23-106053 - Pre-Application Summary Letter - 12-27-2023COMMUNITY DEVELOPMENT DEPARTMENT
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Melena Stewart January 12, 2023
Helix Design Group
6021 12th St. E. Suite 201
Tacoma, WA 98424
melenas@helixdesigngroup.net
Re: File #22-105788-PC, PREAPPLICATION CONFERENCE SUMMARY
Federal Way Operations & Maintenance, 2645 S 312th Street, Federal Way
Dear Melena Stewart:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC) held January 5, 2023. 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 & Sewer District and South
King Fire & 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.
I, Stacey Welsh, am the key contact for your project. You may contact me at 253-835-2634, or
stacey.welsh@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 proposal is for a new operations and maintenance facility.
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 sections of this letter.
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Planning Division
The project requires a Use Process III land use application and potentially SEPA and Forest Practices.
The site has a wetland and wetland buffer. A critical areas report is required to be submitted as part of
the Use Process III application.
Fences up to 6 ft in height can be built along property lines and inside zoning setbacks from property
lies; fences over 6 ft in height must be set back from property lines to meet minimum required zoning
setbacks for the use.
Public Works Traffic Division
Transportation Concurrency Management (FWRC 19.90) – A Transportation concurrency permit is
required for the proposed project. There is no application fee associated with this application for a City-
owned facility.
Traffic Impact Fees (FWRC 19.91) - Traffic impact fees payment will be calculated based on the
impact fee schedule in effect at the time a completed building permit application is filed and paid prior
to permit issuance.
Transportation Impact Analysis (TIA) (FWRC 19.135) – A TIA prepared by a licensed engineer in
Washington is required to assess other significant project impacts and determine traffic and safety
mitigation measures not identified in the concurrency analysis. The TIA shall also include trip
generation to determine the number of trips generated by the development.
Frontage Improvements (FWRC 19.135.040) - Construct street frontage improvements and dedicate
right-of-way (ROW) along all property frontage on S 312th Street and 28th Avenue S. Intersection
improvements may be required at 28th Avenue S and S 312th Street.
Access Management (FWRC 19.135.260) – The development shall meet access management
standards.
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.
Intersection Sight Distance - Submit intersection sight distance analysis consistent with AASHTO.
South King Fire & Rescue:
Fire sprinkler and fire alarm determination will be made upon submittal of building plans.
Fueling station and underground/aboveground tanks will require a separate fire department permit for tank
installation.
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.
Melena Stewart
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COMMUNITY DEVELOPMENT – PLANNING DIVISION
Stacey Welsh, 253-835-2634, stacey.welsh@cityoffederalway.com
1. Zoning Designation and Use – The subject property is designated Single Family Residential (RS 7.2).
The proposed use of an operations and maintenance facility (government facility) and continued use as a
public park are permitted uses in the RS zone subject to regulations set forth in FWRC Sections
19.200.150 and 19.200.160.
2. State Environmental Policy Act (SEPA) – It is unknown if SEPA is required due to lack of information
on building/structure square footage and number of parking stalls. Pursuant to FWRC 14.15.030(1), the
project may be subject to environmental review under the State Environmental Policy Act (SEPA), if the
proposal exceeds the flexible thresholds. If SEPA is required, an environmental threshold determination
made by the Director of 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.
3. Land Use Application – The project requires 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).
4. 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.
5. 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 the persons receiving the
property tax statements for all property within 300 feet of each boundary of the subject property.
6. 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.
7. 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.”
a. Discussed at meeting: The conceptual site plan shows several “future” expansions of
buildings/structures. Either show them as part of the project now, or remove them and know
that those would be subject to future land use application/SEPA processes.
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8. Key Development Regulations – The use zone chart of FWRC 19.200.150 provides regulations for the
proposed use. The applicant should consult the referenced use zone chart prior to submitting a Land Use
Application to verify all site components and the proposed use will comply with city code. The following
is only a portion of the zoning regulations governing the proposed use in the RS zone:
Government Facility (FWRC 19.200.150)
Required Yards, Lot Coverage, Building Height, Parking – Required yards, lot coverage, building height, and
parking are:
i. Front/Side/Rear Setback – Front: 20 ft.; side: 10'; rear: 10'. See FWRC 19.05.160 definition of
“property line,” “(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.” For reference
28th is a principal collector and 312th is a minor arterial.
ii. Maximum Lot Coverage – 75%
iii. Maximum Building Height – 30' above average building elevation (AABE)
iv. Parking – Determined on a case-by-case basis. Parking lot design criteria are based on the
enclosed handout.
v. Special Regulations & Notes – (1) May be permitted only if locating this use in the immediate area
of the subject property is necessary to permit effective service to the area to be served.
The use zone chart of FWRC 19.200.160 provides regulations for the existing use. The applicant should
consult the referenced use zone chart prior to submitting a Land Use Application to verify all site
components and the components of the existing use to be retained will comply with city code. The
following is only a portion of the zoning regulations governing the existing use in the RS zone:
Public parks (FWRC 19.200.160)
Required Yards, Lot Coverage, Building Height, Parking – Required yards, lot coverage, building height, and
parking are:
vi. Front/Side/Rear Setback – Will be determined on a case-by-case basis.
vii. Maximum Lot Coverage – 75%
viii. Maximum Building Height – Will be determined on a case-by-case basis.
ix. Parking – Determined by the Parks Director.
9. Landscaping – The land use application must include a preliminary landscape plan, prepared by a
licensed landscape architect, 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 landscaping ten feet in width shall be provided along all property
lines per FWRC 19.125.060(2). Landscaping types are described in FWRC 19.125.050.
(b) Interior Parking Lot Landscaping –Per FWRC 19.125.070, Type IV landscaping shall be provided within
surface parking areas as follows: required interior lot landscaping. Landscape areas shall be provided
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at the following rate within paved areas: commercial developments shall provide 20 square feet per
parking stall when up to 49 parking stalls are being provided and 22 square feet per parking stall
when 50 or more parking stalls are being provided.
(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 are limited to six feet. See FWRC
19.120.120(3)-(7) for additional retaining wall requirements. Per FWRC 19.125.160(5), fences up to 6
ft in height can be built along property lines and inside zoning setbacks from property lies; fences
over 6 ft in height must be set back from property lines to meet minimum required zoning setbacks
for the use. Additional zoning requirements for fences are in FWRC 19.125.120-140.
10. 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 RS zone is 25 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.
11. 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
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).
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. Critical Areas – The site has a wetland and wetland buffer. A critical areas report is required to be
submitted as part of the Use Process III application (see FWRC 19.145.080 & 19.145.410-420. The
report may be peer reviewed at the applicant’s cost pursuant to FWRC 19.145.080(3). Wetland buffers are
detailed at FWRC 19.145.420(2). In addition, there is a five-foot setback from the edge of a critical area
buffer per FWRC 19.145.160. Landscaping, building overhangs, and fences and railings six feet and less
in height may be allowed in the five-foot building setback area. Critical areas signage and fencing will be
required per FWRC 19.145.180(2) & (3)(a)(iv).
City-required right-of-way dedication and frontage improvements may result in some wetland and/or
buffer impact. Pursuant to FWRC 19.145.120(1), “Partial Exemptions,” the director may permit the
placement of an essential public facility, utility, or other public improvements in a critical area if no
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practical alternative with less impact on the critical area(s) exists. Under this exemption, the city still
requires mitigation for impacts to critical areas.
Discussed at meeting: It was stated that trails in the wetland buffer may be a component of the project.
In that case, see FWRC 19.145.440(2) and address criteria in the submitted critical areas report and site,
civil, and landscape plans: The director may provide written approval for passive pedestrian recreation facilities designed
in accordance with an approved critical area report and the following standards:
(a) Trails are composed of pervious surfaces no more than five feet in width. Raised boardwalks and wildlife viewing
structures composed of non-treated pilings may also be considered;
(b) Trails are generally located parallel to the perimeter of the wetland and within the outer 25 percent of the buffer; and
(c) Trails shall avoid the removal of mature trees.
14. Tacoma Smelter Plume – The subject property is located in the Tacoma Smelter Plume detect area
containing under 20 ppm predicted arsenic concentration. Pursuant to FWRC 14.15.030(2)(b), the City
will not require soil testing and soil cleanup as a component of application review and site development.
Additional information on the smelter plume testing and cleanup requirements can be found at
https://ecology.wa.gov/Spills-Cleanup/Contamination-cleanup/Cleanup-sites/Tacoma-
smelter/Technical-assistance.
15. Community Design Guidelines –Review of the proposal under the city’s design guidelines, Chapter
19.115 FWRC, is required for the project and will occur in conjunction with the use process review. The
principal applicable 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. Provide elevation drawings of all buildings, structures, and
equipment/material covers.
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 (a)-(g)
ii. (2) Surface Parking Lot (a)-(c), (e)
iii. (4) Pedestrian Circulation and Public Spaces (a)-(f)
iv. (5) Landscaping
v. (6) Commercial Service (a)-(b)
vi. (7) Miscellaneous: (a)
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c. FWRC 19.115.060, Building Design – Refer to all sections of this chapter for design standards. Note that
the requirements of this section apply to all sides of the buildings. Key sections include:
i. (1) Topography (c)
ii. (2) Façade modulation (a)-(d); on sides of any building longer than 60 feet the applicant must
incorporate a minimum of two out of four design options intended to break up the mass of large
buildings. Options include façade modulation, landscape screening, canopy or arcade, and
pedestrian plaza.
iii. (3) Building articulation and scale (a)-(c)
d. FWRC 19.115.070(1), Building and Pedestrian Orientation – See (a)-(d).
e. FWRC 19.115.090(4)(a), District Guidelines for RS – See (1)(p)&(q).
f. Discussed at meeting: See FWRC 19.115.020 regarding design alternatives and departures. Address
any requests in the written design narrative, citing specific code sections.
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.
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.
If you are planning on installing a generator show the location on the site plan.
18. Garbage and Recycling Receptacles – FWRC 19.125.150 requires that storage areas for garbage and
recycling receptacles be required for each project. The formal application must note the specific size and
location of each facility on the site plan. Include the square footage of each facility provided, and depict
routes of travel for staff and service providers, including vertical clearance and turning radius of each.
19. Application Fees – Please contact the Permit Center at permitcenter@cityoffederalway.com, or 253-
835-2607, for updated fee schedule information for applications and permits. Please note, the original
application fees collected at submittal cover the initial review and one resubmittal only. A resubmittal fee
will be charged for each review following the first resubmittal.
PUBLIC WORKS – DEVELOPMENT SERVICES DIVISION
Leonard Spadoni, 253-835-2732, leonard.spadoni@cityoffederalway.com
Land Use Issues – Stormwater
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1. Surface water runoff control and water quality treatment will be required per the 2021 King County Surface
Water Design Manual (KCSWDM), and City 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 also be
provided in the preliminary TIR.
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. In addition to those water quality treatment systems identified
in the KCSWDM, the City will also accept those systems that have been approved for Enhanced Basic
Treatment under the Washington State Department of Ecology (WADOE) General Use Level
Designation (GULD) criteria.
3. Refer to FWRC Section 19.125.150 for information regarding storm drainage requirements for the trash
and recycling enclosure.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must
be provided to verify infiltration suitability.
5. Detention and water quality facilities for private commercial developments inside the City Center Core it
can either be above ground or below ground (i.e. open pond/vault).
6. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
7. With more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction storm water permit is 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.
Building Permit or Engineering (EN) Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the City. Engineering review fees (2023) are $3,661.00 for the first 18 hours
of review for Commercial Building Permits, and $203.00 per hour for additional review time. 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. 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.
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3. Bonding is required for all work in the City rights-of-way and all 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 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.
4. 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.
5. 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.
6. PDF documents shall be created with a program that meets ISO standards for PDF creation. PDF
submittals to be 24″ x 36″ or 22″ x 34″, landscape view. Survey documents to be 18” x 24”. Site plans
shall be drawn at a scale of 1″ = 20′, or larger. Architectural scales are not permitted on engineering
plans. Additional PDF document submittal requirements can be found here.
7. Provide cut and fill quantities on the clearing and grading plan.
8. Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2021 KCSWDM,
must be shown on the engineering plans.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION
Kathy Davis, P.E., PTOE, 253-835-2731, kathy.davis@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials, staff is unable to determine trip generation for the proposed 12.96-a
acre development using the Institute of Transportation Engineers (ITE) Trip Generation Manual.
Therefore, the applicant’s traffic engineer needs to submit a trip generation study to determine the
number of trips generated by the proposed development. At a minimum, the trip generation study shall
include three studies for similar land use and settings. Coordinate with the Traffic Division to discuss the
proposed methodology, prior to performing the study. The methodology for determining the trip
generation shall be based upon the guidelines established in the most recent edition of the ITE Trip
Generation Handbook.
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2. A concurrency permit is required for this development project. The Public Works 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).
3. There is no fee for the concurrency permit application for a City-owned facility, but the analysis will still
need to be completed. The applicant has the option of having an independent traffic engineer prepare the
concurrency analysis consistent with City procedures.
Transportation Impact Fees (TIF) (FWRC 19.91)
1. Commercial – Additional information will need to be submitted for the proposed 12.96-acre
government facility for a traffic impact fee to be generated (see “Additional Information Required”
section below for a list of information that is needed). Please note, the actual impact fee will be calculated
based on the fee schedule in effect at the time a completed building permit application is filed and paid
prior to permit issuance (FWRC 19.100.070(3)(a)). Credit for frontage improvements and ROW
dedication will be allowed for any projects that are on the City’s TIP.
Transportation Impact Analysis (FWRC 19.135)
1. A Traffic Impact Analysis (TIA) prepared by an Engineer licensed in the state of Washington is required
for this development project. The Engineer should contact the Traffic Division for a scoping sheet in the
initial stages of their study. The TIA should include the following analysis:
A specialized land use trip generation study
Analysis of intersections impacted by 100 trips in the weekday morning and Saturday peak
hours
Signal warrant analysis
Left-turn lane warrant analysis
Intersection sight distance analysis per AASHTO
Queuing analysis of access points for morning, evening, and Saturday peak hours
Street Frontage Improvements (FWRC 19.135)
1. Based on the available records and the submitted materials, it appears that this proposal meets the 25
percent threshold criteria for requiring street frontage improvements as identified in the FWRC
19.135.030. The applicant/owner may submit an appraisal for the subject property, or King County
Assessor’s records may be used. The Public Works Development Services Division will evaluate the
submitted appraisal data to determine if the project actually meets the City’s 25 percent threshold for
requiring street frontage improvements.
2. 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:
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28th Avenue S is a Principal Collector planned as a Type “K” street, consisting of a 44-foot
street with curb and gutter, six-foot planter strips with street trees, eight-foot sidewalks, and
street lights in a 78-foot right-of-way. South of S 312th Street and assuming a symmetrical
cross section, 9-foot ROW dedication and half-street improvements are required as measured
from the far side edge of travel way. A traffic study will need to determine if a left-turn lane
will be required at S 312th Street or a roundabout will be required to be constructed at the
intersection. North of S 312th Street, full-street improvements and a ROW dedication of 18
feet will be required.
S 312th Street is a Minor Arterial planned as a Type “M” street, consisting of a 36-foot street
with curb and gutter, six-foot planter strips with street trees, eight-foot sidewalks, and street
lights in a 70-foot ROW. However, since a portion of this roadway frontage was recently
constructed to include bike lanes, that cross section may be acceptable, but a street
modification request would be required. This project may be eligible for TIF credit.
Additionally, S 312th Street is planned for a future fiber optic facility from 23rd Avenue S to
28th Avenue S, which will be required to be constructed/installed as a part of this project.
Intersection improvements, in the form of a roundabout, will likely be required at 28th Avenue
S and S 312th Street. This may require additional ROW dedication and widening north of the
intersection for symmetry. This project is listed on the TIP. As such, it may be eligible for TIF
credit, if constructed.
3. The applicant may be required to dedicate additional (ROW) to accommodate additional turn lane
improvements if identified in the TIA, and/or dedicate for additional property corner radii.
4. 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 ROW modification requests are
available through the Public Works Development Services Division. These modification requests
currently have a nominal review fee currently of $1,621 (2023 Fee Schedule) for non-residential projects.
5. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes. The taper rate shall be WS2/60 or as directed by the Public Works Director.
Access Management (FWRC 19.135)
1. Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280
provides access standards for streets based on planned roadway cross-sections. Please note that access
classifications are in accordance with Drawing 3-1A in the Public Works Development Standards.
2. Please show all neighboring driveways within 150 feet of the proposed driveway(s).
3. 28th Avenue S is Access Class “4”, which permits full access as close as 150 feet to any other street
intersection or driveway, whether on or off the subject property.
4. Access may be further restricted if such access would interfere with the 95th percentile queue lengths
from any existing traffic control device.
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5. 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). Please note that these
modification requests have a nominal review fee of $1,621 (2023 Fee Schedule). Once preliminary traffic
queuing analysis has been completed, the applicant’s traffic engineer may submit a written request for
access modification if desired.
6. Driveway width shall be 30 feet for a two-lane two-way driveway and 40 feet for a three-lane two-way
driveway (Dwg. No. 3-6A). 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.
7. All proposed traffic signals shall be reviewed in the TIA for maintenance of minimum signal progression
of 10% for 28th Avenue S, or no net loss of efficiency if the standard is not met under existing
conditions (FWRC 19.135.040 and TIA guidelines).
8. Submit an intersection sight distance analysis for the design vehicle used at all accesses on 28th Avenue S
and S 312th Street. The analysis shall be conducted in accordance to the latest AASHTO guidelines (3.5
ft object height, 3.5 ft driver’s eye height, 14.5 ft back from the edge of the traveled way for passenger
vehicles). The analysis must bear the seal of a licensed Engineer in the State of Washington. The sight
distance triangle shall be depicted on the plan set.
9. Please provide photo documentation within the appendix of the sight distance analysis. A minimum of
one photo looking to the left and one looking to the right will show the location of the viewer in
accordance to AASHTO guidelines. The site plan with plan and profile sheets should also be
incorporated into the report to provide the site distance documentation. Indicate if there are any street
trees, landscaping requirements, or any other objects existing or proposed to be within the sight distance
triangle. State if the sight distance requirements are met or not and provide any traffic safety mitigation
measures.
Design Criteria (FWRC 18.55)
1. 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). Therefore, an east/west connection along the south side of
the property and a north/south street connection along the west side (Roadway cross section “R”) would
be required. However, due to the presence of existing surrounding developments, no additional street
connections appear feasible. A street modification request would be needed from the applicant to remove
this requirement.
2. The pedestrian connections should be a Type “AA” Non-Motorized path, consisting of a 12-foot
sidewalk with 4-foot planter strips in a 20-foot ROW. This requirement may be modified by the Public
Works Director if connections cannot be made for reasons outlined in the FWRC.
3. Two accesses shall be provided for this project. Additional accesses may be allowed with approval of the
Public Works Director.
4. The site plan submitted may show a restroom structure being constructed in the ROW as a part of the
project. This will not be allowed – clarify the ROW lines in the site plan.
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Miscellaneous Safety-Related Comments
1. The applicant must submit a Vehicle Turning Diagram to the Public Works Traffic Division. This diagram
will show how the appropriate design vehicle (such as: Garbage Truck, Bucket Truck, Roadway Striper, or WB-
62) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting
a curb.
2. The application should be forwarded to King County METRO and Pierce Transit for any transit
requirements.
3. The City may limit accesses to right-in and right-out, depending upon the results of the TIA and any
mitigation proposed.
4. Minimum throat length for non-single-family driveways shall be 40 feet minimum, 50 feet desirable.
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.
Additional Information Required
In order to provide more complete and useful feedback on the proposed development, the following
information, at a minimum, is requested:
1. What is the anticipated number of employees that will be located at the site (current proposal and with
future expansion)?
2. What is the anticipated number of City vehicles that will be based at the site (current proposal and with
future expansion)?
PUBLIC WORKS – SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, rob.vanorsow@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:
Fire Protection: Fire alarm system in buildings over 3000 sq. ft and sprinkles in buildings over 5000
sq. ft.
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
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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.
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.
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6. Site-Specific Requirements.
Separate building permit for each building.
New Building Code adoption July 1, 2023 for the 2021 Codes.
Any on site retaining walls greater than 4 feet require a separate permit.
Fencing over 7’ requires a building permit.
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
A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit applications (check with land use agency for requirement). Certificate is valid
for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical
processing. Current/2023 cost for a Water Certificate of Availability is $64.65.
The site has the following existing water service connections:
o Domestic (2): SvcNo 4606 (2” meter) & SvcNo 8880 (5/8”x3/4” meter).
o Irrigation: SvcNo 28144 (2”).
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’.
To satisfy premise isolation requirements, the installation & satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each service meter is required pursuant to WAC 246-290-490 &
Lakehaven standards regarding premise isolation. Because the potential cross-connection hazard(s) cannot be
specifically 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.
SEWER
A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit applications (check with land use agency for requirement). Certificate is valid
for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical
processing. Current/2023 cost for a Sewer Certificate of Availability is $64.65.
The site has an existing sewer service connection (onsite, gravity service & private grinder pump system).
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A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary
sewer system or any modification (disconnect, re-align, abandon, etc.) to an existing sewer service
connection, in accordance with standards defined in Lakehaven’s current ‘Fees and Charges Resolution’.
Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other sewer service
installation standards, installation of a Type 1, 48” monitoring manhole is typically required on the private
building sewer line, for all new or modified non-residential connections. Also, installation of an externally-
located oil/water separator is required for all vehicle maintenance/service establishments, size to be
determined by applicant’s engineer. Also, if applicable, see attached Lakehaven Trash/Recycling Enclosure
Standards.
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.
o Sewer Service Connection Permit: $571.08 fee (each).
SOUTH KING FIRE AND RESCUE
Sean Nichols, 253-946-7242, sean.nichols@southkingfire.org
Water Supply
Fire Flow: A Certificate of Water Availability shall be requested from the water district and provided at the time
of building permit applications.
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.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction.
Gates (if automated) shall be equipped with either a Knox key switch or Opticom. Manual gates require a Knox
padlock.
General Comment
Fire sprinkler and fire alarm determination will be made upon submittal of building plans.
Fueling station and underground/aboveground tanks will require a separate fire department permit for tank
installation.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for a 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).
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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, at 253-835-2634, or
stacey.welsh@cityoffederalway.com. We look forward to working with you.
Sincerely,
Stacey Welsh, AICP
Principal Planner
enc: Bulletin 001 “Process III or IV Submittal Requirements”
Bulletin 003 “Master Land Use Application”
Bulletin 021 “CPTED Checklist Instructions”
Bulletin 022 “CPTED Checklist”
Bulletin 042 “Parking Lot Design Criteria”
Bulletin 050 “SEPA Environmental Checklist”
Bulletin 071 “Forest Practices Information”
Bulletin 072 “Forest Practices Application”
Concurrency Application
Lakehaven Map
LWSD Trash & Recycling Enclosure Area Drain Sewer Design & Operation Standards
c: Leonard Spadoni, Senior Engineering Plans Reviewer
Kathy Davis, Senior Traffic Engineer
Scott Sproul, Building Official
Brian Asbury, Lakehaven Water & Sewer District
Sean Nichols, South King Fire & Rescue