HomeMy WebLinkAbout22-102032-UP Summary Letter Illahee Middle School 21-101097-PC-5-4-22COMMUNITY DEVELOPMENT DEPARTMENT
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
April 28, 2022
LINDSAY CRAWFORD
BASSETTI ARCHITECTS
71 COLUMBIA ST
lcrawford@bassettiarch.com
Re:File #22-101097-00-PC, PREAPPLICATION CONFERENCE SUMMARY
ILLAHEE MIDDLE SCHOOL, 36001 1ST AVE S, Federal Way
Dear Mr. Crawford:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC). We hope that the information discussed at that meeting was helpful in
understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City’s Planning and Building
Divisions, Public Works Department, and representatives from Lakehaven Water and Sewer District and
South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant
information handouts are enclosed with this letter. Please be advised, this letter does not represent all
applicable codes. In preparing your formal application, please refer to the complete FWRC and other
relevant codes for all additional requirements that may apply to your project.
The key contact for your project is me, Natalie Kamieniecki, 253-835-2638,
natalie.kamieniecki@cityoffederalway.com. For specific technical questions about your project, please
contact the appropriate DRC representative as listed below. Otherwise, any general questions about the
preapplication and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
The proposal is to construct a new two-story middle school in predominately the same location of the
existing buildings and modernize the existing gym building. Existing parking and drives will be
reorganized to segregate vehicular traffic, provide consolidated parking areas and safe pedestrian
conditions.
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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.
Planning Division
1.Process III land use approval and SEPA Environmental Determination required.
2.Geotechnical report required.
Public Works Traffic Division
1.Frontage Improvements (FWRC 19.135.040) – Construct street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on 1st Ave S and SW 360th St.
2.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.
3.Access Management (FWRC 19.135.260) – The development shall meet access management
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 DEVELOPMENT – PLANNING DIVISION
Natalie Kamieniecki, 253-835-2638, natalie.kamieniecki@cityoffederalway.com
1.Land Use Review Process – The zoning of the subject site is Single Family Residential (RS 15.0).
The RS zoning district permits school uses pursuant to FWRC 19.200.090. The required review
process for the project is Process III, Project Approval.
Process III 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).
The Director of Community Development will issue a decision under FWRC Chapter 19.115,
Community Design Guidelines, related to building and site design, and the CPTED (Crime
Prevention through Environmental Design) principles in conjunction with the Process III land use
decision.
State Environmental Policy Act (SEPA) review is processed concurrently with Process III
applications, with initial public notice of application being issued after determination of complete
application.
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A Process III development submittal requirements checklist and master land use application are
enclosed. Building permits can be submitted after land use decision is issued and appeal periods
concluded.
2.State Environmental Policy Act (SEPA) – The project is subject to environmental review under the
State Environmental Policy Act (SEPA) as the proposed development is larger than 12,000 sq. ft.
pursuant to Washington Administrative Code (WAC) 197-11-800(1). If the school district acts as
Lead Agency, the City must agree and recommends consultation between staff and the district to
identify any mitigation that may be needed prior to issuing a threshold determination. In any case, the
SEPA checklist must be submitted for review with the land use application. However, SEPA review
fees would not be required if the City is not the lead agency.
.
3.Public Notification – The Use Process application requires public notice. Within 14 days of issuing
the Letter of Complete Application, a Notice of Application will be published in the Federal Way
Mirror, mailed to persons within 300 feet of the subject property, posted on the subject property, and
the city website. The applicant is responsible for posting the notice board prepared by the City.
4.Environmentally Critical Areas – The subject property contains critical areas: geologically
hazardous areas (GHA) erosion hazard. Pursuant to FWRC 19.145.080, a critical areas report
(geotechnical report) that adequately evaluates the proposal and probable impacts is required. The
applicant is responsible for covering the cost of the City’s consultants who may review the report per
FWRC 19.145.080(3).
5.Tacoma Smelter Plume – The subject property is located in the Tacoma Smelter Plume detect area
containing under 20 ppm arsenic and lead concentration. Please contact the Department of Ecology
regarding the Soil Safety Program (Amy Hargrove, Amy.Hargrove@ecy.wa.gov, 360-407-6262).
6.Key Development Regulations – All site improvements must comply with the applicable FWRC
development regulations. The following general regulations apply to the proposal.
Required Yards,
Front, Side, Rear 50 ft.
Height of
Structure
For structures other than gyms, 30 ft. above average building
elevation. For all structures except gyms, if the structure is located
100 ft. or more from an adjacent low density zone, the maximum
height may be increased from 30 ft. to 40 ft. if all of the following
criteria are met:
a. The additional height is necessary to accommodate the
particular use conducted in the building; and
b. Each required yard abutting the structure is increased five ft. for
each one ft. the structure exceeds 30 ft. above average building
elevation.
Parking Elementary/Middle: 1 parking space for each employee. Please
provide the number of employees in the application narrative.
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Maximum Lot
Coverage 75%
Special Regulations and Notes: FWRC 19.200.090
This use may locate on the subject property only if it will not be detrimental to the character of
the neighborhood in which it is located and:
a)It will serve the immediate area in which it is located; or
b)The subject property is adjacent to a collector or arterial right-of-way.
If the use will serve children, the subject property must contain an outdoor play area with at least
75 sq. ft. for each child using the area at any one time. This play area must be completely
enclosed by a solid fence or other screen at least six ft. in height. Play equipment and structured
play areas may not be in required yards.
Hours of operation and maximum number of attendees may be limited by the City to reduce
impact on nearby residential uses.
The City may require an on-site passenger loading area, depending on the number and nature of
attendees and the extent and nature of existing street improvements.
Site design, including the location of parking and passenger loading areas shall be designed to
reduce impacts on nearby residential uses.
All activities pertaining to schools, such as auto repair or other uses that may impact adjacent
properties, must take place within an enclosed building.
For all structures except gyms, if the structure is located 100 ft. or more from an adjacent low
density zone, the maximum height may be increased from 30 ft. to 40 ft. if all of the following
criteria are met:
a)The additional height is necessary to accommodate the particular use conducted in the
building; and
b)Each required yard abutting the structure is increased five ft. for each one ft. the structure
exceeds 30 ft. above average building elevation.
For any structure, including gyms, an increase in height above 30 ft. shall not block views
designated by the comprehensive plan.
May include accessory living facilities for one staff person.
This use must comply with the requirements of the State Department of Social and Health
Services and/or the State Superintendent of Public Instruction.
Minor and supporting structures constructed as a functional requirement of schools may exceed
the applicable height limitation; provided, that the director of community development
determines that such structures will not significantly impact adjacent properties.
7.Landscaping – A landscape plan prepared by a landscape architect licensed in the state of
Washington, a nursery professional certified pursuant to the Washington Certified Nursery
Professional program, or a Washington State certified landscape technician shall be submitted with
the formal application. It must depict perimeter and interior parking lot landscaping requirements
under FWRC Chapter 19.125 as follows:
a.Perimeter Landscaping – Pursuant to FWRC 19.125.060(2), Single-Family Residential, RS, Type
III landscaping 10 feet in width shall be provided along all property lines for nonresidential uses,
except as provided in FWRC 19.125.070.
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Per FWRC 19.125.050, Type III landscaping is a mixture of evergreen and deciduous trees, large
shrubs, and groundcover, spaced to provide a visual buffer creating a partial visual separation.
b.Interior Parking Lot Landscaping – Interior lot landscaping per parking space is required in
accordance with FWRC 19.125.070, “Parking Lot Landscaping.” Type IV landscaping is required
to be installed at the ends of all rows of parking and disbursed throughout the interior parking
area, in the amount of twenty-two square feet per parking stall when 50 or more parking stalls are
provided. The square footage of each interior parking lot landscaping must be depicted on the
landscape plan. Only those landscape areas that are adjacent to a parking stall will qualify as
interior parking lot landscaping. Light standards may not take the place of required trees in
parking lot landscape islands.
Pursuant to FWRC 19.125.050(4), Type IV landscaping shall consist of trees planted with
supporting shrubs and groundcover. Shrubs shall be pruned at 40 inches in height, and the lowest
tree branches shall be pruned to keep an eight-foot clearance from the ground. One tree per
landscape island up to 150 square feet shall be planted.
8.Clearing, Grading, Tree and Vegetation Retention – The proposal is subject to the provisions of
FWRC 19.120, “Clearing, Grading, and Vegetation and Tree Retention.” A clearing and grading plan
that meets FWRC 19.120.020 and FWRC 19.120.040 must be submitted with the formal land use
applications.
The site is subject to tree density requirements of FWRC 19.120.130(2); note that 25 tree units per
acre for single-family zoned sites, minus any proposed public or private streets are required. Tree unit
credits are in table 2 of FWRC 19.120.130(2).
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. (Note: required landscaping trees may be
counted in tree density.) The tree and vegetation plan must clearly show where the tree units are to be
located. The tree and vegetation retention/replacement plan must be prepared by a certified arborist or
certified landscape architect and must include information about tree unit credits and replacement.
9.Community Design Guidelines – The new school is subject to an administrative design review as a
component of the Use Process application pursuant to FWRC Chapter 19.115, ‘Community Design
Guidelines.’ Project designers shall strive for overall design continuity by using similar elements
throughout the project such as architectural style and features, materials, colors, and textures. Building
and site design for institutional uses is guided by FWRC 19.115.100. Please include a written narrative
identifying how the project complies with all applicable design guidelines. Several guidelines
applicable to your project are below.
A.Site Design for all zoning districts – [FWRC 19.115.050]
Vehicle turning movements shall be minimized. Parking aisles without loop access are
discouraged. Parking and vehicle circulation areas shall be clearly delineated using
directional signage.
Driveways shall be located to be visible from the right-of-way but not impede pedestrian
circulation on site or to adjoining properties. Driveways should be shared with adjacent
properties to minimize the number of driveways and curb cuts.
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Primary entrances to buildings should be clearly visible or recognizable from the right-of-
way. Pedestrian pathways from rights-of-way and bus stops to primary entrances, from
parking lots to primary entrances, and pedestrian areas, shall be accessible and should be
clearly delineated.
Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using
a variation in paved texture and color, and protected from abutting vehicle circulation areas
with landscaping. Approved methods of delineation include: stone, brick or granite pavers;
exposed aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of
delineation is not encouraged.
B.Building design for all zoning districts – [FWRC 19.115.060]
Building façade modulation and screening. Building facades longer than 60 feet that are
visible from the right-of-way and residential zones must provide two of four specific design
treatments: (1) façade modulation, (2) landscape screening, (3) canopy or arcade, and (4)
pedestrian plaza. Please note that if three façade treatment options are incorporated,
dimensional flexibility can be provided.
Building articulation and scale. Please refer to the various options for building façade
articulation. Provide additional treatment for the facades to eliminate the large sections of
wall devoid of wall treatment.
C.Institutional Uses – [FWRC 19.115.100]
Building façades that exceed 120 feet in length and are visible from rights-of-way and
residential zones shall incorporate a significant structural modulation (offset). The minimum
depth of the modulation shall be approximately equal to 10 percent of the total length of the
subject façade and the minimum width shall be approximately twice the minimum depth. The
modulation shall be integral to the building structure from base to roofline.
Roof design shall utilize forms and materials that avoid the general appearance of a “flat”
roof. Rooflines with an integral and obvious architectural pitch are an approved method to
meet this guideline. Alternative distinctive roof forms such as varied and multiple stepped
rooflines, architectural parapets, articulated cornices and fascias, arches, eyebrows, and
similar methods will be considered by the director; provided, that the roof design minimizes
uninterrupted horizontal planes and results in architectural and visual appeal.
FWRC 19.115.100(2), which references FWRC 19.115.090(1)(a), (b), (e), (f), (h), and (i):
(a) Surface parking may be located behind the building, to the side(s) of the building, or
adjacent to the right-of-way; provided, however, that parking located adjacent to the right-of-
way maximizes pedestrian access and circulation pursuant to FWRC 19.115.050(4).
(b) Entrance facades shall front on, face, or be clearly recognizable from the right-of-way,
and shall incorporate windows and other methods of articulation.
(e) Ground-level mirrored or reflective glass is not allowed adjacent to a public right-of-way
or pedestrian area.
(f) [For new fencing] If utilized, chain-link fences visible from public rights-of-way or
adjacent properties, and not screened by Type I landscaping as defined by Chapter 19.125
FWRC, shall utilize vinyl-coated mesh, powder-coated poles, dark color(s), and architectural
element(s) such as pole caps and/or decorative grid pattern.
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(h) Parking lots should be broken up into rows containing no more than 10 adjacent stalls,
separated by planting areas.
(i) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of
the project and the public sidewalk.
D.Crime Prevention through Environmental Design (CPTED) – Pursuant to FWRC 19.115.010(2),
the implementation of CPTED principles (Natural Surveillance, Access Control, and Ownership)
is required for all new development projects. The enclosed CPTED checklist must be submitted
with the formal land use application.
E.Lighting – Proposed lighting must be shown on the site plan or a separate sheet. In addition to
CPTED lighting standards, the following shall apply per FWRC 19.115.050(7) and FWRC
19.115.100(7): lighting levels shall not spill onto adjacent properties; lighting shall be provided in
all loading, storage, and circulation areas; lighting standards shall not reduce the amount of
landscaping required for the project; and lighting fixtures should not exceed 30 feet in height and
shall include cutoff shields.
10.Loading, Storage, Trash, and Recycling Facilities – These shall be located, designed, and screened
for minimal noise and aesthetic impacts to vehicle and pedestrian circulation areas. FWRC
19.125.040 contains general landscaping requirements for loading areas. Exterior trash receptacles
and recycling are subject to architectural and/or landscape screening requirements and total area
requirements per FWRC 19.125.150. Trash facilities may not be located in required yards (setback
areas) or required landscape buffers. Refer to comments in the Public Works section of this letter.
11.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, 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.
12.Work Hour Variance – FWRC 19.105.040 regulates work hours for development activities and
heavy equipment operations. Exceptions to these timeframes require application and approval of a
Work Hour Variance, which must be submitted in advance (see enclosed handout).
13.Application Fees – Please contact the Permit Center at permitcenter@cityoffederalway.com or 253-
835-2607 for review fees applicable for your project.
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PUBLIC WORKS – DEVELOPMENT SERVICES DIVISION
Ray Edralin, KPG Psomas, 206-826-6240, ray@kpg.com
Cole Elliott, 253-835-2730, cole.elliott@cityoffederalway.com
Land Use Issues – Stormwater General
1.Surface water runoff control and water quality treatment will be required per the 2021 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the manual.
This project meets the requirements for a Full Drainage Review. At the time of land use site plan
submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project
to the nine core and five special requirements of the KCSWDM will be required. A Level 1
downstream analysis shall also be provided in the preliminary TIR. The City Addendum can be
found at the following website: www.cityoffederalway.com/node/1467.
2.The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. In addition to flow control facilities, Best
Management Practices (BMP’s) are required as outlined in the KCSWDM. The project also lies
within Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet the
treatment criteria of the Enhanced Basic Water Quality Menu. The City will accept treatment
systems which are listed on the Department of Ecology’s General Use Level Designation (GULD)
for the required level of water quality treatment.
3.In addition to the KCSWDM, our initial review suggests that FWRC Section 19.30.120,
“Nonconforming Water Quality Improvements” applies to this site. Specifically, the following items
are applicable:
1.a. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5,000 square feet or more;
1.b. Redevelopment which involves the construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 5,000 square feet of surface area or more;
1.c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
1.d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater
runoff from a drainage area of 5,000 square feet or more;
1.g. Redevelopment, other than normal maintenance or other than the tenant improvements, but
including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50
percent of the assessed or appraised value (whichever is greater) of the structure or improvement
being redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must
be from a source acceptable to the City. The Director may require the applicant to provide an
appraisal from a second source acceptable to the City if the assessed valuation appears to be
inaccurate or inappropriate. If more than one appraisal is provided by the applicant or required by
the City, the greater of the two amounts shall be used. For purposes of this determining value under
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this section, improvements required pursuant to FWRC Sections 19.30.090 (nonconforming
development), 19.30.110 (street/sidewalk improvements), 19.30.120 (nonconforming water quality
improvements) and 19.135.030 (street/sidewalk improvements) shall not be counted towards the 50
percent threshold which would trigger application of this subsection;
1.h. Redevelopment of property which drains or discharges to a receiving water that has a
documented water quality problem, as determined by the Public Works Director based on a map,
plan, water quality monitoring data or a written policy in existence or implemented by the Director
prior to submission of a redevelopment application determined to trigger application of this
subsection, where the Director determines that the redevelopment requires additional specific
controls to address the documented water quality problem.
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces. Treatment options must be selected from the Enhanced
Basic Water Quality Menu provided in the KCSWDM.
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 within the City Center
Core may be placed underground.
6.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 Public Works Department.
7.Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
8.If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction storm water permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
http://www.ecy.wa.gov/programs/wq/stormwater/construction/index.html or by calling 360-407-
6048.
9.Based on City stormwater maps, a stormwater system exists within the project site that conveys
upstream flows (vic. SW 363rd Pl) from east to west to 1st Avenue S. The piped system appears to be
between the proposed main building and gymnasium. This pipe system must be located, protected,
and maintained. Coordinate with the City for inspections of this drainage system.
Land Use Issues – Stormwater Related Project Questions
10.Project Question No. 2: There are no exceptions/exemptions for applying water quality for the
existing ballfields. The project must meet water quality requirements for the entire site parcel(s).
11. Project Question No. 3: The Fire EV Access road is subject to vehicular loading and meets the
requirements for a pollution generating surface. Stormwater treatment is applicable.
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12.Project Question No. 4: (Supplement with other departments) Frontage improvements are also
subject to a full drainage review.
PUBLIC WORKS TRAFFIC DIVISION
Jason Kennedy, 253-835-2744, Jason.kennedy@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90)
1.Based on the submitted materials there are no anticipated additional trips created from this project,
and therefore concurrency permit application is not required.
Transportation Impact Fees (TIF) (FWRC 19.91)
1.Traffic impact fee will be assessed at building permit submittal. Based on the submitted materials,
there is no increase in the total gross floor area and therefore TIF will not be assessed.
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 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 will be expected to construct improvements on the following streets to
the city’s planned roadway cross-sections:
1st Ave S is classified as a Minor Arterial and is planned as a Type “K” street, consisting of a 44-
foot street, 5-foot bike lanes, 6-foot planter strips, 8-foot sidewalks, 3-foot utility strips and street
lights in a 78-foot right-of-way. Assuming a symmetrical cross section, half street improvements
and approximately 9 feet of ROW dedication are required as measured from the street centerline.
SW 360th street running along the northerly property is current a private street. This street must be
constructed to a Type “S” street, consisting of a 36-foot street, 4-foot planter strips, 5-foot
sidewalks, and street lights in a 60-foot right-of-way from 1 Ave S to 2nd Ave S. At a minimum,
the improvement shall include three-quarter street improvements with sidewalk and planter strip
on the south side. Approximately 48 feet of ROW will need to be dedicated as part of the process
of connecting SW 360th St to 2nd Ave SW.
2.Street lighting in the right-of-way is required for frontage improvements (FWRC 19.135.190) on 1st
Ave S and SW 360th St. The illumination plans should be designed by professional engineer and
include LED luminaire schedule and submitted on its own plan sheet(s) as part of the engineering
plan submittal.
3.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 right-of-way modification
requests is available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $1,472 plus the recording fee.
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4.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 per Drawing 3-1A in the Public Works Development Standards.
2.Per FWRC 19.135.280, there may be only one driveway for each 330 feet of lot frontage. Driveways
accessing staff parking lot from SW 360th St need to be consolidated due to proximity to 1st Ave S.
3.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.
Design Criteria (FWRC 18.55.010 & FWRC 19.135.251)
1.For driveways that serve uses other than single-family residential uses and zero lot line townhouse
development, the maximum driveway width is 30 feet for a two lane two-way driveway and 40 feet
for a three-lane two-way driveway. (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.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, a north/south alignment in the middle of the
property connecting 2nd Ave SW/SW 360th St and 3rd Ave SW constructed to a roadway cross section
Type “S” would be required. The applicant shall prepare a conceptual alignment for the connection
and submit to the City of review.
Misc. Safety related Comments
1.The City has a Complete Streets policy (FWRC 19.135.205) that emphasizes design features that
contribute to safe, convenient, or comfortable travel experience for all users. Additionally, a recent
traffic study on 1st Ave S indicates 85-percentile speeds are around 38 MPH in a 25 MPH zone and
speeding is a concern of residents along the corridor. The Traffic Division recommends the applicant
consider incorporating bulb-outs, roadway narrowing, raised crosswalks, compact roundabouts, and
other traffic calming elements into the street design, especially at all pedestrian crossings. This
includes the designated school crossing at the intersection of 1st Ave S and SW 361st Pl and the other
intersections (SW 360th St and SW 363rd Pl) along the school frontage of 1st Ave S to reduce the
crossing distance scholars and other pedestrians are exposed to on-coming traffic.
2.The applicant must submit a Vehicle Turning Diagram to the Public Works Traffic Division for a
school bus for the driveway on 1st Ave S. This diagram will show how the appropriate design vehicle
(such as: Bus, Garbage Truck, and WB-62) can enter, maneuver, and leave the site without
encroaching onto opposing traffic lanes or mounting a curb.
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22-101097-00-PC Doc ID: 82184
PUBLIC WORKS – SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com
Solid Waste & Recycling Design Considerations
Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, and/or biohazard collection containers. Minimum enclosure area is
established by FWRC 19.125.150 (7)(a). FWRC requires that plans allow access to containers for
both occupants and haulers.
Basic solid waste and recycling services typically include two ‘dumpster’ containers situated
side-by-side within a single trash enclosure. With gate doors open, 18 feet of clearance width is
required; no structures (such as gate posts) are allowed across the enclosure opening. Gate
pins/holes are preferred to hold gates closed or open (to allow service access and preserve gate
hardware).
Plan unobstructed access for service vehicles, in-line with enclosure openings. Allow appropriate
paved turning area for service vehicles, minimizing ‘blind spots’ during ingress and egress.
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
Greg Kirk, 253-835-2621, greg.kirk@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
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April 28, 2022
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National Electric Code (NEC), 2020
Accessibility Code (ICC/ANSI A117.1), 2009
International Residential Code, 2018
Washington State Amendments WAC 51-51
Washington State Energy Code, 2018 WAC 51-11
2.Building Criteria. The following applies to the proposed structure:
Occupancy Classification: E, A-3
Type of Construction: IIB, IIIB, IV
Floor Area: 105,000 Total including remodeled gym
Number of Stories: 2
Fire Protection: Sprinklers
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
3.Building Permit Application Process. A completed building permit application and commercial
checklist are required. The commercial checklist will be filled out by staff and provided at the time of
Land Use Approval. Copies of application and checklist may be obtained on our web site at
www.cityoffederalway.com.
Submittal of the building permit is by electronic submittal only. Please use this link
https://www.cityoffederalway.com/node/4588 to request a link to upload your submittal documents. If
you have questions about this process, please contact the permit center at 253-835-2607 or
ElectronicSubmittal@cityoffederalway.com. Please note, the application fee collected at initial
submittal of the permit application covers the initial review and one resubmittal only. The City will be
charging applicants for any additional staff time necessary to complete each review following the first
resubmittal.
Some projects may require a third-party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third-party fee is in addition to regular permit fees and costs.
Please note, Land Use Approval is recommended prior to submitting the building permit application
to avoid delay in project review. If the project has not received Land Use Approval, it may be placed
on hold until Land Use review is completed.
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April 28, 2022
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22-101097-00-PC Doc ID: 82184
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.
6.Site-Specific Requirements.
This project will go out for 3rd party review
A demo permit is required before any demolition work can begin
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.
LINDSAY CRAWFORD
April 28, 2022
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22-101097-00-PC Doc ID: 82184
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).
Utility conflicts should be identified and coordination (if necessary) should occur as early as possible in
the planning process. Project will need to avoid encroachment with existing Lakehaven system facilities
and easements (including any setbacks necessary for building foundation load zones). New perimeter
landscape requirements may conflict with existing easement terms & conditions, and if so owner should
coordinate any required revisions with the City and Lakehaven early in the pre-design/planning phase to
avoid delays in overall project development.
All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven’s current regulations and policies. Any change to either the development proposal(s) or
Lakehaven’s regulations and policies may affect the above comments accordingly.
WATER
Lakehaven issued a Water Certificate of Availability for the proposed project/property on 3/18/22;
Certificate is valid for one-year from date of issuance.
Hydraulic model results (FF #426) indicate that Lakehaven’s standard maximum allowable system
liquid velocity of 10 ft/s, at no less than 20 psi, is exceeded at a fire flow rate above 3,100 GPM (for
two (2) hours or more). This flow figure depicts the calculated performance of the existing water
distribution system under high demand conditions. Fire flow rates greater than available in the
existing distribution system may be accommodated through water distribution system improvements.
An onsite system hydraulic model may needed during design of the onsite water distribution system
improvements to determine onsite water system requirements. Please contact Lakehaven for further
detail.
The site has one (1) existing 4” domestic water service connection/meter and one (1) 2” irrigation
water service connection/meter.
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, abandonment of existing service(s), etc.), in accordance with
standards defined in Lakehaven’s current ‘Fees and Charges Resolution’. Non-single-family properties
require separate domestic (per building, typically, some exceptions allowed), irrigation (if irrigated
landscaped areas are incorporated into the site development &/or property has a sewer service
connection), and fire protection (if required or installed) water service connections & meters.
Service pressure(s) greater than 80 psi indicated, Pressure Reducing Valve(s) indicated, contact local
building official for requirements &/or additional information.
Typically required location(s) for any backflow prevention assembly (BPA) is outside of a building
(fire-protection typically aboveground, RPBA/RPDA devices always aboveground), & as close to the
main as possible, but no further than 50-feet maximum from the main. Contact Lakehaven’s Cross-
Connection Control Program Manager (Chris Zoepfl, CZoepfl@Lakehaven.org, 253-946-5427) for
additional information on premise isolation/BPA requirements, installation & testing coordination.
Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2022 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven.
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April 28, 2022
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22-101097-00-PC Doc ID: 82184
o Water Service/Meter Installation, 4” preliminary size: $15,000 deposit. Actual size TBD by
applicant’s fire protection system design consultant.
SEWER
Lakehaven issued a Sewer Certificate of Availability for the proposed project/property on 3/18/22;
Certificate is valid for one-year from date of issuance.
Capping of any existing sewer service connection (typically) at/near property line is required for any on-
site full building demolition; a Sewer Service Connection Permit from Lakehaven is required for this.
For partial building demolition, protection of any existing sewer service connection will be required.
Please contact Lakehaven for further information regarding these issues.
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 grease interceptor is required for all new restaurants &/or buildings
with food preparation/service establishments, size to be determined by applicant’s engineer & approved
by Lakehaven. Also, if applicable, see attached Lakehaven Trash/Recycling Enclosure Standards.
Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2022 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, disconnect(s) for existing building demolition: $441.78 fee.
o Sewer Service Connection Permit, connection(s) for new building connection(s): $441.78 fee.
SOUTH KING FIRE AND RESCUE
Sean Nichols, 253-946-7242, Sean.Nichols@southkingfire.org
Water Supply:
Fire Flow:
The required fire flow for this project is 3000 gallons per minute. A Certificate of Water Availability
including a hydraulic fire flow model shall be requested from the water district and provided at the
time of building permit application.
Fire Hydrants:
This project will require 4 fire hydrant(s) in approved* locations.
Note: The FDC needs to be within 100 feet from a hydrant.
*Hydrant(s) spacing along access roads and location in relationship to buildings and sprinkler FDC
shall be approved by Fire Marshal’s Office
Fire hydrants shall be in service prior to and during the time of construction.
Emergency Access:
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006
http://southkingfire.org/DocumentCenter/Home/View/24
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April 28, 2022
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22-101097-00-PC Doc ID: 82184
Designated and marked fire lanes may be required for emergency access. This may be done during
the plans check or prior to building final. Requirements and marking options can be found in title 8
of the Federal Way Revised Code: http://www.codepublishing.com/WA/FederalWay/
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
Vehicle Access Gates:
All vehicle access gates shall comply with Gate Policy. All gates will be fitted with a Knox brand
lock.
http://southkingfire.org/DocumentCenter/Home/View/21
Fire Department Lock Box:
A recessed fire department “Knox” brand key box shall be installed on the building. Location(s) will
be approved by the plan reviewer or Deputy Fire Marshal onsite.
Fire Sprinkler System:
An NFPA 13 fire sprinkler system is required.
An automatic fire sprinkler system shall be installed in all occupancies where the total floor area
included within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000
square feet. Fire walls shall not be considered to separate a building to enable deletion of the
required automatic fire-extinguishing system.
The system demand pressure (to the source) required in a hydraulically designed automatic fire
sprinkler system shall be at least 10 per cent less than the correlative water supply curve pressure.
Fire Alarm:
A Fire Alarm System is required.
City Code requires an automatic fire detection system in all buildings exceeding 3,000 square feet
gross floor area. The fire alarm system is required to monitor the sprinkler system including water
flow. Provide full notification as required by NFPA 72. Complete coverage smoke detection is not
required for this project. This fire detection system shall be monitored by an approved central and/or
remote station.
Only one pull station will be allowed. This pull station will be in a staff only area not assessable
to students or public.
Emergency Responder Radio Coverage:
All buildings in excess of 35 feet in height per IBC, shall have approved radio coverage for
emergency responders within the building based upon the existing coverage levels of the public
safety communication system at the exterior of the building.
http://southkingfire.org/DocumentCenter/View/279
Door Hardware:
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April 28, 2022
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Door hardware detail will be required on all doors. Details on the hardware used for “Lock Down
Procedure” will be 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 application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWRC 19.40.070(4).
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards me, the key project contact,
Natalie Kamieniecki, at 253-835-2638, or natalie.kamieniecki@cityoffederalway.com. We look forward
to working with you.
Sincerely,
Natalie Kamieniecki
Associate Planner
enc:Master Land Use Application
Process III Submittal Requirements
Environmental Checklist
Lakehaven Water and Sewer Map
Trash and Recycling Enclosure Standards
c: Ray Edralin, KPG
Cole Elliott, Development Services Manager
Jason Kennedy, Public Works Traffic
Greg Kirk, Building Plans Examiner
Scott Sproul, Building Official
Brian Ashbury, Lakehaven Water and Sewer District
Sean Nichols, South King Fire and Rescue
