FWRC 18.55.010 and FWCP Policy TP4.2). However, due to the presence of existing surrounding
developments without stub streets, no additional street connections appear feasible. A street
modification request demonstrating inability to meet this requirement may result in no additional
roadways being required. This request may be combined with the street improvement modification
request and/or driveway spacing request.
PUBLIC WORKS – SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com
Solid Waste & Recycling Design Considerations
Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, and/or biohazard collection containers. Minimum enclosure area is
established by FWRC 19.125.150 (7)(a). FWRC requires that plans allow access to containers for
both occupants and haulers.
Basic solid waste and recycling services typically include two ‘dumpster’ containers situated
side-by-side within a single trash enclosure. With gate doors open, 18 feet of clearance width is
required; no structures (such as gate posts) are allowed across the enclosure opening. Gate
pins/holes are preferred to hold gates closed or open (to allow service access and preserve gate
hardware).
Plan unobstructed access for service vehicles, in-line with enclosure openings. Allow appropriate
paved turning area for service vehicles, minimizing ‘blind spots’ during ingress and egress.
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Per FWRC 19.125.150 (7)(e), sites may require a larger enclosure, or multiple enclosures, to
accommodate on-site user access and/or additional waste types and containers
Per FWRC 19.125.150 (6)(d), depending on enclosure size, surface water run-off must be
managed via an oil-water separator, while large enclosures require a roof combined with a drain
to sanitary sewer. A related Spill Prevention Plan is also required.
Landscaping and screening requirements are established in FWRC 19.125.040 (4) and (5).
COMMUNITY DEVELOPMENT – BUILDING DIVISION
Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com
1.Building Codes. The structure will be treated as a new building permit application and must meet all
current codes including:
International Building Code (IBC), 2018
Washington State Amendments WAC 51-50
International Mechanical Code (IMC), 2018
Washington State Amendments WAC 51-52
Uniform Plumbing Code (UPC), 2018
Washington State Amendments WAC 51-56 & WAC 51-57
International Fire Code (IFC), 2018
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2020
Accessibility Code (ICC/ANSI A117.1), 2009
International Residential Code, 2018
Washington State Amendments WAC 51-51
Washington State Energy Code, 2018 WAC 51-11
2.Building Criteria. The following applies to the proposed structure:
Occupancy Classification: R-3 town homes
Type of Construction:
Floor Area:
Number of Stories: three
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Fire Protection: fire sprinkler per IRC 313 NFPA 13D
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
3.Building Permit Application Process. A completed building permit application and commercial
checklist are required. The commercial checklist will be filled out by staff and provided at the time of
Land Use Approval. Copies of application and checklist may be obtained on our web site at
www.cityoffederalway.com.
Submittal of the building permit is by electronic submittal only. Please use this link
https://www.cityoffederalway.com/node/4588 to request a link to upload your submittal documents. If
you have questions about this process, please contact the permit center at 253-835-2607 or
ElectronicSubmittal@cityoffederalway.com. Please note, the application fee collected at initial
submittal of the permit application covers the initial review and one resubmittal only. The City will be
charging applicants for any additional staff time necessary to complete each review following the first
resubmittal.
Some projects may require a third-party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third-party fee is in addition to regular permit fees and costs.
Please note, Land Use Approval is recommended prior to submitting the building permit application
to avoid delay in project review. If the project has not received Land Use Approval, it may be placed
on hold until Land Use review is completed.
4.Review Timing. 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.
The first comment letter can be expected within 5-7 weeks of submittal date. Re-check of plans will
occur in one to three weeks after re-submittal.
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 the Community Development Department to all review staff.
Please use this link https://www.cityoffederalway.com/node/4588 to request a link to upload your
resubmittal documents. If you have questions about this process, please contact the permit center at
253-835-2607 or ElectronicSubmittal@cityoffederalway.com.
5.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.
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All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the
Building Department can final the structure for occupancy. Building final must be approved prior to
the issuance of a Certificate of Occupancy.
Construction projects may be required to have a pre-construction conference. If a pre-con meeting is
required, the general or representative, all subs, 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 Department and will be scheduled by the inspector of record for
the project.
6.Site-Specific Requirements.
These will be IRC reviewed
The city does not do basic permits
Code change in July 1 2023 to the 2021 codes
Watch for changes to the WSEC as they are always updating.
Provide fire stopping details
Wall separating units from foundation to roof per IRC 302.2
Electrical permits are with the CFW
Demo permit required for removal of building.
Old demo permit 16-103653 and SEPA shall be completed prior to any permit being issued
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 WATER AND SEWER DISTRICT
Brian Asbury, 253-946-5407, BAsbury@lakehaven.org
GENERAL
All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven’s Development Engineering web pages
(http://www.lakehaven.org/204/Development-Engineering).
All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven’s current regulations and policies. Any change to either the development proposal(s) or
Lakehaven’s regulations and policies may affect the above comments accordingly.
WATER
Lakehaven re-issued a Water Certificate of Availability for the proposed project/property on 11/55/22;
Certificate is valid for one-year from date of issuance.
A Lakehaven Developer Extension (DE) Agreement will be required to construct new and/or abandon
and/or modify existing water distribution system facilities for the proposed development. Additional
detail and/or design requirements can be obtained from Lakehaven by completing & submitting a
separate application to Lakehaven for either a Developer Pre-Design Meeting or a DE Agreement.
Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to
Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project
development.
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A water service connection application submitted separately to Lakehaven is required for each new
service connection to the water distribution system, or any modification to an existing water service
connection (e.g., larger meter/service, irrigation, abandonment of existing service(s), re-activation, etc.),
in accordance with standards defined in Lakehaven’s current ‘Fees and Charges Resolution’. Non-
single-family properties require separate domestic (per building, typically, some exceptions allowed),
irrigation (if irrigated landscaped areas are incorporated into the site development &/or property has a
sewer service connection), and fire protection (if required or installed) water service connections &
meters.
To satisfy premise isolation requirements, the installation & satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each service meter is typically required pursuant to WAC 246-
290-490 & Lakehaven standards regarding premise isolation. Because the potential cross-connection
hazard(s) cannot be determined at this time, Lakehaven cannot specify the minimum required BPA
device. Contact Lakehaven’s Cross-Connection Control Program Manager (Chris Zoepfl,
CZoepfl@Lakehaven.org, 253-946-5427) for additional information on premise isolation/BPA
installation & testing coordination.
The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven, prior to activating any new domestic or irrigation water service connections.
Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2023 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from
any DE fees/charges/deposits & are due at the time of application for service.
o Water Service/Meter Installation: Actual size TBD by Lakehaven based on applicant’s estimated
maximum GPM usage rates.
5/8”x3/4” Meter Drop-in Charge = $646.50 (each).
1” Meter Drop-in Charge = $743.48 (each).
1½” Meter Drop-in Charge = $1,012.85 (each).
2” Meter Drop-in Charge = $1,239.13 (each).
o Capital Facilities Charge(s)-Water = $5,430.60 per Equivalent Residential Unit (ERU). Actual
amount due TBD by Lakehaven based on number of townhomes (1.00 ERU each) plus separate
estimated annual site irrigation usage. Water system capacity credits are available for this
property from system capacity charges previously assessed, paid directly to Lakehaven, and/or
credited to the property for 35.67 ERU. Please contact Lakehaven for further detail.
SEWER
Lakehaven re-issued a Sewer Certificate of Availability for the proposed project/property on 11/55/22;
Certificate is valid for one-year from date of issuance.
A Lakehaven Developer Extension (DE) Agreement will be required to construct new sanitary sewer
system facilities necessary for the proposed development. Additional detail and/or design requirements
can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for
either a Developer Pre-Design Meeting or a Developer Extension Agreement. Lakehaven encourages
owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently
early in the pre-design/planning phase to avoid delays in overall project development.
A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the
sanitary sewer system, in accordance with standards defined in Lakehaven’s current ‘Fees and Charges
Resolution’. Minimum pipe slope for gravity sewer service connections is 2%.
The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven prior to activating any new sewer service connections.
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Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2023 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from
any DE fees/charges/deposits & are due at the time of application for service.
o Sewer Service Connection Permit: $571.08 fee (per building).
o Capital Facilities Charge(s)-Sewer: $5,462.93 per ERU. Sewer system capacity credits are
available for this property from system capacity charges previously assessed, paid directly to
Lakehaven, and/or credited to the property for 41.34 ERU. Please contact Lakehaven for further
detail.
SOUTH KING FIRE AND RESCUE
Sean Nichols, 253-946-7242, Sean.Nichols@southkingfire.org
Water Supply:
Fire Flow:
A Certificate of Water Availability including a hydraulic fire flow model shall be requested from the
water district and provided at the time of building permit application.
Fire Hydrants:
Fire hydrants shall be within 100’ of fire department connections (FDC’s) and shall be on the same
side of the road to prevent roads being obstructed by fire hose.
*Hydrant(s) spacing along access roads and location in relationship to buildings and sprinkler FDC
shall be approved by Fire Marshal’s Office
Fire hydrants shall be in service prior to and during the time of construction.
Emergency Access:
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006
http://southkingfire.org/DocumentCenter/Home/View/24
Designated and marked fire lanes are required for emergency access. This may be done during the
plans check or prior to building final.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
Storm water detention vaults shall be rated for outrigger loading.
Vehicle Access Gates:
All vehicle access gates shall comply with Gate Policy (if gates are installed)
http://southkingfire.org/DocumentCenter/Home/View/21
Fire Department Lock Box:
A recessed fire department “Knox” brand key box shall be installed on each of the buildings near the
front entrance (unless no common part of building is provided). Location(s) will be approved by the
plan reviewer or Deputy Fire Marshal onsite.
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Fire Sprinkler System:
An NFPA 13 or 13D fire sprinkler system is required in all buildings.
The system demand pressure (to the source) required in a hydraulically designed automatic fire
sprinkler system shall be at least 10 per cent less than the correlative water supply curve pressure.
Fire Alarm:
A Fire Alarm System is required unless these homes are classified as R-3.
City Code requires an automatic fire detection system in all buildings exceeding 3,000 square feet
gross floor area. The fire alarm system is required to monitor the sprinkler system including water
flow. Provide full notification as required by NFPA 72. Complete coverage smoke detection is not
required for this project. This fire detection system shall be monitored by an approved central and/or
remote station.
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).
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 me, the key project contact,
Natalie Kamieniecki, at 253-835-2638, or natalie.kamieniecki@cityoffederalway.com. We look forward
to working with you.
Sincerely,
Natalie Kamieniecki
Associate Planner
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January 5, 2023
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enc:Process III Submittal Requirements Checklist
Master Land Use Application
CPTED Checklist
Environmental Checklist
Hazardous Materials Inventory Statement
c: Sarady Long, Senior Transportation Planning Engineer
Samir Basmeh, Development Services Reviewer
Rob Van Orsow, Environmental Services Manager
Brian Ashbury, Lakehaven Water and Sewer District
Sean Nichols, South King Fire and Rescue
Keith Niven, Community Development Director, AICP, CEcD