HomeMy WebLinkAboutPre-app Summary LetterA Federal Way
Centered on Opportunity
May 6, 2019
Mr. David Ratliff
Devco Inc.
10900 8th Street, Suite 1200
Bellevue, WA 98004
d1wid .ra tli ff@devco wa.co m
Re: File #19-101205-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Celebration Apartments, 33002 15 th Avenue South, Federal Way
Dear Mr. Ratliff:
Cl1Y HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held April 11, 2019. 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 W ®' R evised Code (FWRC) and relevant info1mation
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, Jim Harris, am the key contact for your project. You may contact me at 253-835-2652, or
jiin.h a rri s@c:ityo ffed ralway . om. 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 to remove existing structures and impervious surfaces to construct approximately 345 multi-
family dwelling units. The proposal includes construction of two separate six-level buildings with
underground and surface parking, as well as amenity areas and a single story community clubhouse building.
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.
Mr. David Ratliff
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May 6, 2019
• Planning Division
1. A portion of the property is zoned Office Park (OP) and the proposed multi-family mixed use land
use is not pennitted in the OP zone.
• Public Works Development Services Division
• Public Works Traffic Division
1. Transportation Concurrenry Management (FIPRC 19.90) -A transportation concurrency permit with the
application fee of $9,032 (51 -500 trips) is required for the proposed project.
2. Traffic Impact Fees (FIPRC 19.91) -The traffic impact fees payment will be assessed at the building
permit issuance.
3. Frontage Improvements (FIPRC 19.135.040)-Construct frontage improvements and dedicate right-of-
way along the property frontage on South 330th Street, 13 th Avenue South, and South 332nd Street.
The private street (15 th Avenue South) shall be constructed to meet public street standards.
4. Block Perimeter (FIPRC 18.55.010 & FIPRC 19.135.251)-The development shall meet block
perimeter requirements of 1,320 feet for non-motorized access and 2,640 feet for streets.
5. Transportation Impad Anafysis (TIA) -A trip generation study prepared by a licensed engineer in the
state of Washington is required to determine the numbers of trips generated by the development.
6. Intersection Sight Distance -Submit an intersection sight distance analysis consistent with AASHTO
standards.
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 DEVE LOPMENT -PLANNING DIVISION
Jim Harris, 253-835-2652, jim.harris@cityoffederalway.com
Zoning Regulation Overview and Summary
1. Zoning Designation and Use-Parcels 172104-9034, -9047, -9057, -9028, -9030, -9090, -9035, -9059, -9031,
-9033, -9051, and -9074 are within the Community Business (BC) zone. Multi-family housing which
includes other ground floor retail/ office/ mixed use is a permitted use in the BC zone subject to
regulations set forth in FWRC 19.220.050.
Note 4 of the FWRC 19.220.050 use zone chart states: "Multi-unit housing and accessory living facilities
may be located on the ground floor of a structure only as follows: (a) ground level space that spans at
least 60 percent of the total length of the principal commercial facade of all buildings, as determined by
the director, is occupied with one or more other use(s) allowed in this zone; and (6) ground level space
that spans at least 40 percent of the total length of all other street-facing facades of all buildings is
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occupied with one or more other use(s) allowed in this zone. Parking in conjunction with other uses
allowed in this zone may also be located on the ground floor of the structure if non-visible from the
right-of-way or public areas."
Note 1 of FWRC 19.220.050 states: "All nonresidential ground floor spaces must have a minimum floor-
to-ceiling height of 13 feet and a minimum depth of 15 feet."
Parcel 172104-9034 is located within the Office Park (OP) zoning district and multi-family housing/
mixed use is not a permitted use in the OP zone. The portion of the proposed development on the OP
zone cannot be approved as the proposed uses are not permitted in the OP zone. The city cannot
approve any elements of the proposed multi-family/ mixed use project on OP zoned property.
2. Land Use Application -The proposed multi-family/ mixed use project is subject to Use Process III review
pursuant to FWRC 19.15.030. Process III is an administrative land use review process with public notice,
and is conducted administratively with a written decision issued by the Director of Community
Development.
Process III land use approval is valid for a period of five years and extensions to the land use approval
may be granted if criteria are met. Enclosed are a master land use application, development requirements
checklist, and other applicable handouts. Refer to the Development Requirements checklist, Bulletin #001, for
specific submittal requirements.
3. State Environmental Po!iry Act (SEPA) -The project is subject to environmental review under SEP A. The
environmental review is a component of the Process III land use application and a complete
environmental checklist with notice materials will be required. An environmental threshold determination
made by the Director of Community Development must be issued prior to land use or building permit
approval.
4. Public Notification -Process III applications and SEPA determinations require a public notice and public
comment periods. Within 14 days of issuing the Letter of Complete Application, a Notice of Application
(NOA) will be published in the Federal Wery Mirror, posted on the subject property, and distributed as
required by F\.VRC.
One set of stamped, addressed mailing envelopes must be submitted with the Process III and SEPA
application. A mailing label bulletin is enclosed.
5. Land Use Review Timeframes -The city makes every effort to issue land use decisions within 120 days of a
complete application. However, the review timeframe is suspended at any time that additional
information is requested by the city. The applicant must submit requested information within a 180-day
timeframe, unless an extension is granted pursuant to FWRC 19.15.050(2).
6. Application Fees -Please contact the Permit Center at pctmitcenter@cityoffcdcralwa.y.com, or 253-835-
2607, for updated fee schedules for the Process III Master Land Use application, SEPA checklist,
concurrency, engineering review, and building permit.
7. Kry Development Regulations-All site improvements must comply with the applicable FWRC development
regulations. The following general regulations will apply to the proposal.
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(a) Required Yard and Lot Coverage -Per F\v'RC 19.220.050, required minimum yard setbacks are the same as
the regulations for the ground floor use. Therefore, for those portions of the buildings with commercial
/ office use, there is no required minimum setback from the property line. For other portions of the
building without ground floor retail/ office, then a minimum five foot setback is required to provide
required perimeter landscaping. See FWRC use zone charts for applicable standards.
(b) Maximum Buildi11g Height-The height permitted for a multi-family /mixed use development in the BC
zone is a maximum of 65 feet above average building elevation (AABE).
Per FWRC 19.110.060 "Exceptions," rooftop appurtenances may exceed the applicable height
limitation by a maximum of four feet, if the area of all appurtenances and screening does not exceed
10 percent of the total area of the building footprint. These appurtenances must be located in such a
way as to minimize view blockage.
A building height handout is enclosed.
( c) Parking -Parking requirements for multi-family development in the BC zoning district varies by the
unit type and use, and is identified on the multi-family use zone chart FWRC 19.220.050. Required
parking is 1 stall per efficiency unit; 1.25 stalls for studio units; 1.5 stalls for one bedroom units, and
2.0 stall for units with two bedrooms or more.
Per FWRC 19.220.050, note 5 requires underground or first floor parking for a minimum of 25
percent of the required stalls when over 100 dwelling units.
Parking for commercial/ office use must also be provided per the applicable use zone chart.
Per F\v'RC 19.130.020(2), guest parking for residential uses may be required in excess of the required
minimum parking spaces.
Parking at the nearby public Celebration Park is not allowed. Adequate resident and guest spaces and
parking operations must be provided to assure no off-site parking at Celebration Park.
(d) Open Space -Under FWRC 19.220.050 note 11, open space requirements for multi-unit housing is a
minimum of 150 square feet of usable open space per unit. Review note 11 for more specifics about
open space. With your application, please provide a site plan graphic and narrative detailing the open
space areas and those portions of areas intended as common open space, private open space, and
identify all amenities in each of the individual common open space areas. Include on the submittal
drawings the size and location of each recreation area, the intended users, and indicate whether it is
internal or external.
( e) Required Yard and Lot Coverage-No maximum lot coverage applies. The buildable area will be
determined by other requirements for landscaping, required yards, etc.
8. 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:
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(a) Perimeter Land.scape Buffers -Type III perimeter landscape buffers a minimum of five feet in width are
required along all property lines per FWRC 19.125.060(6). Type III landscaping consists of a mixture
of evergreen and deciduous trees, large shrubs a minimum of 24 inches in height at the time of
planting, and groundcover; spaced to provide a visual buffer creating a partial visual separation.
However, landscaping is not required along perimeter lot lines abutting rights-of-way where no
required yards apply and the building is adjacent to or in very close proximity to the right-of-way line.
(b) Interior Parking Lot Landscaping -Twenty-two square feet of interior lot landscaping per parking stall
must be incorporated into any surface parking areas per FWRC 19.125.070.
( c) Rockeries, R etaining Wa/Lr, and Feming -Rockeries, retaining walls, and any proposed fencing must be
shown on the site and landscape plans, as well as on the civil engineering 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.
9. Clearing, Grading, and Tree and Vegetation Retention -The applicant is required to obtain clearing and grading
plan approval as a component of the land use approval. Please consult FWRC 19 .120 .040(1) for items
that are required to be included on the plan. Approval and Notice to Proceed shall be required prior to
commencing clearing and grading activities on the site. Reference FWRC 19.120.0 60(2).
A tree and vegetation retention plan as required under FWRC 19.120.140(2) must also be submitted with the
land use 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. The minimum tree density in the BC zone is 20 tree units per acre. Generally, 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. Required tree density can be composed of retained trees and replacement
plantings per FWRC 19.120.130. The tree and vegetation plan must clearly show where the tree units are to
be located. The formal landscape plan must detail information about tree unit credits and replacement.
10. Forest Pradices Permit-The city has jurisdiction over the review and approval of Class IV-General Forest
Practices permits. A forest practices application form must be completed if more than 5,000 board feet of
merchantable timber is harvested from the subject property. This is approximately equal to one log truck of
timber. The city will review the proposed Class IV-General Forest Practices in conjunction with the land
use permit review and building permit review. Please include details of such activity in the environmental
checklist as the Class IV permit is not exempt from SEPA review.
11. Communiry Design Guidelines -Review of the proposal under the city's design guidelines, FWRC Chapter
19 .115, is required for the project and will occur in conjunction with the land use decision. 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.
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a. FWRC 19.115.010(2), CPTED -Implement Crime Prevention through Environmental Design
(CPTED) principles to reduce opportunities for criminal activities to occur. The city's Police
Department and Planning Division will evaluate the formal application and review for compliance
with CPTED principles. Special consideration to incorporate principles to all pedestrian routes of
travel, courtyard or plaza areas, and the parking garage is strongly encouraged. A completed CPTED
checklist must be submitted with your application. A CPTED checklist is enclosed.
1. Natural Sunieillance -Promote visibility of public spaces and areas.
11. Access Control-Identify techniques that deter unauthorized access and/ or inappropriate access.
111. 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. In
addition to ensuring that pedestrian accessible routes of travel are provided to the right-of-way from
each building, other key sections are:
1. (1) General Criteria (a) through (g).
11. (2) Surface Parking Lot (a), (6), and (c).
111. (3) Parking Structures (a), (b), (c), (d), (f), and (g).
1v. (4) Pedestrian Circulation and Public Spaces (a) through (f).
v. (7) Miscellaneous Site Elements (a) Lighting.
c. FWRC 19.115.060, Buildi11g Design -Key design requirements of this section apply to the project as
follows. Note that the requirements of this section apply to all sides of the buildings.
i. (l)(a) As the site is slightly sloped, this section could be applied to building design.
ii. (2) All building facades that are both longer than 60 feet and visible from a right-of-way must
incorporate a minimum of two out of four design options intended to break up the mass of
large buildings. These design options include fac;:ade modulation, landscaping, canopy or arcade,
or associated pedestrian plazas. Options used must meet the dimensional standards as specified,
but if more than two are used, dimensional requirements for each option may be modified.
111. (3) Building facades visible from rights-of-way and other public areas should also include
methods of articulation and accessory elements, for example: display windows; window
openings with visible trim material; vertical trellis; artwork; decorative masonry or metal
patterns or grillwork; relief; material variations; landscaped public plaza; etc.
d. FWRC 19.115.070, Building and Pedestrian Orientation -All Zoning Distnds -Key design requirements of
this section apply to all buildings.
1. (a) Building should generally be oriented to rights-of-ways. Features such as entries, lobbies,
and display windows should be oriented to the right-of-way, and screening or art features such
as trellises, murals, and/ or landscaping should be incorporated into the street oriented fac;:ade.
11. (c) All buildings adjacent to the street should provide visual access from the street into human
services and activities within the building.
e. FWRC 19.115.080, Mixed-Use Re.ridential Buildings in Commercial Zoning Distnds -The following
treatments must be utilized for the mixed-use building facades that front a right-of-way:
19-101205-00-i'C
1. Residential component(s) shall contain residential design features and details, such as individual
windows with window trim, balconies or decks in upper stories, bay windows that extend out
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from the building face, upper story setbacks from the building face, gabled roof forms,
canopies, overhangs, and a variety of materials, colors, and textures.
11. Commercial component(s) shall contain individual or common ground-level entrances to
adjacent public sidewalks.
111. Commercial and residential components may have different architectural expressions, but the
facade shall exhibit a number of unifying elements to produce the effect of an integrated project.
iv. Landscaped gardens, courtyards, or enclosed terraces for private use by residents should be
designed with minimum exposure to the right-of-way.
f. FWRC 19.115.090(1), District Guidelines for BC -Key design requirements of this section apply to the
project (FWRC 19.115.090[1] [a]-[r]). Following is a more specific discussion of each guideline:
1. FWRC 19.115.090(t)(b),(c),(d), and (e), Entrance Fafades -Entrance facades shall front on, face, or
be clearly recognizable from the right-of-way; and shall incorporate windows and other
methods of articulation. Building entrances must also be architecturally emphasized and shall
incorporate transparent glass. Ground floor entrances to retail sales or services shall
incorporate plaza features or furnishing, and/ or streetscape amenities. Ground-level mirrored
or reflective glass is not allowed adjacent to a public right-of-way or pedestrian area.
11. F\v'RC 19.115.090 Subsections (1)(g) through (r) apply to residential uses. Please provide a
design narrative with the formal application to detail how the multi-family housing project
addresses these requirements .
12. Environmental/y Critical Areas-The city's Critical Areas Map identifies a wetland slightly east of the subject
property. The application must include a wetland and stream reconnaissance for both on the subject
property and within 225 feet of the property as required in FWRC 19.145.080. The critical area
reconnaissance must provide site specific information regarding on-site critical areas, and shall include
best efforts to provide information regarding any potential off-site critical areas. The reconnaissance shall
include critical area classifications and FWRC required buffer widths if applicable.
The applicant will be required to pay for any required city consultant review of critical areas reports and
information on a cost recovery basis. The reports will be peer reviewed for compliance with applicable
FWRC requirements by the city's third party critical area reviewer at the applicant's expense. This review
cost must be pre-funded by the applicant prior to this peer review occurring per FWRC 19.145.080(3).
13. Contaminated 5 oils Testing -As part of the SEPA and land use permit application, information on the
presence of contaminated soils must be provided. A portion of the property was previously an airplane
hangar and junkyard. Soils testing, results, and recommendations from a qualified firm must be submitted
to the city.
The site is also in very close proximity to the over 20 PPM lead and arsenic contour for soils contaminated
by the Tacoma Asarco Smelter Plume. Since the site development would have a concentration of children,
city staff requests that soils testing for lead and arsenic be conducted per the latest Department of Ecology
Guidelines for the Tacoma Plume testing. See h rrps://ecology.wa .gov/Spi ll s-C le ;mup /Concam im1ti on-
cleanup/Cleanup -sites/Toxk-c lcnnup-sitcs/'l'ncoma-smcltcr.
14. Garbage and Reryding Receptacles -FWRC 19 .125.150 requires that storage areas for garbage and recyc ling
receptacles be provided for each project. The formal application must note the specific size and location
of each facility. Locations for the recycling and garbage facilities must be depicted on the formal site plan.
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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.
15. Affordable Units -A minimum of five percent of new dwelling units must be considered affordable as
defined by FWRC 19.110.010. ''Affordable units" for rental affordable housing means dwelling units that are
offered for rent at a rate that is affordable to those individuals and families having incomes that are 50
percent or below the median county income. 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
Department of Records and Elections at the expense of the applicant.
16. School Access Ana!ysis -A school access analysis is required to be submitted to the city with the Process III
review and SPEA application, to assure that safe walking routes to schools or bus stops are provided. If
there are not safe and adequate walking routes available, walking route improvements may be required as
part of the application review. Contact Jennifer Wojciechowski at 253-945-2071 for information about
the school access analysis requirements.
17 . School M itigation Fees -School impact mitigation fees are required for multi-family residential dwelling
units per FWRC 19. 95. Current multi-family school impact mitigation fee (including administration fee) is
$20,427.00 per dwelling unit. The school mitigation fee is adjusted annually by the City Council.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION
Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com
Land Use Issues -Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2016 King County Surface
Water Design Manual (KCSWDTv1). 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 these performance criteria. In addition to flow control facilities, Best Management
Practices (BMP's) 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. Beside 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. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer must be provided to
verify infiltration suitability.
4. Detention and water quality facilities for private commercial developments outside the City Center Core
must be above ground (i.e. open pond). Underground facilities are allowed only with approval from the
City of Federal Way's Public Works Department. The city does not allow facilities to be on a property
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separate from the subject development, nor cross over property boundaries, as was shown on the
preliminary plans submitted for the preapplication meeting.
5. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
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 360-407-6048, or
http://www. cy.wa .gm /p.rog1·ams/wq/sronnwarer/construction/ind x.html.
Right-of-Way Improvements
1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long 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.
Building [or Engineering (EN)] Permit 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 for 2019 are $3,004.00 for the first 18 hours
of review for commercial building permits, and $167.00 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 Wtry Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) to assist the applicant's engineer in preparing the plans and TIR is
available on the city's website at http ://www.ci~•offederalway .com/inclex.aspx?nid=17l.
3. 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 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, tl1e 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.
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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. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be
drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans.
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 2016 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
Sarady Long, 253-835-2743, sa rad .Io n fl c i offe deta lwa r.com
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials to construct 345 new multi-family units, and the Institute of
Transportation Engineers (ITE) Trip Generation -10th Edition, land use code 221 (Mid-Rise Multifamily
Housing), the proposed project is expected to generate 152 new PM peak hour trip. However, since the
development included more units with three or more bedrooms, the ITE multi-family trip generation may
not be applicable. As such, the development must submit a specific trip generation study to determine the
number of trips generated by the proposed development. The trip generation study shall include the three
local sites developed by Devo Inc. The methodology for determining the trip generation shall be based
upon the guidelines established in the most recent edition of the ITE Tnp Generation Handbook.
2. A concurrency permit is required for this development project. The PW Traffic Division will perform a
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. The estimated fee for the concurrency permit application is $9,032 (51 -500 trips). This fee is an estimate
and based on the materials submitted for the preapplication meeting. The concurrency application fee
must be paid in full at the time the concurrency permit application is submitted with the land use
application. The fee may change based on the new weekday PM peak hour trips as identified in the
concurrency trip genetation. 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)
1. The current traffic impact fee is $2,593 per unit for multi-family. The actual fee will be assessed when the
building permit application is filed and must be paid prior to permit issuance, using the fee schedule then
in effect (FWRC 19. 100.070[3][c]).
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Transportation Impact Analysis (TIA) (FWRC 19.135)
1. A Traffic Impact Analysis (TIA) prepared by 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.
Intersection sight distance analysis per AASHTO.
Street Frontage Improvements (FWRC 19.135)
1. The applicant/ owner will be expected to construct street improvements consistent with the planned
roadway cross-sections as shown in Map III-4 in Chapter III of the Federa l W~ 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 will be expected to construct improvements on the following streets to the city's planned
roadway cross-sections:
•
•
•
•
Thirteenth Place South is a Principal Collector planned as a Type "M" street, consisting of a 36-
foot street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street
lights in a 70-foot right-of-way. Thirteenth Place South shall be extended from South 330 th Street
to the existing stub out to the south.
South 330th 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. Assuming a symmetrical cross section, a three-foot right-of-way dedication
(in addition to the 30-foot easement) and half street improvements are required as measured from
the street centerline.
South 332nd 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. Assuming a symmetrical cross section, a three-foot right-of-way dedication
(in addition to the 30-foot easement) and full street improvements are required as measured from
the street centerline.
Fifteenth Avenue South is a private street and shall be constructed to meet the public street
standard (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. Assuming a
symmetrical cross section, half street improvements are required. At a minimum, an additional 20
feet of pavement width with curb, 4-foot planter, 6-foot sidewalk, and street lights are required.
3. The applic ant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (F\v'RC 19. 135.070). These modification requests have a nominal review
fee currently at $334.00.
4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes; taper rate shall be WS"2/60, or as directed by the Public Works Director.
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Mr. David Ratliff
Page12of19
May 6, 2019
Access Management (FWRC 19.135)
1. For driveways that serve uses other than single-family residential uses and zero lot line townhouse
developments, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a
three-lane two-way driveway (FWRC 19.135.270). 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.
2. Driveways must be located no closer than 150 feet to any street intersection or to any other driveway,
whether on or off the subject property. Separation distances shall be measured from centerline to
centerline of roadways and driveways.
3. Submit an intersection sight distance analysis at the proposed access driveway /intersection at 13 th Place
South and South 330ci 1 Street, which will be stop-controlled once 13 th Place South is extended. The sight
distance 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. 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 pedestrian connection from 13 th
Place South to 15 th Avenue South will be required. This requirement may be waived or modified by the
Public Works director with a written request from the applicant with supporting document.
2. The proposed pedestrian connection from the recreation clubhouse to Celebration Park Road must be
approved by the Parks Department, and must meet intersection sight distance per AASHTO.
3. The parcel at the northeast corner of 13 th Place South and South 332nd Street is not part of the
development property. As such, the proposed pedestrian connection is not feasible without approval
from the property owner (Federal Way School District).
4. A mini-roundabout should be explored at the intersection of 13 th Place South and South 330th Street.
5. 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.
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, or biohazard collection containers. Minimum recycling space allocation is established by
FWRC 19.125.150.
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• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring
10 feet deep by 20 feet across are recommended, along with a two-door swing-open or roll-open gate
that spans the front width of the enclosure. When gate doors are opened, no structure or hardware
should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates
in closed and open positions to ease service access and maximize the life of gate hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on-site user access and/ or
additional waste types and containers.
• Plan for user access to interior waste and recycling storage areas/ containers, and to exterior containers
screened by enclosure(s).
• Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential blind
spots during ingress and egress.
• Consider landscaping, setbacks and screening requirements (based on FWRC 19.125.040[4] & [SJ).
• Note that larger-scale commercial or multi-unit housing developments may see long-term savings from the
use of on-site waste compaction equipment. Planning for this equipment may require larger enclosure
dimensions, defined overhead clearances, consideration of power utility access, and drainage management.
• Nlixed-use developments may also benefit from on-site waste compaction equipment. Additional mixed-
use development considerations include:
o Designated chutes and/ or internal facility maintenance areas or services for tenants;
o Moving waste and recycling streams from interior units to collection areas; and
o Access by business tenants and/ or residents to exterior waste and recycling areas.
Help with many design parameters related to service access is available via the city's contracted solid waste
services provider, Waste Management. Contact Senior Route Manager John Davis at 206-786-4530 (cell).
COMMUNITY DEVELOPMENT -BUILDING DIVISION
Greg Kirk, 253-835-2631, greg.kirk@ ci ty offederal-w ay.com
l. Building Codes. The structure will be treated as a new building permit application and must meet all current
codes including:
• International B11ildi11g Code (IBC), 2015
Washington State Amendments WAC 51-50
• International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
19-101 205-00-PC
• Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56
& WAC 51-57
• International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
Doi.: ID:78899
Mr. David Ratliff
Page 14 of 19
May 6, 2019
• National Electric Code (NEC), 2014
• Accessibility Code (ICC/ ANSI Al 17.1), 2009
• International Residential Code, 2015
Washington State Amendments WAC 51-51
• Washington State Energy Code,
2015 WAC 51-11
2. 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.cityoffcderalway.com.
Appointments are required for intake of new commercial building permit submittals. Please call or email to
schedule an intake appointment with the Permit Center staff at p ermitcentei.:@cityoffederalway.com, or
(253) 835-2607.
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.
3. 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 five to seven weeks of the 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.
4. 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
Division 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 Division and will be scheduled by the inspector of record for the project.
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Mr. David Ratliff
Page 15 of 19
May 6, 2019
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.
LAKEHAVENWATERAND SEWER DISTRICT
Brian Asbury, 253-946-5407, BAsbury@lake haven .o rg
Lakehaven's comments below, regarding the proposed 345+ /-multi-family residential unit development on
tax parcels 1721049019, 1421049031, 1721049028, 1721049030, 1721049033, 1721049034, 1721049035,
1721049046, 1721049051, 1721049057, 1721049059, 1721049064, and 1721049074. Potential reduction/loss
of a portion of the southerly portion of the proposed project should not significantly, if at all, change
Lakehaven's comments. Let me know if there are any questions, or if additional information is needed.
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). The certificate is
valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to issue
for typical processing. The 2019 cost for a Water Certificate of Availability is $70.00.
• Fire flow at no less than 20 psi available within the existing water distribution system is a minimum of
2,500 GPM (approximate) for two hours or more. This flow figure represents Lakehaven's adopted
minimum level of service goals for non-residential areas regarding performance of the existing water
distribution system under high demand conditions. If more precise available, and/ or estimated onsite,
fire flow figures are required or desired, the applicant can request Lakehaven perform a system hydraulic
model analysis (separate from, or concurrent with, an application for availability). The 2019 cost for a system
hydraulic model analysis is $230.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new, abandoned, 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 and 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.
• A water service connection application submitted separately to Lakehaven is required for each new service
connection to the water distribution system, in accordance with standards defined in Lakehaven's current
"Fees and Charges Resolution." Multi-family-residential properties require separate domestic, irrigation (if
irrigated landscaped areas are incorporated into the site development), and fire protection (if required or
installed) water service connections and meters.
• For water use during site construction/ development, a hydrant meter may be rented from Lakehaven for this
purpose. Please contact Lakehaven for further detail.
• Separate water service connections/meters shall be installed for mixed uses within structures that are
incompatible for billing purposes (i.e., multi-family residential and/ or non-residential).
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May 6, 2019
• To satisfy premise isolation requirements, the installation and satisfactory testing of an approved backflow
prevention assembly (BPA) adjacent to each service meter is required pursuant to WAC 246-290-490 and
Lakehaven standards regarding premise isolation. Based on the preapplication proposal, the following will be
required. Contact Lakehaven's Cross-Connection Control Program Manager (Chris Zoepfl, at 253-946-5427,
or Zoepfl(@.Lnk hav n.org) for additional information on premise isolation/BP A installation and testing
coordination:
o MFR-Domesti,:· As a high health cross-connection hazard (domestic plumbing fixtures >30' above
meter/ ground level), a reduced pressure backflow assembly (RPBA) is required.
o Non-Residential Domesti,:· Unless determined a high health cross-connection hazard at the time of
service application or due to applicable use (e.g., medical, etc.), as a low health cross-connection
hazard, either a double check valve assembly (DCV A) or a RPBA is required.
o Imgation (ground-level landscape): As a low health cross-connection hazard, either a DCVA or a RPBA is
required.
o NLf--X'-t'Zre Protection: As a high health cross-connection hazard (fire protection fixtures >30' above
meter/ ground level), a reduced pressure detector assembly (RPDA) is required.
o MFR Rec-Fire Proletlion: As a low health cross-connection hazard, either a double check detector assembly
(DCDA) or a RPDA is required.
o Typically required location(s) for any BPA is outside of a building (fire-protection typically
aboveground, RPBA/RPBA devices always aboveground), and as close to the main as possible, but
no further than SO-feet maximum from the main.
• Applicant will be required to complete and submit to Lakehaven a Water Use Questionnaire (WUQ).
Infonnation in the WUQ will be used by Lakehaven to help determine specific premise isolation (aka
backflow prevention) requirements.
• The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as
detennined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s).
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees, charges,
and/ or deposits (2019 schedule) will be as follows. Actual connection charges will be detennined upon
submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE
fees/ charges/ deposits and are due at the time of application for service. All Lakehaven fees, charges, and
deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
o Water Service/ Meter 111.rta//otions: $TBD. Actual sizes/ costs to be detennined by Lakehaven based on applicant's
estimated maximum GPM usage rates (non-residential), or UPC plumbing fixture count (residential).
o Capital Fa cilities Charge(s)-Water (M_FR on!Y): $1,072,195.83; 345 MFR units@ 0.75 Equivalent Residential
Unit (ERU) per unit x $4,242.12 per ERU. Water system capacity credits are available for this property
from system capacity charges previously assessed, paid directly to Lakehaven, and/ or credited to tl1e
property for 6.00 ERU. Please contact Lakehaven for further detail.
Sewer
• A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/ or building pennit applications (check with land use agency for requirement). The certificate is
19 -10 I 205 -00 -PC Doc 1D:78899
Mr. David Ratliff
Page 17 of 19
May 6, 2019
valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to issue
for typical processing. The 2019 cost for a Sewer Certificate of Availability is $10.00.
• 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 and 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 two percent. 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 grease interceptor is required for all new restaurants and/ or buildings with food
preparation/ service establishments, size to be determined by applicant's engineer. Also, if applicable, see tl1e
enclosed Lakehaven Trash/Recycling Enclosure Standards.
• The applicant will be required to complete and submit a Sewer Use Survey (SUS). Information in the SUS
will be used by Lakehaven to determine specific pretreatment requirements (if any). Restaurants and/ or
commercial food preparation facilities must install and utilize an externally-located, grease interceptor; size to
be determined by applicant's engineer.
• 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 connection(s).
• Based on tl1e proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges,
and/ or deposits (2019 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 and are due at the time of application for service. All Lakehaven fees, charges, and
deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
o Sewer Seroice Connedion P ermit: $420.23 fee (per building).
o Capita/ Fae1/ilies Charge(s)-Se111er: $908,087.74. 345 MFR units@ 0.75 Equivalent Residential Unit (ERU)
per unit x $3,978.13 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
30.48 ERU. Please contact Lakehaven for further detail.
General
• All Lakehaven development engineering related application forms, and associated standards information,
can be accessed at Lakehaven's web pages at http://www.lnk • havcn.ol'g/204/D veloprne nL -Eng ineering.
• Lakehaven has no record of a formal easement that covers Lakehaven's existing water system facilities on
adjacent parcel 1721049019.
19-101205-00-PC Doc ID:78899
Mr. David Ratliff
Page 18 of 19
May 6, 2019
• All comments herein are valid for one 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.
SOUTH KING FIRE AND RESCUE
Chris Cahan, 253-946-7243, Chris Caha n@so uthkin g fir e .org
Water Supply
Fire F/0111
The required fire flow for Building A is 3724 gallons per minute, Building B is 3809 gallon per minute, and the
Recreation Building is 1500 gallons per minute. A Certificate of Water Availabilz!J including a rydraulicfireflow model
shall be requested from the water district and provided at the time of building permit application.
Fire F[ydrants
This project will require at least eight fire hydrants in approved* locations. NOTE: On pages 2 and 3 of the
proposed plan, hydrant locations are acceptable.
*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; see
http://:ouchki.ngfu: . rg/D cumentCenter/Tiom /View/24
Designated and marked fire lanes may be required for emergency access. This may be done dming the plans
check or prior to building final. Requirements and marking options can be found in FWRC Title 8:
htcp ://www.codcpu l Lishing.com/\ A/F dera lWay/
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction.
Fire Department Lock Box
A recessed fire department "Knox" brand key box shall be installed on each building near the front entrance.
Locations will be approved by the plan reviewer or Deputy Fire Marshal onsite.
Fire Sprinkler System
An NFPA 13 fire spnnkler !)Stem is required
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
19-1 o 1205-00-PC Doc ID:78899
J\fr. David Ratliff
Page19of19
May 6, 2019
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).
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, Jim Harris, at 253-
835-2652, or j.im.harrisl'alcityoffedetalway .com. We look forward to working with you.
Sincerely,
~/J~
Senior Planner
enc: Master Land Use Application
FWRC 19.220.050 Use Zone Chart
Process III Development Submittal C hecklist
Mailing Label Handout
Building Height Handout
Parking Dimension Handout
CPTED Checklist
LUD Map &Trash Enclosures Handout
LUD Trash and Recycling Enclosure Standards
c: Kevin Peterson, Public Works Engineering Plans Reviewer
Sarady Long, Senior Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer
Chris Cahan, South King Fire & Rescue
ch:t rl ic jr@cmm:t 1·ch .C<)rn
I 9-10120,-00 -PC Doc lD:78899
