22-102749-UP-Preap Summary Letter-06-15-2022-V1COMMUNITY DEVELOPMENT DEPARTMENT 33325 8th Avenue South Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
January 19, 2021
Ms. Colleen Harris
Apex Engineering LLC
2601 35th Street, #200
Tacoma, WA 98409
harris@apexengineering.net
Re: File #20-104622-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Valley Ave LLC Properties – New Concrete Batch Plant, 35000 & 35050 Pacific Highway
South; Parcels 202104-9043 -9155, -9163, and -9162, Federal Way
Dear Ms. Harris:
Thank you for participating in the preapplication conference with the City of Federal Way’s Development
Review Committee (DRC) held December 24, 2020. 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.
I, Jim Harris, am the key contact for your project and I may be reached at 253-350-9283, or
jim.harris@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 me.
PROJECT DESCRIPTION
The proposal is to construct a new concrete batch plant, with associated equipment, conveyor, scale,
aggregate storage silos, and mixer truck parking. Construction of a three-bay shop with employee parking and
site improvements are included.
Ms. Colleen Harris
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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
• Process IV “Hearing Examiner” approval and SEPA are required.
• A Boundary Line Adjustment (BLA) will be required to adjust or remove interior lot line(s).
• A parking analysis must be provided with the Process IV application.
• The subject property is located within a six-month and one-year wellhead protection zone and
wellhead protection regulations apply pursuant to FWRC Chapter 19.145, “Environmentally Critical
Areas.” Pursuant to FWRC 19.145.490(2)(c), if hazardous materials are involved and the proposal has
the potential to significantly impact critical aquifer recharge areas, the city may require a hydrogeologic
assessment with a critical area report to be prepared by a qualified professional in order to determine
the potential impacts of contamination on the aquifer.
• Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) – A transportation concurrency permit with the
application fee of $5,167.00 is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) – Traffic impact fees are required for the development. The
estimated traffic impact fee is $977,636. Please note, the actual impact fee will be calculated based on
the fee schedule in effect at the time a completed building permit application is filed.
3. Frontage Improvements (FWRC 19.135.040) – No right-of-way dedication and frontage improvement is
required on Pacific Highway South.
4. 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
Jim Harris, 253-350-9283, jim.harris@cityoffederalway.com
1. Zoning Designation and Use – The subject property is zoned Commercial Enterprise (CE). The proposed
use is a concrete batch plant. The proposed use is permitted under the category “Gravel batch plant”
use in the CE zone as listed within and subject to the regulations set forth in the Use Zone Chart
FWRC 19.240.040.
Ms. Colleen Harris
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2. Land Use Application – Establishment of the concrete batch plant and development of the vacant site
requires a Process IV “Hearing Examiner” land use application and SEPA review. Process IV is an
administrative review conducted by city staff, with a final decision issued by the Hearing Examiner
following a public hearing. The Process IV decision criteria are contained in FWRC 19.70.150(2)(a-f).
Prior to the Process IV public hearing, 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. The director’s design decision
is appealable to the Federal Way Hearing Examiner.
3. Boundary Line Adjustment (BLA) – As proposed, the site plan depicts equipment structures and
improvements over several property lines. Structures and/or equipment cannot be built over property
lines. Therefore, a Boundary Line Adjustment (BLA) is required to eliminate the interior property line. A
BLA is a minor alteration in the location of lot boundaries on existing lots. Pursuant to FWRC Chapter
18.10 “Boundary Line Adjustments,” BLA applications are administratively processed. Please note that
the BLA process can run concurrently with the Process IV land use process; however, the BLA must be
approved by the city and recorded at King County before issuance of any building permits.
4. Land Use Review Timeframes – Under FWRC procedural guidelines, every effort is made to process land use
and environmental applications within 120 days from the date of a complete application, and to approve,
disapprove, or return the application within this timeline. The review time frame is suspended at any time
the city requests additional information from the applicant. Throughout project review, the applicant will
be notified in writing of the status of the 120-day time clock.
In accordance with FWRC 19.15.100, the applicant must substantially complete construction for the actions
approved under the Process IV decision within five years after the final decision on the matter, or the
decision is void. If the development activity, use of land, or other action includes phased construction, the
time limits of this section may be extended in the decision on the application to allow for completion of
subsequent phases. Provisions for certain extensions of these timeframes are set forth in FWRC 19.15.110.
The building permit process is separate from land use review and is subject to fees, procedures, and
review timeframes. Process IV land use approval is required prior to submitting the building permit
application to avoid delay in project review. No clearing, grading, or demolition may occur on site in
advance of the land use approval; building or grading permit; demolition permits; or other approval
process as required by the city.
5. State Environmental Policy Act (SEPA) Environmental Review – The proposal is not categorically exempt from
SEPA, as it required a license governing emission to the air and the above-ground storage tanks will likely
exceed 10,000 gallons; WAC 197-11-800.
6. Public Notice & Mailing – The Process IV application and SEPA determination require three separate
notices (Notice of Application [NOA], SEPA, and Notice of Public Hearing). Within 14 days of issuing
the Letter of Complete Application, a NOA will be published in the Federal Way Mirror, mailed to persons
within 300 feet of the subject property, posted on the subject property, and placed at the city’s three
designated notice boards. The applicant is responsible for posting public notification signs prepared by
the city. The city will notify the applicant when the signs are ready for pick-up. Notice will be given in the
same format for the city’s SEPA determination and Notice of Public Hearing, 14 days prior to the public
hearing date.
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City staff anticipates that there could be public input and comment on the proposed concrete batch plant
and we strongly encourage you to meet with nearby neighbors and property owners prior to submittal of
the Process IV application. This early public outreach could help identify any community concerns and
comments early in the process.
7. General Zoning Regulations – The Use Zone Chart of FWRC 19.240.040 provides regulations for the
proposed concrete batch plant use in the CE zone. The following is only a portion of the zoning
regulations governing the proposed uses in the CE zone. The applicant should consult the referenced use
zone chart prior to submitting a Master Land Use Application:
• The proposed use has a 50-foot minimum front yard building setback, and 15-foot minimum side
and rear yard setbacks.
• There is no maximum lot coverage. The buildable area will be determined by other site development
requirements (i.e., required buffers, parking lot landscaping, surface water facilities, etc.).
• The maximum height of the structure(s) is 40 feet above average building elevation outright, with
possible height increases as identified in FWRC 19.240.040, note 3.
• The minimum lot size is five acres. Per note 17, the development must contain at least five acres;
provided however, this use may be conducted on a lot of any size if: (a) the lot lines defining the lot
were lawfully created prior to March 1, 1990; and (b) the applicant has not owned any contiguous lot
or lots since March 1, 1990. The lot size of the four parcels totals approximately 4.2 acres. It has
been determined by the director that the lot meets the criteria and the use is allowed.
• Parking – Required parking is determined on a case-by-case basis for the proposed use. A parking
analysis must be provided pursuant to FWRC 19.130.030, including, but not limited to, a written
narrative of expected parking need, comparison of similar uses, a thorough parking study in
accordance with FWRC 19.130.080(2), or other means.
Parking lot design criteria are based on the enclosed Parking Lot Design handout. Typical 90-degree
design standards are 9 x 18-foot stalls with 25-foot-wide 2-way drive aisles.
8. Parking Area Surface – Pursuant to FWRC 19.130.210, the applicant shall surface the parking areas,
driveways, and other vehicular circulation areas with a material comparable or superior to the surface
material of the right-of-way providing vehicle access to the site.
9. Landscaping – Landscape requirements are contained in FWRC Chapter 19.125 “Outdoors, Yards, and
Landscaping.” Following are the key landscape requirements for the project.
a) A landscape plan prepared by a Washington State licensed landscape architect shall be submitted
with the Process IV application. Please follow general guidelines outlined in FWRC 19.125.040(1)
through (28) when preparing the site plan and landscape plan, especially (22), “Screening of blank
building walls.” Building walls which are uninterrupted by a window, door, or other architectural
feature(s) as listed in FWRC 19.115.060(3)(b); that are 240 square feet or greater in area; and not
located on a property line shall be screened by landscaping. Such planting shall include trees, shrubs,
and groundcover appropriate for the area proposed.
b) Per FWRC 19.125.060(9), for industrial uses within the CE zone, Type II landscaping a minimum of
10 feet in width shall be provided along all four property lines. Type II landscaping is a visual screen
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landscape area that may be less than a 100 percent solid screen between incompatible uses. Type II
landscaping is a combination of trees, shrubs, and groundcover densely planted and spaced to
provide a visual screen buffer.
FWRC 19.125.070(5)(a) requires that a three-foot-tall berm (or increased plantings) be
installed in perimeter landscaping buffers screening parking areas from the adjacent right-
of-way. At this time, the parking lot is not proposed along the right-of-way, but if there is
a site redesign, keep this in mind.
c) Parking Lot Landscaping – Twenty square feet of interior lot landscaping, per parking space, must be
provided in accordance with FWRC 19.125.070, “Parking Lot Landscaping.” Type IV parking lot
landscaping is required to be installed at the ends of all rows of parking and disbursed throughout the
interior parking area. The site plan must list the specific size of each landscape island proposed for
interior parking lot landscaping in order to verify the required calculation is provided. Landscape
islands must be a minimum width of six feet between stalls and at the ends of rows. Lighting fixtures
shall not replace any required interior parking lot landscaping.
10. Clearing, Grading, and Tree and Vegetation Retention – The Process IV application must include a clearing and
grading plan consistent with FWRC 19.120.040(1). Clearing and grading plans are reviewed and approved
in conjunction with land development permit associated with the proposed development. Approval and
Notice to Proceed shall be required prior to commencing clearing and grading activities on the site.
Reference FWRC 19.120.060(2).
A tree and vegetation retention plan as required under FWRC 19.120.140(2) must also be submitted with
the Process IV 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 CE zone is 20 tree units per acre.
A tree unit is a value assigned to existing trees retained on the property or replacement trees. The larger
the tree, the greater value it is assigned. 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 the
tree density.) The tree and vegetation plan must clearly show where the required tree units are to be
located. The formal landscape plan must detail information about tree unit credits and replacement.
11. Outdoor Activities and Storage – Pursuant to FWRC 19.125.170, as part of the Process IV application, the city
will administratively review and either approve or deny any application for outdoor use, activity, or storage
based on the following standards:
• All outdoor use, activity, and storage areas must comply with required buffers for the primary use.
• A minimum six-foot-high solid screening fence, wall, or other appropriate architectural
screening, surrounded by five feet of Type I landscaping as defined by FWRC 19.125.050(1), or
combination of architectural and landscape features, approved by the director of community
development is required around the outside edges of the area devoted to the outdoor use,
activity, or storage area, unless determined by the director that such screening is not necessary
because the use or stored materials are not visually obtrusive. Proposed architectural and
landscape screening methods shall be consistent with Chapter 19.115 FWRC, “Community
Design Guidelines,” and Article I of this chapter, “Landscaping.”
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• If the outdoor use, activity, or storage is located on an unimproved area of the site, the
underlying ground must be improved as required by the departments of public works and
community development.
12. Community Design Guidelines – Review of the proposal under the city’s design guidelines, FWRC Chapter
19.115, is required for the project and will occur as part of the Process IV review. The principal
applicable guidelines for the project are noted below. However, this does not necessarily include all
applicable guidelines, and project designers must consult the guidelines in their entirety in preparing an
application. The application must include a written narrative identifying how the proposal complies with
the applicable design guidelines, as detailed.
Preliminary building elevations complying with the Community Design Guidelines must be submitted
with the land use application.
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 and review the Process III application for compliance
with CPTED principles. A completed CPTED checklist must be submitted with your application.
i. Natural Surveillance – Promote visibility of public spaces and areas.
ii. Access Control – Identify techniques that deter unauthorized and/or inappropriate access.
iii. Ownership – Reduce perception of areas as ownerless.
b. FWRC 19.115.050, Site Design – Refer to all sections of this chapter for site design standards. Key
sections include:
(1) General criteria (d), (f), and (g)
(2) Surface parking lots (a), (b), (c), and (e)
(4) Pedestrian circulation and public spaces (a) and (b)
(5) Landscaping
(6) Commercial services (a)
(7) Miscellaneous (a)
c. FWRC 19.115.060, Building Design – Refer to all sections of this chapter for building design standards.
Key sections include:
(1) General Criteria (c).
(2) Building façade modulation and screening options (a), (b), (c), and (d). All building facades that
are both longer than 60 feet and visible from either a right-of-way or residential use or zone
shall incorporate facade treatment according to this section. Subject facades shall incorporate at
least two of the four options on each façade. Options intended to break up the mass of large
buildings include: (a) façade modulation; (b) landscape screening; (c) canopy or arcade; and (d)
pedestrian plaza.
(3) Building facades visible from rights-of-way should incorporate methods of articulation and
accessory elements in the overall architectural design; for example, display windows, window
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openings with visible trim material, vertical trellis, artwork, decorative masonry, metal patterns,
or grillwork, relief, material variations, etc.
d. FWRC 19.115.070, Building and Pedestrian Orientation – Requirements of this section apply to the
project (FWRC 19.115.070[1][a]).
e. FWRC 19.115.090(2), District Guidelines for the Commercial Enterprise (CE) Zone – Requirements of this
section apply to the project (FWRC 19.115.090[2][a] – [f]).
13. Six-Month and One-Year Wellhead Protection Zone – The subject property is located within a six-month and
one-year wellhead protection zone and wellhead protection regulations apply pursuant to FWRC Chapter
19.145, “Environmentally Critical Areas.” The development must comply with Chapter 19.145,
specifically Article V, “Critical Aquifer Recharge Areas.” Key portions of the FWRC Critical Aquifer
Recharge areas are summarized below. Please consult the FWRC for all portions of the code.
(1) Any proposed development located in critical aquifer recharge areas shall submit a hazardous
materials inventory statement with a permit, land use, or business license application.
(2) Pursuant to FWRC 19.145.490(2)(c), if hazardous materials are involved and the proposal has the
potential to significantly impact critical aquifer recharge areas, the city may require a hydrogeologic
assessment with a critical areas report to be prepared by a qualified professional in order to
determine the potential impacts of contamination on the aquifer. The report shall include the
following site and proposal-related information:
(i) Information regarding geologic and hydrogeologic characteristics of the site, including the
surface location of the capture zone in which it is located and the type of infiltration of the site.
(ii) Groundwater depth, flow direction, and gradient.
(iii) Location of other critical areas, including surface waters, within 200 feet of the site.
(iv) Best management practices and an integrated pest management proposed to be used, including:
(A) Predictive evaluation of groundwater withdrawal effects on nearby wells and surface water
features;
(B) Predictive evaluation of contaminant transport based on potential releases to groundwater; and
(C) Predictive evaluation of changes in the infiltration/recharge rate.
(3) A spill containment and response plan may be required to identify equipment and/or structures that
could fail, and shall include provisions for inspection as required by the applicable state regulations.
(4) A groundwater monitoring plan may be required to monitor quality and quantity of groundwater,
surface water runoff, and/or site soils. The city may require the owner of a facility to install one or
more groundwater monitoring wells to accommodate the required groundwater monitoring. Criteria
used to determine the need for site monitoring shall include, but not be limited to, the proximity of
the facility to production or monitoring wells, the type and quantity of hazardous materials on site,
and whether or not the hazardous materials are stored in underground vessels.
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(5) The city may employ an outside consultant at the applicant’s expense for third-party review of the
critical areas report, hydrogeologic assessment, the spill containment and response plan, and the
groundwater monitoring plan.
14. Lighting – In addition to CPTED lighting standards, the following shall apply: lighting levels shall not spill
onto adjacent properties (FWRC 19.105.030); lighting shall be provided in all loading, storage, and
circulation areas; and lighting standards shall not reduce the amount of landscaping required for the
project (FWRC 19.115.050). A photometric lighting plan that meets the standards of the Illuminating
Engineering Society (IES) minimum outdoor light levels will be required with the Process III application.
15. Garbage and Recycling – The site must include provisions for trash and recycling facilities as described in
FWRC 19.125.040(4) and FWRC 19.125.150. The exterior trash enclosure area may not be located within
landscape buffer areas, must be screened according to the landscape chapter, and must be architecturally
consistent with the design of the primary structure on site.
16. Puget Sound Clean Air Agency (PSCAA) – The plant will need to undergo review at the new site and will be
required to submit a Notice of Construction application and obtain an Order of Approval prior to
relocating. To issue the final Order of Approval, a review under SEPA will need to be carried out. If there
are local licenses to issue, the Agency will defer the SEPA review to the local entity and only issue the
Order of Approval once the SEPA determination is made. If you have any questions, please contact Puget
Sound Clean Air Agency Engineer Brian Renninger, P.E. at 206-689-4077, or brianr@pscleanair.org.
17. Time Limitations – Per FWRC 19.15.100(2), the applicant must substantially complete construction for the
development activity and complete the applicable conditions listed in the decision within five years after the
final decision. Requests for time extensions may be granted by the Director of Community Development if
criteria set forth in FWRC 19.15.110 can be met.
18. Application Fees & Submittal – Please contact the Permit Center at permitcenter@cityoffederalway.com, or
253-835-2607, for updated fee schedules for applications and permits.
PUBLIC WORKS – DEVELOPMENT SERVICES DIVISION
Kevin Peterson, 253-293-6577, 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 (KCSWDM), and city addendum to the manual. This project meets the requirements
for a Full Drainage Review. At the time of land use site plan submittal, a preliminary Technical Information
Report (TIR), addressing the relevance of the project to the nine core and five special requirements of the
KCSWDM, will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR.
2. The project lies within a conservation flow control area; thus, the applicant must design the flow control
facility to meet this performance criteria. In addition to flow control facilities, Best Management Practices
(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 the water quality treatment options identified in the KCSWDM, the city
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will 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. In addition to the KCSWDM, our initial review suggests that FWRC 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.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.f. Redevelopment which involves a change in use, and the changed use has a potential to release a new
pollutant(s) to surface water systems within the city. For the purposes of this subsection, “new
pollutant(s)” means a pollutant that was not discharged at that location immediately prior to the change in
use, as well as a pollutant that was discharged in less quantities immediately prior to the change in use;
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. The city has implemented a stormwater System Development Charge (SDC). The SDC is based on the
amount of new impervious surfaces added for any development project. For calculating the SDC for
commercial and multi-family development, impervious surface is expressed as an Equivalent Service
Unit: 1 ESU = 3,200 square feet (SF) of impervious surface added. Therefore, the SDC = SF of new
impervious surface added ÷ 3,200 x current SDC fee. A five percent administration fee will be added to
the total SDC. All SDC fees are payable at permit issuance. The current (2021) SDC is $981.00 per ESU.
For sites that have existing impervious surfaces, the owner would receive “credit” for those surfaces, and
the SDC will be adjusted accordingly, regardless if those existing impervious surfaces are to be
removed/replaced as part of the site redevelopment. To take advantage of the credit, the applicant shall
submit a site plan that shows all existing impervious surfaces and their associated areas in square feet.
The new development site plan should provide a table that shows all new impervious surfaces, existing
impervious surfaces, and total net new impervious surfaces. Existing compacted dirt and/or gravel
surfaces are not considered to be impervious.
5. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must
be provided to verify infiltration suitability.
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.
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8. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination
System (NPDES) construction stormwater 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.ecy.wa.gov/programs/wq/stormwater/construction/index.html.
Right-of-Way Improvements
1. See the Traffic Division comments from Traffic Engineer Soma Chattopadhyay for traffic related items.
2. If dedication of additional right-of-way is required, 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 and/or private right-of-way.
Building 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 (2021) are $3,158.00 for the first 18 hours of
review for commercial building permits, and $175.00 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. In addition to engineering approval, projects that will be filling or grading in the area of the future
building pads are required to obtain a separate grading permit from the Building Division.
3. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available to assist the applicant’s engineer in preparing the plans and
TIR on the city’s website at http://www.cityoffederalway.com/index.aspx?nid=171.
4. Bonding is required for all street improvements and temporary erosion and sediment control measures
associated with the project. The bond amount shall be 120 percent of the estimated costs of the
improvements. An administrative fee deposit will need to accompany the bond to cover any possible
legal fees in the event the bond must be called. Upon completion of the installation of the improvements,
and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original
amount and held for a two-year maintenance period.
5. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period. During
that time, the Public Works Inspector will make periodic visits to the site to ensure the developer’s
compliance with the maintenance requirements. Upon satisfactory completion of the two-year
maintenance period, the remainder of the bond will be released. Maintenance for public roads and
subdivision drainage facilities then become the responsibility of the city. Maintenance for private roads
and drainage facilities, including short plats, remain the responsibility of the individual property owners.
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6. When topographic survey information is shown on the plans, the vertical datum block shall include the
phrase “DATUM: N.G.V.D.-29” or “DATUM: K.C.A.S.,” on all sheets where vertical elevations are
called out.
7. 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.
8. Provide cut and fill quantities on the clearing and grading plan.
9. Temporary Erosion and Sediment Control (TESC) measures, per Appendix D of the 2016 KCSWDM,
must be shown on the engineering plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS – TRAFFIC DIVISION
(Soma Chattopadhyay, 253-835-2731, soma.chattopadhyay@cityoffederalway.com)
Transportation Concurrency Analysis (FWRC 19.90)
1. Based on the submitted materials for industrial use of a 4.19 acre concrete plant, and using the Institute
of Transportation Engineers (ITE) Trip Generation - 10th Edition, land use code 140 (manufacturing), the
proposed project is estimated to generate approximately 18 new weekday PM peak hour trips after giving
credit for existing use. Alternatively, the applicant may submit a site-specific trip generation study for the
proposed development.
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 $5,167 (11 - 50 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 any changes in the estimated weekday PM peak hour trips as identified in the
concurrency application. 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. Based on the submitted materials for a 4.19-acre concrete plant, the estimated traffic impact fee is $977,636.
Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a
completed building permit application is filed and paid prior to permit issuance (FWRC 19.100.070[3][a]).
For a change in use for which no building permit is required, the fee shall be calculated and paid based on
the impact fee schedule in effect on the date of an approved change of use.
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Street Frontage Improvements (FWRC 19.135)
1. Based on the available records and the submitted materials, it appears that this proposal meets the 25
percent threshold criteria for requiring street frontage improvements as identified in the FWRC
19.135.030. The applicant/owner may submit an appraisal for the subject property, or King County
Assessor’s records may be used. The Public Works Development Services Division will evaluate the
submitted appraisal data to determine if the project actually meets the city’s 25 percent threshold for
requiring street frontage improvements.
2. The applicant/owner 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:
SR-99 is a Principal Arterial planned as a Type “A” street, consisting of a 90-foot street with curb
and gutter, 6-foot planter strips with street trees and street lights, and 8-foot sidewalks in a 124-foot
right-of-way. Assuming a symmetrical cross section, right-of-way is available and no frontage
improvement is required.
South 351st Street is a private road, but code says we will require private streets be developed to the
same standards as public streets. South 351st Street shall be a Type “R” private street, consisting of a
40-foot street with curb and gutter, 4-foot planter strips with street trees, 5-foot sidewalks, and street
lights in a 60-foot right-of-way. Presently, the width of the private street is 40 feet.
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
are available through the Public Works Development Services Division. These modification requests
currently have a nominal review fee of $345.
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. WAC 468-52-040 limits access on state highways to access spacing of 250 feet, with only one access per
parcel. Pacific Highway South is access class “1,” where left access may be permitted every 330 feet and
left-out access is only permitted at signalized intersections (FWRC 19.135.280).
3. Please show all neighboring driveways within 250 feet of the proposed driveway(s).
4. Per FWRC 19.135.280, there may be only one driveway for each 330 feet of lot frontage. This property
does not have the 660 feet minimum street frontage to allow a second access. Additionally, driveways on
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Pacific Highway South must be located no closer than 250 feet to any street intersection, or to any other
driveway, whether on or off the subject property. The city will limit access to right-in and right-out at
Pacific Highway South. The proposed three driveways do not meet the 250-foot spacing from neighboring
driveways or the private street. City staff recommends access through South 351st Street.
5. The director may grant a modification administratively to reduce spacing standards by up to 20 percent
of the tabular values with supporting documentation (FWRC 19.135.290). Please note that these
modification requests have a nominal review fee of $345. Once the preliminary traffic queuing analysis
has been completed, the applicant’s traffic engineer may submit a written request for access modification.
6. 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.
Design Criteria (FWRC 18.55)
1. With the exception of single-family residential driveways, a minimum driveway throat length of 40 feet is
required as measured from the face of curb to the first conflicting circulation aisle or parking space.
Driveways accessing roadways with a speed limit greater than 35 mph, or commercial driveways with a
higher percentage of trucks or large vehicles, may be required to provide a 50-foot throat length if
required by the city traffic engineer.
Miscellaneous Safety Related Comments
1. The applicant must submit a Vehicle Turning Diagram to the Public Works Traffic Division. This diagram
will show how the appropriate design vehicle (such as: concrete mixer truck, garbage truck, and WB-62) can
enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb.
The site plan should be modified accordingly.
2. The application should be forwarded to King County METRO and Pierce Transit for any transit requirements.
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 is required. The minimum enclosure area is
established by FWRC 19.125.150(7)(a). The 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
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(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 for 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 the 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
5. Building Codes. The structure will be treated as a new building permit application and must meet all current
codes including:
• International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
• International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
• National Electric Code (NEC), 2014
• Accessibility Code (ICC/ANSI A117.1), 2009
• Washington State Energy Code, 2015 WAC 51-11
• International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
• International Residential Code, 2015
Washington State Amendments WAC 51-51 c
• Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56
& WAC 51-57
6. Building Criteria. The following applies to the proposed structure:
• Occupancy Classification: F-1/S-1,
depending on materials being stored
• Type of Construction: unknown at this time
• Floor Area: unknown at this time
• Number of Stories: one
• Fire Protection: If over 5000 square feet,
sprinklers required
• Wind/Seismic: Basic wind speed 85 Mph,
Exposure, 25# Snow load, Seismic Zone D
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7. Building Permit Application Process. A completed building permit application and commercial checklist are
required. The commercial checklist will be completed by staff and provided at the time of the land use
approval. Copies of the application and checklist may be obtained at www.cityoffederalway.com.
Appointments are required for intake of new commercial building permit submittals. Please schedule an
intake appointment with the Permit Center staff at 253-835-2607, or permitcenter@cityoffederalway.com.
Some projects may require a third-party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third-party fee is in addition to regular permit fees and costs.
Please note, land use approval is recommended prior to submitting the building permit application to
avoid delay in project review. If the project has not received land use approval, it may be placed on hold
until land use review is completed.
4. Review Timing. Federal Way reviews plans on a first in, first out basis; however, there are some small
projects with inconsequential review requirements that may be reviewed out of order.
The first comment letter can be expected within five to seven weeks of the submittal date. Re-check of
plans will occur in one to three weeks after resubmittal.
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. You or your representatives will be required to
affix the city’s date stamp on each page of resubmitted plans and to collate loose plans into existing plan
sets. Plans for all involved departments will be forwarded from the Community Development Department.
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
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.
6. Site-Specific Requirements.
a. Engineering will need to be provided for all equipment and silo footings and anchorage.
b. This will need to be by a Washington State licensed engineer.
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c. Labor & Industries my need to inspect the equipment installation.
The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan review and further comments are possible at time of building
permit plan review.
LAKEHAVEN WATER AND SEWER DISTRICT
Brian Asbury, 253-946-5407, basbury@lakehaven.org
General
• All Lakehaven development engineering related application forms, and associated standards information,
can be accessed at http://www.lakehaven.org/204/Development-Engineering.
• 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.
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 2021 cost for a Water Certificate of Availability is be $40.00.
• If additional hydrants are required or indicated, a Lakehaven Developer Extension (DE) Agreement will be
required to construct new water distribution 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.
• The site has the following existing water service connections:
o Domestic: Water Service 18753, 1″ meter.
o Vacant/Unused (2): 2″ svc stubs.
• A water service connection application submitted separately to Lakehaven is required for each new service
connection to the water distribution system, or any modification to an existing water service connection (e.g.,
larger meter/service, irrigation, abandonment of existing service[s], re-activation, etc.), in accordance with
standards defined in Lakehaven’s current “Fees and Charges Resolution.” Non-single-family properties
require separate domestic (per building typically, some exceptions allowed), irrigation (if irrigated landscaped
areas are incorporated into the site development), and fire protection (if required or installed) water service
connections and meters.
• Service pressure(s) greater than 80 psi indicated, and Pressure Reducing Valve(s) indicated; contact the local
building official for requirements and/or additional information.
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• 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. Because the potential cross-connection hazard(s) cannot be
determined at this time, Lakehaven cannot specify the minimum required BPA device. Typically, required
location(s) for any BPA is outside of a building (fire-protection typically aboveground, RPBA/RPDA
devices always aboveground), and as close to the main as possible, but no further than 50-feet maximum
from the main. There are some reasons/situations for some case-by-case exceptions that are allowed by
Lakehaven, most of these in Federal Way’s City Center area. Applicants may submit a modification
request (include plan/sketch) to Lakehaven for a non-typical location. Contact Lakehaven’s Cross-
Connection Control Program Manager (Chris Zoepfl, czoepfl@lakehaven.org, 253-946-5427) for additional
information on premise isolation/BPA installation and testing coordination.
• If applicable, the associated DE Agreement must achieve a point of either substantial completion or acceptance,
as determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s).
• Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees, charges,
and/or deposits (2021 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven. Charges-Payable-in-Lieu-of-Extension
(CPILOE), are assessable against the property for water facilities previously constructed (Pacific Highway
South) that provide direct benefit to the property. CPILOE is adjusted monthly thru 2027. If a DE agreement
is required, CPILOE are due prior to and as a condition of scheduling the Lakehaven DE preconstruction
meeting. Connection charges are separate from any DE fees, charges, and/or 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 Installation, 2″ Domestic/Commercial: $1,066.73 drop in meter charge. Actual size
to be determined by Lakehaven based on the applicant’s estimated maximum irrigation GPM usage rate.
o Water Service/Meter Installation, 1″ Irrigation: $0.00. Presuming existing service/meter will be switched
to irrigation, if size is sufficient. Actual size to be determined by Lakehaven based on the applicant’s
estimated maximum irrigation GPM usage rate.
o Water Service/Meter Installation, Fire-Protection Flow Detection: $484.88 drop in meter charge
o Capital Facilities Charge(s)-Water: $0.00. Actual amount due to be determined by Lakehaven based on the
applicant’s estimated annual total water usage rate. Water system capacity credits are available for this
property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to
the property for 10.39 Equivalent Residential Units (ERU). Please contact Lakehaven for further detail.
o CPILOE (estimate): $33,800. Actual amount not yet determined by Lakehaven.
Sewer
• A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any
land use and/or building permit applications (check with land use agency for requirement). 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 2021 cost for a Sewer Certificate of Availability is be $40.00.
• The site has existing sewer service connection(s).
• Capping of any existing sewer service connection at/near the property line is required for any on-site full
building demolition; a Sewer Service Connection Permit from Lakehaven is required for this. For partial
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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 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, if applicable, see the
enclosed Lakehaven Trash/Recycling Enclosure Standards.
• Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges,
and/or deposits (2021 schedule) will be as follows. Actual connection charges will be determined upon
submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges, and deposits are
typically reviewed and adjusted (if necessary) annually, and are subject to change without notice.
o Sewer Service Connection Permit: $377.13 fee (each).
o Capital Facilities Charge(s)-Sewer: $0.00. Actual amount due to be determined by Lakehaven based on
the applicant’s estimated annual domestic/commercial/industrial only water usage rate. 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 11.76 Equivalent Residential Units (ERU).
Please contact Lakehaven for further detail.
SOUTH KING FIRE AND RESCUE
Sean Nichols, 253-946-7242, sean.nichols@southkingfire.org
Water Supply
Fire Flow
A Certificate of Water Availability shall be requested from the water district and provided at the time of the building
permit application.
Fire Hydrants
At least one additional fire hydrant is required to be installed on the site. Fire hydrants shall be in service prior to
and during the time of construction.
Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006:
http://southkingfire.org/DocumentCenter/Home/View/24.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction.
Fire Alarm and Fire Sprinkler System
Fire alarm and fire sprinkler determination will be made upon submittal of building plans.
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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).
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-
350-9283, or jim.harris@cityoffederalway.com. We look forward to working with you.
Sincerely,
enc: Master Land Use Application (Handout 3)
Process IV Development Requirements Submittal Checklist (Handout 3)
Boundary Line Adjustment Submittal Checklist (Handout 39)
CPTED Checklist (Handout 22)
Hazardous Materials Inventory Statement (Handout 56)
Critical Aquifer Recharge Areas (Handout 57)
Lakehaven Facility Map (not attached; previously provided)
c: Kevin Peterson, Senior Engineering Plans Reviewer
Soma Chattopadhyay, Traffic Engineer
Greg Kirk, Plans Examiner
Sean Nichols, South King Fire & Rescue
Brian Asbury, Lakehaven Water and Sewer District
Steve Corliss, Corliss Resources, stevec@corlissresources.com